September 2008 Issue 4
6 Steps to Successful Land Acquisition
There’s no denying these are indeed tough times.
That’s why it’s more important to fully understand and cost the development constraints prior to signing on the dotted line…..
Projects are successful by managing the areas we potentially can’t see ….. That is, below the ground and the material that we need to move, above ground.
The challenge is to manage the process in order to reduce cost risk, associated with development.
The process can be broken down into 6 steps.
Step 1 Understand the site Boundaries
It may be OK to look at the feasibility of the site by using an OS plan. But, believe it or not we still receive developed schemes based on OS plans that do not fit on the site and do not take the sites levels into account.
This could be disastrous for development densities and finding the best engineering and earthwork solution.
Too late to renegotiate the deal once you’ve signed, so for very little cost, get the site surveyed and save yourself potentially, thousands.
Step 2 Highway Access
Visibility splays can dictate position of the access into the development. Early highway appraisal and consultation would give you an understanding of how the highway officers would take to the development and what if any off site provision may be required to secure development.
Get this wrong and you either pay a high sum of money for a ransom strip, or if that fails, you cannot access the site and all is lost, unless you want to graze donkeys.
Step 3 Site Investigation
Not doing this will cost you in the long run, bold statement but true.
What looks like a clean site may not be and sites with existing structures present does not always mean simple foundations. Recently, we dealt with a Public House site that was underlain by 8 metres of peat, but the building showed no signs of distress. With this investigation, our client was able to negotiate a better land price by taking into account the abnormal foundations, gas protection and slope stability. It seems all sites nowadays have some issue with ground conditions from made ground, contamination, clays issues, tree depths and slope stability.
Understanding the ground will allow you to negotiate from a position of knowledge and fast track you through planning and the NHBC, with the most optimum foundation solution.
Step 4 Flood Risk and Drainage Impact Assessment
Flood Risk is the buzz word at the moment and with the climate changing this will only get worse. Sites do not have to be near rivers to at risk from flooding. It could come from existing drainage or overland flow from a watercourse at a higher level. And, if that is not bad enough, the developer has a duty not to exacerbate any flooding down stream from their project.
Partner the Flood Risk Assessment with a drainage strategy and potentially make greater savings using SUDS, porous paving or detention basins in lieu of a more conventional drainage solution.
By undertaking a Flood Risk Assessment, together with a drainage strategy, you will be able to cost out the potential risks, negotiate the true site cost and look for drainage opportunities with SUDS.
Step 5 Contamination and Development Proposals
Planners, Building Control, NHBC and the EA are all hot on seeing how you, the developer will deal with contamination issues. Taking it away from site is prohibitively expensive and onsite treatment may not be an option.
The solution is to value engineer the site, such as
1. Risk the problem away.
2. Look for areas where it can be capped or buried
and capped.
3. Use the contaminated material in an earthwork
solution….landscape bund
4. And more…..
Providing that you have a contamination report, then this is an opportunity to make great savings by choosing the correct remedial solution.
Step 6 Earthwork Proposals
Projects can be won or lost by how you treat earthworks. Take it away from site and you throw away your profits. Yet, with a robust SI and measured site survey, the right software can carry out a cut and fill exercise. This exercise will balance the earthworks to minimize what is taken off site and just as important, what is now not required on site.
It is therefore imperative to carry out a cut and fill balance exercise.
Other Benefits
By following these steps, not only could you make great cost savings, but you will also have the following additional advantages.
1. Provide a proposed site with due diligence. This would
enable the banks to finance a scheme,the risks are
fully understood.
2. It also provides land owners with an information pack
to sell land with un-conditional bids.
3. The information produced will also support the
planning application under the “One Application
Process” that is now employed across the country.
For further information please do not hesitate to contact: Mr Tim Davis on 01535 633350
