Corporate Professional Local

Surveying sustainability: a short guide

for the property professional

June 2007

Greenfield / Estate
management

Demolition and Planning and

remediation procurement

Occupation and use

(including refurbishment) Construction

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 Surveying sustainability: a short guide for the property professional

Contents

Foreword to Surveying Sustainability 04

Executive summary 05

Part 1 Introduction to sustainability and the property lifecycle 06

1.1 Overview of sustainable development 06

1.2 Issues for property professionals 07

Part 2 Sustainability and your area of practice 09

2.1 Land group 09

2.1.1 Planning and development 09

2.1.2 Rural practice 11

2.1.3 Environment and minerals and waste management 12

2.2 Built Environment Group 13

2.2.1 QS and construction 13

2.2.2 Building surveying 15

2.3 Property group 16

2.3.1 Residential property 16

2.3.2 Business property 17

2.3.3 Valuation 18

Part 3 Further resources 20

3.1 General sustainability 20

3.2 Natural environment and biodiversity 20

3.3 Climate change 20

3.4 Sustainable design 21

3.5 Land use and transport 21

3.6 Construction 21

3.7 Community development and social inclusion 21

3.8 Economic development 21

3.9 Energy 21

3.10 Main tools used in the UK and Europe 22

About the authors 23

03
Surveying sustainability: a short guide for the property professional

Foreword to Surveying Sustainability

by Dr Ann Heywood, Chair of the Presidential Commission on Sustainability

The RICS Commission was
established at a time when
Sustainability and Climate Change
were just beginning to enter the
public consciousness. A small group
of members came together under
the auspices of President Barry
Gilbertson in 2005 to champion the
cause of Sustainable Development within the Institution
and to act as ambassadors for the profession.
Early on we elected to join with Forum for the Future
in developing PiPS (Professions in Partnership for
Sustainability), a project aiming to share best practice
in sustainable development across the professions, part
funded by DEFRA. We saw the value in working with
Forum, as well as with other Professions to deliver a fully
integrated vision of sustainability, and we were the first to
join this programme.
In part this led to a period of self reflection for all the
institutions, and for the RICS the rapid realisation that it
was critical to devise and implement a sustainability policy
for the Institution. This policy was written by the
Commission and adopted by the RICS International
Governing Council in July 2005.
As part of embedding sustainability within the Institution,
the Commission worked with Faculties and Education to
develop a new mandatory APC/ATC competency in
Sustainability. This was adopted in July 2006, and from
that point forward all incoming Chartered Surveyors must
show (as a minimum requirement) that they can
demonstrate knowledge and understanding of how and why
sustainability seeks to balance economic, environmental, and
social objectives at global, national, and local levels, in the
context of land, property and the built environment.
The Commissioners have also actively sought to engage
with other professional bodies, government and industry
and have spoken at many seminars and events on the
importance of sustainability for professional practice in the
21st century. The commission led the RICS delegation to
Vancouver to develop the Vancouver Valuation Accord in
March 2007, which seeks to move towards a valuation
methodology that has regard for market attitudes towards
all elements of sustainability.
Going forward the Commission is committed to further
developing the knowledge of existing surveyors in the
areas of sustainability that are most applicable to them.
To do this we will be working closely with all Faculties,
and this guide is the beginning of that process.
I would like to give my personal thanks to each
Commissioner, Presidents Gilbertson, Chase, Tuffin and
those to come, as well as the staff of the RICS Faculties,
and Forum for the Future, without whom the Commission
could not have achieved so much in such a short space
of time.
Dr Ann Heywood
Reading June 2007

04

Executive summary
Chartered Surveyors are facing a new challenge that of
embracing the practical implications of sustainability. But
what does this mean for each of the wide variety of
disciplines that make up the surveying profession? This
guide is intended to:
provide some clarification of the subject
help you formulate appropriate responses to the
changing duties of a Chartered Surveyor
direct you to further information aimed at helping
you to develop your knowledge of sustainable
development.
The terms sustainable development, sustainability,
corporate social responsibility (CSR) are widely used but
are often confusing to those who are not experts in these
areas. The most commonly accepted definition of
sustainable development is from the 1987 UN Brundtland
Commission Report:
[Development] which meets the needs of the
present without compromising the ability of
future generations to meet their own needs
Surveying sustainability: a short guide for the property professional
As a Chartered Surveyor your clients expect that you will
provide them with the most relevant, appropriate and up
to date advice which in the current market includes all
aspects of sustainable development. Although climate
change is currently occupying a prominent position as
a government and industry driver, successful sustainable
development considers the Triple Bottom Line of
environmental, economic and social issues.
This guide is aimed at surveyors in practice, and in
training, to show how the overarching concept of
sustainability relates to the entire range of practice
disciplines that make up the surveying profession.
The guide is intended to act as an initial point of
reference and provide further sources of information.
It is not intended to be comprehensive or legally
binding guidance.
When considering proposed interventions aimed at improving
sustainability it is also important that we understand our
limitations both personally and professionally. Using the
guide to help understand the key contributions from other
disciplines should help highlight when it is appropriate to
seek specialist guidance and advice from others.
In all aspects of your day-to-day activities surveyors have
the opportunity to question and challenge opinions and
decisions to ensure that appropriate long term strategies
for delivering sustainable development are defined. You
also have a role in promoting sustainability within and
outside the property profession.
05
Surveying sustainability: a short guide for the property professional

Part 1 Introduction to sustainable development and the property lifecycle

Sustainability is about making sure all our businesses,
public services, natural resources, economy and
communities have the capacity to continue into the future.
While we are adept at thinking about their future financial
sustainability and investing in economic resources, our
society has been less successful in looking after the
human, social and environmental resources that we rely
on. Sustainable development is best thought of as a
process for growth that understands, invests in and
maintains not just financial resources, but human, social
and environmental resources, all at the same time. Only by
avoiding the damaging consequences of trading one off
against the other can the goal of sustainability be met.
In a sense the RICS has always been focused on
sustainable development. The Royal Charter states that
surveyors must act in the interest of the public good.
Sustainability can be as simple as making conscious
decisions about how to approach a project.
When presented with a wide range of options, the choices
you make should be deliberate and seek to balance
economic, environmental and social costs and benefits
at a local and global level.
1.1 Overview of sustainable development
RICS Members believe the most important
sustainability issues are energy supply, land
contamination, resource efficiency and transport.
The most important drivers for sustainability for
RICS globally are legal compliance, responsibility
to protect the environment, and ethical and moral
reasons.
A Green Profession? RICS Members and the
Sustainable Agenda (RICS Research).

