Who does what in Auckland residential property development

Property DevelopmentLeadership

Developer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Project manager

Property DevelopmentDelivery

Project manager helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Development manager

Property DevelopmentLeadership

Development manager helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Planner

Property DevelopmentPlanning

Planner helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Architect

Property DevelopmentDesign

Architect helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Architectural designer

Property DevelopmentDesign

Architectural designer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Land surveyor

Property DevelopmentSurvey/title

Land surveyor helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Geotechnical engineer

Geotechnical engineer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Structural engineer

Structural engineer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Civil engineer

Civil engineer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Fire engineer where relevant

Fire engineer where relevant helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Traffic engineer where relevant

Traffic engineer where relevant helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Quantity surveyor

Quantity surveyor helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Property DevelopmentCost

Builder / main contractor

Property DevelopmentConstruction

Builder / main contractor helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Lawyer

Property DevelopmentLegal

Lawyer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Accountant

Property DevelopmentFinance

Accountant helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Mortgage broker

Property DevelopmentFinance

Mortgage broker helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Bank / lender

Property DevelopmentFinance

Bank / lender helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Valuer

Property DevelopmentSales/finance

Valuer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Real estate agent

Property DevelopmentSales

Real estate agent helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Marketing agent

Property DevelopmentSales

Marketing agent helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Council planner

Property DevelopmentCouncil

Council planner helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Building consent officer

Property DevelopmentCouncil

Building consent officer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Council inspector

Property DevelopmentCouncil

Council inspector helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Utility providers

Property DevelopmentInfrastructure

Utility providers helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.

Leadershipdeveloperownerdecision

Developer

What they do

Developer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

Always. The developer owns the project risk, funding decisions, and final proceed/pause/stop decisions.

Documents they produce

Development brief
Decision register
Risk register
Feasibility approvals
Funding and sales instructions

Questions to ask

What is the goal?
What is the risk appetite?
What return is required?
What decision needs to be made now?

Information to give them

Capital available
strategy
target return
timeframe
experience level
preferred exit

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Relevant professional advice

Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Insufficient data to verify

Insufficient data to verify — confirm against the current consented drawings, specifications, Auckland Council requirements, Auckland Unitary Plan, NZ Building Code, relevant NZ Standard, consultant advice, manufacturer instructions, insurance broker, insurer, lender, lawyer, accountant or project contract.

Project-specific consented documents and professional advice override generic guidance.

Deliveryproject managerconstructiondelivery

Project manager

What they do

Project manager helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

When design, consent, procurement, construction, reporting, and closeout need active coordination.

Documents they produce

Programme
meeting minutes
action list
progress reports
risk/decision registers
claim/variation reviews

Questions to ask

What is on the critical path?
What decisions are blocking progress?
What evidence supports the claim or delay?

Information to give them

Project brief
contract
programme
budget
consultant contacts
reporting format

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Relevant professional advice

Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Insufficient data to verify

Project-specific consented documents and professional advice override generic guidance.

Leadershipdevelopment managercoordinationlifecycle

Development manager

What they do

Development manager helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

When the developer needs one person coordinating acquisition, feasibility, consultants, consents, finance, construction, sales, settlement, and handover.

Documents they produce

Development programme
consultant scopes
feasibility updates
risk reports
decision recommendations

Questions to ask

What is the next decision?
What has changed since the last feasibility?
What risks need escalation?

Information to give them

Developer objectives
authority limits
budget
preferred reporting cadence
professional team list

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Relevant professional advice

Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Insufficient data to verify

Project-specific consented documents and professional advice override generic guidance.

PlanningplannerAUPresource consent

Planner

What they do

Planner helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

Before relying on development potential, before offer conditions are waived, during concept design, and for resource consent.

Documents they produce

Planning memo
AUP rule check
resource consent application
AEE
RFI responses
condition review

Questions to ask

What is the activity status?
What controls are breached?
What is notification risk?
What can reduce consent risk?

Information to give them

Address
title
survey
concept plans
site photos
AUP screenshots
development objective

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Auckland Council resource consent

Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.

Check council guidance, application requirements, RFI process, consent conditions, approved plans, engineering approvals, and monitoring requirements for site-specific development approvals.

Project-specific consented documents and professional advice override generic guidance.

Designarchitectdesigndrawings

Architect

What they do

Architect helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

During strategy, concept design, resource consent drawings, building consent drawings, tender documentation, and design changes.

Documents they produce

Concept plans
resource consent drawings
building consent drawings
specifications
design change notes

Questions to ask

Does the design fit the market?
Does it fit the site constraints?
What needs engineer/planner confirmation?
What drawings are missing?

Information to give them

Brief
survey
planning memo
budget
target buyer
site photos
consultant advice

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Use MBIE Building Performance to find the current Building Code clauses, Acceptable Solutions, Verification Methods, updates, and technical guidance.

Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.

Project-specific consented documents and professional advice override generic guidance.

Designarchitectural designerdesignbuilding consent

Architectural designer

What they do

Architectural designer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

When residential design documentation is needed and the role/scope is appropriate for the project.

Documents they produce

Design drawings
building consent drawings
specifications
design coordination notes

Questions to ask

What is included in your scope?
Who coordinates engineering?
How are consent RFIs handled?
What is excluded?

Information to give them

Brief
site data
planning memo
budget
survey
existing records

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Toitu Te Whenua LINZ land records

Use MBIE Building Performance to find the current Building Code clauses, Acceptable Solutions, Verification Methods, updates, and technical guidance.

Relevant professional advice

Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Project-specific consented documents and professional advice override generic guidance.

Survey/titlesurveyorboundarytitlesubdivision

Land surveyor

What they do

Land surveyor helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

Before final concept design, before subdivision decisions, and whenever boundaries, levels, easements, or titles matter.

