Tibbalds CampbellReith JV have been a Homes England trusted supplier of technical due diligence (TDD) services for over 10 years, most recently including the 2019 National TDD Services Framework. Prior to this we assessed over 50 sites for Homes England via the Local Authority Accelerated Construction Programme and over 30 sites via the HCA Starter Homes Technical Assessments programme.

On the TDD Framework we have assessed over 40 sites, mostly on an acquisition basis via the Land Assembly Fund (LAF). These range from small brownfield sites through to strategic greenfield sites yielding new communities of more than 2,000 homes.

Our work has informed several successful acquisitions including high-profile sites such as, Attleborough SUE, Norfolk, Hurst Farm, Mid-Sussex, Houghton Regis, Central Beds, The Steadings, Gloucestershire and West Lane, North Yorkshire & Axbridge Rd, Cheddar.

Our technical reviews have included:

• Planning (policy, existing permissions, phasing, conditions discharge, S106 contributions and strategy)
• Masterplanning and capacity (including Building for a Health Life assessments)
• Access and movement
• Buildings and structures (including demolition)
• Ground conditions and foundations (land quality and geotechnical)
• Services and utilities
• Flood and drainage
• Ecology (BNG) and landscape
• Historic environment
• Air quality, noise, and vibration
• Others (e.g., nutrient and water neutrality)
• Abnormal cost assessment following a review of the above topics; and
• Contracts and agreements with vendors (e.g., collaboration, overage, equalisation).

Depending on the required level of assessment agreed with Homes England, our assessments have ranged generally from a fortnight (TDD1) through to 10-12 weeks (TDD3). We understand that upfront assessment of abnormal cost is often required under accelerated timescales in order to provide this information to the Development Valuer. This means we have to undertake rapid site reconnaissance which then informs early opportunities and constraints analysis to be circulated to the team. This then allows Homes England the benefit of an early review of delivery and cost risk to gauge the risk profile a site is likely to pose, whilst in the background the team continue preparation of their assessments and reporting within the broader programme.

Our multi-disciplinary team has worked closely with Homes England’s internal project team – including the masterplanning, enabling/planning, technical, legal and disposal teams, its external framework panel Solicitors and its Development Valuers. We find the process works best when the team comes together and meets regularly to discuss progress and challenges. These are visual discussions where various plans are shared on-screen intended to engage discussion.

Through our due diligence experience we have learnt that:

• Early and detailed site reconnaissance, including liaison with (where applicable) Facilities Manager(s) is key to understanding the intricacies of a site
• Regular project team meetings are important to keep abreast of emerging delivery and cost risks and also negotiations with the Vendor

Holding an abnormal cost workshop to discuss identified delivery and cost risks in detail is key, particularly with Homes England’s technical team and the Development Valuer. We have tailored our approach to prepare this in spreadsheet format with detailed associated commentary and plans. We want to make sure our rationale and logic is clear with robust justification of risk contingency allowance per cost item, rather than a blanket allowance.