Pathway guide - Planning and Development

Pathway guide

Planning and Development

August 2018

Pathway guide

2Planning and Development

Published by: RICS, Parliament Square, London SW1P 3AD.

All rights in this publication, including full copyright or publishing right, content and design, are owned by

RICS, except where otherwise described. Any dispute arising out of this publication is subject to the law and

jurisdiction of England and Wales

Date published: February 2018 Version 1.0

Pathway guide

3Planning and Development

Planning and Development

Section one

Introduction ......................................................................................................................................... 5

About the competencies ........................................................................................................................ 5

Choosing your competencies ................................................................................................................. 5

Where to find help .................................................................................................................................. 5

Section two

About the pathway .............................................................................................................................. 6

About the RICS qualification .................................................................................................................. 6

Chartered alternative designations ......................................................................................................... 6

Section three

Pathway requirements ....................................................................................................................... 7

Section four

Technical competencies guidance ................................................................................................... 8

Access and rights over land .................................................................................................................... 8

Building information modelling (BIM) management ................................................................................. 9

Cadastre and land administration ......................................................................................................... 10

Compulsory purchase and compensation ............................................................................................ 11

Contaminated land ................................................................................................................................ 12

Design and specification ...................................................................................................................... 13

Development appraisals ....................................................................................................................... 14

Development/project briefs ................................................................................................................... 15

Economic development ........................................................................................................................ 16

Pathway guide

4Planning and Development

Environmental assessments .................................................................................................................. 17

Housing strategy and provision ............................................................................................................. 18

Leasing and letting ............................................................................................................................... 19

Legal/regulatory compliance ................................................................................................................ 20

Management and regeneration of the built environment ...................................................................... 21

Masterplanning and urban design ........................................................................................................ 22

Measurement ....................................................................................................................................... 23

Planning development and management ............................................................................................. 24

Project finance ...................................................................................................................................... 25

Purchase and sale ................................................................................................................................ 26

Risk management ................................................................................................................................ 27

Spatial planning policy and infrastructure ............................................................................................. 28

Strategic real estate consultancy .......................................................................................................... 29

Surveying and mapping ........................................................................................................................ 30

Sustainability ........................................................................................................................................ 31

Valuation ............................................................................................................................................... 32

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This guide supports the Planning and Development

pathway. It is designed to help you understand

more about qualifying in this area.

You must use this guide in conjunction with the

core assessment documentation which is available

on the RICS website and comprises of:

• Requirements and competencies guide

• Candidate guide for your RICS assessment,

e.g. APC, Academic, Senior Professional,

Specialist

• Counsellor guide.

You can download all the supporting guidance

from rics.org/apcguides

All RICS pathways are global, though it is

appreciated that markets may vary from country

to country. If you have any queries please contact

your local ofﬁce.

About the

competencies

The RICS competency framework ensures those

applying for the RICS qualiﬁcation are competent

to practise and meet the highest standards of

professionalism required by RICS. There is a wide

range of pathways available to qualify as an RICS

professional covering many different areas of

practice.

Introduction

The RICS assessment aims to assess that you

are competent to carry out the work of a qualiﬁed

chartered surveyor. To be competent is to have

the skill or ability to perform a task or function. The

RICS competencies are also based upon attitudes

and behaviours. The competencies are presented

in a generic way so they can be applied to different

areas of practice and geographical locations. It

is important that you interpret them within the

context of your own area of practice or specialism

and location.

Each competency is deﬁned at three levels of

attainment. You must reach the required level in a

logical progression and in successive stages.

Level 1 – knowledge and understanding

Level 2 – application of knowledge

Level 3 – reasoned advice, depth and synthesis of

technical knowledge and its

implementation.

The competencies are in three distinct categories:

Mandatory – the personal, interpersonal,

professional practice and business skills common

to all pathways and mandatory for all candidates.

Technical core – the primary skills of your chosen

pathway.

Technical optional – Selected as additional

skill requirements for your pathway from a list of

competencies relevant to the area of practice.

The mandatory competency requirements

are set out in detail in the Requirements and

competencies guide.

Choosing your

competencies

It is important that you give careful thought to

your choice and combination of competencies.

Your choice will inevitably reflect the work you

do in your day-to-day environment (driven by the

needs of your clients/employer). Your choice and

combination of competencies will be a reflection of

your judgement.

At the ﬁnal assessment interview, the assessors

will take these choices into account. They will

expect you to present a sensible and realistic

choice that reﬂects the skills needed to fulﬁl the

role of a surveyor in your ﬁeld of practice.

This guide should help candidates and employers

with a degree of assistance in choosing the

competencies that are most appropriate to their

area of practice.

Where to find help

RICS has fully trained teams across the globe who

will be able to help you with any queries. For details

of your local ofﬁce – rics.org/contactus

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The planning and development pathway is a

wide-ranging specialist area that is concerned

with both the highly strategic policy issues as

well as more operational aspects of land and real

estate use and development. The work of Planning

and Development Surveyors impacts not only

on the physical aspects of the built and natural

environment, but crucially too the social, economic

and environmental aspects as well. The profession

is continually evolving and new areas of practice

and associated competencies will emerge, so

please make sure you refer to the latest guidance

and updates.

Planning and development is of strategic

importance as governments and industry are

placing more emphasis on the design quality and

sustainability of the built environment, urban and

rural regeneration, conservation, the impact of IT

and big data, climate and demographic change,

health, well-being and (even) happiness, transport

and sources of renewable energy and related

efﬁciencies. Chartered planning and development

surveyors play a vital role in identifying and

promoting effective land management and

administration as one of the primary drivers behind

sustainable development.

Planning and development chartered surveyors

work across the globe, adjusting their expertise to

the speciﬁc planning and development cultures,

laws and processes that each country or region

operates. The client base ranges from local and

national governments, planning authorities and

other public agencies, to the private sector such as

property companies, house builders, commercial

developers, industrial and corporate land owners,

special interest groups and the general public.

It is their strategic perspective, combined with

practicality that allows planning and development

surveyors to work well with the rest of the

profession, as well as other built environment

professionals. This underpins their holistic

approach to help identify and achieve the world’s

future sustainable development needs.

RICS qualification

The planning and development pathway is ideal for

anyone pursuing a career in property who has a

particular interest in shaping the built environment

through a thorough assessment of future needs

and the planning and development processes that

follow it.

Although planning legislation and regulation

is applied across most chartered surveying

specialisms, this pathway is aimed at individuals

whose main areas of practice are planning and

development, whether in the public or private

sector. The planning and development pathway

places emphasis on at least one of the two

planning competencies and the development

appraisal, which are required to Level 3 in this

pathway. However, as with the other property

pathways, a broad base of experience in general

property and some aspects of construction

practice is also required.

Candidates undertaking the planning and

development pathway may gain their experience

either in the public or private sector – or in a

mixture of these.

Chartered alternative

designations

All candidates qualifying through this pathway

will be entitled to use the designation ‘Chartered

Planning and Development Surveyor’.

