Planning and development surveyors advise on all aspects of planning and development in both the public and private sectors. Taking into account a range of complex economic, social and environmental factors they provide their clients with critical information to help them make informed choices about investment.
Such expertise is particularly critical where development funds are coming from the public purse and careful planning and financial consideration needs to be evidenced.
The advice surveyors give on issues such as site planning, development, conservation and transport options, is all done while taking account of rapidly changing market conditions.
Planning and development surveyors play a big role in the creation of sustainable developments and in the public sector they may frequently work on affordable housing and urban and rural generation projects.
- planning consultants;
- local authorities;
- government bodies;
- banks and investment funds;
- anyone who needs advice on the long-term strategic management of their land and property assets.
The work of a planning and development surveyor is varied, but typically involves:
- assessing land and property use requirements, including traffic and infrastructure;
- managing or taking a lead role in projects, from the earliest planning stages through to completion;
- identifying new opportunities by conducting research and networking;
- interpreting data from various sources;
- drawing up, presenting and negotiating competitive proposals;
- advising clients on the availability of finance and the feasibility of planning permission;
- preparing and presenting applications for planning permission;
- providing valuations, advising financial institutions and negotiating with regard to the provision of finance for commercial and residential developments;
- ensuring compliance with planning legislation and policy;
- using strong management and entrepreneurial skills to ensure that projects are managed successfully, efficiently and profitably for employers and clients;
- considering the physical, environmental and social impact of proposed developments;
- advocating the conservation and protection of historic or environmentally sensitive sites and areas;
- promoting the use of effective land management and administration as one of the key drivers behind economic development;
- communicating and negotiating effectively with colleagues, clients and financial stakeholders;
- responding quickly to changes in market conditions, client requirements and government policies;
- going on to specialise in particular areas such as planning and development policy, development and regeneration appraisal, planning and implementation processes, compulsory purchase and related compensation.
- The range of typical graduate starting salaries for a planning and development surveyor begin at £20,000 to £24,000.
- Experienced chartered surveyors can earn from £30,000 to £42,000 depending on level of experience, company and location.
- Surveyors in more senior positions can earn over £50,000. Some companies offer performance-related bonuses and other employment benefits.
Income figures are intended as a guide only.
Working hours and conditions can be variable and can typically require regular extra hours and some weekend and evening work.
Part-time work and career breaks are possible, more commonly in the public sector. The private sector is becoming increasingly flexible, with technological advances enabling remote and home-based working.
What to expect
- The work is varied and involves office-based work, site work and meetings - working both alone and as a member of a team.
- Self-employment/freelance work is possible. Before setting up as a freelancer, substantial experience is needed to establish contacts and reputation.
- Larger public and private sector employers are likely to be city-based but jobs are available in most areas.
- Travel within a working day is frequent and can involve travelling throughout the country.
- The Royal Institution of Chartered Surveyors (RICS) is a global institution and a RICS-accredited degree is an internationally recognised qualification, which means that it is possible to work anywhere in the world.
Entry into the profession requires a degree or professional qualification accredited by the Royal Institution of Chartered Surveyors (RICS). You can search for accredited courses at RICS Courses.
There are a number of undergraduate degree courses in property-related areas that are accredited by RICS, for example:
- planning and development;
- building surveying;
- property development;
- estate management;
- real estate.
However, a property-related undergraduate degree is not essential. For applicants whose first degree is not property related (or 'non-cognate'), a postgraduate conversion qualification (approved by RICS) is required.
If you have a non-accredited degree, you can use the RICS courses site to search for relevant postgraduate qualifications, which can be studied full time, part time, or by distance learning.
A number of organisations, particularly the large commercial firms of surveyors, welcome applications from those with non-property degrees and will support or sponsor conversion training whilst you are employed, either by day release or by distance learning.
Entry without a degree is also possible. Associate membership of RICS is available with a relevant HND/HNC or NVQ/SVQ and relevant work experience. This can be achieved through an Associate Assessment or an Assessment of Technical Competence (ATC).
This will involve putting together a portfolio of work and accessing professional development. Some courses or membership of related professional organisations allow direct entry to Associate membership.
There are openings in planning support roles where you can do day-release courses and work towards a relevant qualification.
