Surveying sustainability: a short guide rofessional · RICS globally are legal compliance, responsibility ... Surveying sustainability: a short guide for the property professional

Greenfield / Estate management

Planning and procurement

ConstructionOccupation and use

(including refurbishment)

Demolition and remediation

Surveying sustainability: a short guide for the property professional

June 2007

www.rics.org

Corporate Professional Local

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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


The RICS Commission wasestablished at a time whenSustainability and Climate Changewere just beginning to enter thepublic consciousness. A small groupof members came together underthe auspices of President BarryGilbertson in 2005 to champion the

cause of Sustainable Development within the Institutionand to act as ambassadors for the profession.

Early on we elected to join with Forum for the Future in developing PiPS (Professions in Partnership forSustainability), a project aiming to share best practice in sustainable development across the professions, partfunded by DEFRA. We saw the value in working withForum, as well as with other Professions to deliver a fullyintegrated vision of sustainability, and we were the first tojoin this programme.

In part this led to a period of self reflection for all theinstitutions, and for the RICS the rapid realisation that itwas critical to devise and implement a sustainability policyfor the Institution. This policy was written by theCommission and adopted by the RICS InternationalGoverning Council in July 2005.

As part of embedding sustainability within the Institution,the Commission worked with Faculties and Education todevelop a new mandatory APC/ATC competency inSustainability. This was adopted in July 2006, and fromthat point forward all incoming Chartered Surveyors must

show (as a minimum requirement) that they candemonstrate knowledge and understanding of how and whysustainability seeks to balance economic, environmental, andsocial objectives at global, national, and local levels, in thecontext of land, property and the built environment.

The Commissioners have also actively sought to engagewith other professional bodies, government and industryand have spoken at many seminars and events on theimportance of sustainability for professional practice in the21st century. The commission led the RICS delegation toVancouver to develop the Vancouver Valuation Accord inMarch 2007, which seeks to move towards a valuationmethodology that has regard for market attitudes towardsall elements of sustainability.

Going forward the Commission is committed to furtherdeveloping the knowledge of existing surveyors in theareas 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 eachCommissioner, Presidents Gilbertson, Chase, Tuffin andthose to come, as well as the staff of the RICS Faculties,and Forum for the Future, without whom the Commissioncould not have achieved so much in such a short space of time.

Dr Ann HeywoodReading June 2007

Foreword to Surveying Sustainability

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

04


Chartered Surveyors are facing a new challenge – that ofembracing the practical implications of sustainability. Butwhat does this mean for each of the wide variety ofdisciplines that make up the surveying profession? Thisguide is intended to:

• provide some clarification of the subject

• help you formulate appropriate responses to thechanging duties of a Chartered Surveyor

• direct you to further information aimed at helpingyou to develop your knowledge of sustainabledevelopment.

The terms sustainable development, sustainability,corporate social responsibility (CSR) are widely used butare often confusing to those who are not experts in theseareas. The most commonly accepted definition ofsustainable development is from the 1987 UN BrundtlandCommission Report:

[Development] which meets the needs of thepresent without compromising the ability offuture generations to meet their own needs

As a Chartered Surveyor your clients expect that you willprovide them with the most relevant, appropriate and up to date advice which in the current market includes allaspects of sustainable development. Although climatechange is currently occupying a prominent position as a government and industry driver, successful sustainabledevelopment considers the ‘Triple Bottom Line’ ofenvironmental, economic and social issues.

This guide is aimed at surveyors in practice, and intraining, to show how the overarching concept ofsustainability relates to the entire range of practicedisciplines 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 improvingsustainability it is also important that we understand ourlimitations both personally and professionally. Using theguide to help understand the key contributions from otherdisciplines should help highlight when it is appropriate toseek specialist guidance and advice from others.

In all aspects of your day-to-day activities surveyors havethe opportunity to question and challenge opinions anddecisions to ensure that appropriate long term strategiesfor delivering sustainable development are defined. Youalso have a role in promoting sustainability within andoutside the property profession.

Executive summary

05


Sustainability is about making sure all our businesses,public services, natural resources, economy andcommunities have the capacity to continue into the future.While we are adept at thinking about their future financialsustainability and investing in economic resources, oursociety has been less successful in looking after thehuman, social and environmental resources that we relyon. Sustainable development is best thought of as aprocess for growth that understands, invests in andmaintains not just financial resources, but human, socialand environmental resources, all at the same time. Only byavoiding the damaging consequences of trading one offagainst the other can the goal of sustainability be met.

In a sense the RICS has always been focused onsustainable development. The Royal Charter states thatsurveyors must act in the interest of the public good.Sustainability can be as simple as making consciousdecisions about how to approach a project.

When presented with a wide range of options, the choicesyou make should be deliberate and seek to balanceeconomic, environmental and social costs and benefits at a local and global level.

1.1 Overview of sustainable development

• RICS Members believe the most importantsustainability issues are energy supply, landcontamination, resource efficiency and transport.

• The most important drivers for sustainability forRICS globally are legal compliance, responsibility to protect the environment, and ethical and moralreasons.

– A Green Profession? RICS Members and theSustainable Agenda (RICS Research).

Part 1 Introduction to sustainable development and the property lifecycle

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Economic

Social Environmental

Three Pillar Model

Economic

Social

Environmental

Russian Doll Model

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, economiccapital is placed at the centre as the basis of wealth creation, which drives the development engine (O’Riordan et al,2001), but at the same time is constrained by environmental and social considerations. Increasingly the threedimensions are being underpinned by a fourth dimension, which comprises the institutional and governancestructures needed to make sustainability work.

