Evidence Base and Studies

Key Evidence Documents	Date
LBBD Local Plan Sustainability Appraisal	2020
LBBD Local Plan Viability Assessment	2020
LBBD Borough Industrial Strategy	2020
LBBD Infrastructure Delivery Plan	2020
LBBD Green Grid & Biodiversity Strategy	2019
LBBD Townscape and Socioeconomic Characterisation Study	2017
Barking Riverside Gateways Housing Zone	2015

Key Evidence Documents	Date Produced
Borough Characterisation Study	2017
Barking Town Centre Conservation Area Appraisal and Management Plan	2020
Historic England: Tall Buildings Advice Note 4 (Consultation Draft)	2020
Heritage Strategy 2016-2020	2016
Historic England's independent heritage review of the industrial land to the south of the Borough	2016
Historic England's independent archaeological review of the Borough	2016
Conservation Area Appraisals	2009

Key Evidence Documents	Date Produced
LBBD Strategic Housing Market Assessment and Update	2020
LBBD Strategic Land Availability Assessment	2020
Housing Evidence Paper	2020
LBBD Towards a Better Housing Pathway for Older People (Draft)	2019
LBBD Gypsy and Traveller Accommodation Assessment and its update	2020
LBBD Local Plan Viability Study	2020

Key Evidence Documents	Date Produced
LBBD Infrastructure Delivery Plan	2020
LBBD Playing Pitch Strategy LBBD Playing Pitch Strategy Update	2016
LBBD Parks and Open Spaces Strategy	2017
Strategic Assessment of Need - Artificial Grass Pitch (AGP) Provision in London 2017-41 (Sport England)	2017
Strategic Assessment of Need - Swimming Pools Provision in London 2017-41 (Sport England)	2017
Strategic Assessment of Need - Sports Hall Provision in London 2017-41 (Sport England)	2017
Strategic Estates Plan (East London Health & Care Partnership)	2018
GLA School Place Demand Projections	2018
LBBD Faith groups and meeting places: Evidence base study	2017
GLA London Cultural Infrastructure Plan	2019
An Audit of London Burial Provision - A report for the Greater London Authority	2011

Key Evidence Documents	Date Produced
Borough Industrial Strategy	2020
Barking and Dagenham Retail and Town Centre Study Update and Addendum Report	2019 2020
Industrial Land Evidence Paper	2020
LBBD Economic and Temporary Use Strategy	2018
GLA Safeguarded Wharves Review	2020
GLA Hot Food Takeaways Topic Paper	2018
London Industrial Land Review	2017
Projections of Demand and Supply for Visitor Accommodation in London	2017
The Value of Workspace (Institute of Public Policy Research)	2016

Key Evidence Documents	Date Produced
LBBD Habitats Regulations Assessment	2020
LBBD Infrastructure Delivery Plan	2020
LBBD Inclusive Growth Strategy	2020
LBBD Green Infrastructure and Biodiversity Strategy	2019
London Environment Strategy	2018
LBBD Parks and Open Spaces Strategy	2017
LBBD Playing Pitch Strategy	2016
LBBD Green Belt Review	2016
LBBD Biodiversity Survey	2016
LBBD SINCs Citation	2016
All London Green Grid SPG	2012

Key Evidence Documents	Date Produced
LBBD Air Quality Action Plan 2020-2025	2020
LBBD Infrastructure Delivery Plan	2020
Towards Net Zero Carbon (draft)	2020
LBBD Inclusive Growth Strategy (draft)	2020
LBBD Planning Advice Note: Waste and Recycling Provisions in New and Refurbished Residential Developments	TBC
Planning briefing paper - Connection Opportunities to B&D Energy Limited: Low Carbon Energy for East London	2019
London Environment Strategy	2018
London Waste Planning Forum: Monitoring Report	2018
London Plan Topic Paper: Waste	2018
GLA Energy Assessment Guidance	2018
LBBD Strategic Flood Risk Assessment L1 & L2	2017
LBBD Local Flood Risk Management Strategy	2017
East London Waste Authority (ELWA) Joint Waste Development Plan	2012

Key Evidence Documents	Date Produced
LBBD Infrastructure Delivery Plan	2020
Local Implementation Plan 3	2019
Local Implementation Plan 3 updated (COVID 19 Response Measures)	2020 (Emerging due July 2020)
LBBD Transport Impact Assessment	2020
LBBD Barking Town Centre Movement Strategy	2020 (Emerging due October 2020)
A13 Strategic Study (by Jacob's Consulting) with TfL and City of London.	2020 (Emerging, due September 2020)

Key Evidence Documents	Date
LBBD Whole Plan Viability Assessment	2020
LBBD Infrastructure Delivery Plan	2019

LBBD's Viability Study assesses whether a site is financially viable, by looking at whether the value generated by a development is more than the cost of developing it. This includes looking at the key elements of gross development value, costs, land value, landowner premium, and developer return. It helps to strike a balance between aspirations of developers and landowners with the aims of the planning system.