About the pathway

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7Planning and Development

21 43

Pathway requirements

Level 3

• Development appraisals

• Planning and development management or

Spatial planning policy and infrastructure

Level 2

• Legal/regulatory compliance

• Valuation (or Level 3*)

Level 1

• Measurement

• Surveying and mapping

Core

Level 3

• Ethics, Rules of Conduct and professionalism

Level 2

• Client care

• Communication and negotiation

• Health and safety

Level 1

• Accounting principles and procedures

• Business planning

• Conﬂict avoidance, management and dispute

resolution procedures

• Data management

• Diversity, inclusion and teamworking

• Inclusive environments

• Sustainability

Mandatory

Two to Level 3:

• Access and rights over land

• BIM management

• Cadastre and land administration

• Compulsory purchase and compensation

• Contaminated land

• Design and speciﬁcation

• Development/project briefs

• Economic development

• Environmental assessments

• Housing strategy and provision

• Leasing and letting

• Management and regeneration of the built

environment

• Masterplanning and urban design

• Measurement

• Planning and development management or

Spatial planning policy and infrastructure

(whichever is not selected as a core

competency)’

• Project ﬁnance

• Purchase and sale

• Risk management

• Strategic real estate consultancy

• Surveying and mapping

• Sustainability

Optional

Plus one to Level 3 or two to Level 2 from the

full list of technical competencies, including any

not already chosen from the core and optional

lists.

*If Valuation is taken to Level 3 the

requirements are as follows:

From the optional competency list you must

select one to Level 3 and one to Level 2

plus

From the full list of technical competencies

you must select one to Level 3 or two to

Level 2

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Access and rights over land

This competency is about access and easements for power, water and communications infrastructure, including wayleaves, and the differing methods of acquisition and compensation negotiations, including fees. The

competency also addresses temporary access arrangements for various uses.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the legislation and/

or framework for acquiring sites or access for the provision of power,

water, pipelines, other third-party or communications infrastructure

and other temporary uses. This should include the methodology and

techniques used in valuation for these purposes.

Provide evidence of identifying and understanding the appropriate

routing for lines, cables and other third-party infrastructure. This

should include associated environmental assessment, undertaking

inspections, and evaluating and negotiating payments for their use

or acquisition.

Provide evidence of reasoned advice, undertake valuations on, and

write reports in relation to, all matters relating to provision of power,

water, pipelines, other third-party or communications infrastructure.

Examples of knowledge comprised within this level are:

• The processes involved in the acquisition of land for the

purposes of establishing access agreements, wayleaves and

easements for the provision of power, water, pipelines or

communications infrastructure

• Compensation procedures associated with such acquisitions,

including any temporary accommodation and other works

required for the construction and maintenance of infrastructure

on the land acquired.

Examples of activities and knowledge comprised within this level are:

• Negotiating with occupiers and companies regarding the routes,

accommodation works, temporary works, and reinstatement and

compensation

• Agreeing heads of terms and ﬁnal documentation.

Examples of activities and knowledge comprised within this level are:

• Providing strategic advice on complex elements of the subject

including dispute resolution

• Preparing and providing strategic advice on unusual or

challenging cases.

Technical competencies guidance

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Building information modelling (BIM) management

This competency encompasses the establishment and management of the information modelling systems on projects. It covers collaborative process and technological principles involved in implementing Building

Information Modelling (BIM).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the technical, process

and collaborative aspects of the use of BIM.

Develop and apply management systems to facilitate the use of BIM

on projects, including uniﬁed control and reporting procedures.

Show how the knowledge and experience gained in this competency

has been applied to advising clients and/or senior management on

BIM strategy.

Examples of knowledge comprised within this level are:

• BIM strategies and implementation

• The various technical options and solutions for using information

modelling in operations

• The collaborative processes necessary for BIM adoption

• Digital surveying techniques such as laser scanning

• Standard classiﬁcation systems and their use in operational

phases of buildings

• Standards such as PAS 1192 -2 and PAS 1192 -3 or local

equivalence

• Relevant information exchange processes such as Construction

Operations Building Information Exchange (COBie).

Examples of activities and knowledge comprised within this level are:

• Design and implementation of a BIM management process

• Utilise BIM data to provide options for lifecycle, maintenance and

energy management strategies in use

• Deﬁne the data required within the BIM model to ensure

optimum FM data

• Deﬁne and implement surveying programmers to ensure

eﬀective data capture

• Maintenance and upkeep of an information model in operational

use

• Agree and implement contractual aspects of BIM such as

separate protocol

• Facilitate and manage project team members for BIM

implementation.

Examples of activities and knowledge comprised within this level are:

• Analysing, assessing, evaluating and reporting on options for

BIM in operations strategies at a corporate or project level

• Designing and advising on collaborative strategies for the

successful implementation of BIM on operational projects

• Advising on the contractual and commercial implications of

using BIM on operational projects

• Advising on options for software and protocols on BIM

• Advising on technical information systems requirements for BIM

at corporate or project level.

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Cadastre and land administration

This competency deals with assessing documents relating to the demarcation, registration and transfer of land in order to deﬁne, on the ground, the extent of legal and/or registered title. It involves the preparation of

expert lucid reports for the legal profession and provision of opinions to the legal profession and property owners.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of ﬁeld and oﬃce

procedures for boundary and/or cadastral surveys appropriate to

your national and/or international location. Understand legal and

physical boundaries and provide examples of these. Understand the

principles of land management.

Apply your knowledge of the principles of land registration, land

management, administration and legislation related to rights in real

estate internationally and nationally. Understand the relationship

between the surveyor, client and legal profession and preparation of

evidence for the legal process.

Provide evidence of reasoned advice, and fully understand the role

and responsibility of an expert witness, on the resolution of disputes

by litigation and alternative procedures.

Examples of knowledge comprised within this level are:

• The property registers in use

• All plans relating to the registration process

• Limitations of national mapping

• Deﬁnition of ‘extent of registered title’

• Paper-title (the deeds)

• The status of a deed plan when referred to in the text of a deed

• Common law presumptions regarding property boundaries

• The law relating to ‘moving boundaries’ accretion, erosion,

foreshore.

Examples of activities and knowledge comprised within this level are:

• Adopting appropriate scales for measured surveys to be used in

cadastre

• Choosing which documentation to rely upon

• Practising with complete independence from the client

• Requesting documents from the legal profession

• Obtaining documents from the Land Registries or the relevant

documentation based on location

• Using and interpreting aerial photography and digital imagery

• Reporting relevant matters back to the legal profession

• Understanding of the requirements for determining boundaries.

Examples of activities and knowledge comprised within this level are:

• Advising on the duty of an expert to the court

• Preparing expert reports for use in litigation

• Advising on the requirements of an expert witness within the

civil procedure rules

• Advising on the requirements and role of an expert at a ‘meeting

of experts’

• Advising on the role of an expert at a ‘conference with counsel’

• Preparing for trial

• Advising on the role of an expert during and after the trial

• An appreciation of alternative dispute resolution options,

particularly the diﬀerences and advantages/disadvantages

when comparing mediation with arbitration.

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Compulsory purchase and compensation

The understanding and practical application, within the appropriate legal framework, of compulsory purchase powers, including the assessment of and claim for compensation. The candidate is expected to have an

understanding from both the acquiring authority and claimant’s position.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the powers and

procedures of government and other bodies in relation to the

compulsory purchase and compensation. This covers legal interests

in real estate and of the rights of owners, occupiers and the impacts

on third-party aﬀected by works or developments associated with

compulsory purchase.

