Pathway guide

Planning and Development

August 2018
Pathway guide

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
Date published: February 2018 Version 1.0 jurisdiction of England and Wales

Planning and Development 2

Pathway guide

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

Planning and Development 3

Pathway guide

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

Planning and Development 4

Pathway guide 1 2 3 4

Introduction
This guide supports the Planning and Development
pathway. It is designed to help you understand
The RICS assessment aims to assess that you
are competent to carry out the work of a qualified Choosing your
chartered surveyor. To be competent is to have
more about qualifying in this area.
You must use this guide in conjunction with the the skill or ability to perform a task or function. The competencies
core assessment documentation which is available RICS competencies are also based upon attitudes
on the RICS website and comprises of: and behaviours. The competencies are presented It is important that you give careful thought to
in a generic way so they can be applied to different your choice and combination of competencies.
• Requirements and competencies guide
areas of practice and geographical locations. It Your choice will inevitably reflect the work you
• Candidate guide for your RICS assessment, is important that you interpret them within the do in your day-to-day environment (driven by the
e.g. APC, Academic, Senior Professional, context of your own area of practice or specialism needs of your clients/employer). Your choice and
Specialist and location. combination of competencies will be a reflection of
• Counsellor guide. your judgement.
Each competency is defined at three levels of
You can download all the supporting guidance attainment. You must reach the required level in a At the final assessment interview, the assessors
from [Link]/apcguides logical progression and in successive stages. will take these choices into account. They will
All RICS pathways are global, though it is Level 1 – knowledge and understanding expect you to present a sensible and realistic
appreciated that markets may vary from country choice that reflects the skills needed to fulfil the
Level 2 – a
 pplication of knowledge
to country. If you have any queries please contact role of a surveyor in your field of practice.
your local office. Level 3 – r easoned advice, depth and synthesis of
technical knowledge and its This guide should help candidates and employers
implementation. with a degree of assistance in choosing the
About the The competencies are in three distinct categories:
competencies that are most appropriate to their
area of practice.
competencies Mandatory – the personal, interpersonal,
professional practice and business skills common
The RICS competency framework ensures those to all pathways and mandatory for all candidates. Where to find help
applying for the RICS qualification are competent
Technical core – the primary skills of your chosen RICS has fully trained teams across the globe who
to practise and meet the highest standards of
pathway. will be able to help you with any queries. For details
professionalism required by RICS. There is a wide
range of pathways available to qualify as an RICS Technical optional – Selected as additional of your local office – [Link]/contactus
professional covering many different areas of skill requirements for your pathway from a list of
practice. competencies relevant to the area of practice.
The mandatory competency requirements
are set out in detail in the Requirements and
competencies guide.

Planning and Development 5

Pathway guide 1 2 3 4

About the pathway

The planning and development pathway is a It is their strategic perspective, combined with Chartered alternative
wide-ranging specialist area that is concerned practicality that allows planning and development
with both the highly strategic policy issues as surveyors to work well with the rest of the
designations
well as more operational aspects of land and real profession, as well as other built environment All candidates qualifying through this pathway
estate use and development. The work of Planning professionals. This underpins their holistic will be entitled to use the designation ‘Chartered
and Development Surveyors impacts not only approach to help identify and achieve the world’s Planning and Development Surveyor’.
on the physical aspects of the built and natural future sustainable development needs.
environment, but crucially too the social, economic
and environmental aspects as well. The profession
is continually evolving and new areas of practice
RICS qualification
and associated competencies will emerge, so The planning and development pathway is ideal for
please make sure you refer to the latest guidance anyone pursuing a career in property who has a
and updates. particular interest in shaping the built environment
Planning and development is of strategic through a thorough assessment of future needs
importance as governments and industry are and the planning and development processes that
placing more emphasis on the design quality and follow it.
sustainability of the built environment, urban and Although planning legislation and regulation
rural regeneration, conservation, the impact of IT is applied across most chartered surveying
and big data, climate and demographic change, specialisms, this pathway is aimed at individuals
health, well-being and (even) happiness, transport whose main areas of practice are planning and
and sources of renewable energy and related development, whether in the public or private
efficiencies. Chartered planning and development sector. The planning and development pathway
surveyors play a vital role in identifying and places emphasis on at least one of the two
promoting effective land management and planning competencies and the development
administration as one of the primary drivers behind appraisal, which are required to Level 3 in this
sustainable development. pathway. However, as with the other property
Planning and development chartered surveyors pathways, a broad base of experience in general
work across the globe, adjusting their expertise to property and some aspects of construction
the specific planning and development cultures, practice is also required.
laws and processes that each country or region Candidates undertaking the planning and
operates. The client base ranges from local and development pathway may gain their experience
national governments, planning authorities and either in the public or private sector – or in a
other public agencies, to the private sector such as mixture of these.
property companies, house builders, commercial
developers, industrial and corporate land owners,
special interest groups and the general public.