From A Green Profession? RICS Members and the Sustainability Agenda (RICS Research).

The UK Sustainable Development strategy was the first to join public service agreement targets for all majorGovernment departments in a sustainable developmentframework.

The four priorities of the strategy are:

• sustainable consumption and production

• climate change

• natural resource protection

• sustainable communities.

Legislation and standards will increasingly requiresurveyors to consider sustainability but there is alsoincreasing demand from investors for development tomatch increasing demand for sustainability from the endconsumer. This will create a wide range of businessopportunities for the surveying profession, as well aschange the way we think about some current practices.

Many organisations report their corporate responsibilityperformance, and subscribe to global investment indicessuch as the FTSE4Good and Dow Jones SustainabilityIndex. This has been encouraged by rising consumerinterest, investor concern and growing coverage inmainstream media. Businesses are recognising growingpressures from resource depletion and increasedlegislation to rising customer expectations and exposureto criticism from NGOs and the media.

The changes required if we are to follow a path ofsustainable development will require more than justtechnical expertise on the part of professionals; it will alsorequire that we as individuals work within our owncommunities to promote the principles of sustainability.Issues such as climate change and social inclusion arehigh on the public agenda, with government and individualorganisations working to raise awareness within the widerpublic. It is important that professionals engage with localcommunities on all projects to ensure that there is ‘buy in’at an early stage. Often residents and interest groups canprovide valuable insight to the professional which can havea positive effect on development plans. This too is part ofsustainability, which seeks to engage people at every levelwith the world around them.

1.2 Issues for the property professional

The RICS recognises that sustainability should be considered throughout the property lifecycle. The interrelationships of the five phases in the propertylifecycle are critical to achieving a sustainable builtenvironment. By considering the consequences ofdecisions in relation to the three pillars of sustainability, as well as the impact decisions will have on the otherphases of the property lifecycle, it is possible to develop abetter framework for decision making. The accompanyingchart maps some of the inter-relationships and impactseach phase of the property lifecycle has on the three mainpillars of sustainability. This chart is meant to be indicative,rather than exhaustive. Further specific and technicalguidance is being produced by the RICS which willprovide more comprehensive direction.

In the next section we will examine the influence points of a chartered surveyor in the main areas of practice.

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Greenfield / Estate management


ConstructionOccupation and use

(including refurbishment)


The property lifecycle

08


Property lifecycle stage Social Environmental Economic

Greenfield/Estate A safe, secure integrated Maintain and enhance Improved land and asset management development, rural natural amenity and values, stimulate local

regeneration, public access biodiversity. Use of land investment, intrinsic valueand rambling rights as food plains and non tangible assets

of open space amenity

Planning and Provision of local labour, Minimise energy demand, Local economic procurement development of local skills renewable energy supply, generation, responsible

through training initiatives, minimise environmental and profitable growth.quality urban design impact, increase use of Attracting investmentand public realm, planning recycled materials, ethically and build local capitalsustainable communities, sourced products and community involvement services, enhanced publicat the design stage transport and walkability

Construction Better Design, Respect for Carbon amelioration, waste Use of local supplierspeople, Minimisation of minimisation, maximise and labour. Quality ofdisruption, noise, dust light, recycling, Construction design and materials as anconsiderate contractors Environmental Management agency tool or selling pointscheme Plans

Occupation and use A better quality of life, built Energy efficient operation, Use of local suppliers and(including refurbishment) to last, clean, working and effective maintenance, contractors. Increase in

friendly occupier recycling schemes, occupier productivitygreywater etc. through sustainable

facility management

Demolition and Minimisation of disruption, Maximise recycling, minimise Improved spatial use, remediation noise, dust light, considerate waste to landfill. On site improved land value and

contractors scheme, remediation, creative use economic uplift from urbanimproved amenity of demolition waste infill. Presumption in

favour of development onbrownfield sites leading to a shorter planning period

Impacts of sustainability on the property lifecycle

The RICS Sustainability Policy (adopted by InternationalGoverning Council in July 2005) states that ‘RICSmembers are uniquely placed to contribute towardssustainability and to judge the viability issues that willdetermine how sustainable development should bedelivered.’ It is important that awareness andunderstanding are developed to ensure that practicalactions can be taken to make a difference.

In the following sections we outline the different areas ofpractice and apply the principles of sustainability that aredrawn from the Sustainability Policy to show what youshould consider when undertaking your work. TheSustainability Policy is available on the RICS website.

Global leaders in terms of engagement withsustainability and sustainability tools are RICSmembers operating in Australasia, SouthAmerica, Canada and the UK.

Faculty leaders include: Planning andDevelopment, Facilities Management,Environment, Minerals and Waste Management,Rural and Project Management.

– A Green Profession? RICS Members and theSustainability Agenda (RICS Research)

2.1 The Land Group

The RICS Land Group consists of 5 faculties –Environment, Geomatics, Minerals and WasteManagement, Planning and Development, and Rural. The main points of impact within the property lifecycle for these specialities are:

Greenfield/Estate management

Planning and Procurement


In this chapter we have specifically outlined theimplications of sustainability for Planning andDevelopment, Rural, and paired Environment and Minerals& Waste Management.

