What Happens Before The First Brick: Inside The Planning And Design Process

While the start of construction represents a real milestone for a developer, it’s certainly not the beginning of the long journey that is building a home.

By the time the construction workers lay the first brick, the housebuilder has already jumped through several hoops to make the development possible.

So, it is definitely not an easy process to get approval for certain aspects instantly and get the work going effortlessly. In addition to this, the housing development process requires immense patience and perseverance.

That is, the construction businesses need to prepare for all kinds of possible scenarios. So, they can avoid facing challenges and mitigate issues in a jiffy.

The planning and design processes are integral to the success of every development, whether it’s a development in an urban center like London or new homes in Trimdon in the North East of England.

Here we pull back the curtain on the unseen work undertaken before construction can even begin, and from land surveys and community consultations to architectural concepts and planning approvals, there is a LOT to do!

So, if you are wondering, “How exactly does the construction business work?” I have got you covered.

In this article, I am going to dive deep into the diverse aspects of the housing development process. From exploring the land acquisition to planning construction, I will discuss the various nuances.

So, what’s the wait for? Keep reading to know more!

How Does A Construction Business Work In Housing Development?

Unlike other industries, construction businesses need both resources as well as construction planning to develop a housing complex.

So, most of them involve a variety of specialists to help with the streamlining of the workflow. Some of the core construction specialists and their roles include—

• Developer — Firstly, the developers create the construction planning based on the financial budget. Moreover, they are responsible for finding opportunities, securing the land, and overseeing the entire housing project.
• Construction Builder — This is the main element of the project. Right after the planning, a construction builder is appointed to execute the plan within the stipulated timeline. Moreover, they come with the entire package — labor and raw materials.
• Architects — As the construction starts, they create the design and structural integrity of the housing. And, based on that, the construction work starts. Moreover, they ensure that the designs are not flimsy or impossible with the building structure.
• Subcontractors — Finally, subcontractors like plumbers, electricians, and framers are appointed for the additional work in the building. Moreover, they are specialized people using their skills to construct specific tasks.

Housing Development Process: A Step-by-Step Guide

Even though the housing development process seems simple, it involves a lot of steps. So, to help you better understand how this works, here is a step-by-step guide on the process—

1. Land Acquisition And Due Diligence

You’re going to need somewhere to build those beautiful new homes, which makes searching for the perfect plot important.

A suitable site needs to tick many boxes, with local demand, access, and planning potential considered.

Before a developer can sign on the dotted line to purchase the land, however, lots of due diligence needs to be completed.

They’ll need to confirm who owns the land; check if any restrictions, easements, or covenants apply; review the Local Plan for the area; and assess flood risk and contamination issues, amongst other things, before forging ahead with the purchase.

2. Site And Land Surveys

Surveys are a vital part of due diligence; several need to be completed to give the developer peace of mind when purchasing land.

This includes but is not limited to topographical surveys, geotechnical investigations, ecology surveys, archaeological and heritage assessments, and utility and drainage studies.

The findings of these surveys can influence the entire housebuilding process, including its design, planning, and construction.

3. Concept Design And Consultation

Now it’s time to get creative, and you’ll need a solid concept design to complete the planning process and gain that all-important approval. In addition to detailing the layout and style of the proposed properties, the developer must demonstrate how feasible the project is.

The likelihood of gaining planning approval, site costs, construction challenges, and profit margins all need to be considered at this stage.

Pre-application discussions also begin, with your local planning authority (LPA), parish council, and especially with the local public around the housing area..

4. Planning Application And Approvals

After gathering feedback from the necessary parties, the developers and architects sit together to complete the strategic and housing planning. This further helps in rectifying unknown issues and potential risks.

The formal planning process can be long and arduous, especially if the development is complex.

On average, it takes approximately 8 weeks to process the application, although timescales vary from local authority to local authority.

Checks will be completed by your LPA, with a consultation period of 21 days given for public comment. Following assessment by planning officers, a decision will be issued, often with conditions.

The quest for approval doesn’t end there for the developer.

Once they get the planning permission, the developer must obtain Building Regulations approval, ensuring their design meets the standards for safety, efficiency, and accessibility.

5. Pre-Construction And Procurement

With planning and building approvals in hand, the developer will be in a position to secure the finance they need to fund the next stages of development.

Many developers use loans or investments to foot the bill for construction. Moreover, by this time, the tenders for contractors and material procurement have become complete.

Depending on the conditions that accompanied planning approval, the developer may need to fulfill specific requirements before breaking ground.

This could relate to environmental impacts or the proposed materials and construction methods.

The site will require attention in the weeks and months before construction commences, too. Moreover, this requires temporary fencing, welfare units, signage, and arranging proper housing insurance.

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