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Submission Q's. By CFH > Difficult Q's > Flashcards

Difficult Q's Flashcards

1
Q

How would a Lidl store be appropriate with regards to design

A

Through reviewing Historic Englands building map and search list i was able to confirm that there were no listed buildings on site

Having reviewed Prescot Town Conservation Area Appraisal i was able to confirm that it was not in a conservation area. Not in a conservation area

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2
Q

What is the current use class order in England

A

Town and Country planning use classes amendment England Regulations 2020
-Overhauled the 1987 Use Class Order

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3
Q

What is an overage?

A

seller’s right to receive additional payments from a buyer at some point in the future, triggered by an event

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4
Q

What have you not included in your development appraisal

A

No developers profit or calculation on finance

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5
Q

What are the three forms of sensitivity analysis

A

-Simple sensitivity analysis - changing of key variables
-Scenario analysis - varying scheme
-Monte Carlo Simulation - using probability theory

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6
Q

How did you successfully negotiate at Prescot

A

-in person meetings
-lost site had good working relationship
-quicker timescale of BA
-teams of planning consultants

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7
Q

Talk me through the inspection you undertook at Garston

A

-pre-exchange inspection to assess if condition of building was as identified and inspecting if any further reports were required to assist with demolition tender
-Pre-inspection I
- Carried out a risk assessment
- Spoke to the occupier and checked PPE requirements
- Checked relevant plans
-Also recieved a short H&S briefing by the site supervisor

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8
Q

You mention demolition application and tender at Garston. What further info would you require off the tenderers?

A

Risk and method statement (RAMS)
+ construction phase plan
-Temporary works plan

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9
Q

You mention weekly inspections at Bromborough and Wrexham. How did you prioritise site safety whilst inspecting?

A

Prior to inspection I would
-Carry out a risk assessment
- Speak to the occupier and check PPE requirements
- Check if plans available
- Check condition of PPE
-review meeting minutes

When i arrive on site i would
- sign in and have site induction
-put on PPE

Whilst inspecting I would
-obey all site insturctions
-do not enter prohibited areas
-identify any H&S issues and site progress

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10
Q

Tell me about an inspection you undertook at Wrexham

A

-Site closure as a result of poor H&S standards
-Excavations not hoarded
-No edge protection when working from height

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11
Q

What are the CDM regulations

A

Construction Design and Management Regulations 2015
-Aim is to improve the management and co-ordination of H&S at all stages of construction project
-three main duty holders
-the client
-principle designer
-and principle contractor

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12
Q

Who polices CDM

A

-H&Saftey executive (HSE)
-F10 form required if project lasts longer than 30 days

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13
Q

What health and safety legislation are you aware of

A

-Health and Safety and Work act 1974

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14
Q

What H&S RICS Guidance Note are you aware of

A

-RICS Guidance Note Surveying Saftely, 2nd edition 2018 effective 2019

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15
Q

Tell me about your employers health and safety policy?

A

-Aim = preventing work related injuries or illnesses
-At a staff level:
-regular training refresher courses
-Risk assessments compulsory for all projects

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16
Q

What does the Guidance Note RICS Surveying Safely include

A

-Personal responsibilities for RICS members and firms
-Surveying safley
-Workplace H&S
-Site visits

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17
Q

What legislation governs asbestos

A

-The Control of Asbestos Regulations 2012

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18
Q

What guidance note would you have regard to when measuring?

A

RICS Code of Measuring Practice 6th Ed, 2015
I am also aware of RICS Property Measurement 2nd Ed 2018 incorporating IPMS

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19
Q

What is NIA

A
  • usable area of the property measured to the internal perimeter wall
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20
Q

Whats GEA

A

Area of building measured externally at each floor level

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21
Q

What are the different types of IMPS

A

-IMPS 1 = GEA
-IMPS 2 = GIA
-IMPS 3 = NIA
IMPS excludes shared circulation areas
-and measures to IDF on a floor by floor basis

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22
Q

What is yield

A

Investment return expressed as a percentage of the capital value

23
Q

define all risks yield

A

Yield of a fully let property at MR reflecting all prospects and risks attached to the particular investment

24
Q

What is net yield

A

resulting yield adjusted for purchaser’s costs

25
Q

At Caldy Valley, how would you value the park if it was over rented?

