Do you need a bat survey for your planning application? A homeowner’s guide
When planning your home renovation project, there are a number of ecological factors that need to be considered, but one that often comes as a surprise to homeowners is bats.
As a protected species, bats play a significant role in whether or not your planning application is approved. Many homeowners have also been caught out with long delays with their planning application because they have overlooked the requirement for bat surveys. Our advice is to arrange for an initial bat survey as soon as possible to minimise the risk of delays.
Read on to find out more.
Why are bats important?
Bats form an important part of our ecological system here in the UK, but unfortunately their numbers have declined over the past few years. Consequently, all species of bats in the UK and their roosts (resting places) are protected by law.
If your home renovation project includes work that is likely to disturb bats or their roosts, the local planning office will require that you carry out a bat survey as part of your planning application. This will enable them to consider their presence, and assess the impact that any proposed works will have on them before granting planning permission.
As a general rule of thumb, the types of project that require a survey include:
- Loft conversions
- Conversions of barns, churches and derelict buildings
- Demolition of older buildings
- Extensions affecting rooflines
If a bat survey is required and you submit your planning application without one, the planning authority will most likely reject your application, so it is important to plan early to avoid delays.
As your appointed architect, we will advise you accordingly if your application requires a bat survey.
Who carries out a bat survey?
As the planning applicant, it is your responsibility to organise and pay for the survey, which needs to be carried out by a licensed ecologist. We have several ecologists that we work with, so can make the necessary arrangements on your behalf.
The survey process has two main stages:
Preliminary Roost Assessment (PRA): This is an initial survey, where a licensed ecologist inspects the building for signs of bats (droppings, feeding remains, entry points). It’s typically a daytime survey, which will include inspecting the interior and exterior of the building, as well as the local area.
If no evidence of bats is found, and the potential for bats to roost is deemed negligible, no further surveys are required.
The initial survey can be carried out at any time of the year. The planning authority is unlikely to lodge your planning application without an initial survey.
Emergence/Re-entry Surveys: If the initial survey finds bat potential, further dusk/dawn surveys are required to monitor activity.
The ecologist will seek to:
- Determine the species of bats and the size of the population
- Locate the entry and exit points, as well as flight paths to gain a better understanding of how the site is being used.
- Assess how any planned work would disturb the bats
This type of survey needs to be carried out at dusk, and crucially, can only be carried out during the ‘active’ season, which is May – September.
What happens if bats are found during the bat survey?
If bats are discovered, it doesn’t mean the end of your project, it just requires a little extra work to ensure they are protected.
This comes in the form of a mitigation strategy, which the ecologist will put together. It is tailored to your property, the amount of bat activity, and also the proposed work that you want to carry out. The strategy will include a range of measures to provide protection, examples include creating alternative roosting places, such as a bat box, adjusting the timing of your works to avoid breeding or hibernation seasons, and in some cases applying for a bat mitigation licence from Natural England.
If the planning authority is satisfied and reassured that measures are being taken to protect bats, they will typically allow for the project to move forward and grant planning permission, but with conditions attached to ensure the necessary steps are taken during the project to provide protection.
What happens if you don’t account for bats?
Failing to consider bats early into your project can cause serious setbacks which is why we advise clients to start with the initial bat survey as soon as possible.
If the council suspects bats may be present and you haven’t had a survey, your planning application could be delayed or even refused until the issue is resolved. Starting building works without checking for bats can also lead to legal trouble, as disturbing bats or damaging their roosts is a criminal offence with potential fines and prosecution.
In short, overlooking bats can cost you time, money, and unnecessary stress – far more than arranging a simple survey at the right stage.
Need help navigating planning applications?
Here at Taylor and Co Architects, we regularly support homeowners through the planning process, which includes coordinating bat surveys where necessary. By spotting potential issues early, we help you avoid costly delays and keep your project on track.
Get in touch to discuss your project.
