Planning and development surveyor

Planning and development surveyors research a range of factors to advise their clients on development and investment choices

Your role as a planning and development surveyor is to advise on all aspects of planning and development, helping your clients make informed choices about investment. This can include issues such as site planning, development, conservation and transport options.

Working in the public or private sector, you'll consider a range of economic, social and environmental factors when providing clients with critical information. Your expertise is particularly important where development funds are coming from the public purse, and careful planning and financial consideration must be evidenced.

Responsibilities

As a planning and development surveyor, you'll need to:

• assess land and property use requirements, including traffic and infrastructure
• manage or take a lead role in projects, from initial planning stages through to completion
• identify new opportunities by conducting research and networking
• interpret and analyse data from various sources
• draw up, present and negotiate development proposals
• advise clients on the availability of finance and the feasibility of planning permission
• prepare and present planning permission applications
• provide valuations and advise clients about finance options for commercial and residential developments
• ensure compliance with planning legislation and policy
• use strong management and entrepreneurial skills to ensure that projects are managed successfully, efficiently and profitably
• consider the physical, environmental and social impact of proposed developments
• advocate for the conservation and protection of historic or environmentally sensitive sites and areas
• promote effective land management and administration as key drivers of economic development
• communicate and negotiate effectively with colleagues, clients and financial stakeholders
• respond quickly to changes in market conditions, client requirements and government policies
• specialise in an area (such as planning policy, development appraisal, regeneration, compulsory purchase, or implementation processes) - specialisation may depend on the requirements of your job.

Salary

• Graduate planning and development surveyors typically earn between £27,000 and £32,000.
• As an experienced chartered surveyor, you can earn in the region of £30,000 to £55,000, depending on your level of experience, the company and the location.
• Senior surveyors earn in the region of £45,000 to £75,000+.

Some companies offer performance-related bonuses and other employment benefits.

The Macdonald & Company Salary, Rewards and Sentiments Report 2025 provides lots of useful information about salaries, working benefits and career culture.

Income figures are intended as a guide only.

Working hours

Working hours and conditions vary, and you may need to work overtime, including some weekends and evenings.

Part-time work and career breaks are possible, more commonly in the public sector. The private sector is becoming increasingly flexible, with technological advances enabling remote and home-based working.

What to expect

• The work is varied, and you'll spend time in both an office and out on site. You'll attend meetings and work both alone and as a member of a team.
• Self-employment or freelance work is possible. But you'll need substantial experience to establish contacts and reputation.
• While larger public and private sector employers are typically city-based, jobs are available in most areas.
• Travel within a working day is frequent and may involve nationwide travel.
• The Royal Institution of Chartered Surveyors (RICS) is a global institution and a RICS-accredited degree is an internationally recognised qualification, which means that it is possible to work anywhere in the world.

Qualifications

To enter this profession, you'll need a degree or professional qualification accredited by RICS. You can search for accredited courses at RICS Course.

Several undergraduate degrees in property-related areas are accredited by RICS, such as:

• building surveying
• estate management
• planning and development
• property development
• real estate.

However, a property-related undergraduate degree is not essential. If your first degree is in a different subject, you'll need a RICS-approved postgraduate conversion course. a RICS-approved postgraduate conversion qualification is required.

Some organisations, particularly large commercial surveying firms, welcome applications from those with degrees in other subjects and may support or sponsor conversion training while you are employed, either through day-release courses or distance learning.

Entry without a degree is also possible. You can also become an Associate Member of RICS with a relevant HND, HNC, NVQ, or SVQ, plus work experience, through the Associate Assessment route.

Graduate schemes, such as those offered by the Valuation Office, provide the necessary training and development for a successful career in this field. You may also be able to start in a planning support role and work towards a relevant qualification through day-release study.

Skills

You'll need to have:

• excellent analytical and numerical skills
• strong communication and interpersonal skills, including negotiating, networking and presentation
• effective written communication and report-writing skills
• an interest in legal matters, policies and procedures
• a creative and solution-focused approach
• the capacity to carry out thorough and financially viable development appraisals
• strong commercial awareness and knowledge of the property sector
• a sense of ethical responsibility.

Work experience

Pre-entry work experience is highly regarded by employers. Relevant work experience can count towards RICS practical training requirements, and many RICS-accredited degree courses offer placement opportunities.

It's advisable to develop commercial awareness by following property stories in the national business press and by reading specialist journals such as:

• Estates Gazette
• Property Week.

The RICS website contains helpful information about surveying, which will help you prepare for a career in this field.

Find out more about the different kinds of work experience and internships that are available.

Employers

Employment is mainly found within the private sector, in:

• planning consultancies
• firms of chartered surveyors with specialised departments
• commercial development companies
• property companies
• public utilities
• landowners
• private developers
• house builders and housing associations
• large commercial retail, banking and entertainment organisations with in-house estates departments.

In the public sector, you can find opportunities in:

• statutory agencies
• local authorities - see Local Government Jobs
• Homes England
• Regulator of Social Housing
• central and local government departments, such as the Valuation Office Agency (VOA).

For up-to-date insights into the profession and current market conditions, follow property-related news in the national and industry press or visit RICS News & Insight.

Planning and development surveyors play a big role in the creation of sustainable developments. In the public sector, they may frequently work on affordable housing and urban and rural generation projects.

Look for job vacancies at:

• Building4jobs
• Estates Gazette Property Jobs
• Planning Resource Jobs
• Property Week 4 Jobs
• RICS Recruit

Recruitment agencies sometimes handle vacancies, including Macdonald and Company, which is RICS-approved.

You may find success with speculative applications, particularly when applying to smaller firms in the private sector. Larger employers may visit campuses and target certain degree courses to recruit final year undergraduates. Many of the larger graduate schemes have deadlines in November or December, although you're advised to apply as early as possible.

Professional development

After you've completed an accredited degree or postgraduate conversion course, you'll move on to two years of structured training with RICS - known as the Assessment of Professional Competence (APC) - to become fully qualified and a member of the RICS (MRICS). A year's placement as part of a relevant sandwich degree can count towards the APC requirements.

Planning and development is one of 22 different pathways available through the APC. To successfully complete the APC, you'll be required to pass a combination of mandatory and optional competencies, including:

• development appraisals
• planning
• legal/regulatory compliance
• valuation
• mapping
• measurement of land and property
• access and rights over land
• compulsory purchase and compensation
• management of the built environment
• sustainability.

Continuing professional development (CPD) is an important part of the role and a requirement of RICS membership. In addition to core surveying skills, you'll be encouraged to gain a good understanding of business and management processes. All those qualifying as members of the RICS (MRICS) are required to complete a postgraduate-management qualification within a set time frame.

Senior planning and development surveyors and many consultants in the private sector frequently hold the additional qualification of membership of the Royal Town Planning Institute (RTPI).

Career prospects

There are considerable opportunities for advancement within the profession as well as varied career paths, dependent on the organisation you're working for.

Generally, graduates start in trainee surveyor positions, progressing to experienced and senior surveyor roles. After this, there is the potential to take up management positions, including associate, partner and directorial roles, or to develop further specialisms.

Surveyors who can demonstrate significant achievements in their careers can achieve Fellowship of RICS (FRICS).

Self-employment, consultancy and freelance work are options once you have enough experience.