Expertise

TLS has a wealth of experience working across multidisciplinary teams of specialists, aiming to drive value at all stages of the development cycle. We specialise in being a ‘jack of all trades,’ leveraging our extensive expertise in each aspect of a project to enhance the overall scheme’s feasibility and viability. Our technical and development background allows us to bring teams of professionals together, seamlessly coordinating them to achieve the best project outcomes.

Planning

Planning is increasingly getting more and more difficult to navigate through. TLS has vast experience of project management of the planning stage: From site promotion through to reserved matters. We also specialise in unlocking complex infrastructure that may be compromising the deliverability of the site and can input into viability assessments, negotiation of planning conditions and s106 agreements.

Transport Assessments

Sustainable modes of transport are becoming an increasingly important consideration on new development sites. TLS have experience of working with the project team to maximise walking, cycling and public transport offerings in order to minimise the impact on the surrounding road networks and thus reducing off-site highway mitigation requirements. We can also review feasibility of proposed access arrangements to ensure these are constraints-led and also deliverability of off-site mitigation schemes.

Flood Risk

With temperatures rising and rainfall events getting more extreme, flood risk is a key factor in determining a planning permission. Working alongside the drainage consultant we will look to get the most out of the blue infrastructure on site. We have experience of dealing with complex sites within flood zone 3, environmental permits and providing flood compensation/mitigation; working closely with the Environment Agency and the LLFA to maximise site deliverability.

Ecology/Landscape

With the mandatory introduction of Biodiversity Net Gain in 2024, thinking smarter about how your project can integrate green spaces is key. We have worked alongside some of the country’s best ecologists/arboriculturists to maximise existing assets on site, but also looking to strategically locate ecological enhancements whilst not compromising on the viability of the site. TLS also have experience with obtaining ecology licences from Natural England (including bat, great crested newt and badger) ensuring these are integrated into construction programmes to avoid unnecessary delays to works.

Heritage/Archaeology

There is a growing necessity in development to safeguard and improve heritage resources and understand (and possibly preserve) the previous uses of the site. Working with heritage consultants and archaeologists, TLS can review any desk-based assessments and look at the best/most cost-effective way at implementing some of the recommendations. We have previous experience in reducing the amount of trial trenching originally requested by the local authority, saving time and cost for the client.

Demolition

TLS have been involved with a number of large, complex demolitions projects. Some of these include sites adjacent to rail lines (under a Network Rail BAPA), high-bay structures, and demolition of structures with high levels of notifiable asbestos containing materials (ACMs). We can work with the project team and contractors to phase the demolition to obtain earlier access to certain areas (if required) and manage risk for the client in terms of cashflow and scrap credits.

Remediation

With the reuse of Brownfield sites at the heart of national planning targets, understanding and managing the regeneration process is essential to achieve a viable development. TLS have experience working on large-scale brownfield sites, often adjacent to sensitive receptors (such as main rivers). We work alongside experienced geoenvironmental consultants to conceptualise the site, scope ground investigations, review and challenge remediation strategies (in conjunction with the Environmental Health team at the local authority) to ensure the proposals are the most appropriate for the end use of the scheme. We can also assist with the tender, construction and validation stages to ensure planning sign-off is achieved to minimise liability and maximise future land value.

Drainage

One of the main technical considerations of a project is how and where it drains. The storm and foul drainage strategies can impact the entire site engineering design (incl levels and highways), which in turn can have a huge impact on cost and viability. TLS have extensive experience in reviewing and critiquing drainage strategies, implementing complex off-site drainage works including requisitions and upgrades, installation of pumping stations and reviewing the long-term management/adoption strategies.

Earthworks

One of the things can often catch developers out on a site is muck. Too much. Too little. Temporary storage. Topsoil. It definitely isn’t an exact science, but TLS can work with the project team to put plans in place to ensure that the earthwork strategy is a significant consideration in the design and construction of a scheme. Looking at the cut/fill of a site from the inception of a project can shape the site masterplan and can avoid costly off-site removal or import at a later date. TLS also have experience of Material Management Plans (DoW:CoP) throughout the construction phases to ensure that the developer/contractor is complying with the correct legislation.

Highways

TLS have considerable knowledge of highway design and construction. We have been involved with delivering miles of both on site and off-site highways including complex s278 agreements with National Highways, grade separated junctions and new access vis local highway authority s278’s, in addition to the more standard s38 agreements. We will look to drive value across a development by maximising the multi-use functionality of highways corridors with other drainage, ecology and sustainable transport elements.

Utilities

In a sector of acronyms, we look to navigate through the complexities of delivering services to a project. We work with a wide range of utility consultants, IDNO’s, NAV’s and ICP’s to establish the best utility strategy for the site ensuring that our clients benefit from maximum asset value to reduce upfront delivery costs. We have experience of the integration of PV, EVC and smart grids within projects with the goal of enabling future net zero development sites.

Commercial/Contract Support

Whilst TLS are not quantity surveyors, we have a wealth of experience in managing/reviewing cost plans, phasing cash flow and delivering infrastructure via different forms of contracts. We understand the quantum of delivering serviced land and can identify areas of opportunities to challenge costs and look to value engineer alternative solutions. We have also worked with legal teams to produce bespoke cost share agreements with third parties when there is financial benefit to both parties.

Sustainability

With the national target of achieving net zero by 2050, demonstrating the sustainability of a project will be a key consideration through the planning and delivery process. TLS have experience of working with a range of sustainability consultants when reviewing how a scheme can demonstrate it’s road to achieving net zero, in addition to implementation of Future Homes Standards on more immediate sites. We also have experience on championing the use of low carbon products and carbon reporting throughout the construction process.

Risk mitigation

TLS prides itself on being able to consistently think 2 steps ahead, identifying problems before they become one. We actively work to identify and manage key development and/or delivery risks at all stages of the project lifecycle, looking for solutions, not just problems.

Land disposal

One of the core functions of TLS is to get best value for land through the disposal process. We have extensive experience of selling land to residential, retail and commercial operators, working alongside development managers and agents. In conjunction with the professional team, we can assemble high quality land sale packs in addition to reviewing assumptions on abnormal costs that can quite often have a detrimental impact on land value.