Planning and Development 6

Pathway guide 1 2 3 4

Pathway requirements
Mandatory Core Optional

Level 3 Level 3 Two to Level 3: Plus one to Level 3 or two to Level 2 from the
• Ethics, Rules of Conduct and professionalism • Development appraisals • Access and rights over land full list of technical competencies, including any
• BIM management not already chosen from the core and optional
Level 2 • Planning and development management or
lists.
• Client care Spatial planning policy and infrastructure • Cadastre and land administration
• Communication and negotiation Level 2 • Compulsory purchase and compensation
• Contaminated land *If Valuation is taken to Level 3 the
• Health and safety • Legal/regulatory compliance
requirements are as follows:
Level 1 • Valuation (or Level 3*) • Design and specification
• Accounting principles and procedures Level 1 • Development/project briefs
From the optional competency list you must
• Business planning • Measurement • Economic development select one to Level 3 and one to Level 2
• Conflict avoidance, management and dispute • Surveying and mapping • Environmental assessments
resolution procedures • Housing strategy and provision plus
• Data management • Leasing and letting
• Management and regeneration of the built From the full list of technical competencies
• Diversity, inclusion and teamworking
environment you must select one to Level 3 or two to
• Inclusive environments
Level 2
• Sustainability • 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

Planning and Development 7

Pathway guide 1 2 3 4

Technical competencies guidance

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/ Provide evidence of identifying and understanding the appropriate Provide evidence of reasoned advice, undertake valuations on, and
or framework for acquiring sites or access for the provision of power, routing for lines, cables and other third-party infrastructure. This write reports in relation to, all matters relating to provision of power,
water, pipelines, other third-party or communications infrastructure should include associated environmental assessment, undertaking water, pipelines, other third-party or communications infrastructure.
and other temporary uses. This should include the methodology and inspections, and evaluating and negotiating payments for their use
techniques used in valuation for these purposes. or acquisition.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The processes involved in the acquisition of land for the • Negotiating with occupiers and companies regarding the routes, • Providing strategic advice on complex elements of the subject
purposes of establishing access agreements, wayleaves and accommodation works, temporary works, and reinstatement and including dispute resolution
easements for the provision of power, water, pipelines or compensation • Preparing and providing strategic advice on unusual or
communications infrastructure • Agreeing heads of terms and final documentation. challenging cases.
• 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.

Planning and Development 8

Pathway guide 1 2 3 4

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 Develop and apply management systems to facilitate the use of BIM Show how the knowledge and experience gained in this competency
and collaborative aspects of the use of BIM. on projects, including unified control and reporting procedures. has been applied to advising clients and/or senior management on
BIM strategy.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• BIM strategies and implementation • Design and implementation of a BIM management process • Analysing, assessing, evaluating and reporting on options for
• The various technical options and solutions for using information • Utilise BIM data to provide options for lifecycle, maintenance and BIM in operations strategies at a corporate or project level
modelling in operations energy management strategies in use • Designing and advising on collaborative strategies for the
• The collaborative processes necessary for BIM adoption • Define the data required within the BIM model to ensure successful implementation of BIM on operational projects
• Digital surveying techniques such as laser scanning optimum FM data • Advising on the contractual and commercial implications of
• Define and implement surveying programmers to ensure using BIM on operational projects
• Standard classification systems and their use in operational
phases of buildings effective data capture • Advising on options for software and protocols on BIM
• Standards such as PAS 1192 -2 and PAS 1192 -3 or local • Maintenance and upkeep of an information model in operational • Advising on technical information systems requirements for BIM
equivalence use at corporate or project level.
• Relevant information exchange processes such as Construction • Agree and implement contractual aspects of BIM such as
Operations Building Information Exchange (COBie). separate protocol
• Facilitate and manage project team members for BIM
implementation.

Planning and Development 9

Pathway guide 1 2 3 4

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 Apply your knowledge of the principles of land registration, land Provide evidence of reasoned advice, and fully understand the role
procedures for boundary and/or cadastral surveys appropriate to management, administration and legislation related to rights in real and responsibility of an expert witness, on the resolution of disputes
your national and/or international location. Understand legal and estate internationally and nationally. Understand the relationship by litigation and alternative procedures.
physical boundaries and provide examples of these. Understand the between the surveyor, client and legal profession and preparation of
principles of land management. evidence for the legal process.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The property registers in use • Adopting appropriate scales for measured surveys to be used in • Advising on the duty of an expert to the court
• All plans relating to the registration process cadastre • Preparing expert reports for use in litigation
• Limitations of national mapping • Choosing which documentation to rely upon • Advising on the requirements of an expert witness within the
• Definition of ‘extent of registered title’ • Practising with complete independence from the client civil procedure rules
• Paper-title (the deeds) • Requesting documents from the legal profession • Advising on the requirements and role of an expert at a ‘meeting
• The status of a deed plan when referred to in the text of a deed • Obtaining documents from the Land Registries or the relevant of experts’
• Common law presumptions regarding property boundaries documentation based on location • Advising on the role of an expert at a ‘conference with counsel’
• The law relating to ‘moving boundaries’ accretion, erosion, • Using and interpreting aerial photography and digital imagery • Preparing for trial
foreshore. • Reporting relevant matters back to the legal profession • Advising on the role of an expert during and after the trial
• Understanding of the requirements for determining boundaries. • An appreciation of alternative dispute resolution options,
particularly the differences and advantages/disadvantages
when comparing mediation with arbitration.

