How To Commission a Successful Topographical Survey in 6 Steps
Written by: J.Neville| Published 1st September 2026
Documents you may find useful:
Topographical Survey Checklist
Do you currently have a project in the pipeline and are considering commissioning a topographical survey to support a planning application, drainage design, or site development?
Getting the survey brief right at the start can help avoid missing information, repeat site visits, redesign and unnecessary costs later in the project.
In this blog, we’ll look at some of the common mistakes to avoid, the questions worth asking your surveyor and a few practical ways to make sure you get the information your project actually needs.
Before we get into the six steps, it is worth quickly explaining what a topographical survey actually is:
Topographical Survey:
A topographical survey (sometimes called a land survey) provides an accurate measured record of a site, capturing the physical features that are important to a project. Depending on the agreed specification, this could include ground levels, boundaries and other physical features, buildings, roads and paths, drainage features, trees, vegetation and visible service features.
One important thing to understand is that not every topographical survey is the same. What needs to be measured should depend on what you are planning to use the survey for, which is something we will come back to throughout this guide.
You will also commonly see spot levels and contours on a topographical survey.
Spot levels and contours:
Spot levels show the height at individual positions across the site, while contours help show the overall shape and changes in level across the land.
The finished survey is typically provided as CAD drawings and PDF plans, with 2D or 3D data available depending on the project requirements.
It is also worth noting that a topographical survey is distinct from a measured building survey (internal floor plans and elevations), a boundary survey (legal title boundaries and, where required, site location plans with OS mapping), or a GPR utility survey (underground services). These are separate services, though they often complement each other on the same project, and we will touch on when to commission them together later in this blog.
Which Survey Do You Need?
Related services - often commissioned together, but not interchangeable
Topographical Surveys
Site levels, features, boundaries, buildings, drainage, trees scoped to your brief.
This guide
Boundary Survey
Legal title boundaries compared to physical features. OS site location plans where required.
Separate Service
Measured Building Surveys
Internal floor plans, elevations, sections - the inside of the building, not the site levels.
Separate Service
GPR Utility Surveys
Underground services traced and mapped overlaid on a topographical base drawing.
Often Add-On
Commission each service explicitly — don't assume one quote covers another.
Now that these terms are clear, let's begin:
The 6-step commissioning process
Each step builds on the last — good communication at every stage saves time and cost
How to Commission a Successful Topographical Survey in 6 Steps [Summary]
Now let's go into a little more detail!
Good communication is one of the most important parts of commissioning a successful topographical survey. The more your surveyor understands about what you need the information for, the easier it is for them to capture the right detail and deliver it in a format that works for your project.
That means fewer assumptions, fewer surprises and less chance of the design team having to come back later for missing information.
The Problem:
We regularly receive very detailed briefs for services such as laser scanning and Building Information Modelling (BIM), but topographical survey briefs can sometimes be much less specific.
A request might simply say “topographical survey to RICS standard”, without explaining what the survey will be used for, how much level detail is required, whether neighbouring features or trees need capturing, what drainage information is needed, or even what format the final data should be supplied in.
The problem is that this leaves a lot open to interpretation. The surveyor may deliver exactly what they believe has been requested, only for the designer to later discover that an important feature, level or area of the site is missing.
That can mean additional site visits, extra costs and delays while the missing information is collected. In some cases, the design team may even be forced to make assumptions about the site that could cause problems later in the project.
The Solution:
That is exactly why we have put this guide together.
Over the next six steps, we will look at the information worth giving your surveyor, the questions you should consider asking and the details that can make the difference between simply receiving a topographical drawing and receiving a survey that is genuinely useful to your project.
If your project also involves laser scanning or a BIM-ready model, , you may find our guide on how to commission a BIM & point cloud survey in 6 steps useful alongside this one.
Step 1: Establish the purpose of the survey
The purpose of the survey may seem obvious to you and your design team, but it is still worth explaining it to the surveyor.
Knowing what the information will actually be used for allows the surveyor to advise on the right survey extent, level of detail and accuracy rather than simply working from a generic topographical survey brief.
