Illustrative demo · Kingsfield Place, OX14 1AA · Planning: planning.data.gov.uk · Comparables: HMLR PPD (1.67M transactions) · Build cost: BCIS regional benchmarks · Read-only — build yours from a postcode →
Development Finance — Credit Pack
Land off Ock Street, Abingdon · OX14 1AA
Vale of White Horse District Council
Prepared by PlanSureAI
14 Jun 2026
10 residential units
Loan requested
£1,525,000
LTV (vs GDV)
47.7%
LTC (vs costs)
65.0%
Term
~18 months (estimated)
Exit route
Open market sale
GDV
£3,200,000
Total dev costs
£2,344,500
Profit on cost
34.1%
Profit on GDV
24.8%
Property Passport
Verified property record — scores update as evidence improves.
Send a Property Passport instead of a PDF — living record, not a static document.
PP-2026-000184
UPRN: 10009182736
Title: EX123456
Evidence Completeness
92%
Do we know enough?
Lending Readiness
88
Low risk · Can it be financed?
Development Potential
71
Is it worth pursuing?
Evidence by category
Provenance
Development Potential: 71
Drivers
Opportunities
Passport timeline — the record improves over time
| Date | Event | Evidence | Lending | Development |
|---|---|---|---|---|
| Jan 2026 | Site created | 42% | 51 | 74 |
| Mar 2026 | Planning approved | 68% ↑26 | 71 ↑20 | 79 ↑5 |
| Apr 2026 | S106 agreed | 79% ↑11 | 82 ↑11 | 79 — |
| Jun 2026 | Sales pack generated | 91% ↑12 | 84 ↑2 | 78 ↓1 |
Portal intake fields mapped from this pack. Paste into Broker Hub, then attach the PDF pack as supporting evidence — the committee reads the dossier, not the form.
| Broker Hub field | Pack value | In pack | Copy |
|---|---|---|---|
| Site / property address | Land off Ock Street, Abingdon, OX14 1AA | §1 Site | |
| Postcode | OX14 1AA | §1 Site | |
| Local planning authority | Vale of White Horse District Council | §1 Site | |
| Number of units | 10 | §1 Site · §4 Viability | |
| Gross development value (GDV) | £3,200,000 | Exec summary · §4 Viability | |
| Total development costs | £2,344,500 | §4 Viability | |
| Loan amount requested | £1,525,000 | Exec summary | |
| Loan to GDV (LTGDV) | 47.7% | Exec summary | |
| Loan to cost (LTC) | 65% | Exec summary · §4 Viability | |
| Developer equity | £819,500 | §8 Sponsor / intake | |
| Planning permission status | Full planning permission — granted | §2 Planning | |
| Planning reference | PA/2024/01847 | §2 Planning | |
| Exit / repayment route | Open market sale | §6 Exit | |
| Facility term (months) | 18 | Exec summary | |
| S106 / CIL (obligations total) | £118,000 | §3 S106 | |
| Implied unit value (GDV ÷ units) | £320,000 | §6 Exit · comps |
Meets 8 of 8 UTB criteria.
| UTB criterion | This deal | Target | Status |
|---|---|---|---|
| Loan size | £1,525,000 | £1,000,000–£35,000,000 | pass |
| Loan-to-GDV | 47.7% | ≤ 70% | pass |
| Loan-to-cost | 65.0% | ≤ 75% | pass |
| Scheme type | 10 residential units | Residential / residential-led | pass |
| Security locationEngland or Wales — within UTB's published lending area. | Vale of White Horse District Council | England or Wales | pass |
| Planning status | Full planning permission — granted | Consent (or clear route) | pass |
| Profit on costUTB product guide minimum return on costs. | 34.1% | ≥ 20% new build (UTB product guide) | pass |
| Exit | Sale | Clear, evidenced exit | pass |
Indicative readiness only — not a lending decision, offer, or confirmation UTB will lend. Criteria mapped from UTB's published development-finance terms; verify against current lender criteria before submission.