Assist in the preparation of the various stages involved in the process

and negotiations in relation to compulsory purchase including the

estimation and settlement of compensation claims.

Provide evidence of reasoned advice in relation to the validity

and level of a claim for compensation, using a variety of valuation

methodologies appropriate for the circumstances of the claim. Take

an active role in the negotiation and settlement of claims, using a

variety of bases of statutory and other valuation methodologies.

Provide reasoned advice on the role of compulsory purchase in

facilitating planning and regeneration initiatives.

Examples of knowledge comprised within this level are:

• The historical background, requirement for, and justiﬁcation of,

the use of compulsory purchase powers

• An overview of the various Acts of Parliament or any relevant

statutory requirements covering acquisition of land and rights,

planning and compensation or local equivalent

• The basic principles of compensation (the before and after

principle), accommodation works, betterment, equivalence and

the legal right to claim.

Examples of activities and knowledge comprised within this level are:

• Outlining the stages and timing involved in making, conﬁrming

and implementing a compulsory purchase order

• An understanding of statutory abilities to acquire rights other

than outright purchase, such as those exercised by utilities

companies

• Setting out heads of claim under a compensation claim

• Relevant statutory and case law in the assessment of a claim for

compensation.

Examples of activities and knowledge comprised within this level are:

• Supplying and justifying evidence for a statement of claim using

both valuation and logical techniques to back up the quantum of

the claim

• Dealing with best practice in the implementation of a

compulsory purchase order on, for example, a road scheme

• Developing a rationale for the use of compulsory purchase

powers in order to enable development, taking into account

human rights legislation

• The fee basis for chartered surveyors and the role of the Lands

Tribunal as well as mediation/arbitration

• Assisting in the preparation for and attendance at a

Public Inquiry into a Compulsory Purchase Order including

understanding of procedure and process.

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Contaminated land

This competency is about an understanding of contaminated land in the context of urban and rural land and property asset management, transaction and development, law and planning.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of how land becomes

contaminated through human activities and natural occurrences.

Clearly illustrate the implications of contamination for real estate

valuation, development and management.

Prepare a brief and/or speciﬁcation for the appointment of a

specialist(s) to undertake a site investigation.

Supervise a site investigation, interpret the results of laboratory

analyses and make recommendations as to remedial treatments.

Examples of knowledge comprised within this level are:

• The deﬁnition of contaminated land under the Contaminated

Land Regulations 2000, and associated legislation

• Areas of professional practice where contaminated land is

relevant, e.g. valuations, development, asset management,

transactions, environmental assessment

• The relevance under Part 11A of the Environmental Protection

Act, planning policy guidance and RICS published guidance and

practice notes

• Demonstrate an understanding of the limitations upon

Chartered Surveyors in this area, e.g. Professional Indemnity

Insurance, Public Liability Insurance.

Examples of activities and knowledge comprised within this level are:

• Assembling specialist team members to advise on contaminated

land assessment and remediation

• Undertaking Review Stage 1 and desktop environmental reports

and advise clients accordingly

• Assisting in project management of and undertaking phased

contaminated land assessments and remediation options

appraisals

• Negotiating and liaising with clients and regulators on

contaminated land issues

• Working with specialist project teams dealing with contaminated

land and assessment and remediation.

Examples of activities and knowledge comprised within this level are:

• Advising clients on the application of contaminated land to their

asset management, planning and development projects

• Advising clients on the law and regulation and procedures and

RICS guidance and practice appertaining to contaminated land

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Design and specification

This competency involves the skills involved in the design and speciﬁcation of development projects. Knowledge of the stages of design and speciﬁcation, from inception to completion can be part of a Chartered

Planning and Development Surveyor’s knowledge and skill base.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the design process

and the scope and content of related documentation.

Prepare and/or advise on designs and speciﬁcations, including at

outline and detail levels.

Prepare and/or approve the full design and speciﬁcation for the

project.

Examples of knowledge comprised within this level are:

• The various stages of the design process

• The functional requirements and performance of building

materials and components

• The health and safety regulations including the implications on

design

• The eﬀect of technical standards and statutory regulations,

such as planning, on the design process

• The structural implications of design to the load bearing

components of building fabric

• The ability to interpret the requirements of a client’s brief, in

order to satisfy their requirements

• The general issues surrounding sustainability in design such as

materials, sources, transportation and energy eﬃciency

• The concepts of Modern Methods of Construction

• Knowledge and understanding of Preambles to contract

documentation.

Examples of activities and knowledge comprised within this level are:

• Understand and apply spatial parameters and requirements

• Preparation of sketch designs to demonstrate compliance with a

client’s brief, while satisfying statutory requirements

• Detailing of how components are installed, connect and perform

• Development of initial proposals to a detailed stage (including

sections and details) and obtaining statutory consents

• Preparing Design Risk Assessments (DRA) of the proposed

design, to satisfy the requirements of the health and safety

regulations

• Express recognised performance standards and guidance

• Investigate suitable sustainable features and incorporate them

within a design.

Examples of activities and knowledge comprised within this level are:

• Carry out the preparation of the design and speciﬁcation of a

building project from outline proposals to completion of the

design and speciﬁcation process

• Apply knowledge and application of the speciﬁcation process,

including detailed knowledge of the main methods of

speciﬁcation

• Apply knowledge and application of the design and speciﬁcation

process, and its relevance and importance to the procurement

and execution of the contract selected for the building works

• Provision of advice to clients regarding sustainability issues

surrounding the proposals for their building

• Manage the design process to incorporate design works by

others in the speciﬁcation.

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Development appraisals

This competency is about the commercial and/or public assessment of a property or infrastructure based development scheme and its appraisal from inception through to completion. Development appraisals also

have a role in residual valuations of development sites but it should be remembered that the two may serve different purposes.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles and

practices underlying a proposed and on-going appraisal of a property

and/or infrastructure development scheme.

Identify, select, assemble and analyse data relevant to undertaking

appraisals. Under take appraisals using appropriate methodologies

and relevant techniques. Identify and evaluate possible sources and

methods of development funding.

Interpret and provide reasoned advice on development appraisals

and the implications for related decision making and implementation

Examples of knowledge comprised within this level are:

• The role and nature of project business case and related

development aims and objectives in terms of feasibility, viability

and desirability.

• The character of and distinctions between cost, price, value and

worth.

• The context and components of appraisals and residual

valuations and how diﬀerent project speciﬁc and contextual

issues, e.g. planning requirements and site constraints and

opportunities are reﬂected

• Property market surveys and evaluations

• The sensitivities of appraisal inputs and variables and what

factors aﬀect outcomes

• Development ﬁnance: sources and types.

Examples of activities and knowledge comprised within this level are:

• Selecting and analysing appropriate quantitative and qualitative

sources of information and data that aﬀect cost, values and

viability.

• Preparing appraisals for the possible acquisition, disposal or

valuation of sites and buildings for a range of possible uses and/

or infrastructure development.

• Using spreadsheets and associated software packages available

for appraisals

• Under taking risk evaluation and sensitivity analysis

• Assisting in the selection of appropriate sources, methods and

packages of ﬁnance

• Evaluating the impact of diﬀerent procurement routes on project

risk and appraisal.

