Bat Surveys

Bat surveys are increasingly required by local planning authorities when building works requiring planning permission may affect roof spaces or other parts of buildings used by bats, this may include simple alterations to residential properties. We are providing this information as free advice to assist applicants and agents faced with such requests.

Why are bat surveys required?

Bats and their roosts are protected under national and European law. Bats may roost in a wide range of structures both in rural and urban settings and the legislation makes no distinction between the size or type of development. Therefore local planning authorities are obliged to request bat surveys to accompany planning applications where there is a reasonable likelihood that bats are present, whether it is a commercial development or a householder application, e.g. for a loft conversion or extension. The local planning authorities will expect a bat survey to be undertaken and a report to be prepared by a suitably qualified ecological consultant. Normally the local planning authorities will not validate the application until this has been done, because Government policy requires that all relevant information relating to protected species is provided before the application is determined.

What does a bat survey involve?

There are two levels of survey that may be required for planning permission.

A preliminary bat survey

The preliminary bat survey can be carried out at any time of year and may consist of a background data search and will include a full building inspection to look for evidence of bat use and to assess whether the building has the potential to support bats.

Emergence activity surveys

Depending on the results of the preliminary bat survey emergence surveys may also be required; these can only be undertaken during the optimum period for bat activity, normally, May to August, but may be continued into September in suitable weather conditions. If activity surveys are required, it is important that they are carried out during the specified time period, regardless of the status of your planning permission. If they are undertaken outside of the optimum period the local planning authority may reject the information and the start of works may be delayed for a further year.

What happens if I have bats?

Usually, the presence of bats does not mean that a development cannot proceed, but it may influence the details, timings and working methods. A licence from Natural England may be needed before any work can be undertaken, and Natural Englands requirements for survey information are stringent, so you must ensure that these have been met. Depending on the status of the bat roost and the impact of the work, sometimes work can be carried out under a non-licensed method statement, which reduces time and costs. Full details of this are beyond the scope of this leaflet, but your ecological consultant will be able to advise. If there is a bat roost present, certain works can generally only take place during March/April or September/October, when bats are neither hibernating nor breeding. This can be a significant constraint on the progress of works, so it is as well to be aware of it from the outset.

What about costs?

The need for a bat survey for non-commercial alterations to residential dwellings can come as a surprise, as is the additional cost. However, the standard of survey and reporting that is required by law and by the local planning authorities is the same whether the development is private or commercial. We maintain a fixed fee for local domestic clients. As Chartered professionals our fees reflect our status and will vary as with any profession. You should be cautious if one quote appears to be substantially higher or lower than others. Always obtain a written quote, and when comparing them make sure you are comparing like for like; the survey must meet the local planning authorities requirements otherwise you may have to do more work to address the shortfall, always check the small print including the terms and conditions.

Where can I get further advice?

We are happy to give free, no-obligation advice on bats via e mail and we can carry out the full range of surveys; we are a small and highly experienced company and can offer competitive rates. Please feel free to contact us for advice or a quote using the contact us form.