A new plant to produce steel tubing requires an initial investment of $10 million. It is expected an additional investment of $ 5 million in year 3 and an investment of $ 3 million in year 6. Annual operating cost will be $ 3 million. The Annual revenues will be $ 8 million which is expected to increase by 2% every year. The life of the plant is 10 years. If the interest rate is 15% per year. Calculate the NPV,IRR and Payback of this investment