The proposed works can make a big difference to what needs to be captured. Here are 3 examples:
Example 1: Residential planning application on a brownfield infill plot
A relatively small planning application might sound straightforward, but the survey may need to cover more than just the development plot itself.
Physical boundary features such as fences, walls and hedges may need to be accurately surveyed and clearly shown. Depending on the planning requirements, neighbouring building footprints, ridge and eaves heights may also be useful to provide context for the proposed development.
Trees may also need to be surveyed, particularly where they could affect the design or where an arboriculturist will be using the survey. The exact information required should be agreed beforehand, as tree position, canopy spread and height may not be enough for every purpose.
Existing ground levels, access points, hardstanding and changes in surface will also help the design team understand how the proposed development fits into the existing site.
If you also require a formal site location plan using OS mapping and a red-line boundary, make this clear when requesting the quotation. At SolidPoint, this is treated as a separate deliverable rather than being automatically included within a standard topographical survey.
The important point is that a survey requested simply for “general design” may not capture all the surrounding information your planning team needs. Equally, there is little benefit in paying for information that will never be used.
Example 2: Commercial or industrial site development
Commercial and industrial developments can require a very different level of information.
Detailed levels across hardstanding areas may be important for earthworks, proposed platforms and drainage design. Kerbs, channels, changes in surface, retaining features and existing access routes may all have an impact on the proposed layout.
Drainage requirements should also be made clear. Recording the position and cover level of a drainage chamber is different from lifting it and measuring the pipe invert levels inside. If invert information is required, this should be specifically included within the brief so the surveyor can allow for it.
Where buildings already exist, the designer may require footprints, threshold levels and ridge or eaves heights without needing a full measured building survey.
Again, it comes back to purpose. A survey that provides everything required for an early feasibility exercise may not contain enough information for detailed civil engineering design later in the project.
Example 3: Flood risk and drainage design
Drainage and flood-related projects are a good example of why understanding the intended use of the survey is so important.
A drainage engineer or flood risk consultant may require detailed ground levels, watercourse cross-sections, banks, channels and other changes in level that influence how water moves across the site.
They may also require drainage cover levels and, where specified and accessible, pipe invert levels within selected chambers.
For this type of work, simply having a set of contours is not necessarily enough. Subtle changes in level, kerb lines, channels, banks and other breaklines can all be important when creating an accurate representation of the existing ground.
Depending on the project, a topographical survey may also be commissioned alongside a utility survey to provide both the above-ground site information and the underground services context needed by the design team.
We could give dozens of different examples, but they all come back to the same point: tell your surveyor what you are trying to achieve, not just the name of the survey you want.
That conversation can make a significant difference to what gets captured on site and how useful the final survey is to the people who actually have to work from it.
Albert Docks, Hull
Topographical & Utility Surveys
Step 2: Ensure the survey will capture everything you need
Simply requesting a "topographical survey" will get you one, but does not necessarily tell the surveyor everything you expect to see on the finished drawing.
Before the survey takes place, there are a few important questions worth considering:
1. Will the full area you need be surveyed?
One of the easiest assumptions to make is that the surveyor will automatically know how far beyond the site boundary you need them to measure.
We have worked with clients who previously assumed neighbouring buildings would be included, only to receive a survey that stopped at the subject site. The designer then needed additional information collected, resulting in another site visit, additional cost and a conversation they would rather not have had with their own client.
The easiest way to avoid this is to clearly show the survey extent before the quotation is agreed. An annotated plan works particularly well and, where useful, photographs can help explain areas that may otherwise be unclear.
If you need buildings across the road, adjoining land or other surrounding features for planning or design context, say so.
2. How much level information do you need?
The amount of level information required can vary considerably between projects.
A relatively simple planning survey on a flat site may only need enough information to clearly represent the existing ground. A drainage or earthworks project may require much more detail.
It is not just about taking spot levels on a tighter grid. Changes in grade, kerb lines, channels, tops and bottoms of banks, retaining features and other breaklines can all be important when creating an accurate representation of the terrain.
Tell the surveyor what you intend to use the levels for. They can then advise on an appropriate level of detail rather than simply making assumptions.