Geomatics, or land surveying, has not been outlined indetail; however, mapping and measurement are critical todeveloping an understanding of the physical environmentand changes that occur due to climate change. It is alsoessential as a management and policing tool; for examplethe use of thermal mapping and integrated geographicinformation technologies for the purpose of identifyingareas of energy inefficiency. Geomatics surveyors will beinvolved in managing the macro-scale information onsustainable development in either the public or privatesector.

2.1.1 Planning and development

Planning and development (P&D) surveyors have a crucialopportunity to influence and promote the development ofsustainable communities, as they are involved at everystage 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 themalongside more narrow market costs and values. Socialand environmental judgements are increasinglyrecognised as an important component of investmentdecision-making.

In order to manage developments that can bring positivebenefits to society, the economy and the environment,P&D surveyors understand and apply the core principlesof sustainable development:

• Protection and enhancement of the naturalenvironment: Surveyors should assist public andprivate clients to acknowledge that social and economicbenefits that can be achieved through protecting theenvironment and regenerating areas of social, economicand physical degradation. As well as recognising theimpact a development will have on the direct site,surveyors will understand the indirect effects ofconstruction on the natural and built environment at local, regional and even global levels.

Part 2 Sustainability and your area of practice

The time for debate and rhetoric is over!

09


• Encouraging the sustainable use of resources: in terms of spatial planning, land is one of the mostfundamental natural resources and needs to be treatedas such in the planning and implementation ofdevelopment plans. In addition, P&D surveyors and theirclients can acknowledge and manage the impact of theconstruction industry on the use of natural resources.They can minimise the use of resources and loweringthe carbon footprint of both the construction processand use of buildings. Surveyors should also promote the regeneration of existing buildings and areas.

• Reduction of waste generation and the responsibledisposal of waste: within the design of all newbuildings, the re-development and refurbishment ofexisting buildings and the way people use open spaces,the ability for people to reduce and manage their wasteshould be both encouraged and controlled.

• Reduction of energy consumption: P&D surveyorsshould be aware of the need for efficiency andreduction of energy, as well as being able to identify and promote passive forms of energy production whenplanning any new development. Most increases inenergy efficiency are delivered through buildings interms of lighting, heating and power, but energyreduction also relates to transport use in terms ofproviding safe and reliable public transport. Significantenergy savings can also be made at the design stageand when choosing building materials.

• Promotion of sustainable land use andtransportation planning and management: this canbe done in all forms of development by linking the useof the land to the requirements of people, the habitatsof fauna and vegetation. In addition, P&D surveyors caninterpret and understand the transport requirements ofpeople and goods and promote and provide theinfrastructure for travel with a low environmental impact.

• Promotion of sustainable design, development andconstruction practices, including whole-life costsand value in the built environment. Surveyors need an adequate understanding of sustainable buildingtechniques and materials so that they can promotethem across the different professions and clients.Meanwhile, in their own practice, whole life costingshould be used in development planning – this refers to management methods that account for the social and environmental benefits and the wider long-termadvantages.

• Promotion of community development and socialinclusion: looking for and making positive additions tothe public realm are currently very much at the forefrontof planning and development practice. P&D surveyorscan contribute to local planning authority communitybased strategies and ensure any new development fitswithin a truly sustainable vision. They can also ensurethat there is full participation and engagement inplanning sustainable communities.

‘No longer seen as a ‘nice to have’, sustainabilityis now an integral and inescapable part of theplanning and development process.

It is about respecting people and theenvironment in the broadest sense, andapproached in the right way it creates widespread and long term value to clients andsociety as a whole’

Paul Collins MSc (Urb Plan) MRICS MBIFM FInstCPDMember of the RICS Planning & DevelopmentFaculty Board and Head of DesignedEnvironment, School of Architecture, Design & The Built Environment, Nottingham Trent University

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Rural practice surveyors’ close involvement withlandowners and the environment means they are at theforefront of planning, developing, managing and assigningvalue to our natural, economic and social resources.

The following sustainable development principles apply to all professional advice and work of rural practicesurveyors; this would include the provision of advice togovernment bodies, local authorities and other interestgroups on policy issues and the impact of new legislation.

• Protecting and enhancing the natural environment:this will be a key component of overseeing thedevelopment of farming and leisure facilities andmaking sure they are working efficiently as well asbeing part of all aspects of managing rural estates,estate staff, farms, tenanted dwellings, and businesses.

• Encouraging the sustainable use of resources: thiswould apply not just to managing rural estates andfacilities, but in helping clients who wish to buy ruralproperties by providing detailed information about theproperty, the land, and other economic, social andenvironmental assets.

• Reducing waste generation and responsibledisposal of waste: farm accounts or rural businessesshould explore opportunities for innovative wastemanagement.

• Reduce energy consumption: reducing energyconsumption should be integral to the provision ofadvice to clients, for example, on farm accounts or thevalue of property or machinery. Rural practice surveyorscan also encourage the use of new energy efficientproducts and services such as: combined heat andpower boilers, biomass, geothermal rock technology,water boreholes and wind generated electricity.

• Promote sustainable land use and transportationplanning and management: in the provision of adviceon the value of land, property, crops, machinery, livestockand trees. Also in promoting growing crops for energysuch as biomass and biofuels, in a sustainable way.

• Promotion of sustainable design, development andconstruction practices, including whole-life costsand value in the built environment. Surveyors need anadequate understanding of sustainable techniques andmaterials so that they can promote them across thedifferent professions and clients.

• Promote community development and socialinclusion: in discussing with clients the most effectiveway to market and sell their property, and other assets;and in building and maintaining good relationships withthe rural community and being well informed on allissues affecting the countryside, such as affordablerural housing.

