Ambulance stations
This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.
This section applies to all ambulance stations occupied by Ambulance Trusts (NHS)
| List Description: | Ambulance Stations and Premises |
| SCAT Code | 010 |
This is a generalist class and responsibility for valuation will lie with the business unit. Queries of a complex nature arising from the valuation of individual properties should be referred to the NSU class facilitator via the class co-ordination team (CCT)
The Emergency classes Co-ordination Team and the Civic Valuation Panel have responsibility for this class ensuring effective co-ordination across the business units. The team are responsible for the approach to and accuracy and consistency of ambulance station valuations. The team will deliver Practice Notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating list. Caseworkers have a responsibility to:
- follow the advice given at all times
- not depart from the guidance given on appeals or maintenance work, without approval from the co-ordination team
- seek advice from the co-ordination team before starting any new work
Purpose built ambulance stations are a sui –generis class and consequently, as a general rule, only evidence relating to hereditaments in the mode or category of use is pertinent.
See:
- Scottish and Newcastle (Retail) Ltd v Williams (VO) (RA 2000 P 119) and the subsequent Court of Appeal decision –Williams (VO) v Scottish and Newcastle Retail and Allied Domecq [RA 2001 P 41)
- Re the appeal of Reeves (VO) RA 2007 P168
- Dawkins (VO) v Royal Leamington Spa BC and Warwickshire County Council (1961) RVR 291.
See Rating Manual section 6 part 10 paragraph 9.2 and appendix 1 thereof for further guidance on mode and category of use.
However, in some circumstances it may be appropriate to have regard to rental evidence derived from other modes or categories of use such as general garaging/light industrial – see para 8.1 below and Re. the Appeal of Reeves (VO) [2007] RA/74/2005.
6.1 Method of measurement
Ambulance stations may be valued by either the rentals method or by reference to the contractors basis. The basis of valuation will determine the method of measurement required. Net Internal Area (NIA) in respect of the rentals method and Gross Internal Area (GIA) in respect of the contractors basis. It will be necessary to ascertain the basis of valuation prior to inspection but in case of doubt sufficient measurement and survey information should be recorded to enable valuations to be carried out using either basis
6.2 Description
An ambulance station is essentially a building for the garaging of ambulances with attendant medical equipment, personal protective equipment, and other medical supplies. Stations will generally consistent of garage bays with ancillary crew room, bunk room/living quarters, station office, kitchen area, equipment store, sluice room - cleaning equipment, clean linen store, oxygen cylinder store, and shower facilities.
A few stations are equipped with a fuel pump to refuel ambulance vehicles and vehicle workshops. Larger stations may have a manager’s office or training rooms.
There will normally be external hard standing and possibly a communications mast.
From 2010 some Trusts have re-organised the provision of ambulance services by providing a hub and spoke system centred around “Make Ready stations” (MRS). Ambulances are based at the MRS where they are prepared for service being checked for roadworthiness, sanitised and fully equipped before being taken out by the ambulance crew to a spoke destination to await a call out. The “spokes” often referred to as “ambulance community response posts” maybe a smaller retained ambulance station or merely a parking space normally with access to sanitary facilities. This may have led to some existing ambulance stations being rendered redundant. An MRS may incorporate administrative functions and also house the Hazardous Area Response Team (HART) which is present in each Trust area.
In some instances, ambulance stations may be co-located with, or integral to, other emergency services facilities, such as fire stations.
6.3 Requirements
a) Unit of assessment
Where co-located with other emergency services it is possible that unit of assessment issues may arise, particularly where some facilities are shared. In these circumstances the principles referred to in Rating Manual section 3 part 1 should be adhered to. In cases of difficulty advice from the NSU specialist should be obtained.
b) Survey detail
The following information is required
i. A plan(CAD) or otherwise should be obtained where available and check dimensions made on site as necessary; otherwise a plan should be drawn up
ii. Method of construction-e.g. traditional brick and tile or steel framed
iii. Dimensions (where measured to NIA) and description of ancillary accommodation i.e. offices, stores, crew room, bunk room/living quarters, station office, kitchen area, equipment store, sluice room - cleaning equipment, clean linen store, oxygen cylinder store, shower facilities etc. Ambulance Bays - number and dimensions (where measured to NIA) including height, together with description of internal finish
iv. Where the contractors basis is to be the method of valuation only the GIA of individual building(s) is required but a note should be made of the proportion of the total area which is given over to office accommodation. Office accommodation in this context should be taken to include rooms used for support and admin purposes (including ancillary facilities like kitchens and toilets primarily used by admin staff) as distinct from space used for the garaging and maintenance of vehicles and accommodation for their crew
v. Description and detail of services to the hereditament e.g. heating, air conditioning, security systems, solar panels etc
vi. Number of car and ambulance parking spaces or/and parking area , the nature of the surface and the note of the extent of site landscaping
vii. The site area
viii. A description of the means of access to the highway and a note of the proximity to major trunk /arterial/ring roads
Survey information including plans are to be stored on EDRM. Where the ambulance station is to be valued using the contractors basis the GIA of the building(s) is to be entered onto the valuation spreadsheet held on the non-bulk server NBS. Where the ambulance station is to be valued using the rentals method then data, utilising appropriate BCI and sub location codes, should be captured within RSA.
8.1 The rental method should be applied where there is (a) direct rental evidence or (b) rental evidence derived from the letting of other ambulance stations or (c)there is sufficient evidence from other localities to establish that the rents relating to ambulance stations are at a level commensurate with other modes or categories of use such as general garaging/light industrial. When considering rents relating to ambulance stations care should be taken to ensure that they can be suitably adjusted to accord with the rating hypothesis and are not otherwise of a nature which may prejudice their evidential weight – for example, lettings between connected parties, sale and leaseback, etc.
8.2 It is considered that in the main there will be insufficient available rental evidence to use the rentals method and as a consequence the contractors basis will be the most appropriate method of valuation. When applying the contractors basis the guidance given in Rating Manual section 4 part 3 and the practice note applicable to the Rating List for which the valuation is being undertaken is to be followed.
8.3 With the amalgamation of ambulance trusts and consequent operational changes surplus accommodation may result in some instances and thus superfluity may need to be considered. Superfluity can be taken into account but only after careful investigation of the root cause, and ensuring that space is genuinely redundant. Superfluity is not to be assumed and its presence and valuation effect it is for the ratepayer or agent to demonstrate. When considering the merits of a claim for superfluity a consideration of the features and characteristics of the modern equivalent, in those trust areas where such stations existed at the AVD, will be of assistance. In considering this matter no account should be taken of changes to the funding arrangements of the ratepayer body subsequent
Valuations on the rentals method are to be carried out on the Rating Support Application. Valuations undertaken using the contractors basis are to be carried out using the dedicated ambulance station spreadsheet held on the non-bulk server (NBS)
Market Appraisal
Ambulance Trusts continue to review their estate requirements to match modern demand profiles.