3. Will trees and vegetation be surveyed?
If trees are relevant to the design, planning application or an arboricultural assessment, make this clear in the brief.
Depending on what is required, the survey may record information such as trunk positions, canopy spreads and approximate heights. If an arboriculturist will be using the survey, it is worth asking them what information and annotation they need before the site survey takes place.
The same applies to hedgerows, woodland, dense vegetation and landscaped areas. Do not assume that every item of vegetation will automatically be surveyed in detail.
4. What visible services and street furniture need recording?
Topographical surveys can record visible service features depending on the agreed specification, such as:
-
- Drainage and utility covers,
- Cabinets,
- Feeder pillars,
- Poles, and
- Overhead services
If particular features are important to your proposed design, make this clear rather than assuming they will automatically be included.
It is also important to remember that a topographical survey records features that can be observed at or above ground level. If you need to understand the position of underground utilities, you will normally need a separate utility survey, potentially carried out to PAS 128 using appropriate detection techniques.
5. Are any areas overgrown or difficult to access?
Where possible, dense vegetation and other obstructions should be cleared before the survey takes place.
If an area cannot be accessed or the surveyor cannot see the ground, there will naturally be a limit to what can be measured reliably. Any inaccessible or obscured areas should therefore be clearly identified on the finished survey.
This is not the surveyor being difficult - if they cannot see the ground, they cannot measure it accurately.
Access arrangements are just as important. Locked areas, railway boundaries, watercourses, restricted working hours, security procedures and permits can all affect what can realistically be captured during the site visit.
6. What accuracy does the project require?
Not every project needs the same survey accuracy.
A survey being used for an early planning exercise may have very different requirements from information that will later be used for detailed engineering, monitoring or setting out.
If particular features require tighter tolerances, make that clear to the surveyor so the appropriate survey methodology and specification can be agreed.
7. Will survey control be needed later?
It is also worth considering what happens after the topographical survey has been completed.
If further surveys or construction setting out are likely to take place later, it may be useful to establish durable survey control that can be reused throughout the project.
Ask the surveyor what coordinate system and datum the survey will use and, where control stations are required, whether their coordinates and location descriptions can be provided as part of the deliverables.
Step 3: Define the level of detail and specification
You may have seen topographical surveys requested simply “to RICS standard”, as though that alone defines exactly what will be delivered.
The problem is that it does not tell the surveyor exactly what your project needs.
The RICS publication Specification for Surveys of Land, Buildings and Utility Services provides an excellent framework for specifying measured surveys, but the actual requirements still need to be tailored to the intended use of the data.
At SolidPoint, this might range from a relatively simple survey of levels and physical boundary features through to a much more detailed topographical survey covering the wider site and surrounding features.
The aim should not be to collect as much information as possible. It should be to collect the right information for the project.
Match the scope to your project
Not every job needs a full RICS specification — scope it correctly from the start
What might need to be included?
Depending on the project, your topographical survey specification may include:
-
- Site boundaries - fences, walls, hedges, indicating type, width, and height where relevant
- Roads and paths - including kerbs, crown lines, footpaths, cycleways, tracks, and verges
- Changes in surfacing - noting type (tarmac, concrete, grass, gravel, etc.)
- Building footprints - with threshold levels and general heights to ridge and eaves
- Other structures - bridges, piers, ramps, steps, canopies, retaining walls
- Topography - banks, slopes, depressions, bunds, ditches, and watercourses
- Trees and vegetation - isolated trees, woodland blocks, shrubs, and gardens
- Street furniture and services - signage, benches, litter bins, covers, poles, and overhead routes
A simple project may only require a small number of these features. A more complex development may require considerably more.
Levels should also be captured at sufficient density, together with relevant breaklines and changes in grade, to accurately represent the ground for its intended use.
The coordinate system and datum should be agreed as part of the specification too, particularly if the survey will later need to coordinate with utility data, design information, setting out or other consultants' drawings.
2D or 3D CAD deliverables?
Most topographical surveys can be supplied as 2D DWG and PDF drawings, which is perfectly suitable for many projects.