• Minimise any negative social or environmentalimpacts of development: the prevention of particularimpacts can be built in to contracts issued by the ruralpractice surveyor for various aspects of landmanagement.

‘Sustainability has become an increasinglyimportant part of my daily work, promotingaffordable rural housing and sustainable ruralvillages that retain community spirit. At themoment, we’re working on a green developmentof combined leisure, business and residentialuses including using biomass and geothermal to produce heating for the district, affordablehousing and to create local businessopportunities and rural work opportunities’

David W Coulson Broadley & Coulson, Co. Durham.

2.1.2 Rural practice

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2.1.3 Environment, minerals and waste management

Environmental surveyors develop and conserveenvironmental assets and aspects of land and property.They carry out contaminated land surveys and conductscientific surveys of natural habitats, identifying, recordingand monitoring plant and/or animal species present.Environmental surveyors can also undertake audits andimpact assessments. Environmental surveyors have thepotential to act as a key interface between environmentalscience and real estate by articulating environmentalissues and considering these alongside land value.

Minerals and waste surveyors work in the mineralsextractive industries, quarries and the waste/remediationsectors. A minerals surveyor provides valuation servicesrelated to developing mineral resources, wastemanagement sites, mines and quarries. Through this rolethey are well placed to address sustainability at both thebeginning and end of a project, as well as the sensiblemanagement of resources more generally.

• Protecting and enhancing the natural environment:through promoting the management of the naturalenvironment and recognising the triple bottom linebenefits in doing so. This can also involve developingrestoration programmes for land used for quarrying,mining and mineral extraction.

• Encouraging the sustainable use of resources: in the effective application of technical environmentalinformation. This may involve checking the levels ofmineral deposits for mineral extraction companies orinterpreting contaminated land assessments. Practicingmineral surveyors have the unique opportunity to workwith clients and encourage the efficient use ofresources across the property lifecycle.

• Reducing waste generation and responsibledisposal of waste: in all aspects of site managementand overseeing developments. Some environmental andmineral surveyors manage whole sites for the owners,and hence are well-placed to introduce effective on-sitewaste reduction, recycling and disposal systems and procedures.

• Reduce energy consumption: in all aspects of sitemanagement and overseeing developments, and inproviding environmental expertise for futuredevelopments.

• Promote sustainable land use and transportationplanning 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 sustainabledevelopment principle is especially relevant to surveyorswho work as representatives for environmentalconsultancies.

• Promote sustainable design, development andconstruction practices, including whole-life costing:in providing effective and useful environmentalinformation 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 thedevelopment of the site and the restoration of thelandscape after extraction is complete. Environment & minerals and waste surveyors commonly deviserestoration programmes for land used for quarrying,mining and mineral extraction.

• Promote community development and socialinclusion: in liaising with members of the public andlocal authorities. When acting as a site manger thesurveyor can encourage the client to ensure that thedevelopment provides benefits to the local community,and address any effects the proposed developmentmight have on the surrounding area and residents.

• Minimise any negative social or environmentalimpacts of development: through liaising with clientsthroughout the duration of a development. All activitiesshould take account of the environmental issues of adevelopment and promote the most effective way inwhich to manage these.

‘The Chartered Environmental Surveyor is at the heart of the decision-making processbecause of their abilities to understand howenvironmental protection and sustainabledevelopment add value to all forms of activitiesinvolving land, property and construction’

Philip Wilbourn Environment Faculty BoardMember and Wilbourn Associates

The Built Environment Group consists of four faculties:Building Control, Building Surveying, Project Managementand Quantity Surveying (QS) and Construction. The mainareas for influencing the sustainability of a project are thefollowing points of the property lifecycle:


Construction

Occupation and Use (including refurbishment)

This document covers Building Surveying and QS andConstruction in detail. However, both Project Managementand Building Control are very influential in the processesof sustainable development. Project Managementsurveyors can influence the client’s objectives andpriorities, ensure that the brief is developed alongsustainable lines and ensure project compliance. In establishing the budget and methods of procurementthey are therefore able to effect how a budget is spent in relation to sustainable development principles.

Building Control surveyors ensure that building regulationsare observed in the planning and constructions stages of new buildings and most property extensions andconversions. For complex projects they may be involved at the pre-applications stage to offer advice on designissues. This is particularly important in relation tosustainability, as they have a key advisory role to play in ensuring that environmental standards are met.

Quantity Surveyors manage all cost and commercialaspects of a building project, from initial calculations to the final figures, and in the procurement of goods andservices. QSs seek to ensure value for money, whilst stillachieving the required standards and quality. Lifecyclecosting, cost of alternative materials, renewable energyschemes, recycled content schemes, the ethical sourcingof materials and labour should all be considered by theQS throughout the lifecycle of the project. QS andConstruction Surveyors should promote performancemeasurement as a means of driving continualimprovements in building performance. They should beaware of the main Environmental Assessments schemesand the impacts these can have on proposed projects.

• Protecting and enhancing the natural environment:as part of the client’s team, construction surveyors arein a unique position to encourage best practice inaspects of sustainability to ensure that we live withinour environmental means. This can include wastemanagement (and minimisation) during construction;protection or provision of wildlife habitats; ecologicalsurveying to assess the impact of construction onhabitats, landscapes and species; measures to preventwater pollution and so on. More and more planners arerequiring these issues to be addressed at the earlystages 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 andconstruction surveyors can promote appropriateinvestment in sustainability, including alternativetechnologies, use of recycled materials and sustainableresources, for example, briefing clients to procuresustainable buildings, giving advice on the latestsustainable engineering practices and appropriatemethods of supply chain management. Cost advice for sustainable design options and materials should beincluded in any client cost/advice report. Appraisals andbenchmarking may also be carried out during andfollowing the completion of the building project.