Source: UTB published development-finance criteria · Mapped from:this pack's site, money & exit fields · Confidence: Indicative
Meets 8 of 8 Paragon criteria.
| Paragon criterion | This deal | Target | Status |
|---|---|---|---|
| Loan size | £1,525,000 | £400,000–£60,000,000 (to £35,000,000 per product leaflet; £60m from Nov 2025) | pass |
| Loan-to-GDV | 47.7% | ≤ 70% | pass |
| Loan-to-cost | 65.0% | ≤ 90% | pass |
| Scheme type | 10 residential units | New build, conversion or refurb | pass |
| Security locationEngland or Wales — within Paragon's published lending area. | Vale of White Horse District Council | England or Wales | pass |
| Planning status | Full planning permission — granted | Consent or pre-planning route | pass |
| GDV basis | 7 comparable sales in pack | Comparable-backed GDV | pass |
| Exit | Sale | Clear, evidenced exit | pass |
Indicative readiness only — not a lending decision, offer, or confirmation Paragon will lend. Criteria mapped from Paragon's published residential development finance terms (product leaflet; £60m max per Nov 2025 release); verify against current intermediary criteria before submission.
Source: Paragon residential development finance criteria · Mapped from:this pack's site, money & exit fields · Confidence: Indicative
Meets 8 of 8 Octane Capital criteria — indicative ready.
| Criterion | This deal | Target | Status |
|---|---|---|---|
| Loan size | £1,525,000 | £150,000–£15,000,000 | pass |
| LTGDV | 47.7% | ≤ 70% | pass |
| LTC | 65.0% | ≤ 85% | pass |
| Scheme type | 10 residential units | Residential / conversion | pass |
| Location | Vale of White Horse District Council | England or Wales | pass |
| Planning | Full planning permission — granted | Full or detailed consent | pass |
| Term | 18 months | ≤ 24 months | pass |
| Exit | sale | Clear evidenced exit | pass |
Indicative readiness only — not a lending decision or confirmation Octane Capital will lend. Criteria mapped from Octane Capital's published development finance terms; verify against current criteria before submission.
Meets 8 of 8 Secure Trust Bank criteria — indicative ready.
| Criterion | This deal | Target | Status |
|---|---|---|---|
| Loan size | £1,525,000 | £1,000,000–£20,000,000 | pass |
| LTGDV | 47.7% | ≤ 70% | pass |
| LTC | 65.0% | ≤ 90% | pass |
| Scheme type | 10 residential units | New build, conversion, refurb | pass |
| Location | Vale of White Horse District Council | England | pass |
| Planning | Full planning permission — granted | Consent or clear route | pass |
| Profit on cost | 34.1% | ≥ 15% | pass |
| Exit | sale | Clear evidenced exit | pass |
Indicative readiness only — not a lending decision or confirmation Secure Trust Bank will lend. Criteria mapped from Secure Trust Bank's published development finance terms; verify against current criteria before submission.
Meets 8 of 8 LendInvest criteria — indicative ready.
| Criterion | This deal | Target | Status |
|---|---|---|---|
| Loan size | £1,525,000 | £500,000–£15,000,000 | pass |
| LTGDV | 47.7% | ≤ 70% | pass |
| LTC | 65.0% | ≤ 85% | pass |
| Scheme type | 10 residential units | Residential new build | pass |
| Location | Vale of White Horse District Council | England or Wales | pass |
| Planning | Full planning permission — granted | Full planning | pass |
| Term | 18 months | ≤ 24 months | pass |
| Exit | sale | Clear evidenced exit | pass |
Indicative readiness only — not a lending decision or confirmation LendInvest will lend. Criteria mapped from LendInvest's published development finance terms; verify against current criteria before submission.