However, if your designer will be working in a 3D environment, it is worth discussing this before the survey begins.
Suitable 3D survey data can save the design team having to reconstruct ground levels and site features from a traditional 2D drawing.
At SolidPoint, we can provide 3D and BIM-ready topographical survey data alongside traditional 2D DWG and PDF deliverables where required. It is not necessary for every project, so make sure it is discussed and included in the quotation if your workflow depends on it.
Designer preferences matter
There is often more than one correct way to present survey information in CAD, and different design teams have different preferences.
For example, one designer may want kerbs represented as 3D polylines, while another may prefer conventional lines with spot levels. Trees might be supplied as attributed blocks, while another project may simply require the trunk position and canopy to be shown graphically.
If your practice has its own CAD standards, layering conventions or preferred way of representing features, send these to the surveyor before the drawing is produced.
The survey can be completely accurate and still create unnecessary work if the information is not structured in a way that suits the people using it.
When to add a utility survey
If the project involves excavation, piling, new drainage or other work below ground, a topographical survey alone may not provide enough information.
A separate utility survey, potentially undertaken to PAS 128, can be overlaid onto the topographical survey to provide the design team with both the above-ground and underground context of the site.
We have seen this on complex projects where understanding the relationship between existing site levels, structures and underground services from the outset has made the design process much easier.
MEA House, University of Northumbria
Comprehensive Suite of Land & Building Surveys
Unsure what to specify for your project? It is better to have the conversation before the surveyor is on site than to discover something missing afterwards. Speak to a surveyor about your requirements, or use our instant pricing calculator on the topographical surveys page to get a guide price and start the conversation.
Step 4: Make sure that a quality assurance procedure is in place
When you commission a topographical survey, you should be able to trust that the information has been properly checked before it reaches you.
A good quality assurance process can identify inconsistencies, missing information and drawing issues before they become a problem for the design team or, worse, once construction has started.
What should be checked before issue?
A topographical survey should be reviewed against the agreed specification before it is delivered.
Some of the things worth checking include:
-
- Levels that do not tie in - spot levels, contours and breaklines should make sense when reviewed together. Obvious inconsistencies can indicate that the data or drawing needs further checking.
- Features that do not coordinate correctly - buildings, kerbs, boundaries and other features should sit correctly within the agreed coordinate system and align appropriately with other trusted project information.
- Missing drawing information - where required, items such as a north point, legend, scale information and clear annotations should be present so the drawing can be understood and used properly.
- Specified context missing - if neighbouring buildings, adjoining land or other surrounding features formed part of the agreed brief, they should be present in the finished survey.
- Insufficient feature information - for example, if tree position, canopy spread and height were specified, the drawing should contain that information rather than a generic tree symbol.
- Poor or inconsistent layering - particularly where a client CAD standard or agreed layer structure has been provided.
The key point is that QA should be carried out against the agreed survey specification, rather than relying on assumptions about what every topographical survey should contain.
How we believe a topographical survey should be quality assured
The specification gives both the surveyor and the client a clear benchmark for what should be delivered.
At SolidPoint, our QA process includes checks on survey control and level closure where applicable, independent spot checks of key coordinates and heights, reviewing the drawing against the agreed specification, and verifying the coordinate system and datum being used.
We also check that the features included within the scope are present, correctly represented and appropriately annotated before the survey is issued.
No measured survey can realistically be treated as completely free from the possibility of human or observational error. That is exactly why time should be allowed for a proper review before the information is handed over.
One useful question to ask any surveyor before commissioning is:
“What quality assurance checks do you carry out before the survey is issued?”
A clear answer to that question can tell you a lot about how seriously the final deliverable is treated.
From site to your desk
What a well-commissioned survey journey looks like
Step 5: Detail the requirements of the final deliverable
We're firm believers that if a surveying company has been commissioned to provide the existing site information for a project, the final deliverable should arrive in a state that the project team can actually use.
The aim should be to avoid the designer having to spend unnecessary time reorganising, interpreting or requesting changes to the information before they can begin their own work.