2.2 The Built Environment Group 2.2.1 Quantity Surveying (QS) and construction

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• Reducing waste generation and responsibledisposal of waste: in checking applicants’ plans to ensure compliance with regulatory requirements,construction surveyors are in a unique position toencourage best practice in waste management andminimisation during construction. This can be a cost-saving incentive for the developer and the surveyor may carry out site inspections to monitor performancethroughout the duration of the project. Appraisals andbenchmarking may also be carried out during and postthe project.

• Reduce energy consumption: in the provision of advice to clients and during site inspections,construction surveyors are able to provide; advice onaspects of legislation including Building Regulations,energy performance certificates, grants and taxationand encourage strategies that minimise energy demandand maximise thermal efficiency (e.g. microgenerationtechnologies, on-site renewables), post projectappraisals and benchmarking. In addition to energyefficiency strategies, investments in sustainability should be considered against potential carbon reduction efficiency.

• Promote sustainable land use and transportationplanning and management: construction surveyorsare 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, ensuringappropriate facilities and information is provided willenable this.

• Promote sustainable design, development andconstruction practices, including whole-life costing:in the provision of advice on design issues at the pre-application stage, QS and construction surveyors canadvise on appropriate procurement and supply chainprocesses that support the achievement of sustainablegoals. Also the use of whole-life costing techniques toensure the long term environmental and social costs of the development are incorporated into constructionplans. Construction surveyors can offer advice on thelatest sustainable technologies to reduce these costsand ensure best value for money. Appraisals can alsobe made at the project completion stage.

• Promote community development and socialinclusion: in assessing an application, QS andConstruction surveyors can promote the use of the local workforce and materials and encourage applicantsto consider their impact on the local community (will itadd character and quality to the area?). Constructionsurveyors can also encourage applicants to involve thecommunity in decision-making through effectiveconsultation and engagement. Such engagement with the community can also assist with supply chainmanagement.

• Minimise any negative social or environmentalimpacts of development: QS and constructionsurveyors are in a position to ensure compliance with the minimum standards at all times but can also encourage more sustainable practices. Higherstandards could become a condition of approval as the industry moves to meet consumer demand.

‘QS and Construction Surveyors are ideallyplaced to develop their core skills and providesupport and advice in any or all aspects ofsustainability within the built environment andmust rise to the challenge, embrace and acceptthis growing area of interest to ensure anenduring legacy for all’

Jerry Percy Head of Sustainability for Gleeds

‘We all need to exploit opportunities to work closely across the built environmentdisciplines and with our respective clients as commissioners of built assets in order todemonstrate we are meeting the challenges of the 21st century’

Barry Harper Partner at Davis Langdon

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, buildingsurveyors can help ensure their clients save money, avoidprosecution and delays and ultimately stay in business,and meet growing demand for corporate responsibilityfrom stakeholders and shareholders, and mitigating theenvironmental 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 promotepractices that will minimise environmental impact,particularly during construction, and recommend usingcontractors, designers or procurement experts that havesustainability expertise. Surveyors should also ensurethat the advice that surveyors offer takes full account of the changing regulations and acknowledges the riskof giving inaccurate or misleading information.

• Encouraging the sustainable use of resources: in advising clients, building surveyors can suggestalternative technologies that encourage the sustainableuse of resources, for example, briefing clients to procuresustainable buildings, or giving advice on the latestsustainable engineering practices. Surveyors can alsoadvise on the availability of grants and subsidies forimproving the environmental performance of new andexisting buildings.

• Reducing waste generation and responsibledisposal of waste: with the advantage of being on-site,building surveyors can encourage and oversee bestpractice in sustainable waste management andminimisation during construction and operation.

• Reduce energy consumption: building surveyors can carry out feasibility studies to demonstrate potentialsavings associated with reducing energy consumptionand improving energy efficiency. Building surveyors canpromote the use of energy performance certificatesand encourage strategies that minimise energy demandand maximise thermal efficiency (e.g. microgenerationtechnologies, on-site renewables). Building surveyorshave an important role in advising on the futuremanagement and supervision of maintenance of thebuildings, which is an opportunity to ensure energyefficiency long-term.

• Promote sustainable land use and transportationplanning and management: building surveyors are ina position to support developments that make the mostof existing infrastructure, encourage people to usepublic transport, walk or cycle and reduce theneed/desire to travel.

• Promote sustainable design, development andconstruction practices, including whole-life costing:building surveyors can advise on whole-life costingtechniques to ensure the environmental and social costsof the development are incorporated into constructionplans. Building surveyors can offer advice on the latestsustainable technologies to reduce these costs andensure best value for money. Surveyors can also adviseon new practice such as carbon credits, and how to assess the reduction in emissions in line withgovernment targets.

• Promote community development and socialinclusion: building surveyors have the opportunity to engage the community in decision-making duringplanning, construction and in the ongoing maintenanceof the development. They can also promote bio-diversityand interpret local Sustainable Development plans intotangible developments.

• Minimise any negative social or environmentalimpacts of development: building surveyors have an important role in advising on the preservation andconservation of historic buildings. Building surveyors areresponsible for ensuring compliance with the minimumsocial and environmental standards at all times but canalso encourage more sustainable practices. Higherstandards could become a condition of approval as the industry moves to meet consumer demand.