Documents they produce

Topographical survey
scheme plan
survey plan
easement plan
title/survey advice

Questions to ask

Where are the boundaries?
What easements affect the design?
What title structure is possible?
What survey steps control settlement?

Information to give them

Title
site address
existing plans
concept design
planning memo
service information

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Use LINZ, a lawyer, and a licensed cadastral surveyor to verify Record of Title, legal description, interests, easements, covenants, consent notices, survey plans, and boundary/title matters.

Check the operative plan, maps, zones, precincts, overlays, activity status, development controls, subdivision rules, and assessment criteria for the specific site.

Project-specific consented documents and professional advice override generic guidance.

Engineeringgeotechnicalgroundfoundations

Geotechnical engineer

What they do

Geotechnical engineer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

When ground conditions, slope, fill, groundwater, retaining, foundations, or soakage risk could affect the project.

Documents they produce

Geotechnical report
investigation logs
foundation recommendations
soakage comments
producer statement inputs where relevant

Questions to ask

What ground risks affect feasibility?
What investigations are needed?
What assumptions should QS price?
What is outside your scope?

Information to give them

Survey
concept design
site history
photos
earthworks/retaining assumptions

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Use MBIE Building Performance to find the current Building Code clauses, Acceptable Solutions, Verification Methods, updates, and technical guidance.

Relevant professional advice

Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Project-specific consented documents and professional advice override generic guidance.

Engineeringstructural engineerB1foundationsretaining

Structural engineer

What they do

Structural engineer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

When the design needs specific structure, foundations, retaining, bracing, beams, or engineering outside simple assumptions.

Documents they produce

Structural drawings
calculations
PS documents where relevant
construction review notes

Questions to ask

What structural system is assumed?
What needs coordination with architecture and geotech?
What affects cost or buildability?

Information to give them

Architectural drawings
geotech report
site constraints
brief
consent requirements

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Watercare builders and developers

Use MBIE Building Performance to find the current Building Code clauses, Acceptable Solutions, Verification Methods, updates, and technical guidance.

Relevant professional advice

Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Project-specific consented documents and professional advice override generic guidance.

Engineeringcivil engineerstormwaterwastewaterservices

Civil engineer

What they do

Civil engineer helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

For stormwater, wastewater, water supply, earthworks, access, pavement, services, flooding, and subdivision infrastructure.

Documents they produce

Civil report
stormwater design
wastewater/water strategy
engineering drawings
as-built requirements

Questions to ask

Where can stormwater go?
Is wastewater capacity available?
What approvals are needed?
What costs are likely?

Information to give them

Survey
concept design
GeoMaps
property file drainage plans
Watercare/council correspondence

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Use Watercare and civil engineering advice to verify water and wastewater connection requirements, network capacity, approvals, fees, and construction standards.

Auckland Council GeoMaps

Use GeoMaps as an early desktop check for property layers, contours, flooding/overland flow information, services context, and council spatial information. Confirm critical matters with professionals and council.

Project-specific consented documents and professional advice override generic guidance.

Engineeringfire engineerfirecompliance

Fire engineer where relevant

What they do

Fire engineer where relevant helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

Where the residential design, access, separation, specified systems, or project complexity requires fire engineering advice.

Documents they produce

Fire report
fire design notes
compliance pathway
RFI responses

Questions to ask

Is fire engineering required?
What assumptions affect layout?
What documents are needed for consent?

Information to give them

Architectural drawings
site access
building use
consent questions

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Auckland Transport corridor access

Use MBIE Building Performance to find the current Building Code clauses, Acceptable Solutions, Verification Methods, updates, and technical guidance.

Relevant professional advice

Planner, surveyor, architect, engineer, quantity surveyor, lawyer, accountant, lender, valuer, real estate agent, and other project specialists must confirm site-specific decisions.

Project-specific consented documents and professional advice override generic guidance.

Engineeringtraffic engineeraccessvehicle crossing

Traffic engineer where relevant

What they do

Traffic engineer where relevant helps the developer turn uncertain development questions into written advice, drawings, calculations, approvals, prices, or decisions.
They should explain what is confirmed, what is assumed, what is excluded from their scope, and what other professional needs to be involved.
Their advice should be saved in the project file and carried into feasibility, programme, risk register, and decision register.

When they are needed

Where access, vehicle crossing, traffic generation, parking, sightlines, gradient, road corridor, or consent assessment requires advice.

Documents they produce

Traffic assessment
vehicle tracking
access design comments
RFI responses

Questions to ask

Can vehicles enter and exit safely?
What does AT/council need?
Does the design create planning risk?

Information to give them

Site plan
survey
proposed dwelling count
driveway/access concept
planning memo

How their work affects cost, programme, and risk

Cost: their advice can add fees, but it can also prevent buying or building the wrong project.
Programme: late engagement can cause redesign, consent delays, tender confusion, and settlement pressure.
Risk: unclear scope or undocumented advice can leave the developer relying on assumptions.

Red flags

They cannot explain their scope, exclusions, deliverables, or timing in writing.
They give confident verbal advice but will not confirm it in writing.
Their advice conflicts with another professional and no one is coordinating a resolution.
They are being asked to answer outside their professional discipline.

Common mistakes when dealing with them

Engaging the professional too late, after the land price, yield, design, or contract has already been locked.
Giving them incomplete documents or old drawings.
Not asking them to identify the top cost, time, approval, and risk issues.
Not updating feasibility and programme after receiving their advice.

Verification

Source / where to check

Use current official information and the controlled documents for the actual project.

Check corridor access, traffic management, vehicle crossing, road occupation, and public road/footpath requirements where the site works affect the transport corridor.