Development/project briefs

Question 1

Tell me about the key objectives of a development/project brief you have been involved with.

Answer 1

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Question 2

What essential site details would you want to include in a development/project brief?

Answer 2

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Question 3

How do project and development briefs differ.

Answer 3

They are formed at different stages

Development brief is formed at strategic brief (Riba Stage 0-2) (I use them for my client at early stages to set details of development opportunities)

Project brief developed at stage 3

Used to inform consultants that are working on the project

Question 4

Tell me about your understanding of the consultation process.

Answer 4

Identify these when collating a development brief.

Would identify the key risks and mitigation measures

Question 5

What legal issues may impact upon a brief?

Answer 5

Motspur - Network Rail easement zone - have to outline that as a no-build zone. Very clear in briefs

Acquired freehold sets developable area

Question 6

What health & safety issues may impact upon a brief?

Answer 6

Building Safety Bill Construction / programme section of development brief - gateways 2 and 3 impact the programme and construction duration outlined

Need for a second stair has been communicated to consultants

Question 7

Give me one key factor relating to the planning policy background which would impact upon a brief.

Answer 7

Affordable housing
Unit mix policy
Heights (tall buildings cluster)

Question 8

Tell me about your understanding of the principle types of land ownership.

Answer 8

Freehold - full and absolute ownership rights over both the land and any buildings or structures on it

Leasehold - the right to occupy and use the property for a specified period, which can range from a few decades to several centuries.

Commonhold:
Commonhold is a relatively new form of land ownership in the UK, introduced by the Commonhold and Leasehold Reform Act 2002. It is primarily used for multi-unit developments like apartment buildings. Own the freehold of the apartment

Crown Land:
Crown land is land owned by the British monarch on behalf of the state.

Trust Land:
Some land in the UK is held in trust, typically for charitable or public purposes. This land is not owned by individuals but is managed by trustees according to the terms of the trust deed.

Question 9

What key milestones might be found in a brief?

Answer 9

Acquisition of the site
Appointing consultants
Completion of design stages
Client approvals
Securing permissions
Tendering the construction contract and various packages
Construction and logistics programme
Start date and end date of construction
Sales and marketing programme - key launch dates and sales rates
Occupation dates
Handover and community strategy

Question 10

How do you set out a programme for a brief?

Answer 10

Project programme and key milestones section within the brief

Development brief - might include an acquisition timeline, planning programme, and draft construction programme based on the planning application proposed

Project brief - once planning consent received, more detail onto the construction elements and logistics

Question 11

How do you define the scope of works within a brief?

Answer 11

Section within the brief outlining my clients required scope of services, I make sure this is lines up with the appointment letter

Question 12

How does a development budget impact upon a brief?

Answer 12

Build cost - materiality used, investment into public realm and public benefits that can be offered.

Need to converse this to architects. If budget is tight. Need to focus on simple block design, with good net to gross efficiency to save costs. This will be communicated in the brief.

Question 12

How do market conditions impact upon a brief?

Answer 12

Will change the proposals, more valuable uses sought by client.

Commercial may take a dip so look to provide more residential.

The brief needs to be flexible to account for market conditions. ALterations to brief may be required

Question 13

What makes an effective project brief?

Answer 13

Clearly state project objectives and goals.
Define the scope, budget, and timeline.
Identify key stakeholders and their roles.
Specify quality standards and sustainability goals.
Address risk management and legal requirements.
Include design preferences and procurement strategy.
Emphasize health and safety measures.
Outline reporting, communication, and change management procedures.
Be concise, well-structured, and regularly updated.

Question 14

How can an ineffective brief impact upon the remainder of a project?

Answer 14

Inaccuracies or missing information can have dire consequences in later stages of the project. Challenges faced may include clients being unaware of their needs, needs surfacing too late, changing requirements and communication failures.

Cost issues may arise
Legal issues not mentioned will impact
Impact to programme once issues arise

Can impact upon viability of the project

Question 15

How can you create an effective project brief?