‘With the profile of environmentally-responsibledevelopment ever higher on the public andpolitical agenda, and the raft of new legislationdictating the way in which we build, modify anduse our buildings, there has never been agreater challenge for surveyors to meet theirclients’ expectations’

Daniel Salisbury MRICS, of Surveying andSustainability Services, is a Chartered BuildingSurveyor specialising in sustainability

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2.2.2 Building surveying

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 propertylifecycle are:

Greenfield/Estate management


Occupation and use (including refurbishment)

This document covers Residential and Valuation in detailand has taken elements of Facilities Management,Management Consultancy, Machinery and BusinessAssets and Commercial property and covered this underthe more general heading ‘Business Property’.

Arts and Antique Surveyors and Dispute ResolutionSurveyors are not covered in detail, but both have a role to play in the wider sense of sustainability. Arts andAntiques Surveyors play a vital role in preserving theheritage of society, and creating links with communitiesthrough material artefacts. Similarly dispute resolutionsurveyors must have reference to the current legal andregulatory frameworks and how they relate to the widersustainability agenda in order to use their professionaljudgment in an impartial manner which is in the bestinterests of the public.

For many years residential surveyors have advised vendorsand purchasers (both formally and informally) on factorsthat affect property values, including location, originalconstruction, existing condition and energy conservation.Since the early 1990’s such advice has frequentlyincluded an Energy Efficiency certificate (NHERCertification) which identifies the property’s existing ratingand includes cost effective suggestion as to how this maybe improved.

The advice outlined above assumes a property is pre-existing. However, residential surveyors are frequentlyasked to provide advice at a land acquisition stage. In thisrole they advise developers and contractors on factorsthat will affect market value before construction begins.This can include influencing the choice of materials, layoutand specification that are fundamental in the futuresustainable performance of new homes.

This advisory role is, in future, likely to require thatresidential surveyors have a working knowledge of theCode for Sustainable Homes, EcoHomes ratings, and theaffordable housing agenda.

• Protecting and enhancing the natural environment:through providing information on issues such asbiodiversity, tree preservation orders, land use and the provision of open space. It may include advice on retaining or promoting natural features on manageddevelopments which may be of benefit when marketing a purchase or sale.

• Reduce energy consumption: through advising clientsas to the energy efficiency measures that they canimplement on both existing and new properties.

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2.3 The Property Group 2.3.1 Residential property

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• Reducing waste generation and responsibledisposal of waste: through managing developmentsresponsibly, advising on design layout and operations to eliminate waste to landfill and promote recycling. This principle can be in direct conflict with the principleon reduction of energy consumption. The surveyor has to be aware that sustainability is complex: wastegeneration through the demolishing of an energyintensive building might outweigh the environmentalbenefits of building an energy efficient structure.Surveyors should also advise developers on theimportance of providing a responsible waste strategy for the future residents of a development, to encouragerecycling and waste minimisation during occupation.

• Promote sustainable design, development andconstruction practices, including whole-life costing:through liaison and continuing dialogue throughout thedevelopment process, from green field to foundationsand completed building. Knowledge and considerationof building orientation, insulation, energy sources andrenewable energy, materials selection which whenconsidered as part of the whole life costing aspect cancontribute to sustainable development. This principlemainly applies to new build. Whole life costing requiresbenchmark data of costs in use.

• Promote community development and socialinclusion: in valuing properties and potentialdevelopments by applying expert knowledge andawareness of the local property market. Residentialproperty surveyors can flag up the need for affordablehousing in any given area and can have a real impactfor those members of a community that live on modestincomes. Developments and housing schemes mustensure that they provide amenity and opportunities forsocial interaction and are integrated into the widercommunity.

• Minimise any negative social or environmentalimpacts of development: through assessing theimpact of a major development in terms of economicviability and environmental impact. Ideally, the surveyorknows the local area well enough to be able to identifyall the possible negative impacts of a development.

‘Clients and the public are becomingincreasingly aware of sustainability issues andare taking these into consideration when makingdecisions. New legislation, stakeholder interestand consumer choice require the residentialproperty surveyor to investigate, understand,and be able to communicate to all partiesinvolved in property transactions all aspects ofsustainability to maximise potential and ensure a bright safe and prosperous future for all’

John Foddy Partner King Sturge LLP –Planning & Development

2.3.2 Business property

Like all surveyors working towards a sustainable future,business property surveyors will need to consider social,economic and environmental issues, and the use ofnatural resources when acting as a professionalconsultant for clients in the public and private sectors.

The following principles should apply to all owners and occupiers of commercial property, as well as their professional consultants. This includes propertymanagement, and those surveyors undertaking investmentappraisal, performance measurement, and analysis of commercial property. This also includes the work of surveyors in the public sector.

• Reducing waste generation and responsibledisposal of waste: in assessing readily availabledisposal systems and channels in relation to clientactivity. This might be of particular importance if theclient’s core activity entails the production of particularlyhigh-volume waste streams or hazardous waste.

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• Reduce energy consumption: through responsibleproperty management procedures. The surveyor has to be aware of the variety of opportunities that areavailable for different clients and work with them to select the most appropriate solution.

• Promote sustainable land use and transportationplanning and management: in assessing transportoptions together with the property itself: How willbuilding occupants get to the site? How will theincreased traffic impact the local community? This principle is another demonstration that businessproperty surveyors have to consider as part of a triplebottom line approach to sustainability.