Source: Site record · As of: 14 Jun 2026 · Confidence: Confirmed
Erection of 10 dwellings with associated access, parking and landscaping. Fictional demo reference only.
Commencement risk3 pre-commencement condition(s) must be discharged before development can lawfully commence; confirm evidence requirements and timing with the LPA.
Pre-commencement conditions: 3
| Ref | Description | Status | Discharged |
|---|---|---|---|
| PRE-01 | Submission and approval of Construction Management Plan (CMP) | pending | — |
| PRE-02 | Surface water drainage scheme approved by the LPA | pending | — |
| PRE-03 | Archaeological watching brief agreed with Historic Environment | pending | — |
⚠ None of the pre-commencement conditions have been discharged. Confirm discharge status with LPA before drawdown.
Source: Planning annex (LPA / planning.data.gov.uk) · As of: 14 Jun 2026 · Confidence: Confirmed
2 constraints identified: Listed building (on or adjacent) (9 AND 11, BATH STREET), Listed building (on or adjacent) (13 AND 15, BATH STREET).
Assessed at site centroid — red-line boundary survey required for credit submission.
Partial LPA coverage: No national data published for Listed building outline, Article 4 direction, Tree preservation order, Conservation area at this authority — verify with the LPA. Absence here is not a clean bill of health.
Sources: planning.data.gov.uk · Historic England listed-building points (±50m buffer) · Environment Agency flood zones via national hub.
Source: planning.data.gov.uk (national constraint datasets) · As of: 14 Jun 2026 · Confidence: Confirmed
Mandatory requirement
BNG is mandatory for this scheme under the Environment Act 2021. Minimum 10% net gain required — measured against pre-development baseline.
On-site assessment
On-site BNG: not achievable at required level — off-site credits required.
Off-site cost
Estimated off-site credit cost: £18,500 — include in viability stack.
BNG cost within typical viability tolerance.
Habitat baseline
Improved grassland — feeds the BNG metric calculation for this site.
Source: Environment Act 2021 · BNG mandatory from Feb 2024 · Natural England metric v4.0
Source: Environment Act 2021 · Natural England metric v4.0 · As of: 14 Jun 2026 · Confidence: Confirmed
Source: PlanSureAI anomaly detection engine · As of: — · Confidence: Indicative
We structure obligations and triggers so they can drop straight into a credit file.
Section 106
| Head | £ |
|---|---|
| Affordable housing | £52,000 |
| Education | £33,000 |
| Highways / transport | £33,000 |
| Total S106 | £118,000 |
Trigger points
Community Infrastructure Levy (CIL)
Vale of White Horse District Council has not adopted CIL — obligations are S106 only.
Total planning obligations: £118,000
Statutory constraints checked at site centroid — see §2b. Utility provider not identified for this postcode area. Contact your local DNO, water company and gas transporter directly.
Source: Site snapshot (S106 & constraints) · As of: 14 Jun 2026 · Confidence: Confirmed
GDV from NIA × benchmark £/sqm; costs from viability snapshot; developer margin consistent with lender stress tests.
§4b — Groundworks & abnormal cost exposure
Ground condition and abnormal cost exposure — indicative only. Confirm with ground investigation and QS before lender submission.
Ground condition classified as made ground. Estimated abnormal cost allowance: £85,000. Source: desk study.
Construction programme
10-unit scheme, 1-phase build, estimated 52 weeks to practical completion (target PC 30 Jun 2027).
Monitoring surveyor
A monitoring surveyor (MS) appointed by the lender certifies each drawdown stage before funds are released. MS appointment typically required within 4 weeks of facility offer.
