Barnsley Development Brief Training How Developers Use Briefs

1. Barnsley Development Brief Training How Developers Use Briefs Andrew Beard

2. 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 p l a c e s & s p a c e s

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5. What information do developers need? • All standard site information • Planning constraints • Council aspirations • Explanation of disposal / bidding/ decision making process • Evaluation criteria p l a c e s & s p a c e s

6. 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? p l a c e s & s p a c e s

7. 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 p l a c e s & s p a c e s

8. 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 p l a c e s & s p a c e s

9. 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 p l a c e s & s p a c e s

10. 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 p l a c e s & s p a c e s

11. 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 p l a c e s & s p a c e s

12. 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 p l a c e s & s p a c e s

13. 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 p l a c e s & s p a c e s

14. Case Study: Fox Hill Sheffield Weighting of elements: • Delivery/Track Record 20% • Wider regeneration impacts 25% • Design excellence 25% • Financial package 30% p l a c e s & s p a c e s

15. Case Study: Fox Hill Sheffield Design 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

16. Foxhill submission p l a c e s & s p a c e s

17. 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 offer Two sites have been granted to developers using this process p l a c e s & s p a c e s