It is recognised that older sites are generally more expensive to maintain and that costs can be reduced if trusts consolidate and modernise their estates by fully implementing a hub and spoke estates model with make ready operational system. Co-location with the other blue light services or local authorities is also common with site sharing is also seen as having particular cost advantages in rural areas.
Examples of shared service facilities and standalone ambulance stations can be readily identified by searching the internet.
Changes from the Previous Practice Note
Changes to the level of costs, fees, allowances and land values associated with the contractor’s basis of valuation.
Ratepayer Discussions
No discussions with the Ambulance Trusts or their representatives have taken place.
Valuation Scheme
Ambulance Stations are a sui generis class for rating purposes and as such will mainly be valued on the contractor’s basis. That said, where sufficient rental evidence exists within the class and geographic locality a rentals approach should be adopted. This is unlikely to be the case with purpose-built stations however more likely where vacant and to let the whole hereditament is akin to a garage/workshop/industrial property.
In circumstances where the contractor’s basis of valuation is deemed appropriate, it is to be applied in accordance with the VOA Rating Manual Section 4: Part 3: The Contractor’s Basis of Valuation, using the guidance below in relation to each stage of the valuation process.
The costs shown in this section are for ease of reference. In all cases where a cost guide code is shown it is this that which must be input into the NBS template, not the costs shown here. Where the cost guide code shows options, the costs shown in this practice note should be used to aid selection. Should the cost guide show different costs to those shown in a current version of this practice note, please refer to the class co-ordination team (CCT).
The costs stated in Appendix A apply to standalone ambulance stations. Occupations that share part of a ‘blue light emergency hub’ should be considered on their own merits and advice sought from the CCT and NVU Lead where necessary.
4.1 Stage 1 – Estimated Replacement Cost
Building Costs
With the exception of areas that are not used at the AVD and have no prospect of being used, the actual GIA of the station should be used to calculate the Estimated Replacement Cost (Stage 1) of the hereditament in accordance with Appendix A. Guidance in relation to the treatment of superfluity is given in the Rating Manual section relating to ambulance stations.
External Works
The cost of external works is to be added in accordance with Appendix B.
Location Factors
Location factors should be applied in accordance with the VOA Cost Guide 2023 and shown at Appendix C.
Contract Size Adjustment
An adjustment for contract size is to be made to the building cost in accordance with the 2023 VOA Cost Guide and replicated in Appendix D below.
Professional Fees and Charges
Professional fees and charges are to be added for in accordance with the guidance given in the 2023 Cost Guide and shown at Appendix E.
4.2 Stage 2 – Age and Obsolescence
The Estimated Replacement Cost (ERC) established at Stage 1 above is converted to Adjusted Replacement Cost (ARC) by applying an age and obsolescence allowance.
The standard age and obsolescence allowances (non–industrial) to be applied to the ERC of the individual blocks of permanent buildings are set out in Rating Manual: section 4 part 3 - the Contractor’s basis of valuation. Adjustments for age and obsolescence should be made in accordance with Appendix F.
The scales contained in Appendix F take into account the following salient points:
a. The age and obsolescence scales set out in the rating manual have been agreed to represent the combined age-related physical depreciation along with functional obsolescence and technological redundancy exhibited by buildings of each age typical for their quality/specification and condition. It is anticipated that the stated allowances will be adopted in the majority of cases and only either moderated or increased in exceptional circumstances.
b. Extensions are to be given an allowance appropriate to their age unless of a lower specification than would be expected of a building of that age in which case the allowance should be increased to a level appropriate to reflect the specification of the building as a whole.
c. In respect of physical depreciation, the above scales are intended to reflect normal wear and tear and/or deterioration due to the age of the building. The scales assume an average degree of cyclical refurbishment work will have been undertaken, to include whole or partial renewal of building sub-components, most particularly relating to mechanical and electrical services and internal fit-out, but also including periodic renewal of roof coverings and windows.
d. It follows from the above that no adjustment away from the scales is required in the majority of cases where older buildings have been subject to modernisation and refurbishment works, as these are explicitly assumed to have occurred. An exception to this would be for a building taken back to shell and reconstructed with significant renewal of structural elements, where an abatement of age-related physical obsolescence may be required.
e. An example of a building requiring an abatement of the allowances provided by the scales (due to the mitigation of physical depreciation) would be where a major renovation has occurred utilising the original building foundations, frame (including upper floors) but with comprehensive replacement of the external envelope (walls, windows), a complete internal refit and wholescale replacement of mechanical and electrical services.
f. Conversely, the above scales will be insufficient to reflect physical obsolescence in cases where buildings are substantially un-modernised and in any case, the scales do not apply in instances where the hereditament is not repairable at reasonable cost and where it falls to be valued rebus sic stantibus.
g. To qualify as a substantially un-modernised building it is expected that the building will predominantly have the following:
-
single glazed windows
-
original internal layout
-
original ceiling height, with no suspended ceilings
-
original external walls
-
pre 1980 internal finishes (flooring, ceiling and walls, internal doors and fixtures and fittings)
This is not intended to be applicable to prestige buildings that add character and esteem to the hereditament.
h. In respect of functional and technological obsolescence, for buildings that remain in operational use, the scales include adjustments to reflect functional and technological deficiencies observable in buildings typical of their original period of construction but taking account of the level of assumed cyclical refurbishment reflected in the physical depreciation element of the scales.
i. The type of functional and technological obsolescence factors already reflected in the scales include the following:
-
poor energy efficiency and/or environmental sustainability
-
inappropriate layout inhibiting flexible and efficient space utilization
-
modern health and safety, fire or building regulations that preclude or limit the original purposes of the building
-
dated design practices that restrict modern usage (such as lack of/or minimal floor and ceiling voids)
-
the absence of modern space heating or air conditioning systems within a building
j. It follows that only where buildings display specific functional deficiencies or issues of technological redundancy, that are atypical for their age, the age-related allowances provided by the scales should be increased.
k. One indicator that additional functional obsolescence is present such that the allowance provided by the scales should be adjusted is the presence of new and/or replacement facilities making the existing building surplus. Such replacement or other material redundancy should be considered and may result in the total redundancy of the pre-existing building, i.e. 100% obsolescence.
l. If at the Antecedent Valuation Date, where there are buildings, or parts of buildings, that through an established pattern of use have been unused for a number of years the area of these buildings, or parts of buildings, is to be excluded from the GIA.
m. This adjustment takes into account deficiencies in the actual building from an occupational point of view, which is not reflected in the ERC.
