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APC Revision 2023 > Development/Project Briefs (Level 1) > Flashcards

Development/Project Briefs (Level 1) Flashcards

1
Q

What is the RICS Guidance in relation to development/project briefs?

A

RICS Guidance Note on Development Management (2009)

  • sets out the main phases of the development management process and the main activities included in each phase
  • provide specific guidance on the following issues that will impact upon the development process:
    • development appraisal
    • planning application processes
    • development finance
    • procurement
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2
Q

What are the different phases of development management set out in the RICS Guidance Note on Development Management (2009)?

A

Phases of Development Management:

  1. Developer’s Initial Concept
  2. Site Acquisition Strategy
  3. Outline appraisal
  4. Outline planning permission
  5. Full planning permission
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3
Q

What was the over-arching objective of HQ4’s development brief?

A

The main objective of the development brief was to:

‘create student accommodation that will provide high quality design, enhance the student experience and will complement the diverse range of uses across the masterplan’

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4
Q

What were the design and sustainability objectives for HQ4?

A

Design:
- provide a mixture of units
- high quality amenity space
- maximise dual aspect units

Sustainability:
- BREEAM Very Good
- Bio-diversity net gain of 20%
- Renewable energy sourcing
- Embed Passivhaus principles

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5
Q

What was the objective of the project brief you worked on for the student accommodation development, Essex?

A

Project brief objective was to:

‘review possibilities for improving the proposed building’s sustainability performance in operation’

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6
Q

What is a development brief?

A

A development brief is a document that sets out a series of parameters and wider principles for a development.

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7
Q

At what RIBA Stage is a development brief formed?

A

A development brief is formed at the strategic brief stage RIBA 0-2

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8
Q

What is a project brief?

A

A project brief is the output of the concept phase of a project or programme.

It is the final stage in the process of defining and capturing the client’s requirements for the development of a building

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9
Q

At what RIBA stage is a project brief developed?

A

It is typically developed at RIBA Stage 3

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10
Q

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

A
  • Formed at different stages of a project - development brief is formed during the strategic briefing phase (RIBA 0-2), whereas a project brief is formed at RIBA Stage 3 - Spatial Co-Ordination
  • Principles and detail - a development brief sets out the principles of a development and the vision whereas a project brief is more specific influencing the built form of a development
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11
Q

When would you use a project brief instead of a development brief?

A

Project brief - details the clients requirements and is developed in stages

Development brief - formed earlier on in the development phase would be used to instruct a planning consultant for example

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12
Q

What is included in a development brief?

A

Development Brief includes:

  • Development vision, mission and objectives
  • Site constraints and opportunities
  • Infrastructure including energy and transport access
  • Planning policies
  • The proposed uses, densities and other design requirements
  • Timeline
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13
Q

What is included in a project brief?

A

Project Brief – often develops as the design progresses (frozen at end of RIBA Stage 2 – Concept Design) it includes:

  • Project vision, mission and objectives
  • A description of the client, e.g. priorities and criteria that will be used to measure success and interfaces with other project
  • Client preferences, e.g. aesthetics, use of local materials and use of landscape
  • Site information, e.g. building and site surveys, utilities, ground conditions and planning consents
  • Spatial requirements – schedules of accommodation, areas any specific policies
  • Technical requirements – structural strategy, servicing requirements, acoustic requirements, fire, maintenance and cleaning, sustainability objectives, lifespan
  • Project Requirements – planning, budget, programme, key milestones, known risks
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14
Q

How do you prepare a project/development brief?

A
  • Review existing business case, statement of need and strategic brief
  • Site surveys and analysis of site information
  • Desktop research, e.g. planning requirements, space standards, local policy and building regulations
  • Workshops with client champions and user panels to establish needs, expectations and priorities
  • Input from other stakeholders through surveys or interviews
  • Develop preliminary briefing document
  • Iterative review with stakeholders, making changes as needed
  • Receive client sign-off to ‘freeze’ project brief

Remember the key client requirements are time, cost and quality

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15
Q

What is a statement of need?

A

A statement of need is a concise and coherent statement, supported by evidence on why a project needs to be undertaken

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16
Q

What is a business case and when is it produced?