Agree what the final survey needs to look like
It is worth discussing your expectations with the surveyor before the work begins.
For example, if we know the survey is going to support a planning application, we can make sure the drawing is presented clearly at an appropriate scale, with items such as a legend, north point and title information included where required by the agreed specification.
If you require additional drawings, such as site cross-sections, enlarged areas around drainage features or separate tree plans, make these clear at quotation stage. These outputs take additional time to prepare and should form part of the agreed deliverables rather than being requested once the survey has already been completed.
At SolidPoint, a formal site location plan using OS mapping and a red-line boundary is treated as a separate deliverable rather than automatically forming part of a standard topographical survey. If you require one alongside the topo, let us know at the outset so it can be included within the quotation.
Agree on the coordinate system and datum
The coordinate system and datum are particularly important if your survey needs to work alongside information from other consultants or be reused later in the project.
For many UK projects, referencing the survey to OS National Grid and an appropriate Ordnance Datum can make coordination with other spatial information much easier. However, some projects may already use an established site or local grid.
The important thing is to agree the required coordinate system before the survey begins and make sure it is clearly identified within the final deliverables.
If future setting out, monitoring or additional survey work is anticipated, it may also be worth asking whether suitable control points will be established and whether their coordinates and location descriptions can be provided.
CAD formats and layers
Specify what file formats you need.
DWG and PDF are common topographical survey deliverables, but you should also confirm whether the design team requires 2D or 3D information.
If your company has a preferred CAD template, layering convention or naming structure, send it to the surveyor before the drawing is produced. It is much easier to build the survey correctly from the outset than reformat it afterwards.
At SolidPoint, our typical deliverables include 2D DWG and PDF drawings, with 3D and BIM-ready information available where the project requires it.
You will receive:
PDF Drawing (Topo Sheet)
- Clear, scaled drawing of all surveyed features
- Includes levels, annotations, and key site information
2D CAD File (DWG)
- Plan-based drawing with all features and linework
- Layered and ready for design use
3D CAD File (DWG)
- Includes level data and 3D elements (where applicable)
- Suitable for modelling and more advanced design work
Revit Model (RVT) – Optional Extra
- Exported topographical survey in BIM format
- Provided only if requested, at additional cost
*If you require a file format that isn't listed as our standard, please reach out to the team who will make reasonable adjustments to fit your scope.
PDF (Portable Document Format)
A non-editable drawing used for viewing and printing.
DWG (Drawing File – AutoCAD format)
An industry-standard CAD file used for both 2D drawings and 3D data.
RVT (Revit File)
A BIM model used for coordinated 3D design in Autodesk Revit.
Agree on the PDF layout
It is also worth confirming how you expect the PDF drawings to be presented.
Consider the required plotting scale, sheet size and whether a larger site needs to be split across multiple sheets. Scales such as 1:200 or 1:500 are commonly used, but the appropriate choice will depend on the site and what the drawing is being used for.
The important thing is that somebody printing the drawing later understands exactly how it is intended to be used.
Consider a phased delivery
On larger or time-sensitive projects, the design team may need some information before the complete topographical survey is ready.
In these cases, phased delivery can be agreed with the surveyor. For example, an initial issue might provide key site information required for early design, with the complete dataset following afterwards.
Any preliminary information should be clearly identified as such so that everyone understands what has and has not been included at that stage.
Agree how the files will be issued
Finally, confirm how the completed survey will be delivered and who needs access to it.
For most topographical surveys, secure cloud-based file sharing is straightforward, but agreeing the delivery method and recipients beforehand can avoid delays when the information is ready to issue.
Step 6: Provide feedback
We have our own ideas about the clearest and most efficient way to produce survey drawings, but that does not mean every client will want their information presented in exactly the same way.
Architects, civil engineers, arboriculturists and other consultants all use survey data differently. Understanding those preferences helps us adapt our deliverables so that they fit more naturally into the client's workflow.
Constructive feedback makes the next project better
If something about the survey could make your job easier, tell your surveyor.
Useful feedback does not necessarily mean something was wrong with the survey. Sometimes it is simply about presenting the same accurate information in a way that works better for the people using it.
