Architect
The role of the architect is essential to the development process. The design team leader who is able to translate the developer’s concept into a workable and attractive solution, the architect is fully concerned with several major elements in the development process: the acquisition of planning approval, the design of the building and the control of the building contract.
Engineers - a number of engineers are involved in the construction process of a development project. Working closely with the architect, they combine to ensure that the plans are structurally sound and mechanical systems are able to service the building adequately.
Structural Engineer
The structural engineer is to provide the skills necessary to create structures that will resist all imposed forces over the life-span of the structure with an appropriate margin of safety. The choice of structural frames and form of foundation adopted is given to the architect by the structural engineer.
Environmental Engineer
The Environmental engineer deals with the problems caused by water and soil run-off onto surrounding property and is required to carry out environmental impact analysis and control to monitor environmental problems related to toxic waste.
Quantity Surveyor
The QS is in charge of cost analysis and cost control and is usually involved in the initial design discussions and financial appraisal. The Quantity Surveyor is on hand to provide cost advice throughout the development process, but is principally concerned with supplying cost information through the feasibility, outline and detailed design stages which concludes with an agreed cost plan linked to the preparatory design.
Solicitor
The services of a solicitor are inevitable in the property development process, from acquisition of land, through the various stages of planning approval, construction contracts and eventual sale or leasing.
The solicitor adopts several roles:
Advisor – planning law and construction contract law.
Negotiator – explaining and persuading in order to reach agreement between parties involved by acting as an advocate at meetings.
Co-ordinator – between all parties to the project at hand.
Draftsman – of all relevant formal documentation.
Other specialist members
Depending on the nature of the development at hand, a number of specialists may have to be incorporated into the development team:
These may include Landscape Architects, Town and Planning Consultants and Traffic engineering consultants.
-------------------------------------------------------------------------------------------------------
The planning advisor plays a key role in the progression of the development project, through actively defining, promoting and finally applying for the acceptance of the scheme. A number of tasks and responsibilities are associated with the role of planning advisor; these can be broken down as follows:
- Providing the development scheme definition
- Drafting the pre-planning master programme
- Explaining the need for planning policy compliance
- Organising early consultation with statutory bodies
- Setting up a formal or informal environmental assessment
- Building a strong and coherent relationship between themselves and the design team
- Proposing a pre-application public consultation
- Regular liaison with planning authorities
- Confirmation of the planning documentation plans
- Regular pre-application planning policy audit/risk assessment
- Promotional liaison with politicians and influential organisations
- Explanation of the uncertainties of the planning system
- Thorough check of land titles to ensure ‘no ransom’ or ‘blight’ payable.
One of the first and foremost tasks that the planning advisor will have to do is define the proposed development scheme. This may include demonstrating that there is an inherent need for the development in the area, showing that the chosen site is suitable for such a development, and then illustrating how such a development may impact surrounding areas (i.e. traffic patterns and environmental impacts etc).
The planning advisor will have a part in drafting the master programme of development prior to the planning application. He will follow the guidelines set out by the Government’s planning policy (PPG) and lay out the proposed plan and show all the potential planning issues that may arise from it. He may use the guidelines set out by the Government to help elucidate the main goals set out in the planning policy and demonstrate why compliance with those guidelines is essential in all development programmes.
The Government’s General Policy and Principles (1997) sets out the purposes of the planning system and the role it plays in development plans.
'The planning system regulates the development and use of land in the public interest. The system as a whole and the preparation of development plans in particular, is the most effective way of reconciling the demand for development and the protection of the environment. Thus it has a key role to play in contributing to the Government's strategy for sustainable development by helping to provide for necessary development in locations which do not compromise the ability of future generations to meet their needs'.
Apart from making sure that all the usual inquiries are made in respect of preparing and submitting applications for planning approval and building regulation consent, it is also essential that the planning advisor is able to create a positive climate within which the development can progress. This means that the right people in all the various authorities and agencies concerned with accrediting the proposal must be carefully identified, and approaches to them properly planned and presented.
It is also essential to build a good relationship with the other team members in order to create an enthusiasm for the scheme and convey that to those responsible for assessing it.
When tackling environmental assessment of the scheme, consideration must be made towards the Government’s (PPG’s); such as the incorporation of policies and proposals for the improvement of the physical and natural environment in urban areas, including sustaining the character and vitality of town centres, making provision for tree planting and open spaces.