Examples of advice, activities and knowledge comprised within this

level are:

• Detailed appraisals for the acquisition, disposal, ﬁnancing,

implementation, valuation of property or infrastructure

development and its possible phasing

• Viability appraisals in regards to planning applications and S106/

CIL contributions

• The sustainability implications of appraisals including e.g. whole

life cycle and/or carbon costing

• Cost planning, value engineering and BIM in appraisals

• How non-market/qualitative factors aﬀects appraisals (e.g.

environmental/natural and social capital)

• The evaluation of risk, uncertainty, proﬁt erosion and the

interpretation of sensitivity analyses

• Options appraisals, weightings and ranking

• Examples of sources, methods and structuring of ﬁnance and/or

grant funding and their impact on appraisal

• Public sector and public sector led projects, viability studies,

cost-beneﬁt evaluation and treasury based appraisal.

Pathway guide

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21 43

Development/project briefs

The purpose of a development brief is to stimulate interest and help make a business case for the development of a site or a building’s refurbishment. Project briefs are intended to inﬂuence and control the form and

uses that a desired development will take. Both provide a framework for developers in the conception of major types of development schemes.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the information

required to prepare a development brief or project brief.

Apply your knowledge to identify, select, assemble and analyse

information relevant to the preparation of development briefs and/or

project briefs.

Apply information in the preparation and presentation of

development briefs or detailed design briefs, or parts thereof.

Examples of knowledge comprised within this level are:

• The objectives of development/project briefs and associated

business case.

• Essential site details including history, location, accessibility,

services and utilities

• Environmental features and issues

• The consultation process

• The planning policy background

• Relevant planning documentation

• Land ownership and disposal arrangements

• Market conditions and trends

• Development budgets and ﬁnance.

Examples of activities and knowledge comprised within this level are:

• Producing or responding to either a development or project brief

• Analysing gathered information and data for a development/

project brief

• Programming or phasing of the stages of development

• Producing a risk analysis.

Examples of activities and knowledge comprised within this level are:

• Using a development/project brief to plan design and develop a

scheme

• Negotiating agreements with stakeholder interests

• Planning the implementation of a development scheme

• Assist in formulating ﬁnancial arrangements for a development

scheme.

Pathway guide

16Planning and Development

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Economic development

This competency is about understanding international, national, regional and local economic and social development policies and the provision of appropriate strategic property advice to clients that accord with or

complement such policies.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles and

practices underlying sound economic development policies in the

context of international, national, regional and local economic and

political issues. This should include inward investment strategies and

urban and rural regeneration and related infrastructure strategies.

Identify and fully understand the organisational processes and

mechanisms involved in implementing economic development

policies, and their impact on urban regeneration, property

development and infrastructure provision.

Under take initial feasibility studies and analysis as a preliminary to

advising clients on appropriate economic and social development

strategies and associated infrastructure provision.

Examples of knowledge comprised within this level are:

• International, national, regional and local socio-economic

development policies, agencies and programmes

• Funding sources

• Inward investment strategies and marketing

• Regional, urban and rural regeneration and new growth

strategies including new settlements and physical, social and

economic infrastructure projects.

Examples of activities and knowledge comprised within this level are:

• Undertaking desktop and ﬁeld study surveys and evaluation

• Making appropriate use of relevant statistical sources

• Selecting funding and grant sources, qualiﬁcations and

restrictions

• Understanding a range of international, national, regional and

local organisational missions and responsibilities

• Explaining place marketing, new infrastructure and inward

investment.

Examples of activities and knowledge comprised within this level are:

• Examining and analysing employment and census data

• Evaluating ﬂoor-space availability and needs

• Undertaking and analysing business surveys

• Policy analysis and development

• Preparing and /or evaluating grant bids

• Cost - beneﬁt analysis and value for money evaluation

• Partnership schemes and area-wide regeneration

• Legacy planning and development of buildings and related

infrastructure

• Developing making and defending a business case for new

initiatives

• Monitoring and review of projects or programmes.

Pathway guide

17Planning and Development

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Environmental assessments

This competency is about an understanding and application of the principles of environmental assessment, such as an Environmental Impact Assessment, within the planning and regulatory framework.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of appropriate

environmental assessment concepts, processes and systems. This

should include responsibilities imposed by law, codes of practice and

other regulations relating to environmental assessment.

Apply in practice your understanding of environmental assessment

and the requirements for compliance, including undertaking an

environmental assessment.

Provide evidence of reasoned advice including the preparation

and production of reports based on appropriate environmental

assessments.

Examples of knowledge comprised within this level are:

• The aims, objectives and principles of an Environmental Impact

Assessment (EIA) (or equivalent)

• The data gathering processes for environmental assessment

such as BREEAM, EIA or similar

• The types of development which may require an environmental

assessment

Examples of activities and knowledge comprised within this level are:

• Managing the preparation of an environmental assessment

• Conducting an environmental assessment, including EIA,

BREEAM or similar for development and/or infrastructure

projects

• Experience of when a formal or informal environmental

assessment is applicable

• The processes, procedures and requirements of a formal EIA

and Social Impact Assessment (SIA), including screening and

scoping.

Examples of activities and knowledge comprised within this level are:

• Advising on the need and application of an environmental

assessment

• Providing specialist advice on environmental assessments,

including negotiations with clients and regulators

• Advising on requirements and scope of an environmental

assessment and the regulators’ roles

• Preparing and compiling environmental statements and non-

technical summaries for submission to clients, regulators, and

other stakeholders.

Pathway guide

18Planning and Development

21 43

Housing strategy and provision

This competency is about the provision of private and public sector housing and the strategies for the implementation of residential led mixed use and community development.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the various methods

used to assess and identify overall housing and associated mixed

use community development need as well as the options available for

housing providers to meet these housing needs.

Apply your knowledge to identify and respond to housing needs. This

should include house types, tenures, funding, planning, and other

statutory or non-statutory considerations.

Provide evidence of reasoned advice and contribute to the

formulation and implementation of a housing strategy to meet

identiﬁed housing needs.

Examples of knowledge comprised within this level are:

• Economic and demographic indicators for residential development

and subsequent ownership/management

• National policies in terms of meeting housing supply targets

• Sources of information and research outcomes that deﬁne

housing need and demand across diﬀerent tenures, residential

types, locations and levels of aﬀordability

• How developers, local authorities and other housing providers

identify, source and procure development opportunities

• Place-making and wider planning and development aims.

Examples of activities and knowledge comprised within this level are:

• Producing reports on land assembly outlining the position in

terms of planning, residential mix, tenure types, infrastructure,

values and funding

• Housing needs assessment and related planning policies

• Examining diﬀerent types of housing demand

• Investigating ways of satisfying the diﬀerent types of housing

need and demand

• Assist in undertaking a place making review and evaluation.

Examples of activities and knowledge comprised within this level are:

• Giving advice on the acquisition or disposal of residential or

mixed use development sites

• Evaluating market research and analysis on housing demand and

values

• Acquiring or disposing of sites for residential or mixed use or

community development

• Leading a place-making based development proposal.