Planning and Development 10

Pathway guide 1 2 3 4

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 Assist in the preparation of the various stages involved in the process Provide evidence of reasoned advice in relation to the validity
procedures of government and other bodies in relation to the and negotiations in relation to compulsory purchase including the and level of a claim for compensation, using a variety of valuation
compulsory purchase and compensation. This covers legal interests estimation and settlement of compensation claims. methodologies appropriate for the circumstances of the claim. Take
in real estate and of the rights of owners, occupiers and the impacts an active role in the negotiation and settlement of claims, using a
on third-party affected by works or developments associated with variety of bases of statutory and other valuation methodologies.
compulsory purchase. Provide reasoned advice on the role of compulsory purchase in
facilitating planning and regeneration initiatives.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The historical background, requirement for, and justification of, • Outlining the stages and timing involved in making, confirming • Supplying and justifying evidence for a statement of claim using
the use of compulsory purchase powers and implementing a compulsory purchase order both valuation and logical techniques to back up the quantum of
• An overview of the various Acts of Parliament or any relevant • An understanding of statutory abilities to acquire rights other the claim
statutory requirements covering acquisition of land and rights, than outright purchase, such as those exercised by utilities • Dealing with best practice in the implementation of a
planning and compensation or local equivalent companies compulsory purchase order on, for example, a road scheme
• The basic principles of compensation (the before and after • Setting out heads of claim under a compensation claim • Developing a rationale for the use of compulsory purchase
principle), accommodation works, betterment, equivalence and • Relevant statutory and case law in the assessment of a claim for powers in order to enable development, taking into account
the legal right to claim. compensation. 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.

Planning and Development 11

Pathway guide 1 2 3 4

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 Prepare a brief and/or specification for the appointment of a Supervise a site investigation, interpret the results of laboratory
contaminated through human activities and natural occurrences. specialist(s) to undertake a site investigation. analyses and make recommendations as to remedial treatments.
Clearly illustrate the implications of contamination for real estate
valuation, development and management.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The definition of contaminated land under the Contaminated • Assembling specialist team members to advise on contaminated • Advising clients on the application of contaminated land to their
Land Regulations 2000, and associated legislation land assessment and remediation asset management, planning and development projects
• Areas of professional practice where contaminated land is • Undertaking Review Stage 1 and desktop environmental reports • Advising clients on the law and regulation and procedures and
relevant, e.g. valuations, development, asset management, and advise clients accordingly RICS guidance and practice appertaining to contaminated land
transactions, environmental assessment • Assisting in project management of and undertaking phased
• The relevance under Part 11A of the Environmental Protection contaminated land assessments and remediation options
Act, planning policy guidance and RICS published guidance and appraisals
practice notes • Negotiating and liaising with clients and regulators on
• Demonstrate an understanding of the limitations upon contaminated land issues
Chartered Surveyors in this area, e.g. Professional Indemnity • Working with specialist project teams dealing with contaminated
Insurance, Public Liability Insurance. land and assessment and remediation.

Planning and Development 12

Pathway guide 1 2 3 4

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 Prepare and/or advise on designs and specifications, including at Prepare and/or approve the full design and specification for the
and the scope and content of related documentation. outline and detail levels. project.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The various stages of the design process • Understand and apply spatial parameters and requirements • Carry out the preparation of the design and specification of a
• The functional requirements and performance of building • Preparation of sketch designs to demonstrate compliance with a building project from outline proposals to completion of the
materials and components client’s brief, while satisfying statutory requirements design and specification process
• The health and safety regulations including the implications on • Detailing of how components are installed, connect and perform • Apply knowledge and application of the specification process,
design • Development of initial proposals to a detailed stage (including including detailed knowledge of the main methods of
• The effect of technical standards and statutory regulations, sections and details) and obtaining statutory consents specification
such as planning, on the design process • Preparing Design Risk Assessments (DRA) of the proposed • Apply knowledge and application of the design and specification
• The structural implications of design to the load bearing design, to satisfy the requirements of the health and safety process, and its relevance and importance to the procurement
components of building fabric regulations and execution of the contract selected for the building works
• The ability to interpret the requirements of a client’s brief, in • Express recognised performance standards and guidance • Provision of advice to clients regarding sustainability issues
order to satisfy their requirements surrounding the proposals for their building
• Investigate suitable sustainable features and incorporate them
• The general issues surrounding sustainability in design such as within a design. • Manage the design process to incorporate design works by
materials, sources, transportation and energy efficiency others in the specification.
• The concepts of Modern Methods of Construction
• Knowledge and understanding of Preambles to contract
documentation.

Planning and Development 13

Pathway guide 1 2 3 4

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 Identify, select, assemble and analyse data relevant to undertaking Interpret and provide reasoned advice on development appraisals
practices underlying a proposed and on-going appraisal of a property appraisals. Under take appraisals using appropriate methodologies and the implications for related decision making and implementation
and/or infrastructure development scheme. and relevant techniques. Identify and evaluate possible sources and
methods of development funding.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of advice, activities and knowledge comprised within this
• The role and nature of project business case and related • Selecting and analysing appropriate quantitative and qualitative level are:
development aims and objectives in terms of feasibility, viability sources of information and data that affect cost, values and • Detailed appraisals for the acquisition, disposal, financing,
and desirability. viability. implementation, valuation of property or infrastructure
• The character of and distinctions between cost, price, value and • Preparing appraisals for the possible acquisition, disposal or development and its possible phasing
worth. valuation of sites and buildings for a range of possible uses and/ • Viability appraisals in regards to planning applications and S106/
• The context and components of appraisals and residual or infrastructure development. CIL contributions
valuations and how different project specific and contextual • Using spreadsheets and associated software packages available • The sustainability implications of appraisals including e.g. whole
issues, e.g. planning requirements and site constraints and for appraisals life cycle and/or carbon costing
opportunities are reflected • Under taking risk evaluation and sensitivity analysis • Cost planning, value engineering and BIM in appraisals
• Property market surveys and evaluations • Assisting in the selection of appropriate sources, methods and • How non-market/qualitative factors affects appraisals (e.g.
• The sensitivities of appraisal inputs and variables and what packages of finance environmental/natural and social capital)
factors affect outcomes • Evaluating the impact of different procurement routes on project • The evaluation of risk, uncertainty, profit erosion and the
• Development finance: sources and types. risk and appraisal. 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.

