Derek Bruce Mock

Question 1

Did you look at the weighted average unexpired lease terms

Answer 1

WAULT

Yes
This looks at how long you’ve got rent secured until the next lease expiry

here was 8.4 years

Question 2

How did you value Caldy Valley Retail Park

Answer 2

1. Rent
   -Looked at occupiers. National occupiers with strong cov strength
   -Rental levels - rack rented.
   -rents in line with Sealand Rd retail park
2. 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

Question 3

What were the concerns with gaining plannnig at prescot?

Answer 3

-Council resistent to out of town retail
-Convince them its going to be okay
-Through sequental
-Impact
-Design
-ecology
-drainage
-travel assessment

Question 4

Whats the difference between a UU and S106

Answer 4

-UU only signed by applicant
-Its an offer

Question 5

What did you do at Moreton

Answer 5

-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

Question 6

What conditions did you discharge at GHS

Answer 6

-archaeology. Historic england. 3 week turned to 3 month
-no tree felling over summer
-nesting bird survey

Question 7

Whats a s73

Answer 7

-material amendment to existing consent to vary condition
-get a whole new planning consent at the end

Question 8

What is an air quality assessment

Answer 8

-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

Question 9

What method of sale took place at prescot

Answer 9

-Private treaty
-Try to persuade selller to come back to me
-No point in mucking around

Question 10

Where does sequential test come from

Answer 10

-town and country planning act and para 86 of NPPF

Question 11

How do you promote trust in the profession

Answer 11

-follow guidance notes
-ie comparable evidence in real estate valuation

Question 12

RICS Surveying Safely
Hierarchy of risk control

Answer 12

1. Elimination of risks (ie drone instead of working from height
2. Subsution of hazardous materials
   3.Engeneering controls- scissor lift to avoid working from height
   4.Admiinistrative controls - reducing need for lone working
3. PPE

Question 13

Health and Saftey at Work 1974 as amended

Answer 13

• 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

Question 14

safe person concept (RICS Guidance note surveying safely)

Answer 14

-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

Question 15

Ceiling tiles

Answer 15

-

Question 16

What are your H&S responsibilities

Answer 16

PD
Principle Contractor

-They are responsible for H&S

But if you see H&S risk, then raise

Question 17

Why was it essential that these items were resolved on the construction site

Answer 17

-Critical path

Question 18

If principle designer is no longer involved,

Answer 18

-Principle contractor takes on libility if changes made

Question 19

Contamination on industrial site

Answer 19

-oil spillage
-propane gas canisters
-asbests

Question 20

What is the current IPMS document

Answer 20

-IPMS all buildings
-IPMS 4.1 and 2

Question 21

What do exclude GIA

Answer 21

-external walls
-canopies
-fire escapes external

Question 22

Floor to celling height do you include if under 1.5m?

Answer 22

Yes for GIA
No for NIA

Question 23

DRC - what do you do if there’s no comps

Answer 23

-looks at prevailing use in area and then adjust

Question 24

Material consideration

Answer 24

-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

Question 25

-What would you do if you received 3 identical offers at Tiverton

Answer 25

-cash purchaser

Question 26

What is CDM

Answer 26

-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

Question 27

What are the CDM obligations for a commercial property owner

Answer 27

-asbestos management
-fire saftey
-H&S

Question 28

Calculation on interest rate for development appraisals

Answer 28

-SONIA (sterling overnight index average)
+3-4% addition on top of SONYA to reflect risk of lending on property
-Lidl have no finance

Question 29

What is a profit erosion

Answer 29

-how long you can you keep paying loan before you go bust
-most lenders want to see a profit erosion figure of 3 years

Question 30

Sustainability - what passive elements do you include

Answer 30

-insulation
-triple glazing

Question 31

state 3 relevant case laws
1. Hart vs Large

Answer 31

-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

Question 32

State 3 relevant case laws

Answer 32

-plant v Lambeth
-felling of mature trees
-trees had value
-equalting to 200 replacement trees

Question 33

ADR

Answer 33

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