4.2.1 Flat Roof Allowance
Permanent buildings built prior to 2005 with a flat roof are to receive an additional allowance. The allowance is not to be applied to temporary buildings, stores, workshops or garages.
-
a) £80 per m2 ARC of the footprint of the flat roof for buildings constructed up to and including 2004. b) No allowance for flat roofs constructed from 2005 and onwards
-
Where a building has varying roof types a reasonable apportionment should be made to arrive at the allowance.
-
What is flat as opposed to a pitched roof will generally be self-evident. Flat roofing allowances will automatically apply here to all types of flat roof. In instances where an allowance is sought for pitched roofing caseworkers should seek advice from the National Valuation Unit before proceeding.
The age and obsolescence allowance applied to the buildings should also be applied to the external works (averaged as necessary). The spreadsheet in the Non-Bulk server application will automatically do this.
4.3 Stage 3 – Land Value
The value of the developed land should be added in accordance with Appendix G.
Developed land is defined as land consisting of the footprint of all buildings, associated landscaped areas, roadways, car parks, hard standings and paths. Any additional land on the site will be viewed as undeveloped land and valued as amenity land for the appropriate region as detailed in the 2023 Land Value Practice Note.
4.4 Stage 4 – De-capitalisation Rate
The higher statutory de-capitalisation rate should be applied to the adjusted replacement cost (ARC) to arrive at an annual equivalent.
4.5 Stage 5 – End Adjustments
Any advantage or disadvantage which might affect the value of the occupation of the hereditament as a whole should be reflected at this last stage. An adjustment under this head should not duplicate adjustments made elsewhere and most buildings will not warrant further allowances at this stage.
Appendix A
Building Costs
| Ambulance stations | ||
|---|---|---|
| Size (m²) | Cost Guide Reference | £/m2 |
| <1,000m² | 60F00B | £1,570 |
| ≥1,000m² | 60F00E | £1,700 |
Appendix B
The Addition for External Works
Typical external works comprise the following:
- Paths, paving, vehicle parking areas, access roads, boundary fences, gates, lighting, landscaping.
- Foul and surface water manholes, pipes and connections.
- Incoming mains electric, gas, water and telephone services.
| Building ratio/description | External works addition | |
|---|---|---|
| 1 | Town centre or island site typically with 90% or greater building ratio, no more than a small yard or garden area, no external ambulance or car parking. | 5% |
| 2 | As 1 above, but typically with an 80% to 90% building ratio, very limited parking, external lighting, landscaping and some boundary fencing. | 10% |
| 3 | Site typically with 50%/75% building ratio, some landscaping around buildings, secure boundary fencing, ambulance parking with limited general parking, external lighting and landscaping | 17.5% |
| 4 | As 3 above, but typically with 35%/50% building ratio, landscaping around buildings, secure boundary fencing, external lighting, general parking within the hereditament which falls short of full requirements. | 25% |
| 5 | Site typically with about 25%/35% building ratio, landscaping around buildings, secure boundary fencing, external lighting and adequate general parking within the hereditament for all staff and other users. | 30% |
Notes
- The plot ratio is the building GIA expressed as a percentage of the total site area (including building footprint). An appropriate percentage addition should be chosen from the above ranges to reflect the extent of external works within the hereditament using plot ratio as an indicative guide only.
- Where aerials, masts, solar panels and wind turbines are present, regard should be had to cost additions outlined in the relevant section of the VO 2023 cost guide.
Appendix C
Location adjustment
N.B. The Regions referred to are administrative areas and are not significant boundaries.
| NORTH EAST REGION | NORTH WEST REGION | |||
| Durham County | 0.91 | Cheshire | 0.97 | |
| Northumberland | 0.95 | Greater Manchester | 0.97 | |
| Tees Valley | 0.94 | Lancashire | 0.97 | |
| Tyne & Wear | 0.91 | Merseyside | 0.97 | |
| Cumbria | 0.98 | |||
| YORKSHIRE & HUMBERSIDE REGION | SOUTH WESTERN REGION | |||
| East Riding and North Lincolnshire | 0.92 | Cornwall | 1.05 | |
| North Yorkshire | 0.98 | Devon | 1.01 | |
| South Yorkshire | 0.94 | Dorset | 1.04 | |
| West Yorkshire | 0.92 | Gloucestershire | 1.03 | |
| North Somerset | 1.02 | |||
| Somerset | 1.01 | |||
| Wiltshire | 1.03 | |||
| EAST MIDLANDS REGION | WEST MIDLANDS REGION | |||
| Derbyshire | 1.05 | Herefordshire | 0.92 | |
| Leicestershire and Rutland | 1.04 | Shropshire | 0.95 | |
| Lincolnshire | 1.03 | Staffordshire | 0.94 | |
| Northamptonshire | 1.09 | Warwickshire | 0.98 | |
| Nottinghamshire | 1.03 | West Midlands | 0.95 | |
| Worcestershire | 0.98 | |||
| EAST OF ENGLAND REGION | SOUTH EAST REGION (EXCL. LONDON) | |||
| Bedfordshire | 1.04 | Berkshire | 1.08 | |
| Cambridgeshire | 1.00 | Buckinghamshire | 1.07 | |
| Essex | 1.03 | East Sussex | 1.09 | |
| Hertfordshire | 1.07 | Hampshire | 1.05 | |
| Norfolk | 0.96 | Isle of Wight | 1.05 | |
| Suffolk | 0.97 | Kent | 1.09 | |
| Oxfordshire | 1.04 | |||
| Surrey | 1.13 | |||
| West Sussex | 1.08 |
| WALES | CENTRAL LONDON SOUTH | |||
| North Wales | Lambeth | 1.28 | ||
