Bat Surveys And Planning Permission – Everything You Need To Know

The rules and regulations surrounding bat surveys and planning permission can be complicated and confusing if you’re not used to the process. The process of bat surveys can potentially hold up a building project by months, but it is essential for the preservation of bat species in the UK and Europe. We’ve created the following guide explaining bat surveys and the planning permission regulations surrounding the protection of bat species.

When Is A Bat Survey Required?

If you are making extensions, modifications or removing buildings, in some instances you may be required to carry out a bat survey to avoid harming any bats and their nesting within your building. The types of buildings that commonly require bat surveys include:

• Agricultural buildings
• Listed buildings
• Buildings close to wooded areas
• Buildings close to the water
• Barns and buildings with stone walls and wooden beams
• Buildings with weatherboarding and hanging tiles
• Outbuildings
• Farmhouses

If you are found to not be following the correct rules and regulations, you would be committing a criminal offence and legal action will be taken against you. You may be asked to carry out a survey by a local authority, county ecologist or architect.

Why Are Bat Surveys Required?

There has been a significant decline in the populations of bats in the UK due to increased building projects, and disturbance of populations and roosts. Your local council has the responsibility to ensure any building work being carried out does not pose any risk to bat populations roosts. All 18 species of bats and their roosts are protected under UK and European legislation, so if any work is being carried out to buildings that have the potential to house bats, the correct procedures have to take place. Even if a bat roost is not occupied, you’re still not allowed to damage, obstruct, or destroy it. It is essential to protect all species of bats and the roosting locations in order to support their breeding and growth back from worrying low levels.

Bat Protection Laws

Bats are listed as European protected species of animals and are protected by the Wildlife and Countryside Act (1981) (as amended) and the Conservation of Habitats and Species Regulations 2017 (as amended). It is