1) Disability

Disability is an issue.  You may sell the building on, change the use or have an open day.  There are plenty of worthy causes looking for work, especially from the Armed Services.  Lifts, doors, glazing, car parking, doorways are all a big cause of argument between industry and planners because they cost so much and they are used little.  You need to have a very clear policy and know what your position is and why.  If you can help we think you should make it a front line plan, not an afterthought.  Afterthoughts always cost more and usually fit badly.  Frequently we find you can get greater efficiency from your able bodied  staff by integrating these facilities very early on in the process.

2) Energy

If you don’t heat, you don’t need to insulate.  If you do insulate you need to consider your energy use.   This is a complex subject.  It can be very costly if you leave it to luck or the last minute.  Key areas include:Use of: Water Electricity Gas/Fuel AirFuel savings are usually part of any planning/building process.

3) Rights of Way

You do not have the right to erect temporary structures, fences or obstruct an established pathway.  If someone has used the land as a shortcut you may have to honour the right.  They may get free help to fight your plans. The local authorities must always be seen to have been terribly reasonable.

4) Change of Use

You may find that having bought land which has permission for industrial development that its current use is so important to other infrastructure, such as roads, that it must stay to cope with that purpose. So, for example, an overspill car park only used occasionally in the last 5 years, is still essential in the eyes of the Highways because if it is ever required again it may result in traffic chaos or accidents.  Redundant airfields sometimes have MOD restrictions or covenants attached.

5) Sites with Multi Party Interests

Archaeology is the obvious target. People may have the right to delay your project for a period to allow their work to be completed.  Anything of rarity, scarcity or architectural importance to the environment or heritage has this right.  You may find it comes with price tags you did not know about.
6) Ownership
In some parts of the country you can buy a site, develop it and then find out you do not own it.  It has happened.

7) Building to Plan

The plan you submit is very important.  External features do matter.  Do not deviate, it must be right first time if you wish to avoid costs.

.8) Proceeding without Consent

You run the risk of having to retrospectively fit equipment or making structural changes, changes which are independent of civil engineering works.    This sort of issue is very serious and can cause chaos at an unaffordable rate.  You also run the risk of outright refusal.

9) Bottomless Money Pits

These include:
Foundations
Existing Services
Listed Structures
Contaminated Land
Demands on Services beyond Capacities
Noise
Process Water Control
Waste Recovery
Hazardous Substance Control