| Flintshire | 0.89 | Southwark | 1.28 | |
| Conwy | 0.93 | Wandsworth | 1.30 | |
| Denbighshire | 0.90 | |||
| Gwynedd | 0.97 | GREATER LONDON NORTH EAST | ||
| Isle of Anglesey | 0.95 | Hackney | 1.25 | |
| Wrexham | 0.91 | Haringey | 1.31 | |
| Newham | 1.18 | |||
| Mid Wales | Tower Hamlets | 1.26 | ||
| Carmarthenshire | 0.98 | Barking and Dagenham | 1.18 | |
| Ceredigion | 0.99 | Enfield | 1.18 | |
| Powys | 0.97 | Havering | 1.09 | |
| Pembrokeshire | 0.92 | Redbridge | 1.15 | |
| Waltham Forest | 1.18 | |||
| South Wales | GREATER LONDON NORTH WEST | |||
| Blaenau Gwent | 0.96 | Barnet | 1.23 | |
| Bridgend | 0.93 | Brent | 1.22 | |
| Caerphilly | 0.93 | Ealing | 1.27 | |
| Cardiff | 0.94 | Harrow | 1.18 | |
| Monmouthshire | 0.99 | Hillingdon | 1.16 | |
| Neath Port Talbot | 0.88 | Hounslow | 1.16 | |
| Newport | 0.95 | |||
| Rhondda, Cynon, Taff | 0.93 | GREATER LONDON SOUTH EAST | ||
| Swansea | 0.93 | Bexley | 1.25 | |
| Torfaen | 0.91 | Bromley | 1.21 | |
| Vale of Glamorgan | 0.97 | Croydon | 1.24 | |
| Greenwich | 1.24 | |||
| CENTRAL LONDON NORTH | Lewisham | 1.21 | ||
| Camden | 1.32 | |||
| City of London | 1.24 | GREATER LONDON SOUTH WEST | ||
| Hammersmith & Fulham | 1.32 | Kingston Upon Thames | 1.26 | |
| Islington | 1.29 | Merton | 1.24 | |
| Kensington & Chelsea | 1.34 | Richmond Upon Thames | 1.22 | |
| Westminster | 1.30 | Sutton | 1.20 | |
Appendix D
Contract Size Adjustment
The adjustment for contract size should be made having regard to the total ERC (after adjustment for location but before the addition for fees) in accordance with the following scales:
| ERC £ | % Adjustment | |
|---|---|---|
| Up to 0.25 million | + 10% max | |
| 0.5 million | 8% | |
| 0.75 million | 6% | |
| 1.0 million | 4% | |
| 1.5 million | 3% | |
| 2.0 million | 2% | |
| 3.0 million | 1% | |
| 4.0 million | 0% | |
| 5.0 million | -0.5% | |
| 6.0 million | -1% | |
| 8.0 million | -1.5% | |
| 10.0 million | -2% | |
| 15.0 million | -3% | |
| 18.0 million | -4% | |
| 20.0 million | -5% | |
| 25.0 million | -6% | |
| 35.0 million | -9% | |
| Over 40.0 million | - 10% MAX | |
| NB. Intermediate figures may be interpolated. |
Appendix E
The Addition for Fees
Fees should be added at the percentages shown in the VOA published Cost Guide at Section 7. For convenience these are shown below inclusive of the 2% complexity addition. Note that minimum fees may apply to counter inversion.
| Size of Contract | % Adjustment |
|---|---|
| Sums up to £750,000 | 14% |
| £750,000 to £1,499,000 | 13.5% |
| £1,500,000 to £3,999,999 | 11.5% |
| £4,000,000 to £7,499,999 | 10.5% |
| £7,500,000 to £14,999,999 | 9.5% |
| Over £15,000,000 | 9% |
Appendix F
Age and obsolescence scales
Table 1: Civic Buildings Obsolescence Allowances – Ambulance Stations
| Age | % Obsolescence | Age | % Obsolescence |
|---|---|---|---|
| 2023 | 0.00% | 1986 | 43.75% |
| 2022 | 0.75% | 1985 | 44.50% |
| 2021 | 1.50% | 1984 | 45.00% |
| 2020 | 2.50% | 1983 | 48.00% |
| 2019 | 3.50% | 1982 | 51.00% |
| 2018 | 4.75% | 1981 | 54.00% |
| 2017 | 6.00% | 1980 | 56.75% |
| 2016 | 7.25% | 1979 | 57.25% |
| 2015 | 8.50% | 1978 | 57.50% |
| 2014 | 10.00% | 1977 | 58.00% |
| 2013 | 11.25% | 1976 | 58.25% |
| 2012 | 12.75% | 1975 | 58.50% |
| 2011 | 14.25% | 1974 | 58.50% |
| 2010 | 15.75% | 1973 | 58.75% |
| 2009 | 17.25% | 1972 | 59.00% |
| 2008 | 18.75% | 1971 | 59.00% |
| 2007 | 20.25% | 1970 | 59.25% |
| 2006 | 21.75% | 1969 | 59.25% |
| 2005 | 23.25% | 1968 | 60.00% |
| 2004 | 24.50% | 1967 | 60.00% |
| 2003 | 26.00% | 1966 | 60.00% |
| 2002 | 27.50% | 1965 | 60.00% |
| 2001 | 28.75% | 1964 | 60.00% |
| 2000 | 30.00% | 1963 | 60.00% |
| 1999 | 31.25% | 1962 | 60.00% |
| 1998 | 32.50% | 1961 | 60.00% |
| 1997 | 33.75% | 1960 | 60.00% |
| 1996 | 35.00% | 1959 | 57.50% |
| 1995 | 36.00% | 1958 | 55.00% |
| 1994 | 37.00% | 1957 | 55.00% |
| 1993 | 38.00% | 1956 | 55.00% |
| 1992 | 39.00% | 1955 | 55% |
| 1991 | 40.00% | 1954 | 55% |
| 1990 | 40.75% | 1953 and earlier | 55% |
| 1989 | 41.50% | ||
| 1988 | 42.25% | ||
| 1987 | 43.00% |
Appendix G
Land Values
The value of the developed land shall be taken to be the following percentages of the aggregate of the ARC of all buildings and external works. Central London North & South are to be valued on their site area direct to £/ha:
| REGION | % ADDITION |
|---|---|
| South East | 16.75 |
| East Midlands | 9.25 |
| East | 14.00 |
| North East | 4.50 |
| North West | 11.00 |
| South West | 15.25 |
| West Midlands | 14.25 |
| Yorkshire & Humberside | 11.50 |
| Central London North | £23,980,000/ha |
| Central London South | £14,920,000/ha |
| Greater London NW | 70.00 |
| Greater London SW | 47.00 |
| Greater London NE | 43.75 |
| Greater London SE | 43.25 |
| Cardiff | 14.00 |
| Mid & North Wales | 4.00 |
| South Wales | 5.75 |
1. Market Appraisal
Ambulance Trusts continue to review their estate requirements to match modern demand profiles.
It is recognised that older sites are generally more expensive to maintain and that costs can be reduced if trusts consolidate and modernise their estates by fully implementing a hub and spoke estates model with make ready operational system. Co-location with the other blue light services or local authorities is also common with site sharing is also seen as having particular cost advantages in rural areas.
Examples of shared service facilities and standalone ambulance stations can be readily identified by searching the internet.
