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HATTIE APC REVISION > Project Briefs > Flashcards

Project Briefs Flashcards

1
Q

What is a brief?

A
  1. Ensures the client receives the RIGHT PROJECT
  2. Transforms UNIQUE CLIENT NEEDS into building requirements through an iterative process of gathering and collecting information
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2
Q

How does a project brief evolve?

A
  1. Statement of need
    - First attempt to describe project requirements
    - Concise and coherent statement
    - Supported by evidence of why a project needs to be undertaken
  2. Strategic brief
    - Clear and concise documents that outlines crucial info from the discovery stage
    - Lays foundation for project to meet client requirements
    - After kick-off - consultants can be appointed

3, Project brief
- Key document the design is based off
- Final stage of client requirements for the development of the built asset

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3
Q

What is a project brief?

A

Evolved through RIBA Stages 0,1&2 with the benefit of information gained through consulting the Client, specialists and stakeholders.

0 - Strategic definition
1 - Preparation and briefing
2 - Concept design

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4
Q

How should a brief be prepared?

A
  • Various ways but key that the method allows stakeholder needs + existing relevant information to be captured and translated into building requirements
  • Likely to be lead by the lead consultant
  • Develop from an preliminary briefing document - iterative review from stakeholders making changes as need and then receive client sign off to freeze project brief

Preparation may include:
- Review statement of need and strategic brief
- Review business case
- Site surveys
- Desktop research - planning (space standards, local policy)
- Workshops (client needs, expectations, priorities)
- Stakeholder input

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5
Q

Why is it important to have a good brief?

A
  1. Improve the quality of development
    - Can influence the design of the site - can focus attention on the unique characteristics of a site, helping improve quality
  2. Improve the efficiency of the planning and development process
    - Make it clear what is un/acceptable
  3. Minimize uncertainty
    - Help prevent inaccuracies or missing information early on - which could lead to direct consequences at a later stage
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6
Q

What are the challenges when preparing a brief?

A

Client being unaware of their needs
Client needs being identified too late in the process
Changing requirements
Communication failures

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7
Q

What is the different between a project brief and a development brief?

A

Different companies have different definitions.

Project brief (Clarion)
- Sets out the overall Client objectives for the project and key details on how the project will progress. Evolves over the project life cycle, with numerous iterations and input from different stakeholders.

Development brief (Clarion) - formed at the strategic brief state and should contain any relevant information for the development of a feasibility study and designed. Will become more informed as the project progresses.

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8
Q

What are the key elements of a project brief?

A
  • Report with an appendices
  • Frozen at the end of concept design stage
  • Change control procedures introduced
  • Everyone needs to have access to the right info at the right time within the limits of confidentiality
  1. Project details
  2. Business Plan
  3. Design
  4. Stakeholders

PROJECT DETIALS

Project vision, mission, objectives

Site information
- Physical context - topography, adjacent uses, transport
- Site description - physical description of the site and a site plan
- Public utilities - services and capacity
- Site history - including previous uses and planning

Spatial requirements - SoA, users, circulation, zoning - conservation area, listed buildings, area of archeological potential. Sites of Special Scientific Interest

Legal ownership

Technical requirements - site constraints - areas/features to be protected and free from development (e.g. TPOs), ground conditions, previous uses and contamination, access limitations, sensitive uses or buildings or or adjacent to the site

Planning requirements
- National planning policy guidance
- Statutory development plans
- Supplementary planning guidance
- Regeneration strategies or other area based initiatives
- Other local relevant policies

BUSINESS PLAN

Client description - objectives and KPIs
Programme and approvals
Budget and funding
Financial parameters - target build costs
Sales and marketing strategy
Risks

DESIGN
Quality
Specification
Parking
Contentious issues
Client policies & preferences
- Policies: H&S, sustainability, energy
- Preferences: landscaping, materials, tenure blind

STAKEHOLDERS
Organizational structure
Consultant team
Stakeholders
Operational requirements

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9
Q

What is set out within a development brief?

A

Project details

Project description - location, area, ownership
Planning requirements (policy, history)

Business Plan

Client description - including organizational structure
Scheme budget and fee break down
Client requirements
Project risks

Design

  • Units, tenure, mix, sizes, typologies
  • Affordable housing requirements
  • Efficiency ratios (80% NIA: GIA resi floors, 75% NIA:GIA overall)
  • Spec
  • Ventilation, circulation and core design (8 units / core, second stair core)
  • Waste and recycling
  • Parking and cycle storage
  • Amenity provision
  • Non-resi requirements

Stakeholders

Consultation

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10
Q

What is a feasibility study?

