Staged workflow from site identification through to planning submission readiness.
Stage 1: Initial Feasibility
Quick desktop checks before committing resources.
Checklist
- Clearance costs — Asbestos? Abnormal ecology/trees?
- Site access — Construction access + finished scheme access
- Flood risk — Check EA flood map
- Existing utilities — Visual inspection, LSBUD check for immediate dangers
- Privacy distances — Impact on NDSS and private amenity minimums
- Refuse collection — Access for bin lorries
- Emergency services — Fire/ambulance access
- Site history — Existing trees, former uses
- Boundary confirmation — Site boundary vs title deed boundary, adjacent ownerships
Tools
| Check | Tool | Link |
|---|---|---|
| Flood risk | EA Flood Map | https://flood-map-for-planning.service.gov.uk/ |
| Utilities (free) | LSBUD | https://www.lsbud.co.uk/ |
| OS plans / history | Mapserve | https://www.mapserve.co.uk/ |
CHECKPOINT 1: If agreement to proceed → commission desktop surveys
Stage 2: Desktop Surveys
Detailed desk-based investigation before physical site work.
Core Surveys
- Utilities search — Full network positions (gas, electric, water, drainage, telecoms)
- Mining records — Coal Authority / relevant mineral authority
- Geology — Ground conditions, contamination risk
- UXO — Unexploded ordnance (if relevant history)
- Archaeology — If in sensitive area
Providers
| Provider | Product | Approx Cost |
|---|---|---|
| Groundsure | Insight report | ~£200 |
| Groundsure | Utilities Essentials | ~£375 |
| Landmark | Utilities report | Variable |
| Emapsite | Technical projects | Variable |
See Appendix A Suppliers for full details.
CHECKPOINT 2: If site viability remains → commission physical surveys
Stage 3: Physical Site Surveys
On-site investigation to confirm conditions.
Topographical Survey
- Commission as DWG file with levels data
- OS plan info alone often inaccurate — survey confirms exact site fit
- Required for: planning drawings, building control, foundation design
Site Investigation
Dependent on desktop findings. May include:
- Boreholes
- Trial pits
- Lab testing (ground conditions, contamination)
Note: Topo and SI likely needed for planning conditions and building control regardless of desktop findings.
See Appendix A Suppliers for recommended providers.
Stage 4: Planning Preparation
With surveys complete, prepare for submission.
- Review findings against 03 Submission Requirements
- Identify conditional requirements (trees, ecology, flood risk, etc.)
- Prepare pre-app strategy — see 04 Pre App Strategy
- Commission drawings
Cross-References
- 02 Site Information — Detailed breakdown of what to procure
- 03 Submission Requirements — Documentation checklist
- 04 Pre App Strategy — Pre-application negotiation points
- Appendix A Suppliers — Provider details and costs