2. Changes from the previous Practice Note
Ambulance Stations are a sui generis class for rating purposes and as previously the choice of valuation method should be determined having established the facts on the ground. Where useful rental evidence exists on the subject property or within the class a rentals approach should be adopted. Alternatively, where it can be established that there is a relationship between rents paid for ambulance stations and other more generic classes (such as garages, workshops or industrial property) then that relationship can be used to value stations in adjoining areas where no direct evidence exists. However this approach should not be applied too far geographically from the source of the evidential base.
When using the contractor’s basis as the preferred method of valuation, the following changes have been made.
-
The costs to be applied at Stage 1 of the contractor’s basis relate to the modern substitute and do not relate to the cost of replacing the actual building as was the approach adopted for the 2010 List.
-
A revised Stage 1 costs based on two size bands applicable to ambulance stations of all types have been adopted.
-
The age and obsolescence allowances applied at Stage 2 now reflect all of the attributes and disadvantages of the actual buildings in comparison with the modern substitute and has been revised in line with other civic classes.
-
External works additions and land values have also been revised.
3. Ratepayer Discussions
A Group Pre-Challenge Review (GPCR) has been completed for the 2017 Rating List. The GPCR comprised of a consortium of agents including Gerald Eve, Avison Young and Deloitte Real Estate. The agreed scheme relates to those ambulance stations valued on the contractor’s basis with all aspect of the scheme agreed with the exception of developed land values for Central London North and Central London South.
4. Valuation Scheme
Ambulance Stations are a sui generis class for rating purposes and as such will mainly be valued on the contractor’s basis. That said, where sufficient rental evidence exists within the class and geographic locality a rentals approach should be adopted. This is unlikely to be the case with purpose-built stations however more likely where vacant and to let the whole hereditament is akin to a garage/workshop/industrial property.
In circumstances where the contractor’s basis of valuation is deemed appropriate, it is to be applied in accordance with the VOA Rating Manual Section 4: Part 3: The Contractor’s Basis of Valuation, using the guidance below in relation to each stage of the valuation process.
The costs shown in this section are for ease of reference. In all cases where a cost guide code is shown it is this that which must be input into the NBS template, not the costs shown here. Where the cost guide code shows options, the costs shown in this practice note should be used to aid selection. Should the cost guide show different costs to those shown in a current version of this practice note, please refer to the class co-ordination team (CCT).
The costs stated in Appendix A apply to standalone ambulance stations. When assessing those ambulance stations where sites and facilities are shared with other blue light or local authority occupiers advice should be sought from the CCT who will liaise with the appropriate specialist within the National Valuation Unit if necessary.
4.1 Stage 1 - Estimated Replacement Cost
Building Costs
With the exception of areas that are not used at the AVD and have no prospect of being used, the actual GIA of the station should be used to calculate the Estimated Replacement Cost (Stage 1) of the hereditament in accordance with Appendix A. Guidance in relation to the treatment of superfluity is given in the Rating Manual section relating to ambulance stations.
External Works
The cost of external works is to be added in accordance with Appendix B.
Location Factors
Location factors should be applied in accordance with the VOA Cost Guide 2017 and shown at Appendix C
Contract Size Adjustment
An adjustment for contract size is to be made to the building cost in accordance with the 2017 VOA Cost Guide and replicated in Appendix D below.
Professional Fees and Charges
Professional fees and charges are to be added for in accordance with the guidance given in the 2017 Cost Guide and shown at Appendix E.
4.2 Stage 2 – Age and Obsolescence
The Estimated Replacement Cost (ERC) established at Stage 1 above is converted to Adjusted Replacement Cost (ARC) by applying an age and obsolescence allowance.
The standard age and obsolescence allowances (non–industrial) to be applied to the ERC of the individual blocks of permanent buildings are set out in Rating Manual: section 4 part 3 - the Contractor’s basis of valuation. Adjustments for age and obsolescence should be made in accordance with Appendix F.
The scales contained in Appendix F take into account the following salient points:
a. The age and obsolescence scales set out in the rating manual have been agreed to represent the combined age-related physical depreciation along with functional obsolescence and technological redundancy exhibited by buildings of each age typical for their quality/specification and condition. It is anticipated that the stated allowances will be adopted in the majority of cases and only either moderated or increased in exceptional circumstances.
b. Extensions are to be given an allowance appropriate to their age unless of a lower specification than would be expected of a building of that age in which case the allowance should be increased to a level appropriate to reflect the specification of the building as a whole.
c. In respect of physical depreciation, the above scales are intended to reflect normal wear and tear and/or deterioration due to the age of the building. The scales assume an average degree of cyclical refurbishment work will have been undertaken, to include whole or partial renewal of building sub-components, most particularly relating to mechanical and electrical services and internal fit-out, but also including periodic renewal of roof coverings and windows.
d. It follows from the above that no adjustment away from the scales is required in the majority of cases where older buildings have been subject to modernisation and refurbishment works, as these are explicitly assumed to have occurred. An exception to this would be for a building taken back to shell and reconstructed with significant renewal of structural elements, where an abatement of age-related physical obsolescence may be required.
e. An example of a building requiring an abatement of the allowances provided by the scales (due to the mitigation of physical depreciation) would be where a major renovation has occurred utilising the original building foundations, frame (including upper floors) but with comprehensive replacement of the external envelope (walls, windows), a complete internal refit and wholescale replacement of mechanical and electrical services.
f. Conversely, the above scales will be insufficient to reflect physical obsolescence in cases where buildings are substantially un-modernised and in any case, the scales do not apply in instances where the hereditament is not repairable at reasonable cost and where it falls to be valued rebus sic stantibus.
g. To qualify as a substantially un-modernised building it is expected that the building will predominantly have the following:
-
single glazed windows
-
original internal layout
-
original ceiling height, with no suspended ceilings
-
original external walls
-
pre 1980 internal finishes (flooring, ceiling and walls, internal doors and fixtures and fittings) This is not intended to be applicable to prestige buildings that add character and esteem to the hereditament.
h. In respect of functional and technological obsolescence, for buildings that remain in operational use, the scales include adjustments to reflect functional and technological deficiencies observable in buildings typical of their original period of construction but taking account of the level of assumed cyclical refurbishment reflected in the physical depreciation element of the scales.
i. The type of functional and technological obsolescence factors already reflected in the scales include the following:
-
poor energy efficiency and/or environmental sustainability
-
inappropriate layout inhibiting flexible and efficient space utilization
-
modern health and safety, fire or building regulations that preclude or limit the original purposes of the building
-
dated design practices that restrict modern usage (such as lack of/or minimal floor and ceiling voids)
-
the absence of modern space heating or air conditioning systems within a building
j. It follows that only where buildings display specific functional deficiencies or issues of technological redundancy, that are atypical for their age, the age-related allowances provided by the scales should be increased.
k. One indicator that additional functional obsolescence is present such that the allowance provided by the scales should be adjusted is the presence of new and/or replacement facilities making the existing building surplus. Such replacement or other material redundancy should be considered and may result in the total redundancy of the pre-existing building, i.e. 100% obsolescence.
l. If at the Antecedent Valuation Date, where there are buildings, or parts of buildings, that through an established pattern of use have been unused for a number of years the area of these buildings, or parts of buildings, is to be excluded from the GIA.
m. This adjustment takes into account deficiencies in the actual building from an occupational point of view, which is not reflected in the ERC.