Stage sign-off required at:
Impact of GDV movement on viability — costs held constant
| Scenario | GDV | Net profit | Profit on cost | Profit on GDV | Lender cover | Status |
|---|---|---|---|---|---|---|
| Base case(comparable sales) | £3,200,000 | £775,500 | 33.1% | 24.2% | ✓ | Green |
| Stress −5% | £3,040,000 | £619,500 | 26.4% | 20.4% | ✓ | Green |
| Stress −10% | £2,880,000 | £463,500 | 19.8% | 16.1% | ✓ | Amber |
| Stress −15% | £2,720,000 | £307,500 | 13.1% | 11.3% | ✓ | Red |
GDV stress scenarios hold costs constant. Sales costs assumed at 2.5% of GDV. Lender minimum: 20% profit on cost. GDV base case: comparable sales.
Cost Breakdown · 10 units · 800 sqm NIA · £4,000/sqm
| Line item | £ |
|---|---|
Build cost | £1,500,000 |
Planning & professional | £45,000 |
S106 / CIL | £120,000 |
Finance | £220,000 |
Contingency | £85,000 |
Other | £206,000 |
Abnormal groundworks | £85,000 |
Finance cost (interest roll) | £65,000 |
BNG off-site credits | £18,500 |
| Total | £2,344,500 |
Agent fee stated ex-VAT. Contingency applied to build cost envelope only.
Schedule of works
Indicative · RICS stagesStage costs modelled on RICS elemental breakdown — replace with QS schedule at offer stage.
| Stage | Week | Est. cost | Drawdown |
|---|---|---|---|
Planning | — | £60,000 | — |
Infrastructure & external works Site purchase, professional fees, planning discharge, mobilisation | 0 | £120,000 | £228,750 |
Foundations Foundations, ground floor slab, drainage below ground, service connections Surveyor sign-off | +8 | £180,000 | £305,000 |
Superstructure External walls, internal partitions, first floor construction to eaves level Surveyor sign-off | +16 | £270,000 | £305,000 |
Weathertight Roof structure, roof covering, windows and external doors installed Surveyor sign-off | +22 | £225,000 | £228,750 |
First fix Mechanical and electrical first fix, insulation, plasterboard Surveyor sign-off | +28 | £225,000 | £228,750 |
Second fix & fit-out Second fix, decoration, external works, building control sign-off Surveyor sign-off | +36 | £300,000 | £228,750 |
Completion & handover Second fix, decoration, external works, building control sign-off Surveyor sign-off | +36 | £120,000 | £228,750 |
| Soft costs (non-drawdown) | |||
| Planning & professional | £45,000 | — | |
| S106 / CIL | £120,000 | — | |
| Finance | £220,000 | — | |
| Contingency | £85,000 | — | |
| Other | £206,000 | — | |
| Abnormal groundworks | £85,000 | — | |
| Finance cost (interest roll) | £65,000 | — | |
| BNG off-site credits | £18,500 | — | |
| Total programme cost | £2,344,500 | — | |
| Loan facility requested | — | £1,525,000 | |
| Developer equity | — | £819,500 | |
Source: Viability inputs & snapshot · As of: 14 Jun 2026 · Confidence: Confirmed
Lender framingSite welfare failures — HSE notices, underpaid workforce disputes, Modern Slavery breaches — are loan impairment events. This section surfaces the key frameworks so your application is informed.
All UK construction sites must pay at minimum the National Living Wage. Sites funded through Homes England or GLA programmes carry additional obligations — including alignment with the Real Living Wage and compliance with the Fair Payment Code (95% of invoices paid within 30 days for Gold standard). The Procurement Act 2023 extends the 30-day obligation through the full subcontractor chain on any public-sector-linked project.
Funding criteria and fair pay obligations
Bronze / Silver / Gold tier requirements
CDM Regulations 2015 place legal duties on clients, principal designers, and principal contractors from day one. An HSE enforcement notice mid-build is a loan covenant event. Recommended accreditation: CHAS, Constructionline, or any SSIP member scheme.
Client duties and construction phase plan requirements
Find an approved H&S accreditation scheme
Construction has the highest suicide rate of any UK industry. ESG-linked lenders (NatWest, Lloyds, Aviva, L&G) increasingly ask for evidence of worker welfare policies at due diligence stage. The Lighthouse Club and CIOB Mental Health Charter provide free site-level frameworks.