Some examples of useful feedback we have received from clients include:
-
- Use our standard layer naming convention for future projects
- Give each tree a reference number and place the arboricultural information on a separate layer
- Draw kerbs as 3D polylines so they can be imported more easily into a civil engineering model
- Clearly hatch and annotate areas that could not be accessed rather than simply leaving them blank
- Include threshold levels on all relevant building footprints rather than only the subject property
These might sound like relatively small changes, but when somebody is working with the data every day, they can save a considerable amount of time.
More importantly, that feedback helps build a better working relationship.
If we carry out several surveys for the same client, our aim is that they should not have to explain the same preferences every time. We should learn how their team works and adapt our deliverables accordingly.
A successful topographical survey is not just about collecting accurate measurements. It is about providing information that the people on the project can use efficiently, and client feedback plays an important part in getting that right.
Conclusion
The key to commissioning a successful topographical survey is clear communication from the outset.
The surveyor needs to understand what the information will be used for, while the client or design team needs to be clear about the extent, level of detail, accuracy and final deliverables they require.
When that happens, the result is much more than just a drawing. You receive reliable level information, clearly recorded site features and a survey that can be used confidently by the wider project team.
If you are planning a project and are unsure what your topographical survey should include, speak to us before the survey is commissioned. We can help you work through the requirements and make sure the final deliverable is suited to how you actually intend to use it.
Frequently Asked Questions (FAQs)
What is a topographical survey?
A topographical survey is an accurate measured record of a site and its physical features.
Depending on the agreed specification, it can include ground levels, buildings, roads and paths, physical boundary features, drainage features, trees, vegetation, street furniture and visible service features.
The information is typically supplied as CAD drawings and PDF plans, with 3D data available where required.
How much does a topographical survey cost?
The cost of a topographical survey depends on several factors, including the size of the site, the amount of detail required, access conditions, location and the final deliverables needed.
Our instant pricing calculatorcan provide a guide price based on your site and survey requirements, but the final quotation will depend on the agreed specification and any project-specific requirements.
What is included in a standard topographical survey?
There is no single specification that is right for every project.
A relatively simple survey may only need ground levels and physical boundary features, while a more detailed project could require buildings, roads, drainage features, trees, changes in surface, street furniture, neighbouring context and additional level information.
The best approach is to tell your surveyor what the information will be used for so the scope can be tailored to the project rather than simply requesting a generic topographical survey.
See what you will be handed as a standard from a SolidPoint topographical survey.
How long does a topographical survey take?
Timescales depend on the size and complexity of the site, the agreed specification, access arrangements and the amount of processing required afterwards.
A small site with a straightforward brief may be surveyed and delivered relatively quickly, while larger or more complex sites will naturally take longer.
Your surveyor should confirm the expected site and delivery timescales within their quotation or proposal.
Do I need a topographical survey for a planning application?
Not always.
Whether a topographical survey is required will depend on the proposed development, the information needed by your architect or planning consultant and any requirements from the planning authority.
A topo is particularly useful where accurate site levels, neighbouring context, buildings, trees, access or other existing site features need to be considered as part of the design.
If you are unsure, speak to your architect or planning consultant before commissioning the survey.
What format will I receive the survey in?
Topographical surveys are commonly supplied as DWG and PDF drawings.
At SolidPoint, we can provide 2D CAD as standard and, where required, 3D DWG or BIM-ready survey data for projects being designed in a 3D environment. Paper hard copies can be arranged on request.
If your design team requires a particular CAD format, layer structure, coordinate system or drawing template, it is best to confirm this before the survey is commissioned.
How Can SolidPoint Help Your Project?
At SolidPoint, we are passionate about providing accurate and efficiently collected data for our clients and have worked on numerous projects across the UK. If you are looking to commission a topographical survey on your next project, please don't hesitate to get in touch with a member of our friendly team to discuss your requirements and get a free quote.
Alternatively, you can call us on 01332 898350 or email us at projects@solidpoint.co.uk for more information on our services. We look forward to hearing from you!