4.2.1 Flat Roof Allowance
Permanent buildings with a flat roof are to receive an additional line entry allowance. The allowance is not to be applied to temporary buildings, stores, workshops or garages.
-
- £80 per m2 ARC of the footprint of the flat roof for buildings constructed up to and including 2004.
- £60 per m2 ARC of the footprint of the flat roof for buildings constructed after 2004.
- Where a building has varying roof types a reasonable apportionment should be made to arrive at the allowance.
- What is flat as opposed to a pitched roof will generally be self-evident. Flat roofing allowances will automatically apply here to all types of flat roof. In instances where an allowance is sought for pitched roofing caseworkers should seek advice from the National Valuation Unit before proceeding..
4.3 Stage 3 - Land Value
The value of the developed land should be added in accordance with Appendix G below.
Developed land is defined as land consisting of the footprint of all buildings, associated landscaped areas, roadways, car parks, hard standings and paths. Any additional land on
the site will be viewed as undeveloped land and valued as amenity land for the appropriate region as detailed in the 2017 Land Value Practice Note.
4.4 Stage 4 - De-capitalisation Rate
The effective capital value (ECV) of the hereditament shall be de-capitalised to an annual equivalent by taking the prescribed (higher) rate.
4.5 Stage 5 - End Adjustments
Any advantage or disadvantage which might affect the value of the occupation of the hereditament as a whole should be reflected at this last stage. An adjustment under this head should not duplicate adjustments made elsewhere and most buildings will not warrant further allowances at this stage.
Appendix A
Building Costs
| Ambulance stations | ||
|---|---|---|
| Size (m²) | Cost Guide Reference | £/m2 |
| <1,000m² | 60F00B | £1,250 |
| ≥1,000m² | 60F00E | £1,350 |
Appendix B
The Addition for External Works
Typical external works comprise the following:
-
Paths, paving, vehicle parking areas, access roads, boundary fences, gates, lighting, landscaping.
-
Foul and surface water manholes, pipes and connections.
-
Incoming mains electric, gas, water and telephone services.
| Building ratio/description | External works addition | |
|---|---|---|
| 1 | Town centre or island site typically with 90% or greater building ratio, no more than a small yard or garden area, no external ambulance or car parking. | 5% |
| 2 | As 1 above, but typically with an 80% to 90% building ratio, very limited parking, external lighting, landscaping and some boundary fencing. | 10% |
| 3 | Site typically with 50%/75% building ratio, some landscaping around buildings, secure boundary fencing, ambulance parking with limited general parking, external lighting and landscaping | 17.5% |
| 4 | As 3 above, but typically with 35%/50% building ratio, landscaping around buildings, secure boundary fencing, external lighting, general parking within the hereditament which falls short of full requirements. | 25% |
| 5 | Site typically with about 25%/35% building ratio, landscaping around buildings, secure boundary fencing, external lighting and adequate general parking within the hereditament for all staff and other users. | 30% |
Notes
-
The plot ratio is the building GIA expressed as a percentage of the total site area (including building footprint).
-
An appropriate percentage addition should be chosen from the above ranges to reflect the extent of external works within the hereditament using plot ratio as an indicative guide only.
Appendix C
Location Adjustment
N.B. The Regions referred to are administrative areas and are not significant boundaries.
| NORTH EAST REGION | NORTH WEST REGION | |||
|---|---|---|---|---|
| Durham County | 0.98 | Cheshire | 0.91 | |
| Northumberland | 1.02 | Greater Manchester | 0.91 | |
| Tees Valley | 1.01 | Lancashire | 0.91 | |
| Tyne & Wear | 0.98 | Merseyside | 0.91 | |
| Cumbria | 0.91 | |||
| YORKSHIRE & HUMBERSIDE REGION | SOUTH WESTERN REGION | |||
| East Riding and North Lincolnshire | 0.91 | Cornwall | 1.03 | |
| North Yorkshire | 0.97 | Devon | 1.01 | |
| South Yorkshire | 0.93 | Dorset | 1.03 | |
| West Yorkshire | 0.91 | Gloucestershire | 1.02 | |
| North Somerset | 1.01 | |||
| Somerset | 1.00 | |||
| Wiltshire | 1.02 | |||
| EAST MIDLANDS REGION | WEST MIDLANDS REGION | |||
| Derbyshire | 1.06 | Herefordshire | 0.91 | |
| Leicestershire and Rutland | 1.04 | Shropshire | 0.93 | |
| Lincolnshire | 1.05 | Staffordshire | 0.92 | |
| Northamptonshire | 1.10 | Warwickshire | 0.96 | |
| Nottinghamshire | 1.04 | West Midlands | 0.94 | |
| Worcestershire | 0.96 | |||
| EAST OF ENGLAND REGION | SOUTH EAST REGION (EXCL. LONDON) | |||
| Bedfordshire | 1.03 | Berkshire | 1.12 | |
| Cambridgeshire | 0.99 | Buckinghamshire | 1.11 | |
| Essex | 1.04 | East Sussex | 1.14 | |
| Hertfordshire | 1.07 | Hampshire | 1.09 | |
| Norfolk | 0.96 | Isle of Wight | 1.08 | |
| Suffolk | 0.98 | Kent | 1.13 | |
| Oxfordshire | 1.08 | |||
| Surrey | 1.17 | |||
| West Sussex | 1.12 |
| WALES | CENTRAL LONDON SOUTH | |||
|---|---|---|---|---|
| North Wales | Lambeth | 1.17 | ||
| Flintshire | 0.90 | Southwark | 1.17 | |
| Conwy | 0.94 | Wandsworth | 1.19 | |
| Denbighshire | 0.91 | |||