A
  • Anaylse and assess the viability of the project
  • Assess practical aspects of the project and strengths and weaknesses
  • Stakeholders can then make informed decisions for the next stage of the project
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11
Q

Main components of feasibility study?

A
  • Planning status, Legal/statutory issues, abnormal issues
  • Analysis of costs, programme,
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12
Q

What is a Project execution plan?

A

A report setting the strategy for managing a project, describing roles and responsibilities and defining policies, procedures and priorities that will be adopted

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13
Q

What are room data sheets?

A

Detailed requirements, key method of supplementing the project brief giving more detail -feels into Employers Requirements

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14
Q

What is the purpose of a brief?

A

Formally identify the clients requirements, which will evolve as the project progresses

Provide clarity for design team, creating foundation for the successful delivery of the project

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15
Q

Who are potential key stakeholders? Why is it important to include a summary of key stakeholders in a dev brief?

A

The business leaders
Internal team members
External consultants
Local planning authority
Local community
Local neighbourhood groups
Ward councilors

Stakeholder engagement ensures all parties align with the project’s goals and expectations.

stakeholder engagement assessment matrix - valuable tool for assessing and managing stakeholder engagement.

assesses stakeholder interests vs influence and power of stakeholders
Typically split into 4 quadrants
LL: Monitor
HH: Engage closely
LH: Keep statisfied
HL: keep informed

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16
Q

What are the key risk areas for developers undertaking any new development?

A

Planning risk
Financial risk
Reputational risk
Sales risk

17
Q

Even if within the overall site allocation unit numbers, what other areas of planning risk might there be?

A
  • Heights
  • Massing
  • D/S
  • Design
  • Adhering to updated building regulation requirements
  • BDNG
18
Q

Why do you need to review planning policies within a planning brief?

A

uses sought/acceptable/unacceptable;
the viability of the uses or combination of uses selected, including consideration of market
demand and development costs;
additional infrastructure and facilities to be provided and by whom;
planning standards to be applied, and the degree of flexibility;
layout of the development including access, parking and circulation;
scale, massing and height of buildings;
landscaping;
buildings to be retained (including listed buildings);
design criteria; and
off-site requirements.

19
Q

What can be the limitations of producing a brief?

A
  • Can ask for too much - over complicated solutions which are unattainable
  • Lack of detail or input from stakeholders
20
Q

Please could you explain the risks that you identified and needed to mitigate and make allowances for?

A
  • Building Safety Act - intention to mandate second stair cores for buildings over 18m
  • Surroundings - 2/3 storey houses - 4 storey building with set back - D/S analysis to assess for ROL claims to be undertaken if a successful bid
  • Allowance for upgraded glazing to mitigate noise impact from Railway line to the SW
21
Q

How did you determine appropriate heights and massing at Preston Road?

A

Review of the site allocation
- Units 450 across the strategic allocation
- Clear cluster of tall buildings with a consistent building line and street frontage

Review of site surroundings
- SW: 2/3 storey houses - 4 storeys with set back (houses unviable) - ROL
- Taller 15 storey element - Preston Road and BtR, also park views

Planning precedent
- Surround scheme heights - Preston Park West 13-15 storeys, 230 units, commercial

Consider D/L implications and overlooking
Minimum separation distance of 18m between blocks

22
Q

What were the key planning policies you considered at Preston Road?

A

Local Plan (B&H City Plan Part 1)
- Strategic Allocation for a mixed use (office and residential) development. Minimum quantum of office space to be provided (4000m2) and that c.450 residential units should be provided across the strategic allocation (other sites set to deliver 230 units)
- Clear cluster of tall buildings consistent building line and strong street frontage (SE - 15 storey BtR scheme with 2/3 storey houses to the south of it and SW of the site, 15 storeys to East of the site along Preston Road)
- Mix of dwelling types and tenures

Affordable Housing Policy: Mix: 30% 1 beds, 45% 2 beds, 25% Affordable Rent

Parking requirements:
50% provision for residential (policy = 0.5 spaces per dwelling)
Visitor parking (policy = 1 space per 2 dwellings),
Commercial spaces – surface spaces (however flexible if not possible)

Meet nationally described space standards;
Part M All resi min. be accessible and adaptable in accordance with Building Regulation M4(2); 10+ dwellings,
10% of the affordable resi units and 5% of all the resi units should be suitable for occupation by a wheelchair user in accordance with Building Regulation M4(3).

SHMA: 1 beds 10-15%, 2 beds 45-50% - consider site

Building Safety Act - Provision of second stair core for buildings over 18m

23
Q

What is a strategic site allocation?

A

Planned designation of specific areas for development at a large scale. Strategically chosen to support the provision of infrastructure, accommodate housing growth, and contribute to improvements in existing infrastructure.