A

Layer/hardcore method

26
Q

In simplistic terms, how is a yield calculated?

A

-income/price x 100

27
Q

Whats a return

A

The term used to describe the performance of a property

28
Q

What is true yield

A

Assumes rent paid in advance and not in arrears

29
Q

What is nominal yield?

A

-Initial yield assuming rent is paid in arrears

30
Q

Gross yield

A

-yield is not adjusted for purchasers costs
e.g auction result

31
Q

What is the DCF method in RICS?

A

It is an explicit approach where all future cash flows are estimated and discounted to their present value.

32
Q

What is the NPV

A

Determine if investment gives a positive return

33
Q

What is IRR

A

Measures the profitability of investments

34
Q

What does the Red Book do

A

-sets out mandatory rules and best practice guidance for approved valuers undertaking valuations

35
Q

When was the red book published and when did it become effective

A

-2021, effective 22

36
Q

What is the structure of the Red Book

A

-Intro
-Glossary
- Professional Standards (PS)
-Valuation Technical and Performance Standards (VPS)
-Valuations Applications (VPGA)
-IVS

37
Q

What are the 3 core standards of the NPPF

A

NPPF is fundamentally based upon achieving sustainable development through economic, social and environmental objectives (para 8)

38
Q

When was NPPF published and when was it revised

A

Published 2012
Revised 2021

39
Q

What is a s73?

A

S73 of the Town and Country Planning Act 1990
LPA to agree to remove/ vary/discharge the conditions of a planning permission
minor material amendment

40
Q

What law governs development and town planning in the UK?

A

Town and Country Planning Act 1990

41
Q

How do you go about making a planning application

A

-Fill out application form
Notify all parties with an interest in the land. They have 21 days to make representations
-Pay fee

42
Q

What are the steps once a planning application has been registered

A

-Application registered
-Applicant is notified
-Public consultation for 21 days
-Followed by committee report
-should be 8 weeks for decision

43
Q

How can you appeal a planning decision

A

right to appeal under s78 of the Town and Country Planning Act 1990

44
Q

What is a non material amendment

A

Changes to a planning proposal that are minor and dont materially alter size or scale of footprint

45
Q

What act requires developers to consult with communities before submitting an application

A

Localism Act 2011

46
Q

What is the process for create in a local plan

A

Publication
Submission
Inspectorate
Adoption

47
Q

What is a core strategy

A

This Core Strategy sets out a spatial planning framework for the long term development of the
Borough for the next 15 to 20 years. It is a strategic document providing the broad strategy

48
Q

What is a…

-Local plan -
-Neighbourhood plans
-Supplementary planning docs
-Development Plan Documents
-NPPF

A

-Local plan - prepared by LPAs. They set out their vision and framework for the future development of and land use in their area. A local plan identifies what development is needed, where it should go, and what land is protected.

-Neighbourhood plans - are prepared by parish or town councils. Allocate sites for development

-Supplementary planning docs - Supplementary planning documents (SPDs) add more detail to the policies in the Local Plan.

-Development Plan Documents (planning policy docs which make up local plan)

-NPPF - NPPF is fundamentally based upon achieving sustainable development through economic, social and environmental objectives (para 8)

49
Q

What is the Estate Agents Act 1979

A

The act regulates estate agency work
Its purpose is to make sure that estate agents act in the best interests of their clients, and that both buyers and sellers are treated honestly, fairly, and promptly.

50
Q

What is the property misrepresentation act 1967

A

-False statement made which induces a party to purchase
- can sue for damages or have contract re-scinded

51
Q

What does the Property Misdescriptions Act 1991 cover

A

Everything

52
Q

What is without prejudice?

A

Information/evident Cannot be used in a court of law

53
Q

What is subject to contract

A

Neither party bound unless a formal contract is made

54
Q

What are the different types of easements

A

Express grant - in title deeds
Implied - rather than in deeds, its implied
Prescription - using land over 20 years

Submission Q's. By CFH (25 decks)

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