Definition

The principles of sustainability derive from the Brundtland Commission's 1987 definition: development that meets the needs of the present without compromising the ability of future generations to meet their own needs. In built environment practice, this is expressed through three pillars — environmental, social and economic sustainability — which the Climate Change Act 2008 (as amended 2019) and the National Planning Policy Framework (NPPF) both embed into UK planning and development policy.

Why this matters for Sustainability

  • Level 1 knowledge: you must be able to state the three pillars of sustainability and explain what each means in a built environment context.
  • The RICS expects members to advise clients in ways that balance commercial objectives with environmental and social responsibility — a duty embedded in Rule 5 (service) of the Rules of Conduct.
  • Planning decisions are increasingly assessed against sustainability criteria; surveyors who understand the principles can advise clients on the strength of planning cases and the mitigation strategies likely to be required.
  • Biodiversity Net Gain, social value requirements and carbon reduction targets translate the abstract principles into measurable development obligations that surveyors must be able to value and manage.

Key principles

Environmental sustainability

Environmental sustainability means minimising negative impacts on climate, biodiversity, water and soil, and ideally reversing existing damage. In practice this involves reducing whole life carbon, protecting and enhancing biodiversity, managing surface water, minimising waste and selecting low-impact materials. The Environment Act 2021 introduced mandatory Biodiversity Net Gain in England — a minimum 10% improvement in habitat value — which operationalises the environmental sustainability principle in planning law.

Social sustainability

Social sustainability means development that improves quality of life and provides access to opportunity. For surveyors this means considering affordable housing, accessibility, health and wellbeing and social value. The Public Services (Social Value) Act 2012 requires public sector clients to consider social value in procurement. Green Leases increasingly include occupant wellbeing provisions informed by the WELL Building Standard.

Economic sustainability

Economic sustainability means development that is financially viable throughout its life, generating lasting value for occupiers, communities and investors. For surveyors this includes whole life costing, residual value analysis, and assessment of green premiums and brown discounts. Under-investment in energy efficiency creates long-term financial risk as MEES thresholds tighten.

Applying the principles across the development process

Sustainability principles must be integrated from the outset: at site selection (flood risk, ecology, accessibility); design (passive design, low-carbon systems, adaptable layouts); construction (site waste, sustainable procurement); and operation (monitoring, green leases, occupier engagement). Planning authorities increasingly require sustainability statements demonstrating how all three pillars have been addressed.

Relevant RICS guidance and legislation

  • National Planning Policy Framework (NPPF) — defines sustainable development in terms of three objectives: economic, social and environmental.
  • Climate Change Act 2008 (as amended 2019) — sets the UK's net zero by 2050 target, underpinning the environmental sustainability principle.
  • Environment Act 2021 — introduced mandatory Biodiversity Net Gain (minimum 10%) for most new developments in England.
  • Public Services (Social Value) Act 2012 — requires public sector commissioners to consider social value in procurement decisions.
  • RICS "Whole life carbon assessment for the built environment" 2nd edition (2023) — professional standard supporting integrated lifecycle carbon assessment across the development process.
  • Energy Performance of Buildings (England and Wales) Regulations 2012 and MEES under the Energy Act 2011 — regulatory expression of economic and environmental sustainability principles for energy efficiency.

Ethics and Rules of Conduct angle

Rule 5 of the RICS Rules of Conduct (effective 2 February 2022) requires members to provide a high standard of service, which in a sustainability context means advising clients holistically rather than only on financial returns. A surveyor who advises minimising upfront sustainability investment without considering long-term MEES risk and brown discount exposure is not meeting that standard. Rule 3 (integrity) also requires honesty where a BREEAM target is technically achievable but not genuinely aligned with net zero outcomes.

APC-style Q&As

Q (Level 1)What are the three pillars of sustainability?

The three pillars are environmental sustainability (protecting and restoring natural systems), social sustainability (improving quality of life and community wellbeing) and economic sustainability (ensuring long-term financial viability and value creation). In development practice, all three must be considered together — a project that succeeds on one pillar whilst failing on the others is not genuinely sustainable.

Q (Level 1)What is the Brundtland definition of sustainable development?

Development that meets the needs of the present without compromising the ability of future generations to meet their own needs. Produced by the UN World Commission on Environment and Development in 1987, it remains the foundational definition used in UK planning policy and professional guidance.

Q (Level 2)How does Biodiversity Net Gain translate sustainability principles into a development obligation?

Biodiversity Net Gain (BNG), made mandatory by the Environment Act 2021 for most new developments in England, requires developers to demonstrate at least a 10% improvement in biodiversity value against the pre-development baseline, measured using a standardised habitat metric. It operationalises the environmental sustainability principle by placing a measurable obligation on developers to enhance rather than merely mitigate ecological impact. Where on-site enhancement is insufficient, developers must purchase off-site biodiversity credits or statutory credits from Natural England.

Q (Level 2)How do sustainability principles affect a development appraisal?

Sustainability principles introduce costs and risks that a conventional appraisal might underweight. On the cost side, achieving BREEAM targets, meeting BNG requirements, specifying low-carbon systems and procuring social value all add to development expenditure. On the value side, green certification can improve rental values, reduce void risk and lower finance costs for institutional assets. MEES non-compliance creates a stranded asset risk that must be reflected in residual value assumptions. A well-structured appraisal integrates sustainability obligations from the outset rather than treating them as afterthoughts.

Q (Level 3)A public sector client asks you to advise on the sustainability credentials of three sites for a new office development. How would you structure your assessment?

(example) I would assess each site across the three pillars: environmental (flood risk, ecology, infrastructure proximity, net zero carbon potential); social (public transport access, community amenities, local employment, Social Value Act 2012 alignment); and economic (whole life costs, MEES compliance risk, residual values under different carbon scenarios). I would present findings aligned with the NPPF's three sustainability objectives so the client's planning statement is consistent with my advice.