Rating Manual section 6 part 3: valuation of all property classes

Section 628: public service brodcast screens

This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.

1. Co-ordination arrangements

This is a Group National Scheme Class. Responsibility for implementing the scheme as set out within this practice note lies with the group, as does responsibility for ensuring effective co-ordination.

For further information see Rating Manual – section 6 part 1

The Primary description Code is MTX

The Special Category Code 146 (Land Used for advertising) should be used.

As a Group Class the appropriate suffix letter should be G

The description should be Site of Public Information Screen

In the event of any complex issues arising the case should be referred to the Telecoms Team, Rating Directorate, CEO via the Group Technical Adviser

2. History and overview

Public service broadcasting screens were originally temporarily located for specific events attracting large crowds. Indeed this trend has continued allowing the broadcasting of major events such as the 2008 Olympic games where screens were placed on a temporary basis in a number of locations.

The popularity of the screens has led to an increase in the number of permanent installations. They are all located in areas that footfall is high and where during specific times large crowds can be accommodated (e.g. international football matches).

As at October 2008 screens were in assessment at the following locations. Bradford, Derby, Hull, Great Yarmouth (2), Liverpool, Manchester, Plymouth, Rotherham and Swindon.

3. Valuation considerations

It is important to remember the screens are used for public service broadcasting only and do not show advertisements. It is therefore unlikely they would attract the same levels of value as a similar sized advertising right. Indeed as planning consent is required it is doubtful whether permission would be forthcoming for screens to show commercial advertisements.

There are three elements to the valuation.

i) The intrinsic value of the location of the screen, ii) The value of any accommodation used in connection with the screen, iii) The value of any associated plant and machinery.

i) There is no direct rental evidence for the installations due to their location in public areas and the fact that they are in the occupation of local authorities. They are however by their very nature intended to be seen by a large number of people both for specific mass spectator events and by the general public in passing on a daily basis.

For reasons stated above the value should not exceed a similar sized advertising right in an equally prominent position less an allowance to reflect they are for public service broadcasting only.

ii) Equipment rooms contiguous (linked by fibre optic cabling) with the main screen and used exclusively for the same purpose as the screen should be assessed at the local tone rate. These rooms tend to be found in ancillary space within council buildings. The value therefore is not likely to be significant.

iii) Associated rateable plant and machinery as named in the schedule to the relevant regulations (SI 2,000 No.540). This will include:

  • Class 3 (e). Associated cables, fibres, wires and conductors, used or intended to be used in connection with the transmission of communications signals.
  • Class 3 (f). Supports and foundations used or intended to be used in connection with any of the items included within Class 3 (e) above.
  • Class 4 Table 3. Foundations, settings and supports.

The cost of these items can be obtained from the cost guide.

The screen itself, which forms the majority of the cost of the installation is not a named item of rateable plant and will therefore not be valued.

It needs to be remembered that screens supported from ground level are on columns that are 0.5m in diameter. These will have substantial foundations and health and safety requirements, which will have added significantly to the cost.

4. Rateable value

In determining a site value one must first consider what a similar sized advertising right would be worth in an equally prominent location. It is anticipated this will be at the top end of any scale of values. For further guidance on Advertising Rights see Section 20 : Advertising Rights and Advertising Stations - Table of Contents

Secondly the value of associated equipment rooms should be added at the appropriate tone level.

Thirdly any rateable plant and machinery (as described above) should also be added to obtain a valuation.

For the 2005 Rating List a Rateable Value of £5,000 was suggested to reflect the fact these installations were still in their pioneering stage and the fact there was no direct rental evidence.

For the 2010 Rating List it is proposed that the installations should more accurately reflect the value of advertising rights. With this in mind the site should be valued with reference to the appropriate advertising right scale for the location, less an allowance of 10% to reflect the fact the screen does not show commercial advertising. Rateable plant and machinery should then be included in addition to the site value.

The figure thus determined should apply up to a maximum Rateable Value of £10,000, which in view of the fact there is no direct rental evidence should be the upper figure to be adopted.

The value of associated equipment rooms should be added to the above figure at the appropriate tone level.

5. Enquiries

Any enquiries should be made via Technical Advisers to the Telecoms Team, Rating Directorate, CEO.