| Gwynedd | 0.98 | GREATER LONDON NORTH EAST | ||
| Isle of Anglesey | 0.96 | Hackney | 1.15 | |
| Wrexham | 0.93 | Haringey | 1.18 | |
| Newham | 1.08 | |||
| Mid Wales | Tower Hamlets | 1.15 | ||
| Carmarthenshire | 0.98 | Barking and Dagenham | 1.06 | |
| Ceredigion | 1.01 | Enfield | 1.08 | |
| Powys | 0.99 | Havering | 0.98 | |
| Pembrokeshire | 0.93 | Redbridge | 1.05 | |
| Waltham Forest | 1.07 | |||
| South Wales | GREATER LONDON NORTH WEST | |||
| Blaenau Gwent | 0.97 | Barnet | 1.09 | |
| Bridgend | 0.95 | Brent | 1.11 | |
| Caerphilly | 0.95 | Ealing | 1.16 | |
| Cardiff | 0.96 | Harrow | 1.06 | |
| Monmouthshire | 1.01 | Hillingdon | 1.07 | |
| Neath Port Talbot | 0.90 | Hounslow | 1.06 | |
| Newport | 0.96 | |||
| Rhondda, Cynon, Taff | 0.94 | GREATER LONDON SOUTH EAST | ||
| Swansea | 0.94 | Bexley | 1.12 | |
| Torfaen | 0.94 | Bromley | 1.09 | |
| Vale of Glamorgan | 0.98 | Croydon | 1.12 | |
| Greenwich | 1.13 | |||
| CENTRAL LONDON NORTH | Lewisham | 1.10 | ||
| Camden | 1.19 | |||
| City of London | 1.11 | GREATER LONDON SOUTH WEST | ||
| Hammersmith & Fulham | 1.18 | Kingston Upon Thames | 1.14 | |
| Islington | 1.16 | Merton | 1.13 | |
| Kensington & Chelsea | 1.23 | Richmond Upon Thames | 1.12 | |
| Westminster | 1.19 | Sutton | 1.10 | |
Appendix D
Contract Size Adjustment
The adjustment for contract size should be made having regard to the total ERC (after adjustment for location but before the addition for fees) in accordance with the following scales:
| ERC £ | % Adjustment |
|---|---|
| Up to 0.25 million | + 10% max |
| 0.5 million | + 8% |
| 0.75 million | +6% |
| 1.0 million | +4% |
| 1.5 million | +2% |
| 2.0 million | +1% |
| 3.0 million | ZERO |
| 4.0 million | -1% |
| 5.0 million | -2% |
| 7.0 million | -3% |
| 10.0 million | -4% |
| 15.0 million | -5% |
| 18.0 million | -6% |
| 20.0 million | -7% |
| 25.0 million | -8% |
| 35.0 million | -9% |
| Over 40.0 million | - 10.0% MAX |
| NB. Intermediate figures may be interpolated. |
Appendix E
The Addition for Fees
Fees should be added at the percentages shown in the VOA published Cost Guide at Section 7. For convenience these are shown below inclusive of the 2% complexity addition. Note that minimum fees may apply to counter inversion.
| Size of Contract | % Adjustment |
|---|---|
| Sums up to £750,000 | 14% |
| £750,000 to £1,499,000 | 13% |
| £1,500,000 to £3,999,999 | 11.5% |
| £4,000,000 to £7,499,999 | 10.5% |
| £7,500,000 to £14,999,999 | 9.5% |
| Over £15,000,000 | 9% |
Appendix F
Civic Buildings Obsolescence Allowances – Ambulance Stations
| Year of Building Completion | % Age and Obsolescence Allowance | Year of Building Completion | % Age and Obsolescence Allowance |
|---|---|---|---|
| 2017 | 0.00% | 1985 | 40.00% |
| 2016 | 0.75% | 1984 | 40.75% |
| 2015 | 1.50% | 1983 | 44.00% |
| 2014 | 2.50% | 1982 | 47.25% |
| 2013 | 3.50% | 1981 | 50.50% |
| 2012 | 4.75% | 1980 | 53.75% |
| 2011 | 6.00% | 1979 | 54.50% |
| 2010 | 7.25% | 1978 | 55.00% |
| 2009 | 8.50% | 1977 | 55.50% |
| 2008 | 10.00% | 1976 | 56.00% |
| 2007 | 11.25% | 1975 | 56.50% |
| 2006 | 12.75% | 1974 | 56.75% |
| 2005 | 14.25% | 1973 | 57.25% |
| 2004 | 15.75% | 1972 | 57.50% |
| 2003 | 17.25% | 1971 | 58.00% |
| 2002 | 18.75% | 1970 | 58.25% |
| 2001 | 20.25% | 1969 | 58.50% |
| 2000 | 21.75% | 1968 | 58.50% |
| 1999 | 23.25% | 1967 | 58.75% |
| 1998 | 24.50% | 1966 | 59.00% |
| 1997 | 26.00% | 1965 | 59.00% |
| 1996 | 27.50% | 1964 | 59.25% |
| 1995 | 28.75% | 1963 | 59.25% |
| 1994 | 30.00% | 1962 | 60.00% |
| 1993 | 31.25% | 1961 | 60.00% |
| 1992 | 32.50% | 1960 | 60.00% |
| 1991 | 33.75% | 1959 | 57.50% |
| 1990 | 35.00% | 1958 | 55.00% |
| 1989 | 36.00% | 1957 | 55.00% |
| 1988 | 37.00% | 1956 | 55.00% |
| 1987 | 38.00% | 1955 and earlier | 55.00% |
| 1986 | 39.00% |
Appendix G
Land Values
| REGION | % ADDITION |
|---|---|
| South East | 15.00 |
| East Midlands | 11.25 |
| East | 14.00 |
| North East | 4.75 |
| North West | 11.75 |
| South West | 11.25 |
| West Midlands | 14.25 |
| Yorkshire & Humberside | 10.75 |
| Central London North | £36,000,000/ha |
| Central London South | £13,600,000/ha |
| Greater London NW | 55.00 |
| Greater London SW | 33.00 |
| Greater London NE | 34.00 |
| Greater London SE | 28.00 |
| Cardiff | 13.75 |
| Mid & North Wales | 4.50 |
| South Wales | 7.00 |
1. Co-ordination arrangements
This is a Generalist Class. Responsibility for ensuring effective co-ordination lies with the NDR Business Unit under the direction of the CCT. For more information see Rating Manual - section 6 part 1: Practice Note 1: 2010.
The R2010 Special Category Code 010 should be used. As a Generalist Class the appropriate suffix letter should be ‘G’.
The Primary description code is MX (unclassified).
2. Valuation approach
Ambulance Stations are a sui generis class for rating purposes and the choice of valuation method should be determined having established the facts on the ground. Where useful rental evidence exists on the subject property or within the class a rentals approach should be adopted. However in many instances it is unlikely that such evidence will exist; if this is the case a Contractors Basis should be applied as outlined in the Rating Manual section 4 part 3. This should be informed by the costs and adjustments set out below.
