Identification of sites was undertaken in August 2022 and reviewed in subsequent months up to the release of this report.
The availability of information has to some extent determined the scale and scope of analysis for each site and the recommendations and conclusions which can be made.
The analysis relies on an element of professional judgement and so it is inevitable that there will be a dress of subjectivity within the assessment, the recommendations, and conclusions of this report.
Environmental issues and constraints are reliant on a record of site investigation works having been undertaken at planning stage (where applicable).
In some instances, site investigations have not taken place and so there is the potential for unforeseen constraints which may impact on feasibility, viability and therefore deliverability. Where this is the case, we have identified the issue.
Feasibility work has been undertaken with third parties and will be subject to change during the detailed design process. The estimated capacity figures may therefore be subject to change within any forthcoming planning applications.
There is scope for further analysis (architectural studies / capacity exercises) to be undertaken to determine that the capacity assumptions and room sizes against standards – at this stage this is based on bedspaces.
Any identified site capacity is indicative, where a scheme has not been interrogated through a formal planning process.
The timescales for delivery are indicative. The timescales indicated have sought to balance the current status and baseline condition of the site with an informed understanding around timings for stages of delivery (e.g., planning application preparation, determination, construction period). As a planning review, we have not sought to advise on the effects of the pandemic, geopolitics or Central Government's economic policy on inflation and therefore constriction pricing, or the availability of debt/funding.
The timescales for delivery are based on assumptions made at the stage of planning, where applicable.
Whilst is assumed that market conditions will continue to be favourable for PBSA delivery, based on identified and projected need, timescales for delivery have the potential to be affected by a number of factors, including (but not limited to):
o Seasonal constraints on environmental matters.
Ownership constraints, site assembly and vacant possession, third party matters (e.g., rights of light).
○ Identification of development partner (if applicable).
○ Contractor procurement.
o Marketing and sale of site (if applicable).
o Protracted timescales for the determination of planning applications.
o Third party challenges and Judicial Review.
o Requirement for and extent of pre-construction preparation works (e.g., enabling works, discharging of pre-commencement conditions).
The site analysis does not account for potential ongoing negotiations and feasibility work that has been undertaken on a site if not available for confidentiality and commercial sensitivity reasons.
With the exception of the higher education institutions, no further engagement has been undertaken with landowners and other interested stakeholders, at this stage.
The traffic light system applied to each site is based on deliverability and is informed by the detailed site analysis undertaken. For this exercise professional judgement has been applied, upon consideration of a number of factors, including (but not limited to):