Local people and other interested bodies should have the opportunity to express their views on plan proposals before those proposals are finalised. The aim of public consultation should be to encourage local people to participate actively in the preparation of plans from the earliest stages so that they can be fully involved in decisions about the pattern of development in the area. Consultation with the general public, community groups, conservation and amenity groups, business, development and infrastructure interests helps the planning advisor secure a degree of consensus over the development and use of the site in question. It can also assist in reducing the time taken for plans to reach acceptance by reducing the numbers of formal objections to policies and the time spent in the later stages of the plan preparation process.
With any development plan, there is more often than not, opposition to the proposed development. The planning advisor, along with the developer, must have a heightened awareness of how the proposed scheme will be received by those likely to be affected by it, or have a voice in how, and if, it proceeds. They must, therefore, be able to predict who will oppose, why, how they might organise their opposition, what influence they exert, and how best to negotiate with them to reduce potential conflict.
During the lead in time to the submission of the planning application, the planning advisor must organise a programme of tasks (as mentioned above), to determine each area that needs to be covered in depth.
Below is a breakdown of the various tasks and their place in the 9 month scheduled lead in time to formal application:
Throughout the 9 month programme leading to the formal planning application, there are critical dates such as the early consultation with the statutory bodies (as they hold the key in terms of what is permissible in terms of planning legislation etc). Also, until the planned draft of the scheme has been set, there will be a lot of loose ends, with professionals not knowing where they stand. It is therefore essential for the Project manager to co-ordinate his team so as to enable an efficient workable environment.
Further critical points could be seen as the Public consultation, which could see the scheme being objected to by certain individuals (this would result in a lengthy revision of the initial scheme to accommodate as many of the opposed points as possible.) If the planning advisor and Project manager work together and try to identify the likely response from parties in opposition to the scheme, they would be more prepared to adapt it to suit.
The following is a break down of the approach to be taken by the team in the lead up to the planning application submission:
- Concept and initial consideration – establishing objectives and generating ideas to meet them
- Determining a basic strategy for the development
- Market research to find suitable site (this has already been chosen)
- Site appraisal and feasibility study
- Consultation with planning authority and other statutory agencies
- Establish likely source of finance and terms of provision
- Prepare brief outlining basic proposals for design, budgeting, taxation, planning, marketing and disposal. Show all management functions and outline boundaries of responsibility.
- Design team preparation and submission of preliminary detailed drawings for planning approvals and budget forecasting
- Submission of planning application and negotiation with local authority, statutory undertakers and other interested parties.
- Final adjustment of scheme, making necessary changes to ensure final approvals are obtained from all concerned.
The Developer and project team must work closely together throughout the early phases leading to submission of the planning application, being thoroughly aware of all aspects and problems that may arise.
The handling of development will be determined by the skill of the Team leader in clearly ascertaining each individual team members’ role in the scheme and seeing to it that they reach their potential, while maintaining the standard and quality required to produce a draft plan that will represent the bid for a successful application to the authorities.
The developer, through the help and knowledge of the planning advisor, must have an astute awareness of the planning system in order to design around any inherent problems that may exist within the guidelines set out by the Government.
It is vital for the Team leader to establish a good relationship between himself and the other professionals with which he works. This will give the advantage of allowing him to control project meetings in a productive and efficient manner. A keenly structured and well motivated team is essential to make the development a success; each team member must be properly briefed so they know exactly what is expected of them.
It is also critical that the development team are aware of the potential site to be developed, its surrounding areas, and how those areas are likely to be affected by the development should it take place (i.e. landscaping, traffic flows, noise etc)
All other related matters such as general financing, building contracts and disposal methods etc should be pre-ordained by the developer so that as soon as planning permission is granted, there is not a lull in development activities.
Bibliography
Audit Commission 1992 – ‘Building in quality: a study of development control’
Hayward, R & S. McGlynn 1993 – ‘making better places: urban design now’. Oxford, Butterworth
Ratcliffe & Stubbs 1996 – ‘Urban Planning and Real Estate Development’
UCL Press London
Welbank, M. 1995. Planning and uncertainty. Property Review
www.odpm.gov.uk – ‘planning policy guidance notes’
Planning Policy Guidance 6: Town centres and retail development
Planning Policy Guidance 12: Development plans
Word Count – 2,722
