A viability study for the Broads Authority
Released On 10th Dec 2024
Located in an area stretching across parts of Norfolk and Suffolk, the Broads is a truly unique environment. Although only a very limited amount of new development comes forward across the Broads, the Broads Authority has a duty to prepare a local plan which must demonstrate that, where development is proposed, it will be deliverable.
Three Dragons has recently completed a viability study for the Broads Authority to support the emerging local plan, for the period to 2041. The viability study covered residential and non residential uses, with its preparation following national guidance, as we do for the preparation of all area-wide viability studies. For the testing, we drew on both published data sources and consultation with the local development industry. The testing needed to reflect local and national policies that will impact on development to 2041. As with our studies for other deep rural areas such as the national parks of Dartmoor, New Forest and the Yorkshire Dales, the type of sites included in the local plan tend to be relatively small. Development costs tend to be higher than found on larger sites in more urban locations but values can also attract a premium. Both factors were taken into account in the viability work. Perhaps, the most unusual aspect of the testing in the Broads, reflecting the character of the area, was distinguishing between developments with and without a waterfront location.
We concluded that proposed development was generally viable and could deliver both 33% affordable housing, including on sites of 3-9 dwellings for offsite contributions, and meet a number of environmental standards including Biodiversity Net Gain at 20%.
The viability study can be found on the Broads Authority website and here.