We've put together some guidance to help you prepare your planning application. The more information you include upfront, the less likely delays are to occur.
When will I need to submit an ecological report as part of my planning application?
To provide us with the information we need, it is likely you will need to submit an ecological report with your application if any of the following conditions apply:
- your application meets certain criteria in the local planning authority's (LPA) biodiversity checklist
- there's a risk of the proposed development affecting protected species such as bats or great crested newts
- your local planning authority has been advised by LEADS Ecology, or other informed consultees, that there is a risk of the proposed development harming biodiversity.
This section deals with applications that are limited to the demolition of, or modifications to, the property itself.
For guidance on those applications that seek to increase the footprint of a property, either by means of extension to the property or the creation of a new structure separate from the property such as a separate garage, shed or summerhouse, see ‘Applications that increase the footprint of the property' below.
Houses of all styles, whether old or new, can support roosting bats and/or breeding birds. Though you may not be aware of them, birds can nest in lofts, gutters or gaps in the brickwork and bats can roost or shelter in the loft, beneath tiles and in the tiniest of gaps elsewhere. All are protected, most are in decline and all are especially vulnerable to householder applications for demolition, loft conversions and extensions amongst others. Indeed, although levels of protection vary, in general terms, as all bats and breeding birds, and their roosts and their nests are protected in law, it could be a criminal offence were you to harm these species.
The best way to find out if there is a reasonable risk of supporting bats is to complete your local authority’s ‘biodiversity checklist’. We strongly encourage all householders to add photographs of the property when submitting the checklist. See 'Can I submit photographs instead of commissioning a survey?' below. On receipt of this information your planning department and LEADS Ecology will determine the level of risk.
If the risk is low, there will be no need for bats to be considered further. Where there is a risk, LEADS Ecology may recommend that a survey (or Preliminary Roost Assessment) is undertaken to check if there is any evidence that a roost may be present. The reason for this is to make sure potential impacts are understood and allow measures to be adopted to reduce the risk of harm and of inadvertently committing an offence, and to enhance the value of the property for biodiversity. Such surveys can only be carried out by professional ecologists.
If the Preliminary Roost Assessment (PRA) finds the presence of a roost is unlikely, there is no reason for bats to be considered further. However, if a bat roost is found or there is reasonable potential for one to be present, up to three further ‘activity’ surveys at dusk may be required.
Whilst a PRA can be carried out at any time of the year, activity surveys can usually only be carried out when bats are active, typically between May and August, or September if the weather remains fine. Occasionally, if a winter hibernation roost is found or suspected, we may request a winter survey. Householders should bear in mind these potentially important seasonal constraints when planning their development.
If a bat roost is confirmed, mitigation measures will be required though most are relatively straightforward and typically include the careful destruction of the roost, and the installation of bat boxes to provide an alternative roost elsewhere in the roof, loft or walls of the property though occasionally it can be more complex.
In contrast, we rarely ask for breeding bird surveys, although a good Preliminary Roost Assessment should always identify if breeding birds are present though mitigation measures are usually more straightforward and typically comprise replacement nest boxes on, or around the property. This provides an opportunity to enhance biodiversity on your property by adding more boxes than necessary.
Importantly, although many household improvements benefit from permitted development rights, this does not remove the need to take full account of potential impacts on biodiversity.
Bat surveys – further guidance on what to expect
Further guidance on what to expect from a bat survey can be found at the Bat Conservation Trust.
If a survey or report is needed, we strongly advise that you find a consultant by using the CIEEM directory. Importantly, you should make sure they hold the appropriate licences from Natural England that allows them to both carry out surveys and undertake mitigation activities on bats and roosts.
The Bat Conservation Trust provides further advice about finding an ecological consultant.
This section deals with applications that increase the footprint of a property, either by means of extension to the property or the creation of a new structure separate from the property including conservatories, garages, sheds and summerhouses. Those applications that do not propose an increase to the footprint of the property should refer to 'Applications that do not increase the footprint of a property‘ above.
Householder applications that increase the footprint of a property can involve the loss of all or part of an existing garden. Gardens can play an important role in supporting not only highly protected species such as badgers, bats, great crested newts and breeding birds but also more widespread species such as hedgehogs, frogs, toads and reptiles. The protection of all of these is important if we are to halt the decline in biodiversity across our county. Although levels of protection vary, it could be a criminal offence were you to harm bats, great crested newts, badgers or breeding birds amongst others.
Whilst in most cases LEADS Ecology will not recommend ecological surveys for gardens, there are some exceptions as follows:
- where there are records of the presence of protected species such as badgers, great crested newts or reptiles such as slow worms within the garden or nearby
- where trees are being removed that might provide roosts for bats.• Where the garden is part of a Local Wildlife Site
- where the garden includes areas of ponds and orchards.
The best way to find out if there is a reasonable risk of your garden supporting biodiversity is to complete your local authority’s ‘biodiversity checklist’. We strongly encourage all householders to add photographs of the property when submitting the checklist. See ‘Can I submit photographs instead of commissioning a survey’ below. On receipt of this information your planning department and LEADS Ecology will determine the level of risk.
If we find the risk is low, there is no reason for the ecological impact of your proposal to be considered further. If, on the other hand, the risk is high, LEADS Ecology may recommend that an appropriate survey is carried out or, for more substantial proposals, that a Preliminary Ecological Assessment is completed. These can only be carried out by professional ecologists.
The reason for this is to make sure potential impacts are understood and allow measures to be adopted to reduce the risk of harm and of inadvertently committing an offence, and to enhance the value of the property for wildlife. This will ensure your local planning authority has all the information on biodiversity it needs to make its decision.If important species or habitats are found, mitigation measures will be required though most are relatively straightforward and typically comprise making sure the work is carried out carefully though occasionally it can be more complex.
This usually arises where there is a reasonable risk bats, badgers or great crested newts might be present. Where this occurs, it is likely, but not inevitable, that we will recommend that suitable surveys are carried out and the production of a report which will describe the mitigation required and any possible enhancements that could be delivered.
Importantly, although many household improvements benefit from permitted development rights, this does not remove the need to take full account of potential impacts on biodiversity.
Further guidance
If a survey or report is needed, it's important to choose an experienced ecologist to carry out ecology surveys and reports. They should have the right knowledge and licenses to both carry out surveys and undertake mitigation activities on great crested newts. You can find a list of trusted ecologist practices and consultants on the Chartered Institute of Ecology and Environmental Management (CIEEM) website.
Photographs cannot substitute for an ecological survey. However, they can help LEADS Ecology make a more informed ecological judgement as to the need for a survey. Therefore, we strongly encourage these are included with all householder applications.
Guidelines are included below as to the type of photographs that are most useful. If photographs are submitted, LEADS Ecology may still advise your local planning authority that an ecological survey is still required.
Photographs are particularly useful for deciding if bats could be at risk. Therefore, if it is safe to do so, please provide photographs of the following (all photographs can be taken from ground level):
- gable end edges, sufficient to reflect their overall nature and condition
- bargeboards, fascias and soffits
- external roof and tiles
- internal loft spaces if accessible – to include roof lining, ridge, beams and floor / insulation.
If a garden (including a pond) is affected, please provide photographs of the entire area that will be affected. Without photographs it is more likely that a professional survey will be required in order to determine the presence of protected species which may be affected.