Pathway guide

19Planning and Development

21 43

Leasing and letting

This competency is speciﬁcally in relation to the market for leasehold property and includes assignments. Candidates should be able to demonstrate an understanding and experience (if appropriate) of working for

both landlord and tenant. The candidate should have a knowledge of the whole transactional market for property.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of how various types

of property are let (or a similar interest is acquired for a client) and

the diﬀerent types of interests that may be placed on the market.

Demonstrate an understanding of the economics of the market for

such interests and the appropriate legal frameworks.

Apply your knowledge and skills to the leasing/letting of all types of

property and demonstrate practical experience of the associated

decision-making process, marketing, reporting and completion of

the transaction. Demonstrate knowledge and understanding of other

forms of property transaction, and of the reasons supporting the

decision to proceed along the chosen leasing or letting route.

Provide evidence of reasoned advice and report to clients on all

types of leasing or letting transactions. Demonstrate the ability to

see complex cases through from start to ﬁnish with appropriate

assistance. Be able to provide clients with a holistic view of the entire

transactional market, and advise them clearly and appropriately, not

only on the letting or leasing market, but also on other areas.

Examples of knowledge comprised within this level are:

• The market for leasing and letting, and how values and lease terms

may be aﬀected by market trends and pressures

• The legislative framework associated with lease terms and show

how this is reﬂected in the market place

• The factors that aﬀect value for property in the letting market.

Examples of activities and knowledge comprised within this level are:

• Experience of leasing/letting for both landlord and tenant

• Experience of transaction from initial inspections through to

completion of documentation

• Negotiation with both prospective parties and the property

owner

• Decision making and recommendation of courses of action

including valuation advice.

Examples of activities and knowledge comprised within this level are:

• Experience of complex letting/leasing cases and explaining the

factors which made the case deviate from the market norm

• Commenting clearly on why decisions were made in relation to

the chosen route of leasing/letting

• Reporting to clients with recommendations including valuation

advice

• Reporting to clients with recommendations on strategy in

relation to all options for the property

• Dealing with externalities to the market which may aﬀect

leasing/letting

• Utilising negotiation and business skills in relation to challenging

leasing situations.

Pathway guide

20Planning and Development

21 43

Legal/regulatory compliance

Legal and regulatory compliance is an essential element in the work of a Chartered Planning and Development Surveyor. All development schemes must be conceived within the provisions of relevant legislation and

associated regulations.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of any legal/regulatory

compliance requirements in relation to your area of practice.

Apply your knowledge to comply with legal/regulatory requirements

in speciﬁc situations within your area of practice.

Provide evidence of reasoned advice, prepare and present reports on

legal/regulatory compliance requirements in relation to your area of

practice.

Examples of knowledge comprised within this level are:

• The law relating to planning and land compensation principles

• The extent and impact of regulation compliance on development

projects with particular reference to health and safety, disability,

and construction, design and management regulations.

Examples of activities and knowledge comprised within this level are:

• Using current case law, planning policy issues, appeals and

representations

• Using the law relating to conservation areas, listed buildings,

planning policy, planning agreements (e.g. S106 in England, or

S75 in Scotland)

• Applying health and safety at work practices, disability, and

construction, design and management regulations.

Examples of activities and knowledge comprised within this level are:

• Giving written, reasoned advice on legal and regulatory

compliance for a development project e.g.

– planning appeals and representations on consultation

matters, in written reports, in liaison with solicitors

– construction, land and ﬁnancial contracts based disputes

– tortious liabilities.

Pathway guide

21Planning and Development

21 43

Management and regeneration of the built environment

Planning and Development Surveyors contribute to the planning, management and future resilience of area-wide urban and/or rural based regeneration policies, projects and programmes. These are undertaken to

meet highly focussed and/or more policy orientated economic, social and environmental aims and objectives. It is acknowledged that work in this area will be very geographically and culturally determinant and thus

often exploratory and uncertain in character.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the importance of

sustainable management and resilience of the built environment as

part of the planning and regeneration process.

Apply a knowledge of sustainable planning and management

of regeneration projects and programmes. Demonstrate an

understanding of the roles played by public, private and not-for-

proﬁt sectors.

Provide evidence of reasoned advice, write reports and negotiate on

all matters relating to the planning and sustainable management of

regeneration aims, objectives, processes and outcomes. This should

include the roles played by public, private and not-for-proﬁt sectors.

Examples of knowledge comprised within this level are:

• Recognising the key factors and principles for the sustainable and

resilient management of the built environment

• Identifying planning and associated economic, social and

environmental policies, and guidance notes applicable to the

sustainable management of regeneration projects and/or

programmes.

• Understanding the nature of smart city and related prop-tech

strategies and beneﬁts in relation to urban and rural regeneration

• Project management principles applied to the planning and

implementation of regeneration projects and programmes.

Examples of activities and knowledge comprised within this level are:

• Interpreting and evaluating the key factors and principles for

the sustainable management and future resilience of the built

environment

• Responding to planning policies and guidance notes applicable

to the sustainable management of the built environment for a

development or conservation project.

• Working with and coordinating development partners, key

stakeholders and the wider community

• Recognising and evaluating key equity, cultural and ethical

issues in large scale or otherwise complex projects or

programmes

Examples of activities and knowledge comprised within this level are:

• Preparing detailed client and stakeholder reports on all matters

in relation to the policy development, planning, management and

eﬃcacy of the regeneration programmes and/or projects.

• Giving written and oral advice on the envisioning, viability and

resilience of urban or rural based regeneration, development

or conservation projects or programmes and their associated

policy basis.

• Engaging in and/or giving advice on smart strategies and

technologies

• Regeneration project planning, managing and/or evaluation.

• Identifying and resolving complex, contradictory and competing

regeneration aims, processes, issues and outcomes.

Pathway guide

22Planning and Development

21 43

Masterplanning and urban design

Masterplanning and urban design is a multi- disciplinary activity. Its purpose is to set out a vision and framework for the planning and development of large or otherwise complex area of land. This might be both for

green ﬁeld development and for regeneration areas. Masterplanning typically involves the planning of land uses, grey and green infrastructure, scale and density terms, along with its phasing over time. Masterplanning

should be linked to political and social processes as well funding and ﬁnancial planning.

Urban design is concerned with the three and four dimensional designed characteristics of spaces and places and groups of buildings, rather than individual buildings or sites. Urban design is said to be primarily an art

but the science of placemaking is also important in terms of human behaviour and psychology and aspects related to green and grey infrastructure.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the information

required to prepare masterplans and urban design strategies and

schemes.

Apply your knowledge to identify, select, assemble and analyse

information relevant to the preparation of masterplans and urban

design strategies and schemes.

Apply information and skills in the preparation and presentation

of masterplans and urban design strategies and schemes and/or

detailed parts of thereof.

Examples of knowledge comprised within this level are:

• The objectives of masterplans and urban design

• Essential area wide and component site/building details

including location, history, design character, legibility, vitality,

distinctiveness, permeability, serviceability, transportation,

accessibility, services and utilities

• Environmental features and issues

• Stakeholder identiﬁcation and the consultation process

• The property market and planning policy context and related

documentation

• Land ownership, acquisition and disposal arrangements

• Funding and budgetary considerations.

Examples of activities and knowledge comprised within this level are:

• Contributing to a masterplan, urban design strategy or scheme

• Collecting and evaluating information and data in support of a

masterplan and/or urban design exercise.