Answer 15

Ensure the client receives the right project

Define client’s requirements for the project

developed through an iterative process

Is typically led by the lead consultant

Incorporates information from a variety of sources including project stakeholders

Collates this information into a concise body of information including a requirements schedule

Where possible, requirements should be scheduled in a spreadsheet and drafted as measurable indicators. Examples might include operational energy benchmarks, construction waste reduction targets or budget requirements. This means that the lead consultant or project manager can track project performance and monitor change.

Question 16

What are the two types of specification for a brief?

Answer 16

Performance specification: focuses on describing the desired outcomes and functional requirements of a project without prescribing specific materials, methods, or technical details.

Prescriptive specification: provides detailed and specific instructions, including materials, methods, and technical details that contractors and designers must adhere to in the project.

Question 17

How do you ensure that a brief stays relevant and useful throughout a project?

Answer 17

Regular reviews and alterations to the brief where relevant to take account of

Establish formal process when alterations need to be made. So communication is kept open and transparent

Question 18

How can a brief be used to measure the success of a project?

Answer 18

Development brief at the start of the project - we use this to set targets for the development (target build, target sales, target financials (%GM and £).

As design progress under the eye of this brief, we are regularly carrying out development appraisals at key milestones and referring back to the target financials set out black book level to ensure we are delivering on the financials agreed with the client.

Question 19

How can you incorporate sustainability within a brief?

Answer 19

It’s own section? Liaise with sustainability team

Question 20

Tell me about how you would include procurement advice within a brief.

Answer 20

Outside my area of experience as this is usually dealt with by the project team. However my role would be to advise on the cost budget for the construction phase of the development, which they would then need to work within the confines of.

Question 21

What other constraints may you discuss in a brief?

Answer 21

Legal
Physical (site conditions, existing services, utilities, abnormals, environmental)
Planning policy
Sales risk

Question 22

How can you set out the duties of a team within a brief?

Answer 22

Define this within their scope of service and responsibilities

Question 23

Tell me about your understanding of the CDM Regulations 2015.

Answer 23

Construction (Design and Management) Regulations 2015, often referred to as CDM 2015, are a set of health and safety regulations in the United Kingdom that apply to construction projects. These regulations were introduced to improve health and safety in the construction industry by promoting better coordination and cooperation among all parties involved in a construction project.

Each duty holder has responsibilities they must carry out under CDM

There can only be one principal designer and one principal contractor appointed on a project at any one time.

Question 24

What are the general duties under CDM?

Answer 24

Client:

Appoint competent duty holders.
Ensure that the construction project is properly planned, managed, and coordinated.
Provide relevant pre-construction information to duty holders.
Ensure that the principal designer and principal contractor carry out their duties.

Principal Designer:

Plan, manage, monitor, and coordinate health and safety during the pre-construction phase.
Identify, eliminate, or control foreseeable risks associated with the project’s design.
Liaise with other designers to ensure they comply with their duties.
Prepare and maintain the health and safety file.

Principal Contractor:

Plan, manage, monitor, and coordinate health and safety during the construction phase.
Establish suitable welfare facilities for workers.
Develop a construction phase plan.
Ensure that subcontractors are competent and adhere to health and safety requirements.

Designers (including architects and engineers):

Eliminate or reduce risks associated with the design of the structure or design elements.
Provide information about the design and any associated risks to other duty holders.
Consider the health and safety implications of their design decisions.
Cooperate and coordinate with the principal designer and principal contractor.

Contractors:

Follow the health and safety plan developed by the principal contractor.
Ensure the welfare of their workers and subcontractors.
Consult and cooperate with other duty holders.
Report incidents and hazards to the principal contractor.

Workers:

Take care of their own health and safety and that of others who may be affected by their work.
Comply with safe work procedures and use provided safety equipment.
Report any unsafe conditions or incidents to their supervisor or the principal contractor.

Health and Safety Executive (HSE):

Enforce compliance with CDM 2015 through inspections, investigations, and legal action if necessary.
Provide guidance and support to duty holders to help them fulfill their responsibilities.
Maintain records and monitor health and safety performance on construction sites.