The methodology uses the Residual Land Value (RLV) model to compare RLV to benchmark land value of existing use + premium. The assessment also focusses on sites and types of sites critical to the Local Plan (including Thames Road and the Former Ford Stamping Plant site).

The appraisal assumptions and inputs include:

• Residential sales values (£ per square foot)
• Affordable Housing
• 50% LAR (i.e. 30% + half of remaining 40% (20%))
• 20% SR (half of remaining 40%)
• 30% intermediate housing provided as SO (25% equity stake and max rent of 2.75%)
• BTR / PRS - Rents established from research and submitted viability studies (see table), capitalised at net yield of 3.75% and allowing for operating costs at 25% of rents

Unit Type	Gross rent per month
One bed	£1,150
Two bed	£1,350
Three bed	£1,400

• No Grant funding included
• No ground rents
• Commercial income - established through research and discussions with in-house agency team

Commercial floorspace	Rent per sq ft	Yield	Rent free / void
Flexible retail commercial uses	£25.00	6.5%	18 months
Employment office use (B1(a)(c))	£22.50	5.75%	24 months
Employment industrial uses (B1c/B2/B8)	£13.00	4.25%	18 months

• Affordable workspace- tested on 10%. 20%. 30% and 35% of commercial floorspace with discounts of 25% and 50% of market rent and capitalised at a yield of 1% above market
• Build costs - established through RICS Building Cost Information Service (BCIS), adjusted to LBBD (+10% for external works, +6% costs of meeting requirements embedded into Part L of the Building Regs and +5% contingency)
• Carbon Zero - +1.4% / BREEAM excellent - 1%
• Accessibility standards: M4(2) (all dwellings) £521 per house and £924 per flat and M4(3) (10% of dwellings) of £22,694 per house and £7,908 per flat
• Waste reduction - £250 per dwelling
• S106 - £1,000 per unit
• Professional fees - 10% of costs
• Development finance - 6%
• Marketing costs - 3% of GDV + 0.5% legal fees
• MCIL 2 & LBB&D CIL (indexed as appropriate)
• Profit: Market resi 18% of GDV & Affordable 6%, Commercial 15% of GDV (c. 20% of costs), PRS/BTR 15% of GDV
• Four existing use benchmark land values for typologies

Use	Benchmark per gross hectare
Benchmark land value 1 - High value secondary offices	£14,491,643
Benchmark land value 2 - Lower value secondary offices	£8,749,936
Benchmark land value 3 - Higher value secondary industrial	£6,840,486
Benchmark land value 4 - Lower value secondary industrial	£4,092,614

• Strategic sites benchmark land values:

Site	Existing Use Value ( £ millions)	Basis of BLV
Thames Road	£134.565	Based on BLV 3 (Secondary Industrial Land Higher £6.840m per Ha)
Former Ford Stamping Plant	£6.979	Based on open storage land value of £2 psf capitalised at 9% less decontamination and demolition costs associated with bringing site into this use (See Appendix 4 for full details)

The key findings and recommendations include:

