I work at the planning stages of large scale residential/commercial construction and when a tender goes in there’s always a specification of what the client wants. (Not just, gimme a price for an 80k seat stadium Bob)
For example, this is the land available and where its situated (this is important as access (or restrictions) is a massive part of pre planning and can drastically increase the scope.
We know there has been some discussions with the Freemen regarding a certain area. But nothing agreed as yet, so it’s very unlikely they’d be looking for indicative prices. They’ll know what their budget is and ask a developer to deliver what they want within that budget.
When reviewing submissions, not always the cheapest quote is the successful bid.
Developers will have a teams who just work on tenders which can include the cv’s of the personnel involved as well as examples of their previous similar projects.
But we’re nowhere near developer stage yet. Once a site is acquired, they will engage with an architect. Who will list off any and all surveys required before a go ahead can be given.
The club will decide after advice whether to go with “Build by Design” or “Design and Build” - in plain speak the first is an Architect designs it and then hands over to a developer. The second is an architect brought in and working with/by the developer at the project commences.
This would be the work involved and then have to be reviewed and collated before any boots on the ground ever happens.
Topographical Survey
Boundary Survey / Title Survey
Geotechnical / Ground Investigation Survey
Contaminated Land Assessment (Phase 1 & 2)
Hydrogeological & Hydrological Survey
Arboricultural Survey
Utilities & Services Survey
Unexploded Ordnance (UXO) Survey
Ecological Appraisal / Extended Phase 1 Habitat Survey
Protected Species Surveys
Tree & Hedgerow Impact Assessment
Environmental Impact Assessment (EIA)
Landscape & Visual Impact Assessment (LVIA)
Noise & Vibration Impact Assessment
Air Quality Assessment
Microclimate & Wind Environment Study
Light Pollution / Artificial Lighting Impact Assessment
Carbon & Sustainability Assessment
Archaeological & Heritage Impact Assessment
Water Framework Directive Assessment
Planning Policy Compliance Report
Public Open Space / Loss of Amenity Assessment
Socio-Economic Impact Assessment
Transport Assessment & Travel Plan
Parking Strategy / Event Access Management Plan
Health Impact Assessment (HIA)
Equality Impact Assessment (EqIA)
Community Consultation & Statement of Community Involvement (SCI)
Masterplanning / Urban Design Framework
Concept Structural Engineering Study
Stadium Bowl Acoustic Modelling
Fire Strategy & Evacuation Simulation
Crowd Dynamics / Safety Capacity Modelling
Drainage Strategy & Sustainable Urban Drainage (SuDS) Design
Energy Strategy / Building Services Feasibility
Daylight / Sunlight Analysis
Rights of Way & Access Survey
Utilities Wayleave / Easement Audit
Land Contamination Liability Assessment
Insurance Risk Assessment / Construction Risk Register
CDM Pre-Construction Information
Public Safety & Emergency Services Consultation Reports
Heritage Conservation Area Appraisal & Mitigation Strategy
Parkland Re-Provision / Replacement Greenspace Strategy
Townscape & Skyline View Corridor Study
Public Realm & Landscape Integration Plan
Cumulative Impact Assessment
These are usually requested and sourced by an appointed design team:
Lead Architect / Stadium Architect
Project Manager
Civil Engineer
Structural Engineer
Building Services Engineer
Geotechnical Engineer
Landscape Architect
Acoustician
Fire Engineer
Access Consultant
Sustainability Consultant
Environmental Consultant
Crowd Dynamics Consultant
Safety Consultant
Bowl Geometry Consultant
Sports Lighting Designer
Pitch / Turf Consultant
Sports Venue Technology Consultant
Security Consultant
Counter-Terrorism Advisor
Wayfinding Designer
Signage Designer
Façade Engineer
Roof Specialist Engineer
Planning Consultant
Environmental Impact Assessment (EIA) Coordinator
Transport Planner
Traffic Engineer
Ecologist
Arboriculturist
Heritage Consultant
Noise & Vibration Consultant
Air Quality Consultant
Wind / Microclimate Specialist
Flood Risk & Drainage Engineer
Cost Consultant
Quantity Surveyor
Construction Manager
Design & Build Contractor
Health & Safety Consultant
CDM Principal Designer
Temporary Works Engineer
Programme Scheduler
Planner
Client Representative
Development Manager
Commercial Advisor
Retail Advisor
Catering Consultant
Hospitality Consultant
Ticketing Specialist
Access Control Specialist
Broadcast Consultant
Media Infrastructure Consultant
Facilities Management Advisor
Event Safety Officer
Legal Advisor
Property Solicitor
Public Consultation Consultant
Communications Consultant
Stakeholder Engagement Lead
Heritage & Conservation Officer Liaison
Environmental Health Officer Liaison
Transport Authority Liaison
Police Liaison
So as you can see, with that many people involved there is no way you’d be able to keep a lid on that, even with a non disclosure agreement. It would be all over the place.
Realistically, I believe the club when they say no decision has been made yet, I’d say land is being negotiated with the freemen and once there’s an agreement in principal they’ll engage with an Architect and then a wider design team and at that point the surveys will commence.
This is a long one but it’s comprehensive and will hopefully not piss on anyone’s chips but just give a dose of reality to where this one probably sits.