Increased scrutiny on projects, catalysed by new National policy such as the soon-to-be-finalised National Planning Policy Framework (NPPF), should encourage developers to take a proactive approach – and take advantage of the benefits on offer – Ben Kite, Managing Director, EPR
Ecological surveying has for a long time been an integral part of any housing project, necessary for ascertaining the nature of the species that have made their homes on, or near, the development site – and therefore for developing mitigation measures to protect them or to improve their conservation status.
Even so, recently proposed revisions to National Policy that were put out to consultation include strengthened requirements for developers to deliver environmental ‘net gains’, implying an increased focus to go beyond ecological mitigation measures and instead deliver enhancements. In light of this, booking and carrying out ecological surveys at the right times, to establish a clear baseline from which future improvements can be forecast and then measured, has never been more important for project success.
Having said that, ecological surveys and mitigation measures should not be viewed simply as a check-box to tick, but as the gateway to wider opportunities – both for the developer, and for local residents and wildlife.
Survey data is a crucial step towards realising these opportunities, because it is required for designing appropriate mitigation measures, without which a planning permission application often cannot be determined. Surveys – which often need to be carried out within specific time windows depending on the species or habitat that is being surveyed – must therefore be carried out in a timely fashion, or risk jeopardising the whole project.
A small mistake – omitting to book a relevant ecological survey within the correct time window – can sometimes result in project delays of up to a year, before the survey can be carried out to the standard sought by a local authority biodiversity officer in order to accord with industry standard guidance. Not only can this cause disruption to timelines, but it also threatens financial and reputational consequences.
Conversely, booking targeted ecological surveys ahead of time not only ensures the smooth progression of the planning and construction process, but also enables ecological considerations to be addressed to the very highest standard.
The benefits of properly informing a design with ecological survey information are threefold: local biodiversity is supported and enhanced, future residents of the development enjoy an improved quality of life (with access to healthy, wildlife-rich natural spaces integral to mental and physical health), and the financial value of the development is also likely to be elevated.
Summer survey priorities
In order to access these benefits, developers should actively incorporate the environment as a priority feature, thinking well ahead of time when it comes to booking the relevant ecological surveys for their projects. Taking professional advice is always a good bet – and EPR offers a free email reminder service, distributed quarterly to remind developers of the priority species and habitats for which to book surveys in the upcoming months.
For the summer months, those with developments in proximity to habitats including farmland, neutral and calcareous grasslands, wetlands and hedgerows would be well-advised to act quickly and seek advice from an experienced ecologist as to whether surveys are needed. These habitats are favoured by a number of breeding bird species, the survey season for which is now well-progressed.
Now is also a good time to be focusing on surveys for reptiles, bats, Water Voles, Otters, terrestrial invertebrates, and Hazel Dormice. Meanwhile, developers should also be looking ahead to the survey windows opening in the autumn and winter, for species including overwintering birds, hibernating bats, and Badgers.
Prioritising the environment
New government revisions to National policy such as the NPPF implies that in future, developers are likely to be held to higher standards when it comes to delivering tangible benefits for the environment. Developers should see this as an opportunity. Aside from the responsibility to mitigate our impact on the natural world, delivering ‘net gains’ for the environment has been closely linked to both increased quality of life for residents, and to the value of the development itself. There is plenty to be gained from prioritising the environment.
The concept of Sustainable Alternative Natural Greenspaces (SANGs) provides an example. Recent years have seen an increasing number of developments – including a project that we worked on with Bellway Homes – include a SANG, or country park, in conjunction with new housing. Often, a primary aim is to divert footfall away from nearby ecologically sensitive areas such as Special Protection Areas (SPAs) – but whatever the driving force behind the initiative, SANGs present an opportunity to deliver a valuable natural space designed for both local residents’ enjoyment and ecological prosperity, providing habitats for vulnerable species and restoring biodiversity to often barren acres of land.
In order to harness these benefits, developers must plan ahead, seeking advice from ecological professionals. Timely booking and completion of surveys, within the relevant survey windows, is a crucial first step – not only for achieving the ‘net gains’ required by new government legislation, but for taking full advantage of the exciting opportunities on offer.