Planning and Development 14

Pathway guide 1 2 3 4

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 Apply your knowledge to identify, select, assemble and analyse Apply information in the preparation and presentation of
required to prepare a development brief or project brief. information relevant to the preparation of development briefs and/or development briefs or detailed design briefs, or parts thereof.
project briefs.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The objectives of development/project briefs and associated • Producing or responding to either a development or project brief • Using a development/project brief to plan design and develop a
business case. • Analysing gathered information and data for a development/ scheme
• Essential site details including history, location, accessibility, project brief • Negotiating agreements with stakeholder interests
services and utilities • Programming or phasing of the stages of development • Planning the implementation of a development scheme
• Environmental features and issues • Producing a risk analysis. • Assist in formulating financial arrangements for a development
• The consultation process scheme.
• The planning policy background
• Relevant planning documentation
• Land ownership and disposal arrangements
• Market conditions and trends
• Development budgets and finance.

Planning and Development 15

Pathway guide 1 2 3 4

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 Identify and fully understand the organisational processes and Under take initial feasibility studies and analysis as a preliminary to
practices underlying sound economic development policies in the mechanisms involved in implementing economic development advising clients on appropriate economic and social development
context of international, national, regional and local economic and policies, and their impact on urban regeneration, property strategies and associated infrastructure provision.
political issues. This should include inward investment strategies and development and infrastructure provision.
urban and rural regeneration and related infrastructure strategies.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• International, national, regional and local socio-economic • Undertaking desktop and field study surveys and evaluation • Examining and analysing employment and census data
development policies, agencies and programmes • Making appropriate use of relevant statistical sources • Evaluating floor-space availability and needs
• Funding sources • Selecting funding and grant sources, qualifications and • Undertaking and analysing business surveys
• Inward investment strategies and marketing restrictions • Policy analysis and development
• Regional, urban and rural regeneration and new growth • Understanding a range of international, national, regional and • Preparing and /or evaluating grant bids
strategies including new settlements and physical, social and local organisational missions and responsibilities • Cost - benefit analysis and value for money evaluation
economic infrastructure projects. • Explaining place marketing, new infrastructure and inward • Partnership schemes and area-wide regeneration
investment.
• 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.

Planning and Development 16

Pathway guide 1 2 3 4

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 Apply in practice your understanding of environmental assessment Provide evidence of reasoned advice including the preparation
environmental assessment concepts, processes and systems. This and the requirements for compliance, including undertaking an and production of reports based on appropriate environmental
should include responsibilities imposed by law, codes of practice and environmental assessment. assessments.
other regulations relating to environmental assessment.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The aims, objectives and principles of an Environmental Impact • Managing the preparation of an environmental assessment • Advising on the need and application of an environmental
Assessment (EIA) (or equivalent) • Conducting an environmental assessment, including EIA, assessment
• The data gathering processes for environmental assessment BREEAM or similar for development and/or infrastructure • Providing specialist advice on environmental assessments,
such as BREEAM, EIA or similar projects including negotiations with clients and regulators
• The types of development which may require an environmental • Experience of when a formal or informal environmental • Advising on requirements and scope of an environmental
assessment assessment is applicable assessment and the regulators’ roles
• The processes, procedures and requirements of a formal EIA • Preparing and compiling environmental statements and non-
and Social Impact Assessment (SIA), including screening and technical summaries for submission to clients, regulators, and
scoping. other stakeholders.

Planning and Development 17

Pathway guide 1 2 3 4

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 Apply your knowledge to identify and respond to housing needs. This Provide evidence of reasoned advice and contribute to the
used to assess and identify overall housing and associated mixed should include house types, tenures, funding, planning, and other formulation and implementation of a housing strategy to meet
use community development need as well as the options available for statutory or non-statutory considerations. identified housing needs.
housing providers to meet these housing needs.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Economic and demographic indicators for residential development • Producing reports on land assembly outlining the position in • Giving advice on the acquisition or disposal of residential or
and subsequent ownership/management terms of planning, residential mix, tenure types, infrastructure, mixed use development sites
• National policies in terms of meeting housing supply targets values and funding • Evaluating market research and analysis on housing demand and
• Sources of information and research outcomes that define • Housing needs assessment and related planning policies values
housing need and demand across different tenures, residential • Examining different types of housing demand • Acquiring or disposing of sites for residential or mixed use or
types, locations and levels of affordability • Investigating ways of satisfying the different types of housing community development
• How developers, local authorities and other housing providers need and demand • Leading a place-making based development proposal.
identify, source and procure development opportunities • Assist in undertaking a place making review and evaluation.
• Place-making and wider planning and development aims.

