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RICS APC > Case Study > Flashcards

Case Study Flashcards

1
Q

What are the different RIBA Design Stages?

A

Stage 0 - Strategic Definition (Site Appraisal)

Stage 1 - Preparation & Briefing (Project Brief)

Stage 2 - Concept Design (Architectural Concept & Cost plan - planning submission)

Stage 3 - Spatial Coordination (Architecture & Cost plan defined better)

Stage 4 - Technical Design (PCSA with contractors)

Stage 5 - Manufacturing & Construction (Build)

Stage 6 - Handover (Snagging)

Stage 7 - Use (post occupancy evaluation)

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2
Q

What is the current status of the change in regulation for Document B?

A

DLUHC on the 29th March 2024 released proposed amendments to Document B which propose that all new residential buildings over 18m will require a second staircase

These changes shall come into place on the 30 September 2026. Any new building that submits an initial notice ahead of this date is not subject to the amendments.

The second staircase does not need to include an evacuation lift, as following a cost benefit analysis which highlighted the net impact of including an evacuation lift would be c. £1.3bn, and unknown positive impact, there it is not required.

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3
Q

What is DLUHC’s Role?

A

Department for Levelling Up, Housing & Communities. Ministerial department for the government.

Responsible for housing, communities, and local government in England and the levelling up policy.

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4
Q

What is process for changing Building Regulations?

A
  1. Release consultation of proposed amendments
  2. Release a circular letter
  3. Highlight transitional period
  4. Highlight proposed amendments.
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5
Q

What are the building regulations?

A

Building Regulations 2010, build on the Building Act 1984. Set out required standards for building work.

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6
Q

What is approved document B?

A

Guidance on Fire Safety in buildings:

  1. Warnings & Escape
  2. Internal & External fire spread
  3. Access and facilities for the fire service
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7
Q

What is the difference between a project brief and a development brief

A

The purpose of development briefs is to stimulate interest in development sites whilst project briefs is to influence the form that a desired development will take

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8
Q

Who are Premier? and what is a Homeowner insurance provider?

A

Premier are an insurance provider that my client uses. They provide the insurance for the residential units.

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9
Q

What were some the development costs as part of the Development Appraisal for H11b?

A

Construction Costs = £114 (trying to get down to £112m).
Prof Fees = 9%
Sitewide Costs = £54m
Sales & Marketing = 5%
Contingency = 3% (construction risk taken into account within construction cost)

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10
Q

How was GDV calculated for H11b?

A

Sales value per sf was a blended £1,350 multiplied by the saleable area (NIA)

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11
Q

Why was H11b no longer viable?

A

Construction costs had increased, but GDV had decreased as NIA had reduced. NIA reduced by 3%.

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12
Q

What is GRC?

A

Glass Reinforced Concrete (fibre-reinforced concrete). Often used in exterior building façade panels and as architectural precast concrete

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13
Q

What was the building techniques for each block?

A

Tower = Unitised panels made of GRC & aluminium

Mansion = Hand laid brick (instead of precast)

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14
Q

What is a Section 96A? What is deemed “non-material?

A

Section 96A from the Town and Country Planning Act 1990.

Non-material is deemed by the council

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15
Q

What are some other ways to adjust a planning application?

A

Section 73 of the Town and Country Planning Act 1990. Can adjust conditions of approved applications

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16
Q

Why was your client against going to public consultation?

A

As another project within the masterplan had very recently gone to consultation and received extremely negative feedback, and it was my client’s preference for this project to not face the same

17
Q

What were some of the planning documents you assisted in collating for H11b NMA?

A

Location Plan (1:1250)
Site Plan (1:200)
Floor Plans / Elevations / Sections (1:50)

NMA Report highlighting changes

18
Q

What is an approved document?

A

Approved by the secretary of State and give practical guidance on common building situations about how to meet the requirements of the building regulations 2010

19
Q

How do you comply with the Building Regulations?

A

Building work must meet all relevant requirements of the Building Regulations. To comply with the Building Regulations, it is necessary both to follow the correct procedures and meet technical performance requirements.

The approved documents set out what, in ordinary circumstances, may be accepted as one way to comply with the Building Regulations

20
Q

What is the regulatory framework for building regulations?

A

The Building Act 1984 - sets enforcement powers

Building Regulations 2010 - sets out required standards for building work. (doesn’t tell you how you should do the work)

Approved Documents give help towards common problems

21
Q

What discount did the agents put on the single staircase building?

A

15%

22
Q

Did you think about forward funding?

A

Already had a joint venture lined up on signing of construction contract and so forward fund was not an option.

Client happy and anted to to input equity to project and share the risk

23
Q

Had you considered selling the site?

A

Was an option as could solve cash flow issues and provide capital quickly

However as we had a design solution ready, and routes to viability. Didnt go down this route

24
Q

What was increase in construction cost with 2nd Staircase?

A

5%

25
Q

Why only £2m of VE targeted?

A

Original scheme was providing improved viability than return metrics of client. Reduction in costs of £2m would allow to reach minimum profit margin

26
Q

Why no sensitivity analysis?

A

Oversight from my part and a lesson learnt that I will take with me into new projects. Such as at Thamesmead.

27
Q

Whats a Reserved Matters Application?

A

Following an outline application, confirming outstanding details that weren’t confirmed at the outline stage

28
Q

What’s an outline permission?

A

Looks to approve principle of the development. With reserved matters to be confirmed at a later stage. Can look to confirm parameter plans highlighting maximum and minimum development, and the design codes.

29
Q

What were some of the building changes?

A

Change in balcony shape, change in façade depth which led to change in look of elevations. Buildings moved slightly closer together.

30
Q

What’s happening to the building now?

A

In construction. Due to complete June 2026. Enabling works occurred up until October 2023, with piling commencing then, and then ground floor slab was put in earlier this year

31
Q

What was the build cost inflation?

A

Material price index for ‘All Work’ increased by 10.4% in January 2023

32
Q

Track Build Cost inflation 2022 - 2023 - 2024

A

Material price index for ‘All Work’ 2022 = +16.7% (September)
Material price index for ‘All Work’ 2023 = +10.4% (January)
Material price index for ‘All Work’ 2024 = -1.9% (Now)

33
Q

What was the savings for the GRC changing thickness?

A

£248k

34
Q

What was the savings for the balcony changing shape?

A

£1.25m

35
Q

How much did you reduce the GRC thickness?

A

from 200mm to 100mm

36
Q

What is classed as Building Work?

A

Defined in Building Regs 2010

  1. Erection or extension of a building
  2. Work required in relation to a material change in use
  3. Insulation work
  4. Services work
  5. Work on Energy status
37
Q

Some specialist information within Document B amendments?

A

Evacuation lifts will not be a requirement

Interlocked stairs should be considered as a single escape route and “do not constitute an alternative means of escape”

RICS APC (13 decks)

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