You will need:
- excellent analytical and numerical skills;
- strong communication and interpersonal skills including negotiating, networking and presentation;
- effective written communication and report-writing ability;
- an interest in legal matters, policies and procedures;
- a creative and innovative approach with an aptitude for problem solving;
- the ability to carry out development appraisals thoroughly and convincingly, especially financial viability;
- good commercial awareness and understanding of the property sector.
A succinct introduction to the role and its requirements is provided by the RICS publication Why Become a Chartered Planning and Development Surveyor?
Increasingly, planning and development surveying work is strongly linked to issues of sustainability and must be conducted with a sense of ethical responsibility.
It is advisable to gain some commercial awareness of the industry by following property stories in the national business press and by reading specialist journals such as:
This, combined with relevant work experience should help candidates demonstrate their interest in the profession and will display an understanding of the wider context of the role.
Pre-entry work experience is useful and is increasingly looked for by employers. Relevant work experience can count towards the practical training requirements of the RICS. Many RICS-accredited degree courses offer sandwich placement opportunities enabling students to gain substantial experience as part of their course.
Many openings are with organisations that specialise in property and development. However, there are a wide range of opportunities with a number of potential employers.
Most work is currently in the private sector with:
- planning consultancies;
- firms of chartered surveyors with specialised departments;
- commercial development companies;
- property companies;
- public utilities;
- private developers;
- house builders and housing associations;
- large commercial retail, banking and entertainment organisations with in-house estates departments.
Opportunities also exist in the public sector with:
- statutory agencies;
- local authorities;
- Homes and Communities Agency;
- central and local government departments, for example the Valuation Office Agency (VOA).
For an up-to-date insight into the profession and current market conditions follow property-related news in the national and industry press or visit RICS News and Insight.
Look for job vacancies at:
- Estates Gazette
- Fish4Jobs Surveying
- Local Government Jobs
- Planning Resource Jobs
- Property Week Jobs
- RICS Recruit
Recruitment agencies sometimes handle vacancies; Macdonald and Company is RICS approved.
Speculative applications may be successful, particularly to smaller, private sector firms. Larger employers may visit campuses and target certain degree courses to recruit final year undergraduates. Many of the larger graduate schemes have deadlines in November or December, and it is advisable to apply as early as possible.
Having completed an accredited degree or postgraduate conversion course, you will move on to two years of structured training with the Royal Institution of Chartered Surveyors (RICS), known as the Assessment of Professional Competence (APC), to become fully qualified and a member of the RICS (MRICS).
A year's placement as part of a relevant sandwich degree can count towards the APC requirements.
Planning and development is one of 21 different pathways through the APC. As well as the mandatory competencies that all surveyors must pass, the APC for planning and development surveyors includes competencies in the following:
- development appraisals;
- legal/regulatory compliance;
- measurement of land and property;
Continual professional development (CPD) is an important part of the role and a requirement of RICS membership. In addition to core surveying skills, you will be encouraged to gain a good understanding of business and management processes. All those qualifying as members of the RICS (MRICS) are required to complete a postgraduate-management qualification within a set time frame.
Senior planning and development surveyors and many consultants in the private sector frequently hold the additional qualification of membership of the Royal Town Planning Institute (RTPI).
There are considerable opportunities for advancement within the profession as well as varied career paths, dependent on the organisation you are working for.
Generally, graduates start in trainee surveyor positions, progressing to experienced and senior surveyor roles, followed by the potential to take up management positions (including associate, partner and directorial roles in some organisations) or pursue further specialisms.
Surveyors who can demonstrate significant achievements in their careers can achieve Fellowship of the Royal Institution of Chartered Surveyors (RICS).
Self-employment, consultancy and freelance work are also options.
To enhance opportunities for progression in a planning-related direction you might consider acquiring Royal Town Planning Institute (RTPI) qualifications.
Surveying is a truly diverse profession. There is significant scope to develop as a specialist in areas that are of particular interest to you.
To advance in this profession you will need to embrace change and foster innovation. The profession increasingly requires an ability to respond quickly to changing market conditions, new client requirements and the effects of government policies and legislation. It is also important to keep up to date with changes in professional practice.