Planning and Development 18

Pathway guide 1 2 3 4

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 Apply your knowledge and skills to the leasing/letting of all types of Provide evidence of reasoned advice and report to clients on all
of property are let (or a similar interest is acquired for a client) and property and demonstrate practical experience of the associated types of leasing or letting transactions. Demonstrate the ability to
the different types of interests that may be placed on the market. decision-making process, marketing, reporting and completion of see complex cases through from start to finish with appropriate
Demonstrate an understanding of the economics of the market for the transaction. Demonstrate knowledge and understanding of other assistance. Be able to provide clients with a holistic view of the entire
such interests and the appropriate legal frameworks. forms of property transaction, and of the reasons supporting the transactional market, and advise them clearly and appropriately, not
decision to proceed along the chosen leasing or letting route. only on the letting or leasing market, but also on other areas.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The market for leasing and letting, and how values and lease terms • Experience of leasing/letting for both landlord and tenant • Experience of complex letting/leasing cases and explaining the
may be affected by market trends and pressures • Experience of transaction from initial inspections through to factors which made the case deviate from the market norm
• The legislative framework associated with lease terms and show completion of documentation • Commenting clearly on why decisions were made in relation to
how this is reflected in the market place • Negotiation with both prospective parties and the property the chosen route of leasing/letting
• The factors that affect value for property in the letting market. owner • Reporting to clients with recommendations including valuation
• Decision making and recommendation of courses of action advice
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.

Planning and Development 19

Pathway guide 1 2 3 4

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 Apply your knowledge to comply with legal/regulatory requirements Provide evidence of reasoned advice, prepare and present reports on
compliance requirements in relation to your area of practice. in specific situations within your area of practice. legal/regulatory compliance requirements in relation to your area of
practice.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The law relating to planning and land compensation principles • Using current case law, planning policy issues, appeals and • Giving written, reasoned advice on legal and regulatory
• The extent and impact of regulation compliance on development representations compliance for a development project e.g.
projects with particular reference to health and safety, disability, • Using the law relating to conservation areas, listed buildings, – planning appeals and representations on consultation
and construction, design and management regulations. planning policy, planning agreements (e.g. S106 in England, or matters, in written reports, in liaison with solicitors
S75 in Scotland) – construction, land and financial contracts based disputes
• Applying health and safety at work practices, disability, and
– tortious liabilities.
construction, design and management regulations.

Planning and Development 20

Pathway guide 1 2 3 4

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 Apply a knowledge of sustainable planning and management Provide evidence of reasoned advice, write reports and negotiate on
sustainable management and resilience of the built environment as of regeneration projects and programmes. Demonstrate an all matters relating to the planning and sustainable management of
part of the planning and regeneration process. understanding of the roles played by public, private and not-for- regeneration aims, objectives, processes and outcomes. This should
profit sectors. include the roles played by public, private and not-for-profit sectors.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Recognising the key factors and principles for the sustainable and • Interpreting and evaluating the key factors and principles for • Preparing detailed client and stakeholder reports on all matters
resilient management of the built environment the sustainable management and future resilience of the built in relation to the policy development, planning, management and
• Identifying planning and associated economic, social and environment efficacy of the regeneration programmes and/or projects.
environmental policies, and guidance notes applicable to the • Responding to planning policies and guidance notes applicable • Giving written and oral advice on the envisioning, viability and
sustainable management of regeneration projects and/or to the sustainable management of the built environment for a resilience of urban or rural based regeneration, development
programmes. development or conservation project. or conservation projects or programmes and their associated
• Understanding the nature of smart city and related prop-tech • Working with and coordinating development partners, key policy basis.
strategies and benefits in relation to urban and rural regeneration stakeholders and the wider community • Engaging in and/or giving advice on smart strategies and
• Project management principles applied to the planning and • Recognising and evaluating key equity, cultural and ethical technologies
implementation of regeneration projects and programmes. issues in large scale or otherwise complex projects or • Regeneration project planning, managing and/or evaluation.
programmes • Identifying and resolving complex, contradictory and competing
regeneration aims, processes, issues and outcomes.

Planning and Development 21

Pathway guide 1 2 3 4

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 Apply your knowledge to identify, select, assemble and analyse Apply information and skills in the preparation and presentation
required to prepare masterplans and urban design strategies and information relevant to the preparation of masterplans and urban of masterplans and urban design strategies and schemes and/or
schemes. design strategies and schemes. detailed parts of thereof.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The objectives of masterplans and urban design • Contributing to a masterplan, urban design strategy or scheme • Taking a major role in preparing a masterplan and/or its
• Essential area wide and component site/building details • Collecting and evaluating information and data in support of a implementation and/or related funding and financial
including location, history, design character, legibility, vitality, masterplan and/or urban design exercise. arrangements. This could include neighbourhood planning
distinctiveness, permeability, serviceability, transportation, • Contributing to the programming or phasing of the stages of • Producing an opportunities/risk evaluation and associated
accessibility, services and utilities development options report
• Environmental features and issues • Presenting and explaining a masterplan and urban design • Preparing and/or responding to an urban design brief and
• Stakeholder identification and the consultation process strategy/scheme to clients/stakeholders/the public associated matters of detail e.g. density, scale, materials, green
• The property market and planning policy context and related • Undertaking a detailed critique of an urban design strategy or and grey landscaping, highways, etc.
documentation proposal. • Negotiating agreements with stakeholder interests in relation to
• Land ownership, acquisition and disposal arrangements masterplanning and urban design
• Funding and budgetary considerations. • Linking a masterplan and urban design strategy to individual site
opportunities and constraints.

