Feasibility Studies | Studio Farre

Farre+Stevenson Architecture prepares technical, planning and economic feasibility studies for property acquisition, renovation, adaptive reuse, new construction and complex development proposals. The purpose is to determine, before major financial or contractual commitments are made, whether an intended project is realistically achievable and under what conditions.

A feasibility study does not guarantee that every proposed objective can be achieved. It provides the client with a structured and documented assessment of the property, the intended use, the applicable constraints, the approvals that may be required, the likely programme, principal costs and the risks that could affect the operation.

The level of investigation is defined according to the importance of the decision. A preliminary assessment for an initial property search differs from the detailed study required before purchase, investment, planning submission or construction.

Assessing a project before committing resources

Many difficulties that emerge during design or construction originate from decisions made before the real condition of the property was understood. A feasibility study allows the client to identify critical issues while alternatives are still available.

It may help answer questions such as:

Can the property accommodate the intended use?
Is the proposed transformation permitted by planning and building regulations?
Does the current condition correspond with the approved documentation?
Are there planning, landscape, heritage or environmental constraints?
Will structural, energy, fire-safety or accessibility upgrades be required?
Which approvals and professional disciplines will be necessary?
What are the likely costs and timescales?
Which issues could prevent or substantially alter the project?
Are there more efficient alternatives to the initial proposal?

Different levels of feasibility study

The investigation can be organised in progressive levels, depending on the information available and the decision to be supported.

Preliminary feasibility assessment

A preliminary assessment provides an initial review based on the information currently available. It is useful during early property selection or before commissioning more detailed investigations.

It may include:

review of the client’s objectives;
initial examination of the property and available documents;
preliminary planning and regulatory research;
identification of evident constraints;
initial assessment of the intended use;
identification of further documents and surveys required;
preliminary indication of likely procedures and risks.

Detailed feasibility study

A detailed study is appropriate where the client is approaching purchase, investment, design development or an administrative application.

It may include:

measured survey and inspection of the property;
planning and building-history research;
comparison between approved documents and existing conditions;
analysis of applicable planning provisions and constraints;
functional and dimensional testing of the intended use;
preliminary design alternatives;
identification of permits and specialist studies;
preliminary cost and programme assessment;
risk classification and recommendations.

Understanding the client’s objectives

The feasibility process begins by clarifying what the client intends to achieve. The same property may be suitable for one objective and unsuitable for another.

The preliminary brief may consider:

intended use and functional programme;
required areas and relationships between spaces;
number and type of users;
quality and performance expectations;
available investment budget;
intended completion date;
possible future expansion or changes of use;
operational and maintenance requirements;
commercial, residential or institutional objectives.

Where the brief is incomplete or internally inconsistent, the study can help redefine priorities before a design solution is developed.

Inspection and survey of the property

Available documentation alone may not describe the current condition of a property accurately. Where required, the study is supported by an inspection and an architectural survey.

The survey may examine:

dimensions and internal distribution;
floor levels, heights and changes of level;
accesses and circulation;
visible construction systems and materials;
condition of façades, roofs and internal elements;
location of plant rooms, shafts and principal services;
natural lighting and ventilation;
evidence of previous alterations;
visible defects or conditions requiring specialist investigation.

The inspection is not automatically a structural, geotechnical, environmental or services survey. Specialist investigations are identified and commissioned when required.

Planning and building-history research

One of the principal components of a feasibility study is the reconstruction of the planning and building history of the property.

The investigation may include:

original building permits and approved projects;
subsequent amendments and variations;
applications relating to previous alterations;
completion, occupancy or habitability documentation;
planning amnesties or retrospective approvals;
archival drawings and historical documentation;
cadastral plans and historical cadastral records;
available structural and building-services documents.

The objective is to establish the documentary basis against which the existing property and the proposed intervention can be evaluated.

Existing lawful condition

The physical existence of a building element does not by itself demonstrate that it is lawful. The existing condition must be compared with the relevant approved documentation and with the applicable legal framework.

The study may identify:

differences between approved and existing layouts;
changes to façades, windows or doors;
enclosed balconies, terraces or external spaces;
mezzanines or changes in floor area;
alterations to common parts;
changes of use;
works not represented in available records;
uncertainties requiring additional archival research.

Where irregularities are identified, the study may indicate whether further investigation, reinstatement, retrospective approval or another procedure should be considered. A preliminary feasibility opinion is not itself a retrospective approval or certification of lawful status.

Planning and development parameters

For new construction, extensions or substantial transformations, the study assesses the planning rules governing the site and the potential development envelope.

The analysis may include:

land-use designation and permitted uses;
floor-area and development limits;
building coverage and permeability requirements;
height and volume limits;
setbacks and distances from boundaries or other buildings;
parking and access requirements;
public-space or infrastructure obligations;
landscape and environmental provisions;
special planning instruments or implementation plans.

The theoretical maximum allowed by a planning provision does not necessarily coincide with the realistically achievable project. Site geometry, access, existing buildings, constraints and technical standards may reduce the effective development potential.