Triple Bottom Line methodology

There are two commonly accepted models of sustainable development based on the Triple Bottom Line
methodology. In the Three Pillars model , sustainability is seen as the merging of economic enterprise, social well-
being and environmental integrity. In the alternative model, often referred to as the Russian Doll model, economic
capital is placed at the centre as the basis of wealth creation, which drives the development engine (ORiordan et al,
2001), but at the same time is constrained by environmental and social considerations. Increasingly the three
dimensions are being underpinned by a fourth dimension, which comprises the institutional and governance
structures needed to make sustainability work.
From A Green Profession? RICS Members and the Sustainability Agenda (RICS Research).

Three Pillar Model Russian Doll Model

Economic

Economic

Social

Social Environmental

Environmental

06
 Surveying sustainability: a short guide for the property professional

The UK Sustainable Development strategy was the first 1.2 Issues for the property professional
to join public service agreement targets for all major
Government departments in a sustainable development The RICS recognises that sustainability should
framework. be considered throughout the property lifecycle.
The interrelationships of the five phases in the property
The four priorities of the strategy are:
lifecycle are critical to achieving a sustainable built
environment. By considering the consequences of
decisions in relation to the three pillars of sustainability,
sustainable consumption and production
as well as the impact decisions will have on the other
climate change phases of the property lifecycle, it is possible to develop a
better framework for decision making. The accompanying
natural resource protection
chart maps some of the inter-relationships and impacts
sustainable communities. each phase of the property lifecycle has on the three main
pillars of sustainability. This chart is meant to be indicative,
rather than exhaustive. Further specific and technical
Legislation and standards will increasingly require guidance is being produced by the RICS which will
surveyors to consider sustainability but there is also provide more comprehensive direction.
increasing demand from investors for development to
In the next section we will examine the influence points
match increasing demand for sustainability from the end
of a chartered surveyor in the main areas of practice.
consumer. This will create a wide range of business
opportunities for the surveying profession, as well as
change the way we think about some current practices.
The property lifecycle
Many organisations report their corporate responsibility
performance, and subscribe to global investment indices
such as the FTSE4Good and Dow Jones Sustainability
Index. This has been encouraged by rising consumer
interest, investor concern and growing coverage in
mainstream media. Businesses are recognising growing
pressures from resource depletion and increased
legislation to rising customer expectations and exposure
Greenfield / Estate
to criticism from NGOs and the media. management

The changes required if we are to follow a path of

Demolition and Planning and
sustainable development will require more than just remediation procurement
technical expertise on the part of professionals; it will also
require that we as individuals work within our own
communities to promote the principles of sustainability.
Issues such as climate change and social inclusion are Occupation and use
Construction
(including refurbishment)
high on the public agenda, with government and individual
organisations working to raise awareness within the wider
public. It is important that professionals engage with local
communities on all projects to ensure that there is buy in
at an early stage. Often residents and interest groups can
provide valuable insight to the professional which can have
a positive effect on development plans. This too is part of
sustainability, which seeks to engage people at every level
with the world around them.

07
Surveying sustainability: a short guide for the property professional
Impacts of sustainability on the property lifecycle
Property lifecycle stage Social
Greenfield/Estate A safe, secure integrated
management development, rural
regeneration, public access
and rambling rights
Planning and Provision of local labour,
procurement development of local skills
through training initiatives,
quality urban design
and public realm, planning
sustainable communities,
community involvement
at the design stage
Construction Better Design, Respect for
people, Minimisation of
disruption, noise, dust light,
considerate contractors
scheme
Occupation and use A better quality of life, built
(including refurbishment) to last, clean, working and
friendly
Demolition and Minimisation of disruption,
remediation noise, dust light, considerate
contractors scheme,
improved amenity
08
Environmental
Maintain and enhance
natural amenity and
biodiversity. Use of land
as food plains
Minimise energy demand,
renewable energy supply,
minimise environmental
impact, increase use of
recycled materials, ethically
sourced products and
services, enhanced public
transport and walkability
Carbon amelioration, waste
minimisation, maximise
recycling, Construction
Environmental Management
Plans
Energy efficient operation,
effective maintenance,
occupier recycling schemes,
greywater etc.
Maximise recycling, minimise
waste to landfill. On site
remediation, creative use
of demolition waste
Economic
Improved land and asset
values, stimulate local
investment, intrinsic value
and non tangible assets
of open space amenity
Local economic
generation, responsible
and profitable growth.
Attracting investment
and build local capital
Use of local suppliers
and labour. Quality of
design and materials as an
agency tool or selling point
Use of local suppliers and
contractors. Increase in
occupier productivity
through sustainable
facility management
Improved spatial use,
improved land value and
economic uplift from urban
infill. Presumption in
favour of development on
brownfield sites leading to
a shorter planning period

