The project team should draw on specialists from multiple disciplines to produce a successful outcome. The number of consultants and the amount of time they commit to the project (and therefore the cost) should be commensurate with the size and complexity of the disposal and potential receipt:
Legal advisors. A competent and experienced solicitor will be key to the success of the project. A legal practice specifically focused on real estate, land and property should be sought and a scope of works agreed that allows for consultation and advice, as well as specific tasks such as contract drafting and land transfer processing. Look for a practice with a track record of dealing with transactions in health estate and for practitioners that understand the challenges of delivering Homes for NHS Staff
Cost consultants. Engaged early, cost consultants can provide useful input into the initial options appraisal and business case, and can be invaluable gatekeepers in ensuring that the design evolution of a scheme remains in place with the initial parameters set out in the business case. If there are site- specific constraints these should be factored into construction costs at an early stage, as they will impact site value.
Understanding the scope of costs for the project will be key to realistic planning and the cost consultant should play an integral role in the design team for any planning application. They should also provide a programme of works and it is important that any programme constraints relating to approvals, funding, and achieving clean title or vacant possession are identified so that they are factored into assumptions.
Registered valuer. A registered valuer will provide assurance that a site is being disposed at market value. They can advise on the site’s existing use value (EUV) as well as undertaking an assessment of the site’s development value potential. Such an assessment would normally draw on reports prepared by other consultants as part of the options appraisal but in the absence of these would make some broad brush assumptions. Typically, the more assumptions made, the broader the indicative value range would be. Obtaining a report from a registered valuer can add weight to a business case. Where a negotiated or restricted sale is being progressed, obtaining two reports from independent registered valuers can provide assurance that a site is being disposed at market value.
Development consultants. Understanding the iterative process required to ensure delivery of Homes for NHS Staff will best be handled by development consultants. They will be able to draw on the rest of the project team to set out the approach to disposal and/or procurement that best balances project objectives including cost efficiency, speed and potential return. They will be able to work with NHS estate owners’ to identify if a site should be sold immediately or once planning permission is attained and conduct scenario testing to inform the potential planning submission.
Planning consultants. The timing of the appointment of planning consultants will depend upon the circumstances of the site and the local planning context. If change of use is required in order to realise the site value, then it is best to engage this advice early as it will impact upon the deliverability of Homes for NHS Staff and upon the procurement/disposal route. Look for consultants with a track record of securing change of use on health estate. Look also for consultants that have experience of successfully securing consents with the LPA where your site is located.
If the planning context is more straightforward, then you may elect to delay appointment of planning consultants until after undertaking the site options appraisal. In this event it may be appropriate to engage a planning consultant to advise on how to best to deliver Homes for NHS Staff either through obtaining pre-planning advice or pursuing an outline or full planning consent. These advisors will work in tandem with the rest of the appointed team to identify the planners’ requirements, collate the necessary information, liaise with the local authority and deliver a successful planning permission. Planning consultants may also advise on whether further specialist advice on matters such as transport, environment and sustainability is required to support any application being progressed.
Architects. You will require design input from architects in order to understand the development value of a site through initial preparation of a Density and Massing study. Should you elect to take the site forward for planning then an architect will also be required to develop design sufficiently to support an application. Architects can be appointed for specific RIBA stages and it is not necessary to retain the architect that prepared the initial study, although it is advisable to share the basis of any viability and budget assumptions you have previously made.
When considering delivering Homes for NHS Staff, look for an architect with a strong residential development track record that has experience of designing affordable housing and that can provide references from registered providers and local authorities. This is important as you will want your scheme to be high quality with enduring materials and finishes that are easy to maintain and will minimise service charges. You will also want to ensure that the scheme is designed to comply with any specific design requirements required by statutory bodies awarding grant funding in order to optimise value.