• Promote sustainable design, development andconstruction practices, including whole-life costing:during all stages of development, from green field to foundations and completed building. Red BookValuations should take account of the five capital assetsof sustainability (natural, social, manufactured, financialand human). A commercial practice surveyor has torecognise that each business property will havedifferent strengths and weaknesses in each of these areas.

• Minimise any negative social or environmentalimpacts of development: in assessing the impact of a major development in terms of economic viabilityand environmental impact. The loss of Greenfield sites is of particular importance in this context: major developments that are located on previouslyundeveloped 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 socialwell-being and security through a greaterunderstanding of environmental values andresponsibilities and respect for others. Thecommercial surveyor is in the right position withthe right skills to influence, educate and enforcedecisions, which not just reduce our carbonfootprint but also have a significant impact onthe effectiveness and quality of our daily lives’

Philip Challinor Member of the RICSManagement Consultancy Faculty Board andRICS Presidential Commission on World Games

2.3.3 Valuation

In accordance with International Valuation Standards,Valuation Surveyors are duty-bound to reflect the market’sinterpretation of the manner in which Sustainability isimpacting on value – or price. In providing an opinion of value, they have absolutely no mandate to bringpersonal prejudices to bear with regard to Sustainability or indeed any other such issues. Nonetheless, it is a clearresponsibility of Valuation Surveyors to ensure theyunderstand the principles of Sustainability and its evolvinginterrelationship with Worth and Value.

Valuation Surveyors will increasingly be required tointerpret the valuation implications of a broad range of ‘triple bottom line’ issues. Such issues are likely toinclude the provision of low-carbon buildings with reducedoperation costs and the perceived improvement inliving/working standards delivered by property with strongsustainability credentials.

Valuation Surveyors are often required to provide appraisaladvice in order to assist with the development ofinvestment/development strategy. Factors that are likely to become increasingly important in the provision of suchadvice include:

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• Protection and enhancement of the naturalenvironment: Appreciation of strategies thatincorporate and enhance the natural environment.Recognition of the local, regional and global benefits of environmental management and potential impact thismay have on a property’s economic performance.

• Sustainable use of resources: Developing anunderstanding of the techniques and materials availableto improve resource efficiency in constructing andoperating buildings as well as acknowledging theregeneration of existing buildings as an effective use of materials.

• Reduction of waste generation and responsibledisposal of waste: within new and existing property.Understanding ‘future-proofing’ benefits andopportunities in achieving waste reduction in theconstruction and operation of buildings. Valuers willincreasingly be required to know what to look for on site visits and appreciate the implications of wastemanagement systems as an operational ‘tool’.

• Reduced energy consumption: Understanding theimplications of buildings offering low energy credentials,including total occupancy cost analysis and occupierappeal/retention appreciation.

• Sustainable land use and transportation planningand management: Full appreciation of the location andaccessibility of the building, including the relative meritsof proximity to public transport, cycle routes and safewalking tracks, as well as the transport needs of anoperational occupier business.

• Sustainable design practices, including whole-lifecosting: when considering the investment potential of a property, valuers should offer an understanding ofsustainable design practices and the ‘triple bottom line’benefits of incorporating long-term social andenvironmental benefits into cost/worth analysis. The useof such practices should be accounted for in appraisaladvice in terms of recognising the potential long-termsavings 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.

‘Without doubt, the concept of Sustainability is one of the key challenges currently facingvaluers. Promoters of Sustainability point to the‘added,or premium value’ such properties canoffer, other observers the accelerated degree of obsolescence non-Sustainable stock may finditself subject to – but it is for valuers to providethe authoritative opinion.

Whether providing valuation advice inconnection with a decision-making processsuch as the formulation of investment strategy,or submitting an opinion of value for loansecurity or accounts purposes, Valuers will need to ensure they are accurately reflecting themarket’s approach to Sustainability. Developinga knowledge-base from which to provide thisjudgement is a fundamental responsibility for all valuers’

Philip Parnell MRICS, Partner – InvestmentValuation and DJ Sustainability, Drivers Jonas

The resources below are intended to provide a startingpoint for further reading on sustainability. In general wehave included websites or online documents in order toprovide ease of access, but the RICS is not responsible forthe 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 SustainableDevelopment Strategy. www.stustainable-development.gov.uk/publications/uk-strategy

• UN Commission on Sustainable Developmentwww.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 Policieshttp://new.wales.gov.uk/topics/sustainabledevelopment/?lang=en

• Northern Ireland Sustainable Development Strategyhttp://www.doeni.gov.uk/epd/sustainable%20development.asp

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 Goodwinavailable through RICS Books 2002

• One Planet Living by WWF and BioRegionalwww.oneplanetliving.org

• Development Gateway Foundation: UrbanEnvironment: Challenges to Sustainabilityhttp://topics.developmentgateway.org/special/urbanenvironment

• Sustainable Practice for the Facilities Manager bySunil Shah published by Blackwell Publishing 2007

• Lutzkendorf, T and Lorenz, D. (2005) 'Sustainableproperty investment: valuing sustainable buildingsthrough property performance assessment',Building Research & Information, 33(3), 212-234

• O'Riordan, T, Cameron, J, and Jordan, A. (2001)Reinterpreting the Precautionary Principle, CameronMay, London

3.2 Natural environment and biodiversity

• TCPA Biodiversity By Design Guidehttp://www.tcpa.org.uk/downloads/TCPA_biodiversity_guide_lowres.pdf