• Contributing to the programming or phasing of the stages of

development

• Presenting and explaining a masterplan and urban design

strategy/scheme to clients/stakeholders/the public

• Undertaking a detailed critique of an urban design strategy or

proposal.

Examples of activities and knowledge comprised within this level are:

• Taking a major role in preparing a masterplan and/or its

implementation and/or related funding and ﬁnancial

arrangements. This could include neighbourhood planning

• Producing an opportunities/risk evaluation and associated

options report

• Preparing and/or responding to an urban design brief and

associated matters of detail e.g. density, scale, materials, green

and grey landscaping, highways, etc.

• Negotiating agreements with stakeholder interests in relation to

masterplanning and urban design

• Linking a masterplan and urban design strategy to individual site

opportunities and constraints.

Pathway guide

23Planning and Development

21 43

Measurement

This competency is relevant to all data capture and measurement of land or property. In the context of the property pathways it refers particularly to measurement of saleable/lettable areas for agency or valuation

purposes.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles and

limitations of measurement relevant to your area of practice.

Apply your knowledge to undertake measurement. Use basic and/

or advanced instrumentation to collect data. Present appropriate

information gained from measurement.

Evaluate, present, manage, analyse data and/or apply spatial data

and information. Show an advanced understanding of accuracy,

precision and error sources.

Examples of knowledge comprised within this level are:

• Relevant data capture techniques including the use of lasers and

tapes

• The limitations of diﬀerent methods of measurement

• Checking procedures for the instruments used and the

calculations undertaken

• Potential sources of error from use of the instruments

• The basis on which measurements should be undertaken, i.e. the

core deﬁnitions of measurement and their application

• The appropriate standards and guidance relating to measurement

with particular reference to the RICS Property measurement

• The degree of accuracy that is required for diﬀerent types of

property and the use to which the measurements will be put

• The use and limitations of plans and drawings.

Examples of activities and knowledge comprised within this level are:

• Using the appropriate instrumentation (including lasers and

tapes) to capture suﬃciently accurate data, based on an

understanding of limitations of diﬀerent

• Instruments

• Dealing with and advising on sources of error from use of

instruments

• Applying the appropriate guidance correctly in practice

to undertake measurement of a variety of properties,

understanding the basis on which measurements should be

undertaken

• Undertaking necessary calculations

• Preparing and presenting measurements in a manner

appropriate for the purpose they are to be used, understanding

the level of accuracy that is required for diﬀerent types of

property.

Examples of activities and knowledge comprised within this level are:

• Please note, Level 3 is only recommended for candidates

with specialist knowledge and experience of sophisticated

measurement and data capture practice

• Most property candidates will only attain Level 2. For guidance

on Level 3 please refer to RICS geomatics professional group.

Pathway guide

24Planning and Development

21 43

Planning development and management

Planning appraisal is one of the crucial starting points in the development or refurbishment process. Such appraisals draw together all of the relevant policies, site history and local context pertaining to a site and the

potential to secure planning consent.

Development management (described as ‘development control’ until recently) covers the process of managing or obtaining the grant of planning consents working for either the local authority or client-side perspective.

The competency also covers the appeals process and the criteria by which cases will be considered by inspectors.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the key principles and

processes used to determine both the need for planning consent

and the procedures involved in obtaining appropriate planning

permission.

Apply your knowledge to identify, select, assemble and analyse

information relevant to the preparation or determination of

appropriate planning applications.

Apply information and reasoned advice in the preparation,

presentation and/or negotiation of planning application and/or

appeals documentation

Examples of knowledge comprised within this level are:

• The purpose of the development management system and

process

• The stages of the development application and appeals process

• The consultation process and stakeholder management

• The decision making process and role of key stakeholders

• The need for supporting information and basis for determining

what is required

• Familiarity with appropriate planning policy and procedures

relevant to the locality/region of working

• Site/building surveys and details e.g. site planning history,

ﬂood risk, biodiversity, archaeology, architectural character,

conservation, accessibility, highways, services and utilities

• Analysis of environmental features and issues

• Urban design principles and characteristics and their implications

for development appraisals

• The role of supplementary planning documents, design guides and

codes in guiding planning applications and their consideration.

Examples of activities and knowledge comprised within this level are:

• Support the making of planning applications and/or appeal

documentation

• Selecting, researching and analysing information and data

and writing reports in support of or in response to planning

applications

• Identify and implement appropriate consultation procedures and

respond to issues identiﬁed

• Identify and help ensure compliance with planning policies and

guidance

• Support the preparation of a design and access statement in

conjunction with a planning application.

Examples of activities and knowledge comprised within this level are:

• Liaising with and negotiating with planning oﬃcers, clients,

fellow professionals and third-party stakeholders in relation to a

development project

• Preparing planning appraisals of land, buildings and concepts

and area wide planning parameter studies

• Making a planning application and/or submitting an appeal and

appearing at an informal or public inquiry

• Lead the preparation or write a detailed design and access

statement

• Formulating and negotiating a planning or highways agreements.

• Creativity, problem solving and dispute mediation in scheme

development.

Pathway guide

25Planning and Development

21 43

Project finance

This competency covers the effective cost control of property/construction projects and/or facilities management contracts whilst in progress, including the principles of controlling and reporting costs on any project.

They should have a detailed understanding of the control and reporting processes used on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the eﬀective control

of costs during a project. Demonstrate understanding of the legal

and contractual constraints and the eﬀect of time and quality on the

cost of a project.

Apply your knowledge to the management of project costs. This

should include the preparation and presentation of ﬁnancial reports

on the performance of a project at appropriate intervals, to provide

eﬀective forecasting of costs, risks and their ﬁnancial implications.

Provide evidence of reasoned advice on strategies and procedures to

control predicted expenditure in line with a budget.

Examples of knowledge comprised within this level are:

• The eﬀective control of costs while a property/construction

project is in progress

• The legal and contractual constraints on the cost of a project

such as changes in property or building legislation and design risk

allocation

• The reporting and forecasting of costs

• The principles of contingencies/risk allowances.

Examples of activities and knowledge comprised within this level are:

• Managing project costs

• Reporting and forecasting costs for diﬀerent procurement

routes and client types

• Using cashﬂows in ﬁnancial management

• Managing client budget/contingencies/risk allowances.

Examples of activities and knowledge comprised within this level are:

• Implementing change control procedures within the contract

• Establishing reporting regimes/protocols

• Using risk management and analysis techniques

• Advising on capital and operational expenditure.

Pathway guide

26Planning and Development

21 43

Purchase and sale

This competency relates to the purchase and/or sale of land/property on a freehold and leasehold basis. Note: candidates are not necessarily required to evidence competence to level 2 or 3 with regards to sale and

purchase. Sales and purchases of property in both its pre-development or completed state are included. Candidates should have clear regard and command to the property markets in which they operate. Purchase

and sale of land and property for development purposes will be restricted to the sector of the property market in which the candidate works.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of how various types of

property interests are purchased and sold and placed on the market.

Demonstrate an understanding of the economics of the market for

such interests and the appropriate legal considerations of purchase

and sale.