Permitted use and change of use

A property may be physically capable of accommodating an activity while not being legally or technically suitable for that use.

The feasibility assessment may examine:

current authorised use;
proposed use and planning classification;
requirements for change of use;
minimum dimensions and functional standards;
accessibility and sanitary requirements;
fire-safety obligations;
parking or servicing requirements;
restrictions arising from condominium rules or property rights;
commercial or operational licences connected with the activity.

The planning approval of a change of use does not automatically provide every operational licence required for the intended activity.

Heritage, landscape and environmental constraints

Protected buildings and areas require specific analysis before design decisions are made.

The study may verify the presence of:

architectural or cultural-heritage protection;
landscape protection;
archaeological constraints;
historic-centre or conservation-area provisions;
protected views or landscape settings;
environmental or hydrogeological constraints;
tree-protection requirements;
special permissions from heritage or landscape authorities.

The presence of a constraint does not necessarily prevent intervention, but it may affect design freedom, timescales, documentation and the authorities involved.

Structural feasibility

Changes to layouts, openings, loads, stairs, roofs, balconies or the use of a building may require structural assessment.

A preliminary feasibility study may identify issues such as:

removal or alteration of load-bearing elements;
new openings in walls or slabs;
additional loads from new uses or equipment;
changes to roofs and external structures;
structural deterioration or visible cracking;
seismic requirements;
the need for structural records, testing or calculations;
the involvement of a structural engineer.

Final structural feasibility must be confirmed by the appropriately qualified specialist through the investigations and calculations required for the specific project.

Building services and energy performance

The intended transformation may be limited by the condition, capacity or configuration of existing building services.

The study may consider:

electrical supply and distribution;
heating, cooling and ventilation;
water supply and drainage;
space available for plant and service routes;
ventilation and extraction requirements;
energy-performance obligations;
renewable-energy requirements;
possible upgrades to the building envelope;
coordination with specialist engineers.

Older or historic buildings may require solutions that balance energy improvement with the conservation and physical behaviour of the existing construction.

Fire safety and emergency requirements

Some intended uses, occupancy levels and building configurations are subject to specific fire-safety procedures and technical standards.

The study may identify the need to assess:

occupancy and evacuation capacity;
number and width of escape routes;
travel distances;
fire resistance of structures and separations;
access for emergency services;
smoke control and ventilation;
fire-detection and suppression systems;
formal submissions or approvals by the competent authorities.

Detailed fire engineering is carried out or coordinated with the appropriate specialist where required.

Accessibility and inclusive use

The feasibility of an intended use may depend on whether the property can satisfy applicable accessibility requirements.

The preliminary assessment may consider:

accessible routes from the public realm;
entrance thresholds and changes of level;
doors, corridors and turning spaces;
stairs, ramps and lifts;
accessible sanitary facilities;
parking and arrival arrangements;
reasonable adaptations within historic or constrained buildings;
the effect of accessibility works on usable area and cost.

Functional test layouts

Where dimensional suitability is uncertain, the study may include preliminary layouts designed to test whether the required activities can be accommodated.

Test layouts may examine:

room dimensions and adjacencies;
circulation and access;
furniture and equipment;
service and storage areas;
customer and staff flows;
sanitary and technical spaces;
daylight and ventilation;
alternative organisational scenarios.

These layouts are feasibility tools and should not be confused with a completed architectural design.

Alternative project scenarios

A useful feasibility study does not merely accept or reject the initial proposal. Where appropriate, it compares alternative ways of achieving the client’s objectives.

Alternatives may differ in relation to:

extent of demolition and reconstruction;
retention or removal of existing elements;
distribution of functions;
required approvals;
structural intervention;
cost and construction programme;
degree of planning risk;
future flexibility;
phasing of the investment.

The preferred solution may not be the one with the greatest physical transformation, but the one that provides the most balanced relationship between benefit, risk, time and cost.

Preliminary cost assessment

Economic feasibility requires an understanding of the principal cost categories before detailed design begins.

The preliminary assessment may include:

construction and renovation works;
demolition and disposal;
structural and building-services upgrades;
professional services and specialist consultants;
surveys, investigations and testing;
administrative fees and statutory charges;
temporary works and site access;
furniture, equipment and specialist installations;
contingency allowances;
taxes and other costs to be confirmed by the relevant advisers.

At the feasibility stage, cost information is necessarily approximate and based on the level of design and documentation available. It should not be considered a contractor’s fixed price or final bill of quantities.

Programme and approval timescales

The feasibility study may prepare an indicative programme covering the principal stages of the operation.

This may include:

document collection and archival research;
surveys and specialist investigations;
concept and developed design;
planning and building submissions;
heritage or landscape approvals;
structural and services design;
contractor selection;
construction and commissioning;
completion and handover.

Approval times cannot always be predicted precisely. The programme therefore distinguishes between activities controlled by the project team and periods dependent on authorities, third parties or additional information.

Risk assessment

The findings of the study may be organised according to the significance and immediacy of the risks identified.