• The viability testing shows that development in the borough can be challenging. Primarily due to market factors rather than the impact of LBBD's proposed policy requirements
• Such schemes are unlikely to come forward until changes in market conditions i.e. an improvement in sales values by comparison to build costs. Their current unviable status should not be taken as an indication that the LBBD's requirements cannot be accommodated.
• Notwithstanding the above, sites are coming forward for development in the borough as evidenced in Be First's Viability Preface note.
• Significant regeneration and placemaking in the borough will have a direct impact on values achievable on development, which will improve viability in excess of standard market growth.
• Results do not point to uniform level of AH that all/most schemes can viably deliver.
• Recommendation: maintain strategic target of 50% with minimum target of 35% applied on a ‘maximum reasonable proportion' basis taking account of site-specific circumstances
• Other policy requirements for residential development identified as having modest impact on scheme viability (typically less than the provision of 5% affordable housing)
• Recommendation: maintain policy requirements and continue to assess schemes on a site by site basis in order to holistically balance policy asks on developments.
• Mixed use schemes with up to 35% affordable workspace at 25%-50% of market rents can be supported, this has a nominal impact on the viability of such schemes (i.e. typically less than 5% affordable housing)
• Recommendation: maintain policy requirement on a flexible basis seeking provision of such space on a case by case/needs basis as considered appropriate.
• The strategic sites are unviable at full DLP policy requirements, however with flexibility provided in emerging policy the strategic sites are viable at between 20% to 25% affordable housing along with the Council's other policy asks including; 10% affordable workspace, contributions towards infrastructure through CIL and S106, wheelchair accessibility, energy and waste reduction.
• Recommendation: continue to support the delivery of the growth envisaged by such schemes, including by securing the provision of infrastructure to enable their delivery as well as applying DLP policies flexibly (as appropriate) based on robust evidence submitted to support planning applications.

LBBD's Infrastructure Delivery Plan (IDP) assesses the quality and capacity of the following infrastructure:

• Physical (transport, flood defences, utilities)
• Social (education, healthcare, emergency services, community facilities)
• Environmental/Green (parks and open spaces, cemeteries, allotments)

The findings of the assessment have been divided into the following seven sub-areas.

• Barking Town Centre and the River Roding
• Critical priorities: Public realm, congestion, access
• Green infrastructure failing to match the level of growth in the borough
• Important heritage assets i.e. St. Margaret's Church, currently missing from mapping
• Integrated health care system being piloted
• Becontree
• Not an area of major change
• Emergency services are concerned about future pressures
• Planned upgrades to Parsloes Park
• Healthy Streets and Accessibility Strategy shaping development in Northern Part of sub-area
• EV Charging Point roll-out across the area
• Thames Road, Barking Riverside and Castle Green
• Huge population growth expected
• Lack of Secondary schools south of A13
• Barking Riverside is severed from the Town Centre
• Existing infrastructure cannot support the extent of proposed development
• Dagenham Dock, Beam Park and the Former Ford Stamping Plant
• Limited existing infrastructure with huge swell in population expected
• Lorries parked on hard shoulder of A13 - might disrupt the new Market complex
• North-South links will be important to reduce severance created by A13
• Dagenham East and Dagenham Village
• Dagenham Village heritage is important and needs highlighting in mapping
• Location for new film studios complex, film school, UCL research centre
• Becontree Heath and Rush Green
• Poor connectivity to other parts of the borough. Wealthier part of the borough - few opportunities for others to enjoy green infrastructure
• A12 Low emission Zone will reduce number of HGVs
• Chadwell Heath and Mark's Gate
• Identified as sub-area most in need
• Severance created by A12 isolates sub-area - need for cycling routes. To improve connectivity
• New cross-rail station could increase pressure on infrastructure
• In need of greater social support and community assets

LBBD are carrying out a Strategic Land Availability Assessment (SLAA) to understand land available for housing and economic sites within the borough. The assessment follows the NPPG guidance on preparing SLAAs which identifies and assesses sites and windfall capacity, and carries out a review to ensure sufficient supply is identified.

Sites have been identified from various sources of information, including the GLA's SHLAA (2017), previous BeFirst work, Call for Sites, responses to Local Plan consultations, local intel, the Industrial Land Strategy, Retail and Town Centre Update and planning applications and permissions. Once a site's capacity has been assessed, GIS mapping is carried out using environmental indicators to assess its suitability. Deliverability is then assessed following a review of viability evidence, assumptions based on ownership issues and the site and planning status of each site.

190 sites were considered in total. Site details have been collated with an overall conclusion on whether each site is achievable against a Local Plan time phase.

In LBBD the industrial land vacancy rates are currently well above the London average and floorspace capacity needs to be intensified through a proactive plan-led approach.

The latest Industrial Land Strategy sets out how to achieve transformational growth through identifying how much industrial land the Local Plan should provide; recommending the most appropriate locations for each type of industrial land; and highlighting market drivers.

The Council have identified the following areas with inefficient land uses which require release and intensification:

• Castle Green
• Chadwell Heath
• Dagenham Dock
• Dagenham East
• Gascoigne South
• Hertford Road
• Kingsbridge
• River Road/Thames Road/Creekmouth
• Wantz Road