Free mental health support for construction workers
Site-level wellbeing policy framework
Sustainability-Linked Loans from major institutional lenders tie drawdown conditions and interest rates to social value metrics — supply chain payment compliance, Modern Slavery Act adherence, and worker welfare. The National TOMs framework is used by many public-sector funders to evaluate bids.
Social value measurement used by Homes England and GLA
Statutory compliance for supply chains
Source: PlanSureAI lender guidance — statutory frameworks · As of: — · Confidence: Indicative
Contractor: Regional SME
Warranty: NHBC Buildmark — 10-year structural warranty
SSIP: Contractor holds SSIP accreditation
Most development finance lenders require NHBC Buildmark or equivalent approved warranty as a condition of the facility. Confirm warranty policy number before first drawdown.
Source: Site intake — contractor & warranty · As of: — · Confidence: Indicative
| Utility | Status | Abnormal cost |
|---|---|---|
| Electricity | Standard | — |
| Water | Standard | — |
| Gas | Not required | — |
| Drainage | Public sewer | — |
Total utility abnormal costs: £0
All mains services at boundary. Gas not required — heat pump specification.
Source: Site intake — utility connections · As of: — · Confidence: Indicative
Comparable Evidence (benchmark)
| Address | Postcode | Date | Price | Type | Distance |
|---|---|---|---|---|---|
| 12 Ock Street, Abingdon | OX14 1SN | 2024-11-08 | £312,000 | Terraced | 0.1 km |
| 4 Spring Road, Abingdon | OX14 1AU | 2024-09-19 | £340,000 | Semi-detached | 0.3 km |
| 27 Bath Street, Abingdon | OX14 1EA | 2024-10-03 | £275,000 | Terraced | 0.4 km |
| Flat 2, Stert Street, Abingdon | OX14 3JP | 2024-08-22 | £316,000 | Flat | 0.6 km |
| 19 Caldecott Road, Abingdon | OX14 1AX | 2024-12-11 | £355,000 | Semi-detached | 0.8 km |
| 33 Caldecott Chase, Abingdon | OX14 1AJ | 2024-11-25 | £300,000 | Terraced | 0.9 km |
| 8 Peachcroft Road, Abingdon | OX14 2EE | 2024-07-30 | £382,000 | Detached | 1.1 km |
Source: HM Land Registry PPD · 24-month window
Absorption rate (local market)
7 comparable sales in 1.2 km over 24 months
Market velocity: 0.3 sales/month
Estimated absorption: 35 months for 10 units
⚠ Absorption period exceeds 12 months — lender may require phased sales programme or pre-sales evidence before drawdown.
Council tax on unsold stock
Estimated band: D (GDV/unit £320,000)
Liability: approx £175/unit/month from practical completion
Stress (6-month sales period): £1,050/unit · £10,500 total (10 units)
Source: estimated from GDV/unit — confirm council tax band with LPA
Sale — LTV Stress
Refinance — LTV Stress
Primary Exit: Open Market Sale selected on indicative rules. Open market sale shows 33.1% profit on cost (after 2.5% sales costs). All three exits are illustrative against total project cost £2,344,500.
Individual unit sales on open market
Section 106 nomination or Registered Provider partnership
Stabilise at market rent and sell to BTR investor
Completed value (GDV): £3,200,000
Source: Exit model (benchmark comparables) · As of: 14 Jun 2026 · Confidence: Indicative
Source: Demo intake · As of: 14 Jun 2026 · Confidence: Indicative
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Prepared by PlanSureAI
Kingsfield Place · OX14 1AA · 14 Jun 2026
This document is generated from published planning sources and user-provided inputs. It does not constitute legal, planning, or financial advice.
Tamper-evident integrity (SHA-256)
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