A

A business case is the rationale behind the initiation of a new building project. It is typically produced as a report at the initiation stage of a project / RIBA Stage 0 – Strategic Definition.

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17
Q

What should a business case include?

A

Goals, vision and objectives
Strategy
Financial case
Planning evidence

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18
Q

What is a feasibility report?

A

A feasibility report will look at the detail of the design proposal, it’s likelihood to get through planning, the viability of the programme and suitability of budget and contingencies in relation to the perceived risks of a project.

Produced at RIBA Stage 1

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19
Q

Why is a good brief important?

A

Ensure the client is happy and satisfied with the result
Makes the client be clear on what they want
Avoid any complications and delays
Set expectations and deadlines which can be referred back to as well if there are any disputes

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20
Q

When would potential third party stakeholders be involved in a brief?

A

Stakeholder Engagement and Design Consultation

  • Often developers will undertake design consultation with the local community to gain feedback on their initial design proposals or listen to specific requirements
  • These comments can then be accounted for within the development/project brief

Planning Consultation

  • Following the receipt of a planning application the local planning authority will undertake a formal period of public consultation typically lasting 21 days allowing views on the development to be expressed
  • The local planning authority will identify and consult a number of different groups typically neighbouring residents and community groups and statutory/non-statutory consultees
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21
Q

What environmental features and issues would you consider in a brief?

A

Environmental Features

  • Consider if there are any that should be considered as site constraints within the development brief e.g river, flooding, site topography, protected areas
  • Consider if there are any that present site opportunities e.g the retaining of existing vegetation

Environmental Issues

  • Sustainability targets should be set out within your development/project brief as well
22
Q

Tell me about your understanding of the planning consultation process

A

Planning Consultation

  • Following the receipt of a planning application the local planning authority will undertake a formal period of public consultation typically lasting 21 days allowing views on the development to be expressed
  • The local planning authority will identify and consult a number of different groups typically neighbouring residents and community groups and statutory/non-statutory consultees
23
Q

What legal issues may impact on a brief?

A

Legal Contracts

  • Developing and funding agreements may set out specific requirements for a project that will have to be accounted for within the project and development brief otherwise you may be in breach of contract

Land Ownership

  • Have to ensure that you have the correct rights and ownership to develop a brief
    May need to consider adjacent land owners and the legal rights they have with the potential impact of your development
24
Q

What health & safety issues may impact upon a brief?

A

Building Regulations (2022) - need to be considered and complied with when setting out the requirements of your development/project brief

CDM Regulations (2015) - should be considered to ensure that Health and Safety is considered throughout the development process from conception to demolition

Fire Regulations – Fire Safety Act (2021) and Building Safety Act (2022) have to be complied with and captured within development/project briefs

25
Q

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

A

Designated Use – planning policy may designate a particular site or area for specific land uses which need to be captured within your development/project brief

Development Objectives/Goals – local plans or SPDs will likely set out their ambitions or targets for development areas and the development/project brief will have to capture those within their own objectives and development principles e.g targets relating to:

  • Affordable housing
  • Sustainability
  • Design standards
  • Heritage assets
  • Existing uses
  • Provision of transport
26
Q

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

A

Sole Ownership - when one person owns a property by themselves as a whole

Joint Ownership - where the whole property is owned jointly and if one of the joint owners dies then the property automatically vests with the remaining owner(s)

Common Ownership (Tenants in Common) - where effectively a proportion of the property is owned by an individual. This may be equal or it may be in different proportions. If one of the tenants dies then his/her share goes into their estate and is dealt with by the will or according to the rules of intestacy

27
Q

What key milestones might be found in a brief?

A
  • Project Kick Off
  • Strategic Briefing
  • Finalising Design
  • Securing Funding
  • Planning Submission
  • Planning Approval
  • S106 negotiation
  • Start on Site
  • Project Completion/Handover
  • Rectifying Defects
28
Q

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

A

A scope of work sets out the services and deliverables that will be undertaken/provided under a particular contract.

It will set out:
- Description of the project
- Significant milestones
- Programme of work and expected time frames for delivery
- Reports
- Pricing
- Deliverables
- Roles and responsibilities

A scope of work can be a useful way of agreeing broad project requirements for both the client and supplier

29
Q

How do market conditions impact upon a brief?