• Friends of the Earthhttp://www.foe.co.uk/campaigns/biodiversity/

• Community Biodiversity Development andConservation Network http://www.cbdcprogram.org/

• Guiding Principles for Biodiversity in Developmenthttp://europa.eu.int/comm/development/sector/enviornment

• Community Biodiversity Development andConservation Network http://www.cbdcprogram.org/

3.3 Climate change

• The Economics of Climate Change: The Stern Reviewavailable from Cambridge University Press orhttp://www.hm-treasury.gov.uk/independent_reviews/stern_review_economics_climate_change/stern_review_report.cfm

• TCPA Climate Change By Design Guidehttp://www.tcpa.org.uk/

Part 3 Further resources

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• Climate Challengehttp://www.climatechallenge.gov.uk/

• Intergovernmental Panel on Climate Change WorkingGroup report http://ipcc-wg1.ucar.edu/

• RICS Climate Change and UK Agriculture Reporthttp://www.rics.org/

3.4 Sustainable design

• Commission for Architecture and the BuiltEnvironment (CABE) http://www.cabe.org.uk/

• Creating Sustainable Cities (Schumacher Briefings)by Herbert Giradet published by Green Books 2006

• Centre for Sustainable Designhttp://www.cfsd.org.uk/

• Design Council http://www.designcouncil.org.uk/• TCPA Sustainable Design and Construction

http://www.tcpa.org.uk/• Sustainable Urban Design

http://www.communities.gov.uk/

3.5 Land use and transport

• SusTrans www.sustrans.org.uk• Department for Transport http://www.dft.gov.uk/• RICS Transport Development Areas Report

http://www.rics.org/• Human Hub http://www.humanhub.nl/index.html• Sustainable Land Management

http://www.countryside.gov.uk/• Sustainability, Land Use Planning and the

Environment: M Stallworthy available through RICSbooks 2002

3.6 Construction

• UK Green Building Council www.ukgbc.org• World Green Building Council www.worldgbc.org• WRAP Construction programme

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

3.7 Community development/Social inclusion

• Community Development Foundationhttp://www.cdf.org.uk/

• Academy for Sustainable Communitieshttp://www.ascskills.org.uk/

• Neighbourhood Renewal Unitwww.neighbourhood.gov.uk

• Government Respect Task Force www.respect.gov.uk• Office of the Third Sector

http://www.cabinetoffice.gov.uk/

3.8 Economic development

• UNEP Financial Innovative Financing forSustainability CEO Briefing: The Materiality of Social,Environmental and Corporate Governance Issues toEquity Pricinghttp://www.unepfi.org/work_streams/investment/materiality/

• UNEP Finance Intiative property work streamhttp://www.unepfi.org/

• Regional Economic Developmenthttp://www.dti.gov.uk/

• UK Invest www.ukinvest.gov.uk

3.9 Energy

• TCPA Sustainable Energy By Designhttp://www.tcpa.org.uk/

• DEFRA Sustainable Energyhttp://www.defra.gov.uk/environment/energy/index.htm

• Institute of Energy and Sustainable Developmenthttp://www.iesd.dmu.ac.uk/

• National Energy Foundation www.nef.org.uk• Energy Linx

http://energylinx.co.uk/sustainable_energy.htm• Energy Savings Trust• Carbon Trust

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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 SustainabilityEnv – Covers Environmental SustainabilityEcon – 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 tochecklist for residential measure the sustainability of developments (both buildingsdevelopment 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-useto specification guide residential, publication, providing guidance for specifiers, designers

public and their clients on the relative environmental impacts ofover 250 elemental speficifations including roofs, walls,and floors (Env)

BRE office scorer Rating system Commercial The tool compares major or complete refurbishment withcomplete redevelopment, and redevelopment within anexisting façade (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 environmentalquality of buildings. It considers design issues that affectthe global environment, local environment and the healthand 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 andapartments (Env)

Envest 2 Software All Envest 2 is a software tool that simplifies the otherwisetool/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 developmentschecklist from estates to urban villages and regeneration projects

(Env, Soc, Econ)

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RICS Rachel FisherRICS is the leading source of land, property, construction and related environmental knowledge. We support 130 000members 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 PellyForum for the Future is the UK’s 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 PercyGleeds has over 120 years experience in the property and construction industry and currently employs over 1250 peoplein 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 arecommitted to minimising any adverse impact on the environment and believe in creating a sustainable future for all.

RICS Presidential Commission on SustainabilityChair: Dr Ann Heywood, Principle College of Estate ManagementDavid Saul, ConsultantJerry Percy, GleedsPhilip Parnell, Drivers JonasTim Lawrence, Taylor WoodrowJim Green, Baylight PropertiesDavid Roberts, IglooGraham Capper, School of the Built Environment, Northumbria UniversityBarry Harper, Davis LangdonKathy Green, ConsultantDaniel Salisbury, ConsultantRICS Staff: Rachel FisherWith thanks to: Philip Wilbourn, David Coulson, Paul Collins, Miles Keeping, Philip Challinor, Paul Bagust, Jill Craig, and Rosemary Elder, for their support and contributions.

About the authors

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www.rics.org

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RICS (Royal Institution of Chartered Surveyors) is the largestorganisation for professionals in property, land, construction andrelated 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 propertyrelated knowledge, providing independent, impartial advice togovernments and global organisations.

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T +32 2 733 1019F +32 2 742 [email protected]

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