Derek Bruce Mock Flashcards
Did you look at the weighted average unexpired lease terms
WAULT
Yes
This looks at how long you’ve got rent secured until the next lease expiry
here was 8.4 years
How did you value Caldy Valley Retail Park
- Rent
-Looked at occupiers. National occupiers with strong cov strength
-Rental levels - rack rented.
-rents in line with Sealand Rd retail park - Yield
Look at ARY for other transactions that have completed in market. We appraised passing rents on the basis that other schemes rack rented. Adopted yield profile of 7-7.5%
3.Board agreed to progress with that yield profile and site secured at 5.5m
Rent capitalised at yield profile
Agreed 5.5m
What were the concerns with gaining plannnig at prescot?
-Council resistent to out of town retail
-Convince them its going to be okay
-Through sequental
-Impact
-Design
-ecology
-drainage
-travel assessment
Whats the difference between a UU and S106
-UU only signed by applicant
-Its an offer
What did you do at Moreton
-pulled together planning docs
I negotiated BNG
BNG sores didnt match up
FRA Drainage - discharge levels 2l/s
Greenfield run off rates on brownfield site
What conditions did you discharge at GHS
-archaeology. Historic england. 3 week turned to 3 month
-no tree felling over summer
-nesting bird survey
Whats a s73
-material amendment to existing consent to vary condition
-get a whole new planning consent at the end
What is an air quality assessment
-condition of the atmosphere could cause damage to individuals or buildings during the construction phase or after the proposed development has been completed.
-low risk
What method of sale took place at prescot
-Private treaty
-Try to persuade selller to come back to me
-No point in mucking around
Where does sequential test come from
-town and country planning act and para 86 of NPPF
How do you promote trust in the profession
-follow guidance notes
-ie comparable evidence in real estate valuation
RICS Surveying Safely
Hierarchy of risk control
- Elimination of risks (ie drone instead of working from height
- Subsution of hazardous materials
3.Engeneering controls- scissor lift to avoid working from height
4.Admiinistrative controls - reducing need for lone working - PPE
Health and Saftey at Work 1974 as amended
- duty of every employer to ensure H&S welfare at work for all employees
-Policed by Health and Safety Executive
-criminal offence with fines or impronment
-Corortate requirements
-Risk assessment
-staff training
-Policies and procedures
safe person concept (RICS Guidance note surveying safely)
-each individual assumes own responsiblity
-4 major duties of an emplyer are to provide
- a safe working environment
-safe systems of work
-sage equiptment and competent staff
-competent staff
Ceiling tiles
-
What are your H&S responsibilities
PD
Principle Contractor
-They are responsible for H&S
But if you see H&S risk, then raise
Why was it essential that these items were resolved on the construction site
-Critical path
If principle designer is no longer involved,
-Principle contractor takes on libility if changes made
Contamination on industrial site
-oil spillage
-propane gas canisters
-asbests
What is the current IPMS document
-IPMS all buildings
-IPMS 4.1 and 2
What do exclude GIA
-external walls
-canopies
-fire escapes external
Floor to celling height do you include if under 1.5m?
Yes for GIA
No for NIA
DRC - what do you do if there’s no comps
-looks at prevailing use in area and then adjust
Material consideration
-A material consideration is a matter that should be taken into account in deciding a planning application
e.g emerging local plan
If Aldi have got planning in area on out of town location, then thats a material consideration
-What would you do if you received 3 identical offers at Tiverton
-cash purchaser
What is CDM
-H&S of during design and construction process
3 main duty holders - the client, PD and Principle contractor
-Risk assessment from principle contractor
-criminal offence, policed by Health and Saftey Executive (HSE)
-F10 form (HSE to be notified if project lasts longer than 30 days)
-CDM file must be maintained during construction process
What are the CDM obligations for a commercial property owner
-asbestos management
-fire saftey
-H&S
Calculation on interest rate for development appraisals
-SONIA (sterling overnight index average)
+3-4% addition on top of SONYA to reflect risk of lending on property
-Lidl have no finance
What is a profit erosion
-how long you can you keep paying loan before you go bust
-most lenders want to see a profit erosion figure of 3 years
Sustainability - what passive elements do you include
-insulation
-triple glazing
state 3 relevant case laws
1. Hart vs Large
-negligence case (level1 ethics)
-mr large (surveyor) should’ve recommended that full building survey was carrried out
-carried out homebuyers report
-missed load of damp
-sued
State 3 relevant case laws
-plant v Lambeth
-felling of mature trees
-trees had value
-equalting to 200 replacement trees
ADR
Error
Expert Witness is not an ADR
They are working with a party on their case and putting their expert thuoghts forwards
-independent expert or arbitrtator is dispute resolver