Risks may relate to:

missing or inconsistent documentation;
planning or building irregularities;
restrictions on the intended use;
heritage or landscape constraints;
structural uncertainty;
insufficient building-services capacity;
accessibility or fire-safety requirements;
cost escalation;
approval timescales;
neighbouring rights, condominium matters or third-party consents.

Where information is unavailable, the study identifies the uncertainty rather than replacing missing evidence with assumptions.

Property acquisition and pre-purchase feasibility

Before purchasing a property, the client may need to know not only its present condition but whether it can support the intended investment.

A pre-purchase study may examine:

planning and building documentation;
lawful use and existing condition;
potential for renovation, extension or change of use;
principal constraints and approvals;
preliminary structural and services issues;
indicative costs and programme;
information requiring clarification by the seller;
technical matters to be reflected in contractual negotiations.

The study supports the client’s decision but does not replace legal, tax, financial or notarial advice.

Feasibility for renovation and adaptive reuse

Existing buildings often contain opportunities that are not immediately visible, together with limitations that only emerge through documentation and technical analysis.

The study may assess:

potential for redistribution and functional improvement;
retention of significant architectural elements;
compatibility of new uses with the existing structure;
required upgrades to services and performance;
planning implications of the proposed transformation;
possible phasing of the works;
comparison between renovation and replacement strategies.

Feasibility for new development

For undeveloped or underused sites, the study may test the relationship between the planning potential and the practical capacity of the site.

The analysis may consider:

site access and infrastructure;
developable area and building envelope;
topography and ground conditions;
orientation and environmental conditions;
neighbouring buildings and views;
parking, servicing and public-space requirements;
planning obligations and specialist assessments;
possible development scenarios.

Commercial and hospitality feasibility

Commercial, hospitality and food-service projects require the intended business model to be coordinated with the physical and regulatory characteristics of the property.

The study may examine:

customer, staff and service circulation;
kitchens, storage and technical areas;
sanitary and accessibility requirements;
ventilation, extraction and waste management;
fire-safety and occupancy conditions;
signage and external alterations;
commercial licences and operational approvals;
compatibility with neighbours and condominium rules.

Residential feasibility

For houses and apartments, a feasibility study may evaluate the potential for reorganisation, enlargement, subdivision, combination of units or improved connection with terraces and gardens.

It may address:

internal redistribution;
number and size of bedrooms and bathrooms;
natural light and ventilation;
structural and services constraints;
potential extensions or changes to openings;
planning and condominium requirements;
indicative renovation cost;
alternative design strategies.

Energy and environmental feasibility

Where energy improvement is an important objective, the study may compare alternative strategies before detailed energy design is undertaken.

The assessment may consider:

insulation of walls, roofs and floors;
replacement or improvement of windows;
heating, cooling and ventilation systems;
renewable-energy systems;
solar control and shading;
compatibility with historic construction;
indicative energy benefits;
possible incentives and required documentation.

Energy calculations and statutory certifications are carried out by the relevant qualified professionals where required.

Specialist consultants and further investigations

A feasibility study frequently identifies matters that require specialist expertise.

These may include:

structural engineering;
geotechnical and geological investigations;
mechanical, electrical and plumbing engineering;
fire-safety consultancy;
energy and environmental analysis;
acoustic assessment;
heritage and archaeological studies;
landscape and arboricultural reports;
hazardous-material or contamination surveys;
legal, tax and financial advice.

Farre+Stevenson can coordinate these contributions within the architectural and planning assessment, while each specialist remains responsible for the advice and documentation within their professional competence.

Feasibility report and deliverables

Depending on the agreed scope, the study may be presented through:

a written technical report;
summary of the client’s objectives;
survey drawings and photographic documentation;
planning and regulatory analysis;
comparison between approved and existing conditions;
test layouts and preliminary diagrams;
alternative project scenarios;
schedule of required approvals;
preliminary cost and programme information;
risk register and recommended next steps.

The report distinguishes between verified information, professional assessment, matters subject to confirmation and assumptions used for preliminary analysis.

Limits of the feasibility study

A feasibility study is based on the documents, access and information available at the time of the investigation. Hidden defects, incomplete archives, changes in legislation, decisions by public authorities and specialist findings may affect the conclusions.

The study does not replace:

completed architectural and engineering design;
formal planning or building approval;
structural certification;
legal due diligence;
tax or financial advice;
a contractor’s detailed quotation;
investigations that require destructive testing or specialist equipment.

Its value lies in identifying the information necessary for an informed decision and reducing avoidable uncertainty before the project advances.

Feasibility studies in Rome, Italy and internationally

Farre+Stevenson prepares feasibility studies for properties and projects in Rome, throughout Italy and internationally. The service may support private owners, purchasers, investors, companies, public bodies and professional teams.

For projects outside Italy, the study is coordinated with local architects, engineers, legal advisers and other appropriately qualified professionals where local regulations or statutory responsibilities require their involvement.

Farre+Stevenson Architecture uses feasibility studies to establish whether a proposed property operation is technically, administratively and economically realistic, identifying opportunities, constraints, approvals, costs and principal risks before the client proceeds to purchase, design or construction.