A

Market Conditions can impact the following within a brief:

Specified Use – likely to be dictated by demand and value in the market

Costs – cost of construction and design standards available within the budget, interest rates, consultant fees

Timelines – when you would aim to start/complete a project to maximise a project

30
Q

How does a development budget impact upon a brief?

A

The development budget provides the financial parameters for the development/project and will impact design quality, resourcing, finance costs, deal structure

31
Q

What makes an effective project brief?

A
  • Clearly Defined
  • Timelines
  • Specific Responsibilities
  • Meets the Client’s requirements and objectives
  • Deliverable
  • Within budget
  • Degree of flexibility
32
Q

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

A

Timelines – brief should set out clear timelines that are achievable for a project if the brief is ineffective the timelines are unlikely to be met

Cost – a brief that is too expensive will breach the budget leading to compromise later down the line

Failed Objectives – if a brief does not set out clear objectives then the delivery of the project is likely to be unsuccessful/unsatisfactory

Unhappy Client

33
Q

What are the two types of specification for a brief?

A

Performance Specifications - describe the result that is required from particular items

Prescriptive Specifications - typically contain detailed descriptions of the following components:

  • General requirements relating to regulations and standards.
  • The type of products and materials required.
  • The execution and installation methods required.
34
Q

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

A

Ensure there is some flexibility in the brief so that it can evolve as the project progresses

Key Performance Indicators – metrics used to evaluate factors that are crucial to the success of a project

They can be used to;

  • Monitor costs
  • Track progress
  • Assess client satisfaction
  • Identify strengths and weaknesses
  • Compare performance between projects
  • Assess specific elements such as sustainability, utility usage
35
Q

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

A

Key Performance Indicators – metrics used to evaluate factors that are crucial to the success of a project

They can be used to;
- Monitor costs
- Track progress
- Assess client satisfaction
- Identify strengths and weaknesses
- Compare performance between projects
- Assess specific elements such as sustainability, utility usage

36
Q

How can you incorporate sustainability within a brief?

A

Sustainability Targets/Objectives

37
Q

What other constraints may you discuss in a brief?

A
  • Site Constraints
  • Budget Constraints
  • Design Constraints
  • Legal
  • Planning Constraints
38
Q

Tell me about your understanding of the CDM Regulations 2015

A

Construction Design and Management (CDM) Regulations (2015)

  • The aim of CDM Regulations is to ensure that Health and Safety is considered throughout the development process from conception to demolition
  • Principal Designer is responsible for considering and enforcing CDM regulations from the design stage
39
Q

What are the general duties under CDM?

A

General Duties under CDM are to:

  • sensibly plan the work so the risks involved are managed from start to finish
  • have the right people for the right job at the right time
  • cooperate and coordinate your work with others
  • have the right information about the risks and how they are being managed
  • communicate this information effectively to those who need to know
  • consult and engage with workers about the risks and how they are being managed
40
Q

Who is the client under CDM and what are their duties?

A

CDM Client - A CDM client is anyone for whom a construction project is carried out

The main CDM client duties include:

  • Making suitable arrangements to ensure that construction work is carried out safely;
  • Ensuring there is proper cooperation and coordination between those involved in the planning, design and management of construction work;
  • Ensuring that pre-construction information is provided to the right people at the right time to help with designing the structure/s and construction planning;
  • Ensuring a suitable document (referred to in the regulations as a construction phase plan) has been drawn up before construction work begins onsite;
  • Ensuring that arrangements for the provision of suitable welfare are put in place for construction workers, by the Principal Contractor/Contractor;
  • Ensuring that the project is notified to HSE if construction work lasts longer than 30 working days and has more than 20 workers working simultaneously on it or exceeds 500 person days;
  • Coordinating with other independent construction projects onsite.
41
Q

Who are the designers under CDM and what are their duties?

A

CDM Designer - A CDM designer is an organisation or individual who prepares or modifies designs for construction projects, or arranges for, or instructs others to do this. Designs include drawings, specifications and design calculations.

Main Duties include:

  • Have the necessary skills, knowledge, and experience relevant to the work they are doing;
  • Ensure that the person/company they are doing the work for are aware of their CDM 2015 duties;
  • Take account of pre-construction information provided during design work. Provide information to assist others;
    eliminate foreseeable health and safety risks to anyone affected by the project (if possible);
  • Take steps to reduce or control any risks that cannot be eliminated.
  • Cooperate and coordinate with others.
42
Q

Who are the contractors under CDM and what are their duties?

A

CDM Contractor - A contractor is anyone who, in the course or furtherance of business , carries out, manages or controls construction work.

Duties include:

  • Have the skills, knowledge and experience relevant to the work they are doing, and to carry out the work safely
  • Ensure that the organisation/person they are doing the work for is aware of their CDM duties;
  • Cooperate and coordinate with others.
  • Plan, manage and monitor the way they carry out their own construction work;
  • Take account of the general principles of prevention when planning the build and breakdown of a structure;
  • Check that all workers they employ or appoint have the skills, knowledge, training and experience to carry out the work
  • Provide appropriate supervision, instructions and information to their workers;
  • Take reasonably practicable steps to ensure that suitable welfare is in place for their workers
  • Ensure general requirements for construction sites are fulfilled
43
Q

Who are the principal contractors and what are their duties?

A

Principal Contractor - A PC is the organisation (or individual) in control of the construction phase

Duties Include:

  • Taking reasonably practicable steps to ensure construction work is carried out without risks to health or safety;
  • Taking into account the general principles of prevention when planning the build and breakdown of a structure;
  • Ensuring everyone working onsite receives appropriate health and safety information to help keep them safe
  • Taking any necessary steps to prevent unauthorised access to areas where construction work is being done;
  • Providing suitable welfare arrangements for those engaged in construction work;
  • Making arrangements for worker engagement and consultation;
  • Ensuring general requirements for construction sites are fulfilled.
  • Managing construction safety
  • Managing construction health risks
  • Drawing up a document or make arrangements for a document to be drawn up before construction work starts and keep it up to date as work progresses.
44
Q

What projects need to be notified and to whom?

A

Notifiable to the Health and Safety Executive:

  • If the works are expected to exceed 30 working days
  • If there will be more than 20 workers on site at any time
    OR
  • The project will exceed 500 person days
45
Q

What are the key considerations when appointing designers/contractors?

A
  • Competence – do they have the expertise to do the job
  • Experience – have they worked on similar projects successfully
  • Price
  • Regulated
46
Q

What is a SSIP assessment and why is this important?

A

SSIP = Safety Schemes in Procurement

Obtaining SSIP accreditation demonstrates to a buyer that the supplier is competent in health and safety practices and procedures, and therefore a business that is safe to work with.

47
Q

What happens in relation to CDM if a project started before 6 April 2015?

A

The latest updates to CDM regulations do not apply.
If the construction phase has started prior to 6th April 2015 the client does not have to appoint a principal designer.

48
Q

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

A

Under CDM 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.

49
Q

What are the penalties for non-compliance with CDM?

A

Failure to comply with requirements under CDM 2015 will remain a criminal offence punishable with unlimited fines and, for individuals, imprisonment

50
Q

What is a consultation strategy?

A

Setting out how you are going to include 3rd party consultation within a project or development

51
Q

What is a party wall notice?

A

A party wall notice informs any adjoining landowners that you intend to undertake building work near the shared boundary

52
Q

What stages of the RIBA plan cover the project brief?

A

RIBA Plan of Work Stages

Stage 0 – Strategic Definition

Stage 1 – Preparation and Briefing

Stage 2 – Concept Design - design reviews happen – you and the design team work together, exploring ideas and analysing options, to get to a concept that fulfils both your wants and needs

Stage 3 – Spatial Co-Ordination - practical aspects of the concept are decided. Thinking about how your project will meet legal requirements, such as building regulations

Stage 4 – Technical Design - prepare the drawings and documentation for the tendering construction

Stage 5 – Construction

Stage 6 - Handover

Stage 7 – Use

Typically go up to RIBA Stage 3 for Planning
Development Brief – RIBA Stage 0-2
Project Brief – RIBA Stage 3

APC Revision 2023 (34 decks)

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