Apply your knowledge and skills to the purchase or sale of a range

of types of property and demonstrate practical experience of

the associated decision-making process, marketing, reporting

and completion of the transaction. Demonstrate knowledge and

understanding of other forms of property transaction, and the

reasons supporting the decision to proceed along the chosen

purchase or sale route.

Provide evidence of reasoned advice and reporting to clients on

purchase or sale. Demonstrate the ability to see cases through from

start to ﬁnish and for complex cases with appropriate assistance.

Be able to provide clients or line managers with a holistic view of

the entire transactional market, and advise, not only on the sale or

disposal market but also on all other contingent matters.

Examples of knowledge comprised within this level are:

• The diﬀerent types of freehold a leasehold interests that can be

sold or purchased, and the factors that aﬀect value, price and

worth

• Key legal factors that aﬀect the process of property purchase and

sales

• Private treaty, tender and auction

• Options, conditional contracts and pre-emptions

• Factors governing the methods of disposal/acquisition and the

advantages/disadvantages of each

• Negotiating skills in sale and purchase.

Examples of activities and knowledge comprised within this level are:

• Selling or purchasing land/property

• Decision making and recommending courses of action including

associated valuation advice

• Under taking transactions from initial inspections through to

completion of documentation

• Negotiating with both prospective par ties and where

appropriate interested third parties

• Understanding of the legal frameworks governing sale/purchase

and the implications and penalties.

Examples of activities and knowledge comprised within this level are:

• Participating in complex or diﬃcult purchases/sales, and

explaining the factors which made it so

• Due diligence and advising on why decisions were made

in relation to chosen routes of sale or purchase and any

subsequent implications

• Experience of market, legal or public policy externalities which

may aﬀect sale or purchase

• Reporting to clients with recommendations

• Applying negotiation and business skills to handle diﬃcult

situations eﬀectively.

Pathway guide

27Planning and Development

21 43

Risk management

This competency is about the effective use of risk management relating to projects. It includes a knowledge, understanding and use of the tools and techniques available, how insurance is used to deal with risk in

developments, and the contractual requirements and implications of risk under various standard forms of contract or under associated ‘rights of light’ legislation.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate your knowledge and understanding of the nature of risk

and, in particular, of the risks associated with your area of business/

practice.

Apply your knowledge to carry out risk assessments taking into

account all relevant factors. Understand the application of the

various methods and techniques used to measure risk.

Provide evidence of reasoned advice and implement systems to

manage risk by competent management in relation to speciﬁc

projects.

Examples of knowledge comprised within this level are:

• The concepts of risk

• The tools and techniques commonly used to evaluate and manage

risk

• The use of risk registers and the models used to quantify risk.

Examples of activities and knowledge comprised within this level are:

• Applying the various methods and techniques to measure risk

• Participating in risk workshops

• Preparing reports resulting from risk workshops.

Examples of activities and knowledge comprised within this level are:

• Facilitating risk workshops including preparation prior to the

workshop

• Evaluating the qualitative and quantitative output from risk

workshops

• Ongoing monitoring of risk issues through the project lifecycle.

Pathway guide

28Planning and Development

21 43

Spatial planning policy and infrastructure

National, regional and local spatial planning policies seek to inﬂuence the strategic direction, scale and location of development and associated infrastructure delivery. Planning & Development surveyors need to

understand the key drivers that shape decisions and, where appropriate, inﬂuence spatial policy and infrastructure planning taking account of commercial market trends.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge of national (as appropriate to a candidate’s

location) spatial planning and infrastructure systems, their

legislative basis and key national policies and programmes.

Apply your knowledge to identify, select, assemble and analyse

information relevant to the preparation and review of land use

planning policies and plans as well as infrastructure planning and

provision including transportation, energy, waste, IT and local

community infrastructure related provision.

Use information and skills in the preparation and presentation of

reports that interpret land use and/or infrastructure planning, in

order to give reasoned advice, as regards investment, valuation and/

or development decision making and implementation.

Examples of knowledge comprised within this level are:

• The aims and objectives of national planning laws and policies and

its underlying political basis

• The preparation and adoption process for Local Plans, core

strategies and supporting planning documents; neighbourhood

plans and community infrastructure needs

• Conservation and listed buildings policies, ecology, habitat

management and planning policies to support and enhance

biodiversity

• Environmental assessment policies and processes

• Understanding the geographic and demographic characteristics

of areas (at e.g. regional and local scale) and the impacts of spatial

planning proposals and infrastructure development

• Consultation processes and stakeholder perspectives

• Infrastructure provision and delivery at the local and national level

• Community Infrastructure Levy (CIL) and other local taxation

initiatives and their rationale and eﬃcacy.

Examples of activities and knowledge comprised within this level are:

• Contributing to a consultation process on a local plan,

supplementary planning documents and their review

• Identify appropriate planning strategy to help promote and/or

manage proposed development allocations and/or strategic and

community infrastructure requirements

• Identifying and evaluating both desktop and ﬁeld study planning

information and data in relation to a purchase, sale, investment

and/or development decision

• Critiquing, reporting and explaining to clients, stakeholders and

the public: land use allocations, housing need assessments,

regeneration strategies, infrastructure or economic

development plans

• Contributing to the settlement or review of local CIL policies and

implementation or review in the context of wider spatial planning

policy.

Examples of activities and knowledge comprised within this level are:

• Taking a key role in contributing to a spatial planning policy

and/or and its related implementation or monitoring. This

could include e.g. Local Plans, Strategic Development Plans,

Neighbourhood Plans, regeneration masterplans, conservation

areas

• Producing an opportunities/risk evaluation and associated

options report based on plans and policy based documentation

• Take a key role in the preparation, implementation or monitoring

of related infrastructure planning policy instruments

• Acting on behalf of stakeholder interests in relation to spatial

planning or infrastructure matters

• Evaluating spatial planning and infrastructure policies,

programmes and delivery in relation to individual sites, buildings

and wider development or restraint areas.

Pathway guide

29Planning and Development

21 43

Strategic real estate consultancy

This competency is about the provision of strategic consultancy advice to clients on real estate issues influencing the business.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the business context

of real estate, and an appreciation of the role of the real estate

professional as a strategic adviser.

Apply your knowledge and understanding of the business context of

real estate in a corporate or other context.

Provide evidence of reasoned oral and written advice on the

principles and application of real estate knowledge.

Examples of knowledge comprised within this level are:

• Organisational structures, values and objectives

• Business performance

• The role and importance of real estate in organisational/business

performance

• The role of real estate in business strategies

• Strategic uses of real estate

• Methods for appraising options for real estate strategies

• The role of the real estate professional as a strategic business

adviser

• Styles of consultancy intervention.

Examples of activities and knowledge comprised within this level are:

• Researching organisational background

• Preparing relevant data

• Analysing data

• Undertaking option appraisals for real estate strategies

• Using diﬀerent styles of consultancy intervention for diﬀerent

client needs

• Using your knowledge of real estate to ﬁnd strategic solutions to

meet client requirements.

Examples of activities and knowledge comprised within this level are:

• Strategic advice and recommendations to clients

• Presentations to clients

• Presenting data to support recommendations.