Question 25

Who is the client and what are their duties?

Answer 25

Commercial client - Organisations or individuals for whom a construction project is carried out that is done as part of a business.

= Appoint dutyholders as appropriate
= Make sure sufficient time and resources are allocated
= Prepare and provide relevant info to dutyholders
= Make sure principal designer and contractor carry out their duties
= provide welfare facilities

Domestic client - clients that have work done to their own home:

In scope of CDM 2015, their client duties are normally transferred to:

• the contractor for single contractor projects
• the principal contractor for projects with more than one contractor

Question 26

Who are the designers and what are their duties?

Answer 26

Organisations or individuals who as part of a business, prepare or modify designs for a building, product or system relating to construction work.

When preparing or modifying designs, eliminate, reduce or control foreseeable risks that may arise during:

• construction
• the maintenance and use of a building once it is built

Provide information to other members of the project team to help them fulfil their duties.

Question 27

Who are the principal designers and what are their duties?

Answer 27

Designers appointed by the client in projects involving more than one contractor.

Duties involve::

• identifying, eliminating or controlling foreseeable risks
• ensuring designers carry out their duties
• Prepare and provide relevant information to other dutyholders.
• Liaise with the principal contractor to help in the planning, management, monitoring and coordination of the construction phase.

Question 28

Who are the contractors and what are their duties?

Answer 28

Those who carry out the actual construction work, contractors can be an individual or a company.

Plan, manage and monitor construction work under their control so it is carried out without risks to health and safety.

For projects involving more than one contractor, coordinate their activities with others in the project team – in particular, comply with directions given to them by the principal designer or principal contractor.

For single contractor projects, prepare a construction phase plan (PDF) .

Question 29

Who are the principal contractors and what are their duties?

Answer 29

Contractors appointed by the client to coordinate the construction phase of a project where it involves more than one contractor.

Duties:

• liaising with the client and principal designer
• preparing the construction phase plan (PDF)
• organising cooperation between contractors and coordinating their work
• suitable site inductions are provided
• reasonable steps are taken to prevent unauthorised access
• workers are consulted and engaged in securing their health and safety
• welfare facilities are provided

Question 30

What projects need to be notified and to whom?

Answer 30

A project that is notifiable to the HSE. A project is notifiable when the construction will:

1) last more than 30 days onsite
2) have more than 20 people on site per day
3) Exceed 500 person days

Question 31

When do projects need to be notified?

Answer 31

Before construction begins

Question 32

What are the key considerations when appointing designers/contractors?

Answer 32

For Designers:

Ensure competence and qualifications.
Promote collaboration and innovation.
Prioritize health and safety awareness and compliance.

For Contractors:

Verify competence, financial stability, and health and safety records.
Check references and subcontractor management capabilities.
Establish clear communication, site supervision, and dispute resolution procedures.

Question 33

What is a SSIP assessment and why is this important?

Answer 33

Safety Systems in Procurement (SSIP)

is a process in the United Kingdom that evaluates and assesses the health and safety practices and standards of contractors and suppliers.

is important because it demonstrates that your company has met the core criteria for health and safety assessment., including compliance with CDM 2015.

Is just one certificate instead of having to organise multiple assessments and pay mulitple fees

Question 34

What happens if a project started before 6 April 2015?

Answer 34

Were subject to the CDM 2007 requirements

For live projects, there was a transition period running from 6 April 2015 until 6 October 2015. Full details of this period are set out in Schedule 4 to CDM 2015, with the key points being as follows:

• On projects where a CDM co-ordinator has already been appointed, the client has until 6 October 2015 to replace its CDM co-ordinator with a principal designer (unless the construction phase will complete before that date).
• During the transition phase, CDM co-ordinators will have revised duties in order to comply with CDM 2015.

Question 35

Give one example of pre-construction information which needs to be provided.

Answer 35

Site information:

Site boundaries and access points.
Existing structures and utilities on the site.
Information about adjacent properties and their occupants.
Ground conditions and geotechnical data.
Any known hazards or risks associated with the site, such as contaminated land or underground services.

