Planning and development surveyors research a range of factors to best advise their clients on development and investment choices
Your role as a planning and development surveyor is to advise on all aspects of planning and development in order to help your clients make informed choices about investment. This can include issues such as site planning, development, conservation and transport options.
Working in the public or private sector, you'll consider a range of complex economic, social and environmental factors when providing clients with critical information. Your expertise is particularly critical where development funds are coming from the public purse, and careful planning and financial consideration needs to be evidenced.
As a planning and development surveyor, you'll need to:
- assess land and property use requirements, including traffic and infrastructure
- manage or take a lead role in projects, from the earliest planning stages through to completion
- identify new opportunities by conducting research and networking
- interpret data from various sources
- draw up, present and negotiate competitive proposals
- advise clients on the availability of finance and the feasibility of planning permission
- prepare and present applications for planning permission
- provide valuations and advise clients about the provision of finance for commercial and residential developments
- ensure compliance with planning legislation and policy
- use strong management and entrepreneurial skills to ensure that projects are managed successfully, efficiently and profitably
- consider the physical, environmental and social impact of proposed developments
- advocate the conservation and protection of historic or environmentally sensitive sites and areas
- promote the use of effective land management and administration as one of the key drivers behind economic development
- communicate and negotiate effectively with colleagues, clients and financial stakeholders
- respond quickly to changes in market conditions, client requirements and government policies
- specialise in an area (such as planning and development policy, development and regeneration appraisal, planning and implementation processes, or compulsory purchase and related compensation) - this may be appropriate depending on the requirements of your job.
- Graduate starting salaries for a planning and development surveyor are around £20,000 to £25,000.
- As an experienced chartered surveyor, you can earn £30,000 to £42,000, depending on your level of experience, the company and the location.
- Surveyors in more senior positions earn in the region of £40,000 to £70,000.
Some companies offer performance-related bonuses and other employment benefits.
The RICS and Macdonald & Company UK Rewards & Attitudes Survey 2019 provides lots of useful information about salaries, working benefits and career culture.
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 you'll spend time in both an office and out on site. You'll attend meetings and work both alone and as a member of a team.
- Self-employment or 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 RICS. You can search for accredited courses at RICS Course.
Several undergraduate degrees in property-related areas are accredited by RICS, such as:
- building surveying
- estate management
- planning and development
- property development
- real estate.
However, a property-related undergraduate degree is not essential. For applicants whose first degree is not property related (or non-cognate), a RICS-approved postgraduate conversion qualification is required.
Some organisations, particularly the large commercial firms of surveyors, welcome applications from those with non-property degrees and will support or sponsor conversion training while 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 or HNC, NVQ or SVQ and relevant work experience, and can be achieved through an Associate Assessment.
Graduate schemes, such as those offered by The Valuation Office, provide the necessary training and development needed for a successful career in this field. It may also be possible to find a planning support role, in which you can do day-release courses and work towards a relevant qualification.
You'll need to have:
- 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 - especially financial viability - thoroughly and convincingly
- good commercial awareness and understanding of the property sector
- a sense of ethical responsibility.
Pre-entry work experience is useful and is increasingly looked for by employers. Relevant work experience can count towards RICS's practical training requirements. Many RICS-accredited degree courses offer sandwich placement opportunities, allowing you to to gain substantial experience as part of your course.
It's 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:
The RICS website contains useful knowledge about the field of surveying, which will help you prepare for the role.
Find out more about the different kinds of work experience and internships that are available.
Employment is mainly found within the private sector, in:
- 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.
In the public sector, you can find opportunities in:
- statutory agencies
- local authorities - see Local Government Jobs
- Homes England
- Regulator of Social Housing
- central and local government departments, such as the Valuation Office Agency (VOA).
For 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 & Insight.
Planning and development surveyors play a big role in the creation of sustainable developments. In the public sector, they may frequently work on affordable housing and urban and rural generation projects.
Look for job vacancies at:
Recruitment agencies sometimes handle vacancies; Macdonald and Company is RICS-approved.
You may find success with speculative applications, particularly when applying to smaller firms in the private sector. 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, although you're advised to apply as early as possible.
After you've completed an accredited degree or postgraduate conversion course, you'll move on to two years of structured training with 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 22 different pathways through the APC. To successfully complete the APC, you'll be required to pass a combination of mandatory and optional competencies, including:
- development appraisals
- legal/regulatory compliance
- measurement of land and property
- access and rights over land
- compulsory purchase and compensation
- management of the built environment
Continuing professional development (CPD) is an important part of the role and a requirement of RICS membership. In addition to core surveying skills, you'll 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're working for.
Generally, graduates start in trainee surveyor positions, progressing to experienced and senior surveyor roles. After this, there is 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 RICS (FRICS).
Self-employment, consultancy and freelance work are also options.