What Other Consultants Might be Required for my Project?
Along with the construction cost, it’s also important to bear in mind the work required in producing all the necessary drawings, reports and documentations to construct a building. Whilst an Architect can develop, design and coordinate the process, other consultants may be required at planning, design development and detailed design stages. The following list (not exhaustive) helps us to see the importance of some of these other consultants:
Arboriculturist Report; A tree report is vital when proposing works near trees with protection orders or within a site with a large number of mature trees. Biodiversity has also become a hot topic in planning so the local authority will want to see that any substantial tree removal is kept to a minimum. A tree survey and report will likely be required at the planning phase in order for them to assess the impact (or lack of) of any development on the trees and the landscape. The report can also help in clarifying locations on a site of any invasive species such as knotweed which can have significant cost and time impact on a project if it’s left unknown or not dealt with.
Planning Consultant: Whilst an Architect may have an understanding of planning policies, larger and more complex projects benefit from the engagement of a Planning Consultant. Many have a background experience within a Local Authority Planning Department so they have a clearer view of how to overcome any obstacles that may be raised when determining a scheme. They will provide a planning statement which supports the application, stating the specific policies and how they have been addressed within the scheme.
Structural Engineer: The services of an Engineer will be required at the design development stage to provide structural design and calculations for the proposal, which will be needed as part of the building regulations requirements. For larger and more complex schemes, maybe involving basements or a new build, a structural report might be required as part of the planning application. A feasibility report might also provide early costing information that may influence the structural solution at detail design.
Geological Survey/ Report; An assessment of ground conditions may be needed in order to determine the ground conditions which might impact the specifications for the foundations. Clarifying if a site is contaminated should be done at the earliest possibility since remediation works can be very costly and could even call into question the viability of a project. If the site is a former brownfield (industrial site), this information may be required as part of the planning application.
Quantity Surveyor: For a smaller project, engaging a QS is probably not required. However, larger more complex schemes would benefit from a clear strategy in order to prevent costs from spiralling. A target figure can be set at the outset based on the initial plans, expected quality of finishes and complexity of the project. This target can be monitored throughout the project, providing a point of reference to make sure any changes are adjusted and the project stays as close as possible to the target figure.
We’ve only touched on a few, but as you can see, building a new house or a development is a process that can involve a large number of consultants. A lot of information may be needed for an application to be determined. Having a good understanding of all necessary reports and consultants required early on, can help keep a project on track. Engaging consultants later on in the process can have bearing on the cost and timeframes. Depending on the complexity, the recommendation is that 10%-15% of the project costs are allocated for consultant fees.