2.1 Stage 1 – estimated replacement cost
With the exception of areas that are patently not used and have no prospect of being used, the actual GIA of the station should be used to calculate the Estimated Replacement Cost (Stage 1) of the hereditament in accordance with the table below. No contract size allowance should be applied to these costs:
With the recent amalgamation of ambulance trusts and consequent operational changes surplus accommodation may result in some instances and thus superfluity may need to be considered. Superfluity can be taken into account but only after careful investigation of the root cause, and ensuring that space is genuinely redundant. Superfluity is not to be assumed and its presence and valuation effect it is for the ratepayer or agent to demonstrate. When considering the merits of a claim for superfluity a consideration of the features and characteristics of the modern equivalent, in those trust areas where such stations existed at the AVD, will be of assistance. In considering this matter no account should be taken of changes to the funding arrangements of the ratepayer body subsequent to the antecedent valuation date.
Overall GIA 9m2) |
Pre 1960 & post 1979 PRICE PSM (£) *Regard should be had to actual costs for Ambulance Stations built from 2006 onwards. |
1960 – 1979 PRICE PSM (£) |
250 & below |
1119 |
784 |
300 |
1082 |
758 |
350 |
1045 |
731 |
375 |
1026 |
718 |
400 |
1019 |
714 |
500 |
1014 |
709 |
750 |
995 |
696 |
1000 |
964 |
675 |
1250 |
933 |
653 |
1500 |
901 |
631 |
1700 |
870 |
609 |
2000 & Over |
808 |
565 |
For buildings constructed between 1960 and 1979, the costs reflect the presence of a Flat Roof, as well as other lower cost construction techniques. Where buildings have been constructed with a traditional pitched roof during this period an addition of £32/m2 should be made to the build cost.
A reduction of £288 psm of roof ‘foot print’ should be made to the value of pre 1960 and 1980-2004 buildings with flat felt roofs (£156 psm foot print for flat roofs with other coverings). No flat roof allowance should be made in the case of post 2004 buildings.
External works
The following additions should be made to the locationally adjusted ERC of all buildings:
Suggested % addition |
Description |
2.5% |
Town centre or island site, with no more than a small yard sufficient only access/egress of the ambulances house there. No additional car parking |
4% - 5% |
Town centre or island site, typically with no more than a small yard or garden area, and either no car parking, or a very limited number of spaces within the hereditament. |
5% - 8.5% |
As above, but typically with very limited staff parking and landscaping, and with some boundary fencing. |
8.5% - 14% |
Site typically with some landscaping around buildings, secure boundary fencing, adequate staff parking, and very limited general parking within the hereditament. |
14%- 17.5% |
As above, but typically with landscaping around buildings, secure boundary fencing, adequate staff parking and general parking within the hereditament which falls short of full requirements. |
17.5% - 20% |
Site typically with extensive landscaping around buildings, secure boundary fencing and adequate parking within the hereditament for staff and all other users. |
Where hereditaments do not fit exactly into one of the above categories it will be necessary for valuers to exercise further judgment. For example Stations with two or more floors may warrant a downward adjustment in the percentage addition as the building footprint would be less than the norm.
Where Aerials or Masts exist, regard should be had to cost additions outlined in the relevant section of the VO cost guide.
Location factors should be applied in respect of this class in accordance with the scales in the cost guide.
Professional fees and charges
Sums up to £500,000 13%
£500,000 to £2,000,000 11% (min fee £65,000)
Sums over £2,000,000 9% (min fee £220,000)
For the avoidance of doubt no additional premium should be made for complexity.
2.2 Stage 2 – age and obsolescence
The Build Costs supplied have been calculated with particular regard to the inferior quality of construction and materials that prevailed in the 1960’s and 1970’s.
The standard age-related allowances scale contained in the R2010 Cost Guide should also be applied in most circumstances. However, in the case of buildings that have been significantly refurbished a lower allowance may be applicable, particularly where the works undertaken have enabled internal re-modelling to improve the functional aspects of the Ambulance station.
When applying the standard age related scale the age to be applied is one year prior to the buildings’ completion.
The same age related allowance scale applied to the buildings’ should also be applied to the external works.
2.3 Stage 3 - land value
2.3.1 Developed land value
The value of the developed land, apportioned in respect of its non-domestic use shall be taken to be the following percentages of the aggregate of the ARC of all buildings and external works:
London Boroughs and M 25 Belt |
15% |
Remainder of South East England |
8% |
The North East, Merseyside and Wales (excluding the Cardiff/ Newport area) |
2% |
Remainder of England & Wales |
5% |
The “M 25 Belt” is for this purpose defined as the following Billing Authority areas:
Hertfordshire |
Hertsmere, St Albans, Three Rivers, Watford, Dacorum, Broxbourne, St Alban’s, Welwyn/Hatfield |
Buckinghamshire |
Chiltern, South Bucks, Wycombe |
"Berkshire" |
Slough, Windsor and Maidenhead, Bracknell, Wokingham, Reading |
Surrey (the whole county) |
Surrey Heath, Runnymede, Spelthorne, Elmbridge, Woking, Guildford, Waverley, Tandridge, Reigate & Banstead, Mole Valley, Epsom & Ewell |
Essex |
Epping Forest, Thurrock, Brentwood, Basildon |
Kent |
Sevenoaks, Dartford |
West Sussex |
Crawley |
The remainder of South East England is defined as the following counties excluding the Billing Authority areas forming part of the “M 25 Belt” as defined above:
Bedfordshire, Buckinghamshire, Berkshire, Oxfordshire, Hertfordshire, Essex, Kent, East and West Sussex, Hampshire, and the Bournemouth area of Dorset.
For the avoidance of doubt the Isle of Wight should be treated as outside “South East England” for the purpose of this practice note.
The North East is defined as including Northumberland, Tyne and Wear, County Durham, and Cleveland (Hartlepool, Stockton on Tees, Middlesbrough, Redcar and Cleveland).
2.4 Stage 4 - decapitalisation rate
The Adjusted Replacement Cost (ARC) of the hereditament shall be decapitalised to an annual equivalent by taking the prescribed rate. Ambulance stations are not healthcare hereditaments (as defined) and do not qualify for the lower prescribed rate.
2.5 Stage 5 – end adjustments
Any advantage or disadvantage, which might affect the value of the occupation of the hereditament as a whole should be reflected at this last stage. An adjustment under this head should not duplicate adjustments made elsewhere. Most buildings will not warrant further allowances at this stage and where allowances are appropriate, it is expected that they should not normally exceed 15%.
3. IT support
Where the Contractors basis is appropriate the standard generic Contractors Spreadsheet should be used, a master copy of which is located on the Non-Bulk server. No contract size allowance should be applied.