Planning and Development 22

Pathway guide 1 2 3 4

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 Apply your knowledge to undertake measurement. Use basic and/ Evaluate, present, manage, analyse data and/or apply spatial data
limitations of measurement relevant to your area of practice. or advanced instrumentation to collect data. Present appropriate and information. Show an advanced understanding of accuracy,
information gained from measurement. precision and error sources.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Relevant data capture techniques including the use of lasers and • Using the appropriate instrumentation (including lasers and • Please note, Level 3 is only recommended for candidates
tapes tapes) to capture sufficiently accurate data, based on an with specialist knowledge and experience of sophisticated
• The limitations of different methods of measurement understanding of limitations of different measurement and data capture practice
• Checking procedures for the instruments used and the • Instruments • Most property candidates will only attain Level 2. For guidance
calculations undertaken • Dealing with and advising on sources of error from use of on Level 3 please refer to RICS geomatics professional group.
• Potential sources of error from use of the instruments instruments
• The basis on which measurements should be undertaken, i.e. the • Applying the appropriate guidance correctly in practice
core definitions of measurement and their application to undertake measurement of a variety of properties,
• The appropriate standards and guidance relating to measurement understanding the basis on which measurements should be
with particular reference to the RICS Property measurement undertaken
• The degree of accuracy that is required for different types of • Undertaking necessary calculations
property and the use to which the measurements will be put • Preparing and presenting measurements in a manner
• The use and limitations of plans and drawings. appropriate for the purpose they are to be used, understanding
the level of accuracy that is required for different types of
property.

Planning and Development 23

Pathway guide 1 2 3 4

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 Apply your knowledge to identify, select, assemble and analyse Apply information and reasoned advice in the preparation,
processes used to determine both the need for planning consent information relevant to the preparation or determination of presentation and/or negotiation of planning application and/or
and the procedures involved in obtaining appropriate planning appropriate planning applications. appeals documentation
permission.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The purpose of the development management system and • Support the making of planning applications and/or appeal • Liaising with and negotiating with planning officers, clients,
process documentation fellow professionals and third-party stakeholders in relation to a
• The stages of the development application and appeals process • Selecting, researching and analysing information and data development project
• The consultation process and stakeholder management and writing reports in support of or in response to planning • Preparing planning appraisals of land, buildings and concepts
• The decision making process and role of key stakeholders applications and area wide planning parameter studies
• The need for supporting information and basis for determining • Identify and implement appropriate consultation procedures and • Making a planning application and/or submitting an appeal and
what is required respond to issues identified appearing at an informal or public inquiry
• Familiarity with appropriate planning policy and procedures • Identify and help ensure compliance with planning policies and • Lead the preparation or write a detailed design and access
relevant to the locality/region of working guidance statement
• Site/building surveys and details e.g. site planning history, • Support the preparation of a design and access statement in • Formulating and negotiating a planning or highways agreements.
flood risk, biodiversity, archaeology, architectural character, conjunction with a planning application. • Creativity, problem solving and dispute mediation in scheme
conservation, accessibility, highways, services and utilities development.
• 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.

Planning and Development 24

Pathway guide 1 2 3 4

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 Apply your knowledge to the management of project costs. This Provide evidence of reasoned advice on strategies and procedures to
of costs during a project. Demonstrate understanding of the legal should include the preparation and presentation of financial reports control predicted expenditure in line with a budget.
and contractual constraints and the effect of time and quality on the on the performance of a project at appropriate intervals, to provide
cost of a project. effective forecasting of costs, risks and their financial implications.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The effective control of costs while a property/construction • Managing project costs • Implementing change control procedures within the contract
project is in progress • Reporting and forecasting costs for different procurement • Establishing reporting regimes/protocols
• The legal and contractual constraints on the cost of a project routes and client types • Using risk management and analysis techniques
such as changes in property or building legislation and design risk • Using cashflows in financial management • Advising on capital and operational expenditure.
allocation
• Managing client budget/contingencies/risk allowances.
• The reporting and forecasting of costs
• The principles of contingencies/risk allowances.

Planning and Development 25

Pathway guide 1 2 3 4

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 Apply your knowledge and skills to the purchase or sale of a range Provide evidence of reasoned advice and reporting to clients on
property interests are purchased and sold and placed on the market. of types of property and demonstrate practical experience of purchase or sale. Demonstrate the ability to see cases through from
Demonstrate an understanding of the economics of the market for the associated decision-making process, marketing, reporting start to finish and for complex cases with appropriate assistance.
such interests and the appropriate legal considerations of purchase and completion of the transaction. Demonstrate knowledge and Be able to provide clients or line managers with a holistic view of
and sale. understanding of other forms of property transaction, and the the entire transactional market, and advise, not only on the sale or
reasons supporting the decision to proceed along the chosen disposal market but also on all other contingent matters.
purchase or sale route.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The different types of freehold a leasehold interests that can be • Selling or purchasing land/property • Participating in complex or difficult purchases/sales, and
sold or purchased, and the factors that affect value, price and • Decision making and recommending courses of action including explaining the factors which made it so
worth associated valuation advice • Due diligence and advising on why decisions were made
• Key legal factors that affect the process of property purchase and • Under taking transactions from initial inspections through to in relation to chosen routes of sale or purchase and any
sales completion of documentation subsequent implications
• Private treaty, tender and auction • Negotiating with both prospective par ties and where • Experience of market, legal or public policy externalities which
• Options, conditional contracts and pre-emptions appropriate interested third parties may affect sale or purchase
• Factors governing the methods of disposal/acquisition and the • Understanding of the legal frameworks governing sale/purchase • Reporting to clients with recommendations
advantages/disadvantages of each and the implications and penalties. • Applying negotiation and business skills to handle difficult
• Negotiating skills in sale and purchase. situations effectively.

