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Barnsley Development Brief Training How Developers Use Briefs Andrew Beard.
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Transcript of Barnsley Development Brief Training How Developers Use Briefs Andrew Beard.
BarnsleyDevelopment Brief Training
How Developers Use Briefs
Andrew Beard
What do developers think about development briefs?
• Carried out research in 2006 into how to achieve design quality on development sites
• Interviews with private developers, RSLs and architects about different procurement routes
• Views sought on usefulness of development briefs
• Consistent views from different stakeholders
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Developers Comments on briefs
Barratt Homes Clearer the better Should contain full evaluation criteria Concerned that LA should not deviate from requirements later
Haslam Homes Should provide detailed checklist of essentials, for use as checklist Adequate time for bid preparation essential Accurate programme for procurement needed at outset
Gleeson Regeneration Should be guidance and not over prescriptive Dislike design codes Need to be clear about importance of financial offer and evaluation criteria Concern about planning DC and UD contradictions
MMHA (Great Places) Need to know all the givens for the site Evaluation criteria should be spelt out
Places for People Need to be clear and robust Evaluation criteria need to be explicit Need to realistic relative to market house values
Designers Panel
Broadway Malyan Should set vision but not be over prescriptive
Burrell Foley Fischer Design needs to be min of 70% for decision to participate Need to be clear about minimum standards Planning standards must be clear Suggested pro forma for PQQ to limit length of submissions Should have quality threshold to eliminate developers trying to reduce standards after bid
Hawkins Brown Must promote design quality without being over prescriptive
Council Departments
Corporate Contracts Need to allow sufficient time for bidding and evaluation Need to be properly co-ordinate to reflect consensus of all stakeholders Suggest single planning officer to provide consistent responses
Property Services Generally unhappy about restricting disposals to developer panelp l a c e s & s p a c e s
What information do developers need?
• All standard site information• Planning constraints• Council aspirations• Explanation of disposal / bidding/ decision
making process• Evaluation criteria
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Developers approach to design and risk
• Is it a good development opportunity?• How well organised are the Council?• How many bidders- what are success chances• Who will make selection/ decision?• Is it a level playing field?• Is demand for quality reflected in price
expectations?
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Minimising uncertainty
• Make sure development brief is completely consistent
• Adopt a professional approach• Clear and transparent evaluation process• Have a realistic timetable and stick to it• Council needs to maintain good track record:
confidence easily damaged by one badly run project
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Implications of higher quality
• Must have everyone in Council signed up to specified quality standards
• Resolve expectations about price• Limit number of shortlisted bidders to ensure
quality submissions
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Successful development briefs• Clear vision, but not over prescriptive• Clearly state planning standards – single contact officer
preferred• Differentiate between requirements and wishes• Evaluation criteria should be spelt out• Indicate quality/ price ratio (some good architects won’t bid if
quality less than 70%)• Co-ordinate all officer views and avoid contradictions• Adequate time for bidding and evaluation• Adhere to programme• Be realistic relative to market
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Barriers to achieving well designed housing
The developers:• Many have low design aspirations and design standards• Many think they can reduce risk by building their ‘standard
product’• Most have little idea about how to select the best design
teams, or about commissioning them.• Are reluctant to employ ‘London architects’• They are reluctant to invest time and money on design work
at bid stage• Think that the best financial offer will usually win regardless
of stated criteria
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Barriers to achieving well designed housing
Local authorities :• Tend to have high capital receipt
expectations• Often give unrealistic bidding timetables• Issue briefs with contradictions or poor
differentiation between requirements and aspirations
• Some lack good client and project management skills
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Some techniques to secure high quality proposals
Consider:• Masterplanning the area/sites
before seeking a developer partner• How design quality can be tested
and assessed• Design advisers to support clients• Design Panel to work with
developers• Workshops to introduce criteria
and potential schemes to bidders
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Securing quality development teams
Expressions of interest should include:• Previous work and commitment to design quality• Number of professionals, skills and CVs of key
personnel• Consultation and engagement• Relevant experience and approach• References from previous clients• Sustainability policies• Quality assurance procedures
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Case Study: Fox Hill Sheffield
Weighting of elements:
• Delivery/Track Record 20%• Wider regeneration impacts 25%• Design excellence 25%• Financial package 30%
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Case Study: Fox Hill SheffieldDesign Excellence (25%)• Quality of urban form and housing design• Quality of public realm, showing linkages and security measures• Quality of detailed dwelling and external works design, based on
typical design and details• Landscape improvement including maximising use of adjacent green
areas, nearby parks and open space• Sustainability and innovation in buildings and public realm proposals,
including energy efficiency and adaptability• Incorporation of technology for the future• Ability to deal effectively with extreme landform and microclimatic
conditions• Ability and the will to offer housing typologies tailored to the needs
and aspirations of the project
Foxhill submission
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Case study: Merton Rise, Basingstoke
• Land marketed with outline planning permission• Two stage, design-led procurement process, launched at a
high-profile event• Some developers found their design team at the event• Stage 1 Design proposals and design team submitted
– Workshops held to review designs• Stage 2 - Shortlist of 3 to 6 developers submit revised design
proposals and a financial offerTwo sites have been granted to developers using this process
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