Part 2 Sustainability and your area of practice
The time for debate and rhetoric is over!
The RICS Sustainability Policy (adopted by International
Governing Council in July 2005) states that RICS
members are uniquely placed to contribute towards
sustainability and to judge the viability issues that will
determine how sustainable development should be
delivered. It is important that awareness and
understanding are developed to ensure that practical
actions can be taken to make a difference.
In the following sections we outline the different areas of
practice and apply the principles of sustainability that are
drawn from the Sustainability Policy to show what you
should consider when undertaking your work. The
Sustainability Policy is available on the RICS website.
Global leaders in terms of engagement with
sustainability and sustainability tools are RICS
members operating in Australasia, South
America, Canada and the UK.
Faculty leaders include: Planning and
Development, Facilities Management,
Environment, Minerals and Waste Management,
Rural and Project Management.
A Green Profession? RICS Members and the
Sustainability Agenda (RICS Research)
2.1 The Land Group
The RICS Land Group consists of 5 faculties
Environment, Geomatics, Minerals and Waste
Management, Planning and Development, and Rural.
The main points of impact within the property lifecycle
for these specialities are:
Greenfield/Estate management
Planning and Procurement
Demolition and remediation
Surveying sustainability: a short guide for the property professional
In this chapter we have specifically outlined the
implications of sustainability for Planning and
Development, Rural, and paired Environment and Minerals
& Waste Management.
Geomatics, or land surveying, has not been outlined in
detail; however, mapping and measurement are critical to
developing an understanding of the physical environment
and changes that occur due to climate change. It is also
essential as a management and policing tool; for example
the use of thermal mapping and integrated geographic
information technologies for the purpose of identifying
areas of energy inefficiency. Geomatics surveyors will be
involved in managing the macro-scale information on
sustainable development in either the public or private
sector.
2.1.1 Planning and development
Planning and development (P&D) surveyors have a crucial
opportunity to influence and promote the development of
sustainable communities, as they are involved at every
stage of the planning and development process.
P&D surveyors are able to survey, record and evaluate
the wider and longer term social and environmental costs,
values and consequences of development and place them
alongside more narrow market costs and values. Social
and environmental judgements are increasingly
recognised as an important component of investment
decision-making.
In order to manage developments that can bring positive
benefits to society, the economy and the environment,
P&D surveyors understand and apply the core principles
of sustainable development:
Protection and enhancement of the natural
environment: Surveyors should assist public and
private clients to acknowledge that social and economic
benefits that can be achieved through protecting the
environment and regenerating areas of social, economic
and physical degradation. As well as recognising the
impact a development will have on the direct site,
surveyors will understand the indirect effects of
construction on the natural and built environment
at local, regional and even global levels.
09
 Surveying sustainability: a short guide for the property professional
Encouraging the sustainable use of resources:
in terms of spatial planning, land is one of the most
fundamental natural resources and needs to be treated
as such in the planning and implementation of
development plans. In addition, P&D surveyors and their
clients can acknowledge and manage the impact of the
construction industry on the use of natural resources.
They can minimise the use of resources and lowering
the carbon footprint of both the construction process
and use of buildings. Surveyors should also promote
the regeneration of existing buildings and areas.
Reduction of waste generation and the responsible
disposal of waste: within the design of all new
buildings, the re-development and refurbishment of
existing buildings and the way people use open spaces,
the ability for people to reduce and manage their waste
should be both encouraged and controlled.
Reduction of energy consumption: P&D surveyors
should be aware of the need for efficiency and
reduction of energy, as well as being able to identify
and promote passive forms of energy production when
planning any new development. Most increases in
energy efficiency are delivered through buildings in
terms of lighting, heating and power, but energy
reduction also relates to transport use in terms of
providing safe and reliable public transport. Significant
energy savings can also be made at the design stage
and when choosing building materials.
Promotion of sustainable land use and
transportation planning and management: this can
be done in all forms of development by linking the use
of the land to the requirements of people, the habitats
of fauna and vegetation. In addition, P&D surveyors can
interpret and understand the transport requirements of
people and goods and promote and provide the
infrastructure for travel with a low environmental impact.
10
Promotion of sustainable design, development and
construction practices, including whole-life costs
and value in the built environment. Surveyors need
an adequate understanding of sustainable building
techniques and materials so that they can promote
them across the different professions and clients.
Meanwhile, in their own practice, whole life costing
should be used in development planning this refers
to management methods that account for the social
and environmental benefits and the wider long-term
advantages.
Promotion of community development and social
inclusion: looking for and making positive additions to
the public realm are currently very much at the forefront
of planning and development practice. P&D surveyors
can contribute to local planning authority community
based strategies and ensure any new development fits
within a truly sustainable vision. They can also ensure
that there is full participation and engagement in
planning sustainable communities.
No longer seen as a nice to have, sustainability
is now an integral and inescapable part of the
planning and development process.
It is about respecting people and the
environment in the broadest sense, and
approached in the right way it creates wide
spread and long term value to clients and
society as a whole
Paul Collins MSc (Urb Plan) MRICS
MBIFM FInstCPD
Member of the RICS Planning & Development
Faculty Board and Head of Designed
Environment, School of Architecture,
Design & The Built Environment,
Nottingham Trent University