Question 36

What is the health & safety file and why is it important?

Answer 36

Health and Safety File has to be prepared for all construction projects where there is more than one Contractor

The health and safety file is defined as a file appropriate to the characteristics of the project, containing relevant health and safety information to be taken into account during any subsequent project. The file is only required for projects involving more than one contractor.

Ensures all risks can be mitigated, ensuring the development can be constructed in line with health and safety/CDm guidance

Question 37

Tell me about what you understand by a site inception/site development brief.

Answer 37

A development brief is a document that is typically prepared at the early stages of a property development project. It provides a strategic and comprehensive overview of the development’s objectives and vision. The purpose of a development brief is to guide my client about the site constraints and opportunities, and development possibilities for a specific site.

Question 38

How do you agree the scope of a project for an inception brief?

Answer 38

Identifying key stakeholders.
Defining project objectives and vision.
Assessing feasibility and constraints.
Identifying risks and mitigation strategies.
Establishing design, budget, and timeline requirements.
Collaborating with stakeholders.
Ensuring legal and regulatory compliance.
Documenting and formalizing the agreed-upon scope.

Question 39

What objectives do you look at for an inception brief?

Answer 39

For my client, I’m briefed to target their financial requirements and hurdle rates when collating the brief

Question 40

What other considerations do you take into account for an inception brief?

Answer 40

Key constraints and opportunities of the site to do with;

Planning
Physical aspects
Legal
Construction
Sales
Costs

Strategy - planning, acquisition, potential upside in future, construction

Question 41

How do you include consultation within an inception brief?

Answer 41

Within the planning strategy section we include an engagement strategy which is to be agreed with our PR consultant once appointed. Outline key stakeholders in the local community such as community groups etc, and other stakeholder such as LPA and senior council leaders. Work up engagement strategy into planning programme

Question 42

What is a consultation strategy?

Answer 42

planned and structured approach for engaging with relevant stakeholders during the development process.

Question 43

What is a party wall notice?

Answer 43

a formal written notice served by a property owner to their adjacent neighbors when they plan to carry out construction or renovation work that may affect a shared party wall or structure.

Question 44

What are the differences between an outline project plan, development brief and a project brief?

Answer 44

Outline project plan

• An initial high-level document used at the very early stages of project conception.
• May include preliminary information about the project’s purpose, goals, potential site selection, and initial budget estimates.
• For internal use

Development brief:

• More detailed document used as a strategic brief to my client (RIBA Stage 0-2)
• Sets projects objectives
• Used to inform client board of acquisition

Project Brief:

• For RIBA Stage 3+
• Used for consultants/contractors
• To ensure delivery of the development

Question 45

Name an industry standard plan of work used to guide the services required from the professional team at briefing stage

Answer 45

The RIBA Plan of Work organises the process of briefing, designing, constructing and operating building projects into eight stages and explains the stage outcomes, core tasks and information exchanges required at each stage. (ROYAL INSTITUTION OF BRITISH ARCHITECTS)

Question 46

What Is the difference between the client requirements at RIBA 0 and the project brief at RIBA 1?

Answer 46

RIBA Stage 0 - Strategic Definition - primary focus is understanding the clients needs, objectives and goals for the project. It’s about the calculations you need to make before you are ready to commit to a project

RIBA Stage 1 - focus shifts towards developing a more detailed project brief based on the info gathered at RIBA . Design team appointed at end of stage 1
- Prepared by the client and sets out design/budget requirements

Question 47

At the end of RIBA 1, what outputs are typically generated?

Answer 47

Project brief including:

Information requirements
Responsibility matrix
Project outcomes
Project budget
Programme and timeline for the project
Spatial requirements
Digital execution plan
Site information including site surveys so stage 2 can commence

Client approval then received before moving to stage 2 design

Potentially - feasibility studies

Question 48

What does a clients business case typically contain at the end of RIBA 0?

Answer 48

Review of project risks
Review of project budget
Statement of need
Review of feasible options for the development