Planning and Development 26

Pathway guide 1 2 3 4

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 Apply your knowledge to carry out risk assessments taking into Provide evidence of reasoned advice and implement systems to
and, in particular, of the risks associated with your area of business/ account all relevant factors. Understand the application of the manage risk by competent management in relation to specific
practice. various methods and techniques used to measure risk. projects.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The concepts of risk • Applying the various methods and techniques to measure risk • Facilitating risk workshops including preparation prior to the
• The tools and techniques commonly used to evaluate and manage • Participating in risk workshops workshop
risk • Preparing reports resulting from risk workshops. • Evaluating the qualitative and quantitative output from risk
• The use of risk registers and the models used to quantify risk. workshops
• Ongoing monitoring of risk issues through the project lifecycle.

Planning and Development 27

Pathway guide 1 2 3 4

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 Apply your knowledge to identify, select, assemble and analyse Use information and skills in the preparation and presentation of
location) spatial planning and infrastructure systems, their information relevant to the preparation and review of land use reports that interpret land use and/or infrastructure planning, in
legislative basis and key national policies and programmes. planning policies and plans as well as infrastructure planning and order to give reasoned advice, as regards investment, valuation and/
provision including transportation, energy, waste, IT and local or development decision making and implementation.
community infrastructure related provision.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The aims and objectives of national planning laws and policies and • Contributing to a consultation process on a local plan, • Taking a key role in contributing to a spatial planning policy
its underlying political basis supplementary planning documents and their review and/or and its related implementation or monitoring. This
• The preparation and adoption process for Local Plans, core • Identify appropriate planning strategy to help promote and/or could include e.g. Local Plans, Strategic Development Plans,
strategies and supporting planning documents; neighbourhood manage proposed development allocations and/or strategic and Neighbourhood Plans, regeneration masterplans, conservation
plans and community infrastructure needs community infrastructure requirements areas
• Conservation and listed buildings policies, ecology, habitat • Identifying and evaluating both desktop and field study planning • Producing an opportunities/risk evaluation and associated
management and planning policies to support and enhance information and data in relation to a purchase, sale, investment options report based on plans and policy based documentation
biodiversity and/or development decision • Take a key role in the preparation, implementation or monitoring
• Environmental assessment policies and processes • Critiquing, reporting and explaining to clients, stakeholders and of related infrastructure planning policy instruments
• Understanding the geographic and demographic characteristics the public: land use allocations, housing need assessments, • Acting on behalf of stakeholder interests in relation to spatial
of areas (at e.g. regional and local scale) and the impacts of spatial regeneration strategies, infrastructure or economic planning or infrastructure matters
planning proposals and infrastructure development development plans • Evaluating spatial planning and infrastructure policies,
• Consultation processes and stakeholder perspectives • Contributing to the settlement or review of local CIL policies and programmes and delivery in relation to individual sites, buildings
• Infrastructure provision and delivery at the local and national level implementation or review in the context of wider spatial planning and wider development or restraint areas.
• Community Infrastructure Levy (CIL) and other local taxation policy.
initiatives and their rationale and efficacy.

Planning and Development 28

Pathway guide 1 2 3 4

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 Apply your knowledge and understanding of the business context of Provide evidence of reasoned oral and written advice on the
of real estate, and an appreciation of the role of the real estate real estate in a corporate or other context. principles and application of real estate knowledge.
professional as a strategic adviser.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Organisational structures, values and objectives • Researching organisational background • Strategic advice and recommendations to clients
• Business performance • Preparing relevant data • Presentations to clients
• The role and importance of real estate in organisational/business • Analysing data • Presenting data to support recommendations.
performance • Undertaking option appraisals for real estate strategies
• The role of real estate in business strategies • Using different styles of consultancy intervention for different
• Strategic uses of real estate client needs
• Methods for appraising options for real estate strategies • Using your knowledge of real estate to find strategic solutions to
• The role of the real estate professional as a strategic business meet client requirements.
adviser
• Styles of consultancy intervention.

Planning and Development 29

Pathway guide 1 2 3 4

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 Apply your knowledge of mapping and geographical sciences in Provide evidence of reasoned advice on the design and specification
mapping and geographic information sciences appropriate to your relation to your area of practice. of mapping and/or geo-information projects in a national and/or
area of practice. It includes the accuracy, scale, currency and fitness international context.
for purpose of hardcopy and/or digital maps, drawings, imagery and
plans.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Data capture techniques and effects regarding accuracy and • Using post processing survey/mapping software competently • Using all forms of survey/mapping/imagery contracts
precision • Using digital terrain modelling/digital elevation models competently and describing the nuances of each (i.e. accuracy/
• Instrument checking techniques • Understanding the principles of data integration and fitness for purpose issues)
• The basic principles of geodesy and its application to mapping compatibility, integrating different data sets to achieve client • Being fully conversant with all RICS Geomatics specifications
according to your area of practice needs and guidance in relation to mapping
• Knowledge and use of basic survey software. • Understanding scalability in the context of both mapping and • Explaining complex mapping issues to clients and discerning
user requirements their ‘actual’ needs.
• Using imagery software and GIS data capture tools
• Using modern survey instrumentation and understanding
checking/calibration techniques.