24
Q

What were the key elements CHAL design elements considered in a brief?

A

Unit Typologies
- Meet but not exceed NDSS
- 2b3p’s have a double bed in the second bedroom
- No north facing single aspect units
- Maximize dual aspect homes, min 60%

Mix

Affordable requirements - cores, 25% 1 beds, max 2 1b2p’s per core / floor

Ventilation and core design
- 8 units per core
- Part M Building Regs
- All accessible & adaptable in accordance with Building Regulation M4(2);
- 10% of the affordable resi units and 5% of all the resi units should be suitable for occupation by a wheelchair user in accordance with Building Regulation M4(3).

Efficiencies
80% NIA:GIA resi floors, 75% NIA:GIA overall

Amenity provision
- Entrance lobbies, post rooms, BOH, plant, cycle, bin stores
- Private amenity space

Parking

25
Q

Why did you undertake a site visits?

A

Understanding of the site
Site specific factors
- Physical characteristics - topography, drainage, ecology
- Access points
- Boundary treatment
- Services
- Noise
- Neighboring properties, potential RoL
- Local amenities
- Views

26
Q

Where have provided a brief for a site assuming a viability case for the affordable housing?

A

Whilst the affordable housing policy required a 40% provision, my initial appraisals concluded this would be unviable. The neighbouring BTR planning consent which was part of the same site allocation and had a similar historic existing use had achieved planning consent with a 13% affordable housing provision. Following discussions with a planning consultant I deemed it appropriate to assume a 13% affordable housing provision and caveat that the offer would be subject to further due diligence on the affordable housing strategy. I briefed the architect that a 13% affordable provision which met the Local Plan’s affordable tenure and mix requirements would be appropriate
(30% 1 beds, 45% 2 beds, 25% Affordable Rent)

The Local Planning Authority did not determine a private housing mix requirement. I briefed the architect to provide 60% one beds and 40% two beds to enhance affordability for buyers whilst maximising £/ft2 sales revenue.

27
Q

What are the summary statistics for Mitcham Gasworks?

A

c. 600 homes - based of representations (viability) and discussions with LPA
35% Affordable Housing (70% SR, 30% SO) - Footnote 59 London Plan
5-9 storeys, site allocation allowed for taller buildings
Parking 25%
Flexible commercial space 4000m2

28
Q

Please could you explain the risks that you identified and needed to mitigate and make allowances for?

A

Site features
- Underground gas mains - relocation of central main
- Pressure reduction station - unviable to relocate - screening options
- Gas governor - visually un-intrusive as underground - screening
- Telecoms mast - 2 storeys higher - no dwellings would be in the exclusion zones for radio waves delivering 5G

Heights
- 2 storey houses south (no windows / ROL) - front door access and pitched parapet (character)
- 5-9 storeys in ELP

29
Q

Can you explain where you were presented with technical risks and the solutions to overcome them within a development design?

A

Mitcham Gasworks – I was asked to prepare a Development Brief for the architect to design a suitable scheme for the planning application.
I reviewed the site constraints plan which identified underground gas mains and above ground features including a pressure reduction station (PRS), a gas governor and 30m telecoms mast.

The PRS was visually unattractive, however after discussions with SGN I concluded that it would be too expensive to relocate the PRS. I advised St William’s Managing Director that a visually attractive screening should be provided around the PRS instead. I provided examples of where this had been undertaken at other St William developments. The Managing Director was in agreement and I briefed the architect to do this.

I reviewed the Technical Report and identified that building over the gas mains and within the gas easements was prohibited. Whilst most of the gas mains ran along the edge of the site, one ran through the centre of the site which would significantly influence the building locations. I obtained a quote to see how much it would be to relocate the gas main. I advised the Managing Director that the extra development gained from relocating the gas main significantly outweighed the relocation cost. The Managing Director agreed and I briefed the architect accordingly.

30
Q

What planning policy did you review at Colin Campbell Court?

A

Plymouth and South West Devon Joint Local Plan (2019)

Site allocation
- Mixed use development which included 300 homes

Affordable Housing Provision - 30%
AH Tenure split - Not specified but a mix of house sizes, types and tenures appropriate, supported by local housing evidence. 70/30 split to meet Client’s requirements (SR/SO) - deliver as many affordable rented homes as possible

Parking Policy - 1 space / 1 beds and 2 spaces / 2 & 3 beds
Double height podium or basement would be required to deliver - not be viable due to the high associated build costs and relatively low values in the area. Advised a car-free solution should be sough. Discussions with PCC happy

P&SWD Climate Energy Planning Statement
- onsite renewable energy generation
- low/zero carbon water heating systems (ASHP)
- compliance with Part L, F, O and S

HATTIE APC REVISION (22 decks)

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