When embarking on a new building project or development, there are several considerations to keep in mind, especially when it comes to wildlife conservation. One key aspect that often arises is whether you need a bat survey for planning permission. Bats are a protected species in the UK, and their habitats are safeguarded by law. Therefore, understanding the necessity of a bat survey is crucial for a smooth planning application process.
Do I need a bat survey for planning permission?
Bats play a vital role in our ecosystem, and their protection is mandated under UK law. If you are planning a development project, especially one involving old buildings, barns, or areas close to woodlands and water bodies, you might need to conduct a bat survey. The primary reason for this is that these environments are likely to be bat roosting sites.
A bat survey is often a requirement for obtaining planning permission from local authorities. It ensures that any potential impact on bat populations is assessed and mitigated. Ignoring this requirement can lead to delays in your project or even refusal of planning permission. Therefore, it is advisable to check whether your project falls within the criteria that will require a bat survey, early on in the process.
What is the Cornwall Council trigger table?
The Cornwall Council trigger table is a guideline used to determine when a bat survey is required. This table lists specific scenarios and conditions under which a bat survey must be conducted. For instance, if your project involves demolition, renovation, or conversion of buildings that are over a certain age, or if your site is within proximity to habitats like woodlands or watercourses, you are likely to trigger the need for a bat survey.
Understanding the trigger table is essential for compliance with local planning regulations. It helps developers and homeowners identify early on whether their project will require a bat survey, avoiding any surprises later in the planning process. Consulting this table as part of your initial planning can save time and resources.
How much does a bat survey cost in Cornwall?
The cost of a bat survey in Cornwall can vary based on several factors, including the size of the project, the complexity of the survey required, and the time of year. On average, we experience preliminary bat surveys, also known as a Preliminary Roost Assessment (PRA), costing between £300 and £500. If further surveys are needed there may be additional costs of between £750 to £1,500 or more depending on the site.
Budgeting for a bat survey is an important part of your planning application process. It's advisable to get quotes from several ecologists to understand the potential costs involved. While this cost might seem substantial, it is a necessary investment to ensure compliance with wildlife protection laws and smooth progression of your planning application.
How is a bat survey carried out?
A bat survey typically involves two main stages: a Preliminary Roost Assessment (PRA) and, if necessary, further Emergence Surveys. The PRA is the first step and involves a detailed inspection of the site by a qualified ecologist. During this assessment, the ecologist will look for signs of bats, such as droppings, feeding remains, and potential roosting sites.
If the PRA indicates that bats are likely present or has the potential for a roost, further surveys are conducted. Two further Emergence Surveys are usually carried out a month apart. The ecologist will complete these when the bats are most active, normally dusk, and will use various tools, including bat detectors and thermal imaging cameras, to observe and record bat activity. The findings from these surveys are compiled into a report that outlines the presence of bats and, if necessary, suggests mitigation measures to minimise impact on their habitats.
What time of year can a bat survey take place?
The timing of a bat survey is crucial for accurate results. Preliminary Roost Assessments can be conducted year-round, but Emergence Surveys are seasonally restricted. The optimal time for conducting Emergence Surveys is between May and September when bats are most active.
Planning your survey within these months ensures that the data collected is reflective of the bat population and their activities. Conducting surveys outside this window may not provide accurate results and could lead to delays in your planning application. Therefore, it is essential to schedule your surveys well in advance to align with the optimal survey periods.
Can not having a bat survey impact my planning application?
Failing to conduct a required bat survey can have a negative effect on your planning application. Cornwall Council Local Planning Authority takes wildlife conservation seriously, and the absence of a bat survey when it is needed can lead to the refusal of planning permission. Even if your application is initially approved, the discovery of bats later in the project can halt construction and result in legal penalties.
Moreover, not having a bat survey can lead to negative impacts on the bat population, which is against the law and can damage your project's reputation. To avoid these issues, it is best to consult with an ecologist early in the project process to determine if a bat survey is necessary and ensure it is conducted professionally and in a timely manner.
Understanding the need for a bat survey is essential for any development project in areas likely to host bats. By familiarising yourself with local regulations such as the Cornwall Council trigger table, budgeting for the cost of the survey, and planning the timing of the survey, you can ensure a smoother planning application process. Remember, the impact of not having a bat survey can be significant, so it is always better to be proactive.
If you are planning a development and need advice or assistance with a bat survey, don't hesitate to get in touch with us. Our team regularly work with qualified ecologists and can help navigate the planning process and ensure compliance with wildlife protection laws.
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