Pathway guide

30Planning and Development

21 43

Surveying and mapping

Mapping, in this context, is an exceptionally broad potential area of practice. This competency encompasses from LIDAR, IFSAR, aerial photography and other primary data capture techniques to ground control using

GPS and/or traditional techniques and the production of digital elevation models, DTMs or any form of geographical output including GIS data capture and output.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles of

mapping and geographic information sciences appropriate to your

area of practice. It includes the accuracy, scale, currency and ﬁtness

for purpose of hardcopy and/or digital maps, drawings, imagery and

plans.

Apply your knowledge of mapping and geographical sciences in

relation to your area of practice.

Provide evidence of reasoned advice on the design and speciﬁcation

of mapping and/or geo-information projects in a national and/or

international context.

Examples of knowledge comprised within this level are:

• Data capture techniques and eﬀects regarding accuracy and

precision

• Instrument checking techniques

• The basic principles of geodesy and its application to mapping

according to your area of practice

• Knowledge and use of basic survey software.

Examples of activities and knowledge comprised within this level are:

• Using post processing survey/mapping software competently

• Using digital terrain modelling/digital elevation models

• Understanding the principles of data integration and

compatibility, integrating diﬀerent data sets to achieve client

needs

• Understanding scalability in the context of both mapping and

user requirements

• Using imagery software and GIS data capture tools

• Using modern survey instrumentation and understanding

checking/calibration techniques.

Examples of activities and knowledge comprised within this level are:

• Using all forms of survey/mapping/imagery contracts

competently and describing the nuances of each (i.e. accuracy/

ﬁtness for purpose issues)

• Being fully conversant with all RICS Geomatics speciﬁcations

and guidance in relation to mapping

• Explaining complex mapping issues to clients and discerning

their ‘actual’ needs.

Pathway guide

31Planning and Development

21 43

Sustainability

This competency covers the role of the surveyor in dealing with the impact of sustainability issues on design and development, including the various ways in which sustainability can impact on these activities. They

must have a thorough understanding of the impact made by sustainability on their projects including financial impact.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of why and how

sustainability seeks to balance economic, environmental and social

objectives at global, national and local levels in the context of land,

property and the built environment.

Provide evidence of the practical application of sustainability

appropriate to your area of practice, and the circumstances in which

specialist advice is necessary.

Provide evidence of reasoned advice given to clients and others

on the policy, law and best practice of sustainability in your area of

practice.

Examples of knowledge comprised within this level are:

• The principles of sustainability within the planning and

development process

• The relationship between property and the environment

• How national and international legislation, regulations

and taxation relating to sustainability aﬀect planning and

development

• Criteria by which sustainability is measured in relation to ﬁnished

developments

• The principles of how the technology and construction processes

can contribute to sustainable design.

Examples of activities and knowledge comprised within this level are:

• Carrying out sustainability appraisal or strategic environmental

assessment exercises to determine the impact of sustainability

issues on design and construction processes

• Understanding the principles of life cycle cost exercises which

take account of sustainability issues

• Understanding the measures undertaken by governments

and international bodies to encourage the reduction of the

environmental impact of development.

Examples of activities and knowledge comprised within this level are:

• Giving reasoned advice to your client and members of the project

team on the ﬁnancial impact of sustainability on a project

• Giving reasoned advice on the application of environmental law

and policy

• Interpreting environmental reports and giving reasoned advice

on the ﬁnancial impact and programme implications on a project

• Giving advice on sustainable design solutions for projects

• Advising clients on planning policy relating to sustainable

development.

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32Planning and Development

21 43

Valuation

This competency is about the preparation and provision of properly researched valuation advice, made in accordance with the appropriate valuation standards, to enable clients to make informed decisions.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Level 1

Demonstrate knowledge and understanding of the purposes for

which valuations are undertaken; the relevant valuation methods

and techniques; the appropriate standards and guidance; and any

relevant statutory or mandatory requirements for valuation work in

your area of practice.

Demonstrate practical competence in undertaking both capital and

rental valuations and detailed involvement with the preparation and

presentation of client reports.

Demonstrate your ability to use valuation methods and techniques

appropriate to your area of practice. Show how the relevant valuation

standards and guidance have been applied to your valuation

experience.

Be responsible for the preparation of formal valuation reports under

proper supervision and provide reasoned advice.

Produce reasoned valuation advice in a range of forms on a range of

property types, valuation purposes and valuation methods.

Demonstrate a thorough knowledge of the appropriate valuation

standards and guidance and how they are applied providing advice to

clients.

Examples of knowledge comprised within this level are:

• The main drivers that have an impact on value

• The principles and application of the latest relevant valuation

standards

• The relevant RICS best practice guidance notes and Professional

Statements

• The principles of professional practice, liability and indemnity

insurance

• The underlying principles of property law, planning and other

relevant regulations or controls and their impact on property/

asset values

• The diﬀerent purposes for which valuations may be required

(including, bank lending, taxation, performance management,

etc.)

Examples of activities and knowledge comprised within this level are:

• Understanding client requirements and the preparation of Terms

of Engagement

• Inspection and information gathering relevant to the valuation

work being undertaken

• Analysis and interpretation of comparable evidence

• Application of a range of valuation methods or techniques

• Valuing either a range of property types or for a range of

purposes

• Preparing valuation reports and advice to meet stakeholder

needs and comply with the latest relevant valuation standards

• Demonstrate competence to conduct a valuation task from

beginning to end with appropriate supervision

Examples of activities and knowledge comprised within this level are:

• The properties/assets considered may relate to a particular area

of practice but the candidate’s experience should cover a range

of purposes (in a properly supervised manner), such as loan

security, ﬁnancial statements, internal management, purchase

or sale reports, tax, stock exchange and litigation, but not

necessarily all of these

• The types of property/assets should ideally be varied both

in terms of physical attributes, usage and also interest (i.e.

freehold and leasehold). In respect of machinery and business

assets they should also be varied according to industry sector

• Valuation advice should demonstrate knowledge of standards in

other areas of business, e.g. accounting standards

• The candidate’s advice to the client should include knowledge

of the main drivers which impact on property/asset values

and include an understanding of the wider inﬂuences such as

government policy, the economic climate, technological change

and other investment medium

continued on next page

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33Planning and Development

21 43

Valuation (continued)

Level 1 Level 2 Level 3

• The principles of the various methodologies needed to provide

both capital and rental valuation advice

• The importance of independence and objectivity

• The underlying principles of machinery and business assets law,

planning and other relevant regulations or controls and their

impact on property/asset values in relation to residential valuation

the following skills will also be necessary for Level 1

• The role and function of Automated Valuation Models (AVMs).

To achieve Level 2 candidates will not necessarily be carrying out

valuations as part of their full-time day to day activities. In relation

to residential valuation the following skills will also be necessary for

Level 2:

• Undertaking residential valuations (primarily for loan security

purposes)

• Experience of using or commenting upon the results of an AVM.

• The candidate should demonstrate knowledge as to how

their valuation advice inter-relates with their client’s other

professional advisers

• Candidates are not required to have carried out a valuation

following RICS Valuation – Global Standards but must be able to

demonstrate equivalent level of professionalism in their area of

practice with reference to the Red Book requirements

• Advising on the diﬀerent levels of service that may be required,

e.g. desktop advice versus a full inspection lead valuation and

the beneﬁts/limitations of each level.

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