Planning and Development 30

Pathway guide 1 2 3 4

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 Provide evidence of the practical application of sustainability Provide evidence of reasoned advice given to clients and others
sustainability seeks to balance economic, environmental and social appropriate to your area of practice, and the circumstances in which on the policy, law and best practice of sustainability in your area of
objectives at global, national and local levels in the context of land, specialist advice is necessary. practice.
property and the built environment.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The principles of sustainability within the planning and • Carrying out sustainability appraisal or strategic environmental • Giving reasoned advice to your client and members of the project
development process assessment exercises to determine the impact of sustainability team on the financial impact of sustainability on a project
• The relationship between property and the environment issues on design and construction processes • Giving reasoned advice on the application of environmental law
• How national and international legislation, regulations • Understanding the principles of life cycle cost exercises which and policy
and taxation relating to sustainability affect planning and take account of sustainability issues • Interpreting environmental reports and giving reasoned advice
development • Understanding the measures undertaken by governments on the financial impact and programme implications on a project
• Criteria by which sustainability is measured in relation to finished and international bodies to encourage the reduction of the • Giving advice on sustainable design solutions for projects
developments environmental impact of development. • Advising clients on planning policy relating to sustainable
• The principles of how the technology and construction processes development.
can contribute to sustainable design.

Planning and Development 31

Pathway guide 1 2 3 4

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 practical competence in undertaking both capital and Be responsible for the preparation of formal valuation reports under
Demonstrate knowledge and understanding of the purposes for rental valuations and detailed involvement with the preparation and proper supervision and provide reasoned advice.
which valuations are undertaken; the relevant valuation methods presentation of client reports. Produce reasoned valuation advice in a range of forms on a range of
and techniques; the appropriate standards and guidance; and any Demonstrate your ability to use valuation methods and techniques property types, valuation purposes and valuation methods.
relevant statutory or mandatory requirements for valuation work in appropriate to your area of practice. Show how the relevant valuation Demonstrate a thorough knowledge of the appropriate valuation
your area of practice. standards and guidance have been applied to your valuation standards and guidance and how they are applied providing advice to
experience. clients.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The main drivers that have an impact on value • Understanding client requirements and the preparation of Terms • The properties/assets considered may relate to a particular area
• The principles and application of the latest relevant valuation of Engagement of practice but the candidate’s experience should cover a range
standards • Inspection and information gathering relevant to the valuation of purposes (in a properly supervised manner), such as loan
• The relevant RICS best practice guidance notes and Professional work being undertaken security, financial statements, internal management, purchase
Statements • Analysis and interpretation of comparable evidence or sale reports, tax, stock exchange and litigation, but not
• The principles of professional practice, liability and indemnity necessarily all of these
• Application of a range of valuation methods or techniques
insurance • The types of property/assets should ideally be varied both
• Valuing either a range of property types or for a range of
• The underlying principles of property law, planning and other in terms of physical attributes, usage and also interest (i.e.
purposes
relevant regulations or controls and their impact on property/ freehold and leasehold). In respect of machinery and business
• Preparing valuation reports and advice to meet stakeholder
asset values assets they should also be varied according to industry sector
needs and comply with the latest relevant valuation standards
• The different purposes for which valuations may be required • Valuation advice should demonstrate knowledge of standards in
• Demonstrate competence to conduct a valuation task from
(including, bank lending, taxation, performance management, other areas of business, e.g. accounting standards
beginning to end with appropriate supervision
etc.) • 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

Planning and Development 32

Pathway guide 1 2 3 4

Valuation (continued)

Level 1 Level 2 Level 3

• The principles of the various methodologies needed to provide To achieve Level 2 candidates will not necessarily be carrying out • The candidate should demonstrate knowledge as to how
both capital and rental valuation advice valuations as part of their full-time day to day activities. In relation their valuation advice inter-relates with their client’s other
• The importance of independence and objectivity to residential valuation the following skills will also be necessary for professional advisers
• The underlying principles of machinery and business assets law, Level 2: • Candidates are not required to have carried out a valuation
planning and other relevant regulations or controls and their • Undertaking residential valuations (primarily for loan security following RICS Valuation – Global Standards but must be able to
impact on property/asset values in relation to residential valuation purposes) demonstrate equivalent level of professionalism in their area of
the following skills will also be necessary for Level 1 • Experience of using or commenting upon the results of an AVM. practice with reference to the Red Book requirements
• The role and function of Automated Valuation Models (AVMs). • 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.

Planning and Development 33

 Confidence through professional standards
RICS promotes and enforces the highest professional qualifications and standards in the valuation,
development and management of land, real estate, construction and infrastructure. Our name
promises the consistent delivery of standards – bringing confidence to markets and effecting
positive change in the built and natural environments.

Americas Asia Pacific EMEA

Latin America ASEAN Greater China (Shanghai) Oceania Africa Ireland United Kingdom RICS HQ
ricsamericalatina@[Link] ricsasean@[Link] ricschina@[Link] oceania@[Link] ricsafrica@[Link] ricsireland@[Link] contactrics@[Link]

North America Greater China (Hong Kong) Japan South Asia Europe Middle East
ricsamericas@[Link] ricshk@[Link] ricsjapan@[Link] ricsindia@[Link] ricseurope@[Link] ricsmiddleeast@[Link]

[Link]