Difficult Q's Flashcards
How would a Lidl store be appropriate with regards to design
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
What is the current use class order in England
Town and Country planning use classes amendment England Regulations 2020
-Overhauled the 1987 Use Class Order
What is an overage?
seller’s right to receive additional payments from a buyer at some point in the future, triggered by an event
What have you not included in your development appraisal
No developers profit or calculation on finance
What are the three forms of sensitivity analysis
-Simple sensitivity analysis - changing of key variables
-Scenario analysis - varying scheme
-Monte Carlo Simulation - using probability theory
How did you successfully negotiate at Prescot
-in person meetings
-lost site had good working relationship
-quicker timescale of BA
-teams of planning consultants
Talk me through the inspection you undertook at Garston
-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
You mention demolition application and tender at Garston. What further info would you require off the tenderers?
Risk and method statement (RAMS)
+ construction phase plan
-Temporary works plan
You mention weekly inspections at Bromborough and Wrexham. How did you prioritise site safety whilst inspecting?
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
Tell me about an inspection you undertook at Wrexham
-Site closure as a result of poor H&S standards
-Excavations not hoarded
-No edge protection when working from height
What are the CDM regulations
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
Who polices CDM
-H&Saftey executive (HSE)
-F10 form required if project lasts longer than 30 days
What health and safety legislation are you aware of
-Health and Safety and Work act 1974
What H&S RICS Guidance Note are you aware of
-RICS Guidance Note Surveying Saftely, 2nd edition 2018 effective 2019
Tell me about your employers health and safety policy?
-Aim = preventing work related injuries or illnesses
-At a staff level:
-regular training refresher courses
-Risk assessments compulsory for all projects
What does the Guidance Note RICS Surveying Safely include
-Personal responsibilities for RICS members and firms
-Surveying safley
-Workplace H&S
-Site visits
What legislation governs asbestos
-The Control of Asbestos Regulations 2012
What guidance note would you have regard to when measuring?
RICS Code of Measuring Practice 6th Ed, 2015
I am also aware of RICS Property Measurement 2nd Ed 2018 incorporating IPMS
What is NIA
- usable area of the property measured to the internal perimeter wall
Whats GEA
Area of building measured externally at each floor level
What are the different types of IMPS
-IMPS 1 = GEA
-IMPS 2 = GIA
-IMPS 3 = NIA
IMPS excludes shared circulation areas
-and measures to IDF on a floor by floor basis
What is yield
Investment return expressed as a percentage of the capital value
define all risks yield
Yield of a fully let property at MR reflecting all prospects and risks attached to the particular investment
What is net yield
resulting yield adjusted for purchaser’s costs
At Caldy Valley, how would you value the park if it was over rented?
Layer/hardcore method
In simplistic terms, how is a yield calculated?
-income/price x 100
Whats a return
The term used to describe the performance of a property
What is true yield
Assumes rent paid in advance and not in arrears
What is nominal yield?
-Initial yield assuming rent is paid in arrears
Gross yield
-yield is not adjusted for purchasers costs
e.g auction result
What is the DCF method in RICS?
It is an explicit approach where all future cash flows are estimated and discounted to their present value.
What is the NPV
Determine if investment gives a positive return
What is IRR
Measures the profitability of investments
What does the Red Book do
-sets out mandatory rules and best practice guidance for approved valuers undertaking valuations
When was the red book published and when did it become effective
-2021, effective 22
What is the structure of the Red Book
-Intro
-Glossary
- Professional Standards (PS)
-Valuation Technical and Performance Standards (VPS)
-Valuations Applications (VPGA)
-IVS
What are the 3 core standards of the NPPF
NPPF is fundamentally based upon achieving sustainable development through economic, social and environmental objectives (para 8)
When was NPPF published and when was it revised
Published 2012
Revised 2021
What is a s73?
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
What law governs development and town planning in the UK?
Town and Country Planning Act 1990
How do you go about making a planning application
-Fill out application form
Notify all parties with an interest in the land. They have 21 days to make representations
-Pay fee
What are the steps once a planning application has been registered
-Application registered
-Applicant is notified
-Public consultation for 21 days
-Followed by committee report
-should be 8 weeks for decision
How can you appeal a planning decision
right to appeal under s78 of the Town and Country Planning Act 1990
What is a non material amendment
Changes to a planning proposal that are minor and dont materially alter size or scale of footprint
What act requires developers to consult with communities before submitting an application
Localism Act 2011
What is the process for create in a local plan
Publication
Submission
Inspectorate
Adoption
What is a core strategy
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
What is a…
-Local plan -
-Neighbourhood plans
-Supplementary planning docs
-Development Plan Documents
-NPPF
-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)
What is the Estate Agents Act 1979
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.
What is the property misrepresentation act 1967
-False statement made which induces a party to purchase
- can sue for damages or have contract re-scinded
What does the Property Misdescriptions Act 1991 cover
Everything
What is without prejudice?
Information/evident Cannot be used in a court of law
What is subject to contract
Neither party bound unless a formal contract is made
What are the different types of easements
Express grant - in title deeds
Implied - rather than in deeds, its implied
Prescription - using land over 20 years