What is a development brief, and what is its primary purpose?
A development brief is a document that sets out a series of parameters and wider principles for a development.
A description of the Client
Organisational structure
Planning requirements (existing consents, site surveys etc)
Consultation
Scheme budget and fee breakdown
Project risks
Clients requirements (design, landscaping etc)
The purpose of development briefs are to stimulate interest in development sites
How does a development brief differ from a project brief?
The purpose of development briefs are to stimulate interest in development sites whilst project briefs influence the form that a desired development might take.
At what stage of a development would a development brief typically be prepared?
A development brief is formed at the strategic brief stage RIBA 0-1
When would a project brief be prepared, and who is it primarily issued to?
A project brief is a detailed brief used to provide consultants and contractors necessary information to carry out their instructions on a development site, it can include a red line boundary, legal information, design information and aspiration of the client, housing mix and tenure.
Stages 2-3
- Description and background (who the client is, overview, project vision, site area and project structure)
- Site location plans/ site area
- Organisational structure
- Legal (ownership and stopping up)
- Budget
- Objectives and KPI
- Programme and approvals (key dates, planning programme, client approvals)
- Design brief (specification, potential contentious issues, car parking ratio)
- Technical brief ( details of drawings, surveys and investigations, demolition
- Financial parameters ( Target build costs)
- Sales and marketing strategy
- Consultant team (Invoicing procedure and fee drawdown)
- Stakeholders
- Key risks
- Operational requirements
Why is it important to understand a site’s planning and policy history when preparing a development or project brief?
It sets out the site constraints, what can be built on the site, what type of units and tenure. Set clear parameters for the development and what will be approved.
What key planning policy considerations should be reviewed before preparing a project brief?
What types of requirements from the Local Planning Authority should be clearly set out within a project brief?
The local plan, London Plan, SPD guidance. Need to understand what acceptable heights, density, tenure, car parking, design codes, conservation areas.
Why is it important to clearly define tenure mix and affordable housing requirements within a project brief?
So the architect understands what is required. Sets out how the blocks would be set out and usually not mixed.
How can a clear project brief help to manage risk and control costs during the design process
minimises design changes, and so reduces the knock-on construction errors and the associated cost increases and delays which follow.
What risks could arise if a development or project brief is unclear or incomplete?
delays, misaligned objectives and scope, poor quality and costs
What is a Reserved Matters Application (RMA), and why was it required for the final phase at St Ann’s Hospital?
As that phase only had an outline consent
How did the outline planning permission influence the scope and content of the Reserved Matters Application?
Had a design code, heights were fixed, infrasture plan was fixed, location of blocks, access, car parking, levels of affordable
What documents and controls within the outline consent did you need to comply with when managing the RMA?
the approved drawings and design code. This Planning Compliance Statement is required under Planning Condition 63 .
Planning conditions:
Proposed land uses and corresponding floorspace;
* Quantum, tenure mix, unit mix and location of proposed housing (where relevant);
* Maximum building height (AOD and storeys);
* Number of car parking spaces;
* Number of cycle parking spaces;
* Play space provision (where relevant);
* Public realm/open space provision;
* Required highways works; and
* Indicative tree details, to include number, size and species.
How did you prepare the design brief to ensure the architect and wider design team complied with the outline permission?
Included the documents and plans they needed to comply to. Include reference to the outline permission
The approved planning parameters
A summary of planning conditions affecting design
Any reserved matters that will need approval later
Requirements for materials, appearance, and layout where relevant
Be clear it is their responsibility to comply with these requirements
Why was it important to incorporate design code, tenure requirements and parameter plans into the design brief?
otherwise planning would be refused and cause delays and redesign
How did you use the brief as a live document to monitor design compliance at RIBA Stages 2 and 3?
design control and review tool rather than a static document.
Planning parameters from the outline consent
Accommodation schedule and spatial requirements
Building height and massing limits
Access, servicing, and circulation requirements
Sustainability and performance targets
Each requirement was clearly documented so it could be reviewed against drawings and models.
How did you manage coordination between the architect and other consultants to address planning constraints?
Held DTMs.
Ensured we knew about any problems that would be raised.
What risks did you identify if the Reserved Matters Application did not fully accord with the outline permission?
refusal, delays, costs
How did your management of the design process contribute to achieving planning approval for the final phase?
Following RIBA 2 and 3, there was a fully review of the design.
Establishing clear design responsibilities
Setting design deliverables and review milestones
Monitoring progress through regular design team meetings
Architect had to complete a compliance document to keep track that every plan was compliant.
Engagement with the planning authority
Coordinating Supporting Information
How did you identify that the approved design would not comply with the updated construction programme, and why was this a significant risk to the project?
the risk was there would be no supply of energy due to the ASHP being the supply connected to the energy centre. This meant that this block needed to PC first.
Why did you advise that elevational changes should be progressed via a Non-Material Amendment rather than a Section 73 application?
As in the scope of the wider scheme this was seen as a minor change. Only effected the roof design and m&e
What risks did you identify in proceeding to construction without addressing this, and how did you communicate these to your client?
The risk was significant as there would be only energy supply unless you relied on a temp supplies which have a significant cost involved. This was communicated to my client in a board meeting and the solution proposed
How did you balance regulatory compliance against programme and cost impacts when advising on the design changes?
Assessed different design options but determined the ASHP need to be located on the first block. Otherwise there would be delay to moving residents in. Cost impacts were minimal and changes were picked up early
How did amending the project brief help ensure the design team delivered a compliant solution within the revised programme?
Clearly redefining the project requirements and aligning the team around the updated constraints and priorities.
- Incorporating the required changes.
- Clarifying Priorities to Protect the Programme.
- Using the Brief as a Compliance Check
Why did you advise a shift in sales strategy from private individual sales to PRS bulk disposal for the final phase?
Because the market was struggling and BTR to was becoming more attractive to my client
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