2.1.2 Rural practice
Rural practice surveyors close involvement with
landowners and the environment means they are at the
forefront of planning, developing, managing and assigning
value to our natural, economic and social resources.
The following sustainable development principles apply
to all professional advice and work of rural practice
surveyors; this would include the provision of advice to
government bodies, local authorities and other interest
groups on policy issues and the impact of new legislation.
Protecting and enhancing the natural environment:
this will be a key component of overseeing the
development of farming and leisure facilities and
making sure they are working efficiently as well as
being part of all aspects of managing rural estates,
estate staff, farms, tenanted dwellings, and businesses.
Encouraging the sustainable use of resources: this
would apply not just to managing rural estates and
facilities, but in helping clients who wish to buy rural
properties by providing detailed information about the
property, the land, and other economic, social and
environmental assets.
Reducing waste generation and responsible
disposal of waste: farm accounts or rural businesses
should explore opportunities for innovative waste
management.
Reduce energy consumption: reducing energy
consumption should be integral to the provision of
advice to clients, for example, on farm accounts or the
value of property or machinery. Rural practice surveyors
can also encourage the use of new energy efficient
products and services such as: combined heat and
power boilers, biomass, geothermal rock technology,
water boreholes and wind generated electricity.
Surveying sustainability: a short guide for the property professional
Promote sustainable land use and transportation
planning and management: in the provision of advice
on the value of land, property, crops, machinery, livestock
and trees. Also in promoting growing crops for energy
such as biomass and biofuels, in a sustainable way.
Promotion of sustainable design, development and
construction practices, including whole-life costs
and value in the built environment. Surveyors need an
adequate understanding of sustainable techniques and
materials so that they can promote them across the
different professions and clients.
Promote community development and social
inclusion: in discussing with clients the most effective
way to market and sell their property, and other assets;
and in building and maintaining good relationships with
the rural community and being well informed on all
issues affecting the countryside, such as affordable
rural housing.
Minimise any negative social or environmental
impacts of development: the prevention of particular
impacts can be built in to contracts issued by the rural
practice surveyor for various aspects of land
management.
Sustainability has become an increasingly
important part of my daily work, promoting
affordable rural housing and sustainable rural
villages that retain community spirit. At the
moment, were working on a green development
of combined leisure, business and residential
uses including using biomass and geothermal
to produce heating for the district, affordable
housing and to create local business
opportunities and rural work opportunities
David W Coulson Broadley & Coulson,
Co. Durham.
11
 Surveying sustainability: a short guide for the property professional
2.1.3 Environment, minerals and waste management
Environmental surveyors develop and conserve
environmental assets and aspects of land and property.
They carry out contaminated land surveys and conduct
scientific surveys of natural habitats, identifying, recording
and monitoring plant and/or animal species present.
Environmental surveyors can also undertake audits and
impact assessments. Environmental surveyors have the
potential to act as a key interface between environmental
science and real estate by articulating environmental
issues and considering these alongside land value.
Minerals and waste surveyors work in the minerals
extractive industries, quarries and the waste/remediation
sectors. A minerals surveyor provides valuation services
related to developing mineral resources, waste
management sites, mines and quarries. Through this role
they are well placed to address sustainability at both the
beginning and end of a project, as well as the sensible
management of resources more generally.
Protecting and enhancing the natural environment:
through promoting the management of the natural
environment and recognising the triple bottom line
benefits in doing so. This can also involve developing
restoration programmes for land used for quarrying,
mining and mineral extraction.
Encouraging the sustainable use of resources:
in the effective application of technical environmental
information. This may involve checking the levels of
mineral deposits for mineral extraction companies or
interpreting contaminated land assessments. Practicing
mineral surveyors have the unique opportunity to work
with clients and encourage the efficient use of
resources across the property lifecycle.
Reducing waste generation and responsible
disposal of waste: in all aspects of site management
and overseeing developments. Some environmental and
mineral surveyors manage whole sites for the owners,
and hence are well-placed to introduce effective on-site
waste reduction, recycling and disposal systems
and procedures.
Reduce energy consumption: in all aspects of site
management and overseeing developments, and in
providing environmental expertise for future
developments.
12
Promote sustainable land use and transportation
planning and management: in creating strategies
for restoring any industrial site for re-use and for
landfill management and in creating strategies for the
re-use of previous development sites. This sustainable
development principle is especially relevant to surveyors
who work as representatives for environmental
consultancies.
Promote sustainable design, development and
construction practices, including whole-life costing:
in providing effective and useful environmental
information for this purpose. For mineral surveyors,
in managing and overseeing the development
of waste management sites, mines and quarries.
In equal measures, the surveyor has to focus on the
development of the site and the restoration of the
landscape after extraction is complete. Environment
& minerals and waste surveyors commonly devise
restoration programmes for land used for quarrying,
mining and mineral extraction.
Promote community development and social
inclusion: in liaising with members of the public and
local authorities. When acting as a site manger the
surveyor can encourage the client to ensure that the
development provides benefits to the local community,
and address any effects the proposed development
might have on the surrounding area and residents.
Minimise any negative social or environmental
impacts of development: through liaising with clients
throughout the duration of a development. All activities
should take account of the environmental issues of a
development and promote the most effective way in
which to manage these.
The Chartered Environmental Surveyor
is at the heart of the decision-making process
because of their abilities to understand how
environmental protection and sustainable
development add value to all forms of activities
involving land, property and construction
Philip Wilbourn Environment Faculty Board
Member and Wilbourn Associates

2.2 The Built Environment Group
The Built Environment Group consists of four faculties:
Building Control, Building Surveying, Project Management
and Quantity Surveying (QS) and Construction. The main
areas for influencing the sustainability of a project are the
following points of the property lifecycle:
Planning and procurement
Construction
Occupation and Use (including refurbishment)
This document covers Building Surveying and QS and
Construction in detail. However, both Project Management
and Building Control are very influential in the processes
of sustainable development. Project Management
surveyors can influence the clients objectives and
priorities, ensure that the brief is developed along
sustainable lines and ensure project compliance.
In establishing the budget and methods of procurement
they are therefore able to effect how a budget is spent
in relation to sustainable development principles.
Building Control surveyors ensure that building regulations
are observed in the planning and constructions stages
of new buildings and most property extensions and
conversions. For complex projects they may be involved
at the pre-applications stage to offer advice on design
issues. This is particularly important in relation to
sustainability, as they have a key advisory role to play
in ensuring that environmental standards are met.
Surveying sustainability: a short guide for the property professional
2.2.1 Quantity Surveying (QS) and construction
Quantity Surveyors manage all cost and commercial
aspects of a building project, from initial calculations
to the final figures, and in the procurement of goods and
services. QSs seek to ensure value for money, whilst still
achieving the required standards and quality. Lifecycle
costing, cost of alternative materials, renewable energy
schemes, recycled content schemes, the ethical sourcing
of materials and labour should all be considered by the
QS throughout the lifecycle of the project. QS and
Construction Surveyors should promote performance
measurement as a means of driving continual
improvements in building performance. They should be
aware of the main Environmental Assessments schemes
and the impacts these can have on proposed projects.
Protecting and enhancing the natural environment:
as part of the clients team, construction surveyors are
in a unique position to encourage best practice in
aspects of sustainability to ensure that we live within
our environmental means. This can include waste
management (and minimisation) during construction;
protection or provision of wildlife habitats; ecological
surveying to assess the impact of construction on
habitats, landscapes and species; measures to prevent
water pollution and so on. More and more planners are
requiring these issues to be addressed at the early
stages of the project and they may even become
a condition of approval.
Encouraging the sustainable use of resources:
in the provision of advice on design options. QS and
construction surveyors can promote appropriate
investment in sustainability, including alternative
technologies, use of recycled materials and sustainable
resources, for example, briefing clients to procure
sustainable buildings, giving advice on the latest
sustainable engineering practices and appropriate
methods of supply chain management. Cost advice
for sustainable design options and materials should be
included in any client cost/advice report. Appraisals and
benchmarking may also be carried out during and
following the completion of the building project.
13
 Surveying sustainability: a short guide for the property professional
Reducing waste generation and responsible
disposal of waste: in checking applicants plans
to ensure compliance with regulatory requirements,
construction surveyors are in a unique position to
encourage best practice in waste management and
minimisation during construction. This can be a cost-
saving incentive for the developer and the surveyor
may carry out site inspections to monitor performance
throughout the duration of the project. Appraisals and
benchmarking may also be carried out during and post
the project.
Reduce energy consumption: in the provision
of advice to clients and during site inspections,
construction surveyors are able to provide; advice on
aspects of legislation including Building Regulations,
energy performance certificates, grants and taxation
and encourage strategies that minimise energy demand
and maximise thermal efficiency (e.g. microgeneration
technologies, on-site renewables), post project
appraisals and benchmarking. In addition to energy
efficiency strategies, investments in sustainability
should be considered against potential carbon
reduction efficiency.
Promote sustainable land use and transportation
planning and management: construction surveyors
are in a position to support developments that make
the most of existing infrastructure, encourage people
to use public transport, walk or cycle and reduce
the need/desire to travel. Whilst on site, ensuring
appropriate facilities and information is provided will
enable this.
Promote sustainable design, development and
construction practices, including whole-life costing:
in the provision of advice on design issues at the pre-
application stage, QS and construction surveyors can
advise on appropriate procurement and supply chain
processes that support the achievement of sustainable
goals. Also the use of whole-life costing techniques to
ensure the long term environmental and social costs
of the development are incorporated into construction
plans. Construction surveyors can offer advice on the
latest sustainable technologies to reduce these costs
and ensure best value for money. Appraisals can also
be made at the project completion stage.
14
Promote community development and social
inclusion: in assessing an application, QS and
Construction surveyors can promote the use of the
local workforce and materials and encourage applicants
to consider their impact on the local community (will it
add character and quality to the area?). Construction
surveyors can also encourage applicants to involve the
community in decision-making through effective
consultation and engagement. Such engagement
with the community can also assist with supply chain
management.
Minimise any negative social or environmental
impacts of development: QS and construction
surveyors are in a position to ensure compliance
with the minimum standards at all times but can
also encourage more sustainable practices. Higher
standards could become a condition of approval as
the industry moves to meet consumer demand.
QS and Construction Surveyors are ideally
placed to develop their core skills and provide
support and advice in any or all aspects of
sustainability within the built environment and
must rise to the challenge, embrace and accept
this growing area of interest to ensure an
enduring legacy for all
Jerry Percy Head of Sustainability for Gleeds
We all need to exploit opportunities
to work closely across the built environment
disciplines and with our respective clients
as commissioners of built assets in order to
demonstrate we are meeting the challenges
of the 21st century
Barry Harper Partner at Davis Langdon

2.2.2 Building surveying
Building surveyors can advise clients on a wide range
of sustainability issues ranging from energy efficiency
to enhancing the character and quality of buildings for
the local community. In promoting sustainability, building
surveyors can help ensure their clients save money, avoid
prosecution and delays and ultimately stay in business,
and meet growing demand for corporate responsibility
from stakeholders and shareholders, and mitigating the
environmental impact of buildings.
The following sustainable development principles apply
to the work of building surveyors:
Protecting and enhancing the natural environment:
in their advice to clients, building surveyors can promote
practices that will minimise environmental impact,
particularly during construction, and recommend using
contractors, designers or procurement experts that have
sustainability expertise. Surveyors should also ensure
that the advice that surveyors offer takes full account
of the changing regulations and acknowledges the risk
of giving inaccurate or misleading information.
Encouraging the sustainable use of resources:
in advising clients, building surveyors can suggest
alternative technologies that encourage the sustainable
use of resources, for example, briefing clients to procure
sustainable buildings, or giving advice on the latest
sustainable engineering practices. Surveyors can also
advise on the availability of grants and subsidies for
improving the environmental performance of new and
existing buildings.
Reducing waste generation and responsible
disposal of waste: with the advantage of being on-site,
building surveyors can encourage and oversee best
practice in sustainable waste management and
minimisation during construction and operation.
Reduce energy consumption: building surveyors
can carry out feasibility studies to demonstrate potential
savings associated with reducing energy consumption
and improving energy efficiency. Building surveyors can
promote the use of energy performance certificates
and encourage strategies that minimise energy demand
and maximise thermal efficiency (e.g. microgeneration
technologies, on-site renewables). Building surveyors
have an important role in advising on the future
management and supervision of maintenance of the
buildings, which is an opportunity to ensure energy
efficiency long-term.
Surveying sustainability: a short guide for the property professional
Promote sustainable land use and transportation
planning and management: building surveyors are in
a position to support developments that make the most
of existing infrastructure, encourage people to use
public transport, walk or cycle and reduce the
need/desire to travel.
Promote sustainable design, development and
construction practices, including whole-life costing:
building surveyors can advise on whole-life costing
techniques to ensure the environmental and social costs
of the development are incorporated into construction
plans. Building surveyors can offer advice on the latest
sustainable technologies to reduce these costs and
ensure best value for money. Surveyors can also advise
on new practice such as carbon credits, and how
to assess the reduction in emissions in line with
government targets.
Promote community development and social
inclusion: building surveyors have the opportunity
to engage the community in decision-making during
planning, construction and in the ongoing maintenance
of the development. They can also promote bio-diversity
and interpret local Sustainable Development plans into
tangible developments.
Minimise any negative social or environmental
impacts of development: building surveyors have
an important role in advising on the preservation and
conservation of historic buildings. Building surveyors are
responsible for ensuring compliance with the minimum
social and environmental standards at all times but can
also encourage more sustainable practices. Higher
standards could become a condition of approval as
the industry moves to meet consumer demand.
With the profile of environmentally-responsible
development ever higher on the public and
political agenda, and the raft of new legislation
dictating the way in which we build, modify and
use our buildings, there has never been a
greater challenge for surveyors to meet their
clients expectations
Daniel Salisbury MRICS, of Surveying and
Sustainability Services, is a Chartered Building
Surveyor specialising in sustainability
15
 Surveying sustainability: a short guide for the property professional
2.3 The Property Group
There are eight faculties in the Property Group; Arts
and Antiques, Commercial Property, Dispute Resolution,
Facilities Management, Machinery and Business Assets,
Management Consultancy, Residential and Valuation.
The main areas of influence in terms of the property
lifecycle are:
Greenfield/Estate management
Planning and procurement
Occupation and use (including refurbishment)
This document covers Residential and Valuation in detail
and has taken elements of Facilities Management,
Management Consultancy, Machinery and Business
Assets and Commercial property and covered this under
the more general heading Business Property.
Arts and Antique Surveyors and Dispute Resolution
Surveyors are not covered in detail, but both have a
role to play in the wider sense of sustainability. Arts and
Antiques Surveyors play a vital role in preserving the
heritage of society, and creating links with communities
through material artefacts. Similarly dispute resolution
surveyors must have reference to the current legal and
regulatory frameworks and how they relate to the wider
sustainability agenda in order to use their professional
judgment in an impartial manner which is in the best
interests of the public.
16
2.3.1 Residential property
For many years residential surveyors have advised vendors
and purchasers (both formally and informally) on factors
that affect property values, including location, original
construction, existing condition and energy conservation.
Since the early 1990s such advice has frequently
included an Energy Efficiency certificate (NHER
Certification) which identifies the propertys existing rating
and includes cost effective suggestion as to how this may
be improved.
The advice outlined above assumes a property is pre-
existing. However, residential surveyors are frequently
asked to provide advice at a land acquisition stage. In this
role they advise developers and contractors on factors
that will affect market value before construction begins.
This can include influencing the choice of materials, layout
and specification that are fundamental in the future
sustainable performance of new homes.
This advisory role is, in future, likely to require that
residential surveyors have a working knowledge of the
Code for Sustainable Homes, EcoHomes ratings, and the
affordable housing agenda.
Protecting and enhancing the natural environment:
through providing information on issues such as
biodiversity, tree preservation orders, land use and
the provision of open space. It may include advice
on retaining or promoting natural features on managed
developments which may be of benefit when marketing
a purchase or sale.
Reduce energy consumption: through advising clients
as to the energy efficiency measures that they can
implement on both existing and new properties.
 Surveying sustainability: a short guide for the property professional

Reducing waste generation and responsible

disposal of waste: through managing developments
Clients and the public are becoming
responsibly, advising on design layout and operations
increasingly aware of sustainability issues and
to eliminate waste to landfill and promote recycling.
are taking these into consideration when making
This principle can be in direct conflict with the principle
decisions. New legislation, stakeholder interest
on reduction of energy consumption. The surveyor
and consumer choice require the residential
has to be aware that sustainability is complex: waste
property surveyor to investigate, understand,
generation through the demolishing of an energy
and be able to communicate to all parties
intensive building might outweigh the environmental
involved in property transactions all aspects of
benefits of building an energy efficient structure.
sustainability to maximise potential and ensure
Surveyors should also advise developers on the
a bright safe and prosperous future for all
importance of providing a responsible waste strategy
for the future residents of a development, to encourage John Foddy Partner King Sturge LLP
recycling and waste minimisation during occupation. Planning & Development
Promote sustainable design, development and
construction practices, including whole-life costing:
through liaison and continuing dialogue throughout the
development process, from green field to foundations 2.3.2 Business property
and completed building. Knowledge and consideration
of building orientation, insulation, energy sources and Like all surveyors working towards a sustainable future,
renewable energy, materials selection which when business property surveyors will need to consider social,
considered as part of the whole life costing aspect can economic and environmental issues, and the use of
contribute to sustainable development. This principle natural resources when acting as a professional
mainly applies to new build. Whole life costing requires consultant for clients in the public and private sectors.
benchmark data of costs in use.
The following principles should apply to all owners
Promote community development and social and occupiers of commercial property, as well as
inclusion: in valuing properties and potential their professional consultants. This includes property
developments by applying expert knowledge and management, and those surveyors undertaking investment
awareness of the local property market. Residential appraisal, performance measurement, and analysis
property surveyors can flag up the need for affordable of commercial property. This also includes the work
housing in any given area and can have a real impact of surveyors in the public sector.
for those members of a community that live on modest
Reducing waste generation and responsible
incomes. Developments and housing schemes must
disposal of waste: in assessing readily available
ensure that they provide amenity and opportunities for
disposal systems and channels in relation to client
social interaction and are integrated into the wider
activity. This might be of particular importance if the
community.
clients core activity entails the production of particularly
Minimise any negative social or environmental high-volume waste streams or hazardous waste.
impacts of development: through assessing the
impact of a major development in terms of economic
viability and environmental impact. Ideally, the surveyor
knows the local area well enough to be able to identify
all the possible negative impacts of a development.

17
 Surveying sustainability: a short guide for the property professional

Reduce energy consumption: through responsible

property management procedures. The surveyor has
to be aware of the variety of opportunities that are
available for different clients and work with them
to select the most appropriate solution.

Promote sustainable land use and transportation

planning and management: in assessing transport
options together with the property itself: How will
building occupants get to the site? How will the
increased traffic impact the local community?
This principle is another demonstration that business
property surveyors have to consider as part of a triple
bottom line approach to sustainability.

Promote sustainable design, development and

construction practices, including whole-life costing:
during all stages of development, from green field
to foundations and completed building. Red Book
Valuations should take account of the five capital assets
of sustainability (natural, social, manufactured, financial
and human). A commercial practice surveyor has to
recognise that each business property will have
different strengths and weaknesses in each of
these areas.
Minimise any negative social or environmental
impacts of development: in assessing the impact
of a major development in terms of economic viability
and environmental impact. The loss of Greenfield
sites is of particular importance in this context:
major developments that are located on previously
undeveloped sites might be economically viable
though they might come with high environmental costs.
Better education on sustainability is vital
if we want to achieve higher levels of social
well-being and security through a greater
understanding of environmental values and
responsibilities and respect for others. The
commercial surveyor is in the right position with
the right skills to influence, educate and enforce
decisions, which not just reduce our carbon
footprint but also have a significant impact on
the effectiveness and quality of our daily lives
Philip Challinor Member of the RICS
Management Consultancy Faculty Board and
RICS Presidential Commission on World Games
2.3.3 Valuation
In accordance with International Valuation Standards,
Valuation Surveyors are duty-bound to reflect the markets
interpretation of the manner in which Sustainability is
impacting on value or price. In providing an opinion
of value, they have absolutely no mandate to bring
personal prejudices to bear with regard to Sustainability
or indeed any other such issues. Nonetheless, it is a clear
responsibility of Valuation Surveyors to ensure they
understand the principles of Sustainability and its evolving
interrelationship with Worth and Value.
Valuation Surveyors will increasingly be required to
interpret the valuation implications of a broad range
of triple bottom line issues. Such issues are likely to
include the provision of low-carbon buildings with reduced
operation costs and the perceived improvement in
living/working standards delivered by property with strong
sustainability credentials.
Valuation Surveyors are often required to provide appraisal
advice in order to assist with the development of
investment/development strategy. Factors that are likely
to become increasingly important in the provision of such
advice include:

18
 Surveying sustainability: a short guide for the property professional

Protection and enhancement of the natural

environment: Appreciation of strategies that
incorporate and enhance the natural environment.
Recognition of the local, regional and global benefits
of environmental management and potential impact this
may have on a propertys economic performance.
Sustainable use of resources: Developing an
understanding of the techniques and materials available
to improve resource efficiency in constructing and
operating buildings as well as acknowledging the
regeneration of existing buildings as an effective use
of materials.
Reduction of waste generation and responsible
disposal of waste: within new and existing property.
Understanding future-proofing benefits and
opportunities in achieving waste reduction in the
construction and operation of buildings. Valuers will
increasingly be required to know what to look for on
site visits and appreciate the implications of waste
management systems as an operational tool.
Reduced energy consumption: Understanding the
implications of buildings offering low energy credentials,
including total occupancy cost analysis and occupier
appeal/retention appreciation.
Without doubt, the concept of Sustainability
is one of the key challenges currently facing
valuers. Promoters of Sustainability point to the
added,or premium value such properties can
offer, other observers the accelerated degree
of obsolescence non-Sustainable stock may find
itself subject to but it is for valuers to provide
the authoritative opinion.
Whether providing valuation advice in
connection with a decision-making process
such as the formulation of investment strategy,
or submitting an opinion of value for loan
security or accounts purposes, Valuers will
need to ensure they are accurately reflecting the
markets approach to Sustainability. Developing
a knowledge-base from which to provide this
judgement is a fundamental responsibility for
all valuers
Philip Parnell MRICS, Partner Investment
Valuation and DJ Sustainability, Drivers Jonas

Sustainable land use and transportation planning

and management: Full appreciation of the location and
accessibility of the building, including the relative merits
of proximity to public transport, cycle routes and safe
walking tracks, as well as the transport needs of an
operational occupier business.

Sustainable design practices, including whole-life

costing: when considering the investment potential of
a property, valuers should offer an understanding of
sustainable design practices and the triple bottom line
benefits of incorporating long-term social and
environmental benefits into cost/worth analysis. The use
of such practices should be accounted for in appraisal
advice in terms of recognising the potential long-term
savings that are available from sustainable buildings.

Community development and social inclusion:

Valuers should increasingly refer and have regard
to the contextual fit of a property in its local and
wider community.

19
 Surveying sustainability: a short guide for the property professional
Part 3 Further resources
The resources below are intended to provide a starting
point for further reading on sustainability. In general we
have included websites or online documents in order to
provide ease of access, but the RICS is not responsible for
the existing content of these websites, or their continuity.
3.1 General sustainability
Points of contact
Association for Environment Conscious Building
(AECB) http://www.aecb.net/
Society for the Environment www.socenv.org.uk
English Partnerships www.englishpartnerships.gov.uk
Housing Corporation www.housingcorp.gov.uk
Centre for Sustainability www.c4S.info
Sustainable Development Research Network.
www.sdrn.org
RICS Findings in Built Environment Research Series
www.rics.org
www.sustainability-ed.org
Environment Agency www.environment-agency.gov.uk
Policy
World Commission on Environment and Development,
Our common future (The Brundtland Report),
(Oxford University Press, New York, 1987)
Securing the Future UK Government Sustainable
Development Strategy. www.stustainable-
development.gov.uk/publications/uk-strategy
UN Commission on Sustainable Development
www.un.org/esa/sustdev/csd/policy.htm
Kyoto Protocol
London Government
www.london.gov.uk/londonissues/sustainability.jsp
Sustainable Development International
http://www.sustdev.org/index.php
Scottish Executive Sustainable Development Policies
http://www.scotland.gov.uk/Topics/
SustainableDevelopment
Welsh Assembly Sustainable Development Policies
http://new.wales.gov.uk/topics/
sustainabledevelopment/?lang=en
Northern Ireland Sustainable Development Strategy
http://www.doeni.gov.uk/epd/sustainable%20
development.asp
20
Practice
Property Sustainability Matters: King Sturge,
www.kingsturge.co.uk
A Green Profession?: RICS members and the
Sustainability Agenda. RICS Research www.rics.org
Red man, Green Man Performance Indicators for
Urban sustainability: J Cox, D Fell, M Goodwin
available through RICS Books 2002
One Planet Living by WWF and BioRegional
www.oneplanetliving.org
Development Gateway Foundation: Urban
Environment: Challenges to Sustainability
http://topics.developmentgateway.org/special/
urbanenvironment
Sustainable Practice for the Facilities Manager by
Sunil Shah published by Blackwell Publishing 2007
Lutzkendorf, T and Lorenz, D. (2005) 'Sustainable
property investment: valuing sustainable buildings
through property performance assessment',
Building Research & Information, 33(3), 212-234
O'Riordan, T, Cameron, J, and Jordan, A. (2001)
Reinterpreting the Precautionary Principle, Cameron
May, London
3.2 Natural environment and biodiversity
TCPA Biodiversity By Design Guide
http://www.tcpa.org.uk/downloads/TCPA_biodiversity
_guide_lowres.pdf
Friends of the Earth
http://www.foe.co.uk/campaigns/biodiversity/
Community Biodiversity Development and
Conservation Network http://www.cbdcprogram.org/
Guiding Principles for Biodiversity in Development
http://europa.eu.int/comm/development/sector/
enviornment
Community Biodiversity Development and
Conservation Network http://www.cbdcprogram.org/
3.3 Climate change
The Economics of Climate Change: The Stern Review
available from Cambridge University Press or
http://www.hm-treasury.gov.uk/independent_
reviews/stern_review_economics_climate_change/
stern_review_report.cfm
TCPA Climate Change By Design Guide
http://www.tcpa.org.uk/
 Surveying sustainability: a short guide for the property professional

Climate Challenge 3.7 Community development/Social inclusion

http://www.climatechallenge.gov.uk/
Community Development Foundation
Intergovernmental Panel on Climate Change Working
http://www.cdf.org.uk/
Group report http://ipcc-wg1.ucar.edu/
Academy for Sustainable Communities
RICS Climate Change and UK Agriculture Report
http://www.ascskills.org.uk/
http://www.rics.org/
Neighbourhood Renewal Unit
www.neighbourhood.gov.uk
Government Respect Task Force www.respect.gov.uk
3.4 Sustainable design
Office of the Third Sector
Commission for Architecture and the Built http://www.cabinetoffice.gov.uk/
Environment (CABE) http://www.cabe.org.uk/
Creating Sustainable Cities (Schumacher Briefings)
by Herbert Giradet published by Green Books 2006 3.8 Economic development
Centre for Sustainable Design
UNEP Financial Innovative Financing for
http://www.cfsd.org.uk/
Sustainability CEO Briefing: The Materiality of Social,
Design Council http://www.designcouncil.org.uk/
Environmental and Corporate Governance Issues to
TCPA Sustainable Design and Construction
Equity Pricing
http://www.tcpa.org.uk/
http://www.unepfi.org/work_streams/investment/
Sustainable Urban Design
materiality/
http://www.communities.gov.uk/
UNEP Finance Intiative property work stream
http://www.unepfi.org/
Regional Economic Development
3.5 Land use and transport
http://www.dti.gov.uk/
SusTrans www.sustrans.org.uk UK Invest www.ukinvest.gov.uk
Department for Transport http://www.dft.gov.uk/
RICS Transport Development Areas Report
http://www.rics.org/ 3.9 Energy
Human Hub http://www.humanhub.nl/index.html
TCPA Sustainable Energy By Design
Sustainable Land Management
http://www.tcpa.org.uk/
http://www.countryside.gov.uk/
DEFRA Sustainable Energy
Sustainability, Land Use Planning and the
http://www.defra.gov.uk/environment/energy/
Environment: M Stallworthy available through RICS
index.htm
books 2002
Institute of Energy and Sustainable Development
http://www.iesd.dmu.ac.uk/
National Energy Foundation www.nef.org.uk
3.6 Construction
Energy Linx
UK Green Building Council www.ukgbc.org http://energylinx.co.uk/sustainable_energy.htm
World Green Building Council www.worldgbc.org Energy Savings Trust
WRAP Construction programme Carbon Trust
http://www.wrap.org.uk/
Sustainable Construction http://www.sustainable-
construction.org.uk/
BRE Sustainable Construction http://www.bre.co.uk/
Constructing for Sustainability, Construction Industry
Council 2003
DCLG Code for Sustainable Homes Guidance
www.communities.gov.uk

21
 Surveying sustainability: a short guide for the property professional

3.10 Main Tools used in the UK and Europe

(this table is adapted from A Green Profession?: RICS Members and the Sustainability Agenda RICS Research 2007)

Key: Soc Covers Social Sustainability

Env Covers Environmental Sustainability
Econ Covers Economic Sustainability

Checklist,
Tool/Technique toolkits, other Property type Description (sustainability coverage)

BRE sustainability Checklist/toolkit Commercial and This checklist provides practical tools and indicators to
checklist for residential measure the sustainability of developments (both buildings
development and infrastructure) at the site or estate level (Soc, Env, Econ)

BRE green guide Specification Commercial, The Green Guide to Specification is an easy-to-use
to specification guide residential, publication, providing guidance for specifiers, designers
public and their clients on the relative environmental impacts of
over 250 elemental speficifations including roofs, walls,
and floors (Env)

BRE office scorer Rating system Commercial The tool compares major or complete refurbishment with
complete redevelopment, and redevelopment within an
existing faade (Env, Econ)

BREEAM Rating system Commercial BREEAM stands for the Building Research
and public Establishment Environmental Assessment method.
BREEAM is a method for assessing the environmental
quality of buildings. It considers design issues that affect
the global environment, local environment and the health
and well being of occupants (Env)

Ecohomes Rating system Residential EcoHomes is the residential version of BREEAM.

and public It provides a comprehensive rating for new, converted or
renovated homes, and covers both houses and
apartments (Env)

Envest 2 Software All Envest 2 is a software tool that simplifies the otherwise
tool/toolkit very complex process of designing buildings with low
environmental impact and whole life costs (Env)

Environmental Set of All International Association for Impact Assessment is a

Impact Assessment techniques forum for advancing innovation, development and
(IAIA) communication of best practice in impact assessment
(Env, Soc, Econ)

SEEDA Checklist/toolkit All This checklist is designed to be used by those

sustainability involved in planning or building sizeable developments
checklist from estates to urban villages and regeneration projects
(Env, Soc, Econ)

22
 Surveying sustainability: a short guide for the property professional

About the authors

RICS Rachel Fisher

RICS is the leading source of land, property, construction and related environmental knowledge. We support 130 000
members worldwide, promote best practice, represent consumers interests and provide impartial advice to society,
businesses, governments and global organisations. www.rics.org

Forum for the Future Liz Coll and Lorna Pelly

Forum for the Future is the UKs leading sustainable development charity. We aim to show that a sustainable future
is both possible and desirable.

We work with forward looking organisations in business and the public sector to find practical ways to build a future
that is environmentally viable, socially just and economically prosperous. www.forumforthefuture.org.uk

Gleeds Jerry Percy

Gleeds has over 120 years experience in the property and construction industry and currently employs over 1250 people
in 18 countries across 5 continents making us one of the world's leading management and construction consultants.
Gleeds vision is to create a business that attracts the very best clients, projects and people in the industry. We are
committed to minimising any adverse impact on the environment and believe in creating a sustainable future for all.

RICS Presidential Commission on Sustainability

Chair: Dr Ann Heywood, Principle College of Estate Management
David Saul, Consultant
Jerry Percy, Gleeds
Philip Parnell, Drivers Jonas
Tim Lawrence, Taylor Woodrow
Jim Green, Baylight Properties
David Roberts, Igloo
Graham Capper, School of the Built Environment, Northumbria University
Barry Harper, Davis Langdon
Kathy Green, Consultant
Daniel Salisbury, Consultant
RICS Staff: Rachel Fisher
With thanks to: Philip Wilbourn, David Coulson, Paul Collins, Miles Keeping, Philip Challinor, Paul Bagust, Jill Craig,
and Rosemary Elder, for their support and contributions.

23
www.rics.org

RICS (Royal Institution of Chartered Surveyors) is the largest

organisation for professionals in property, land, construction and
related environmental issues worldwide. We promote best practice,
regulation and consumer protection to business and the public.
With 130 000 members, RICS is the leading source of property
related knowledge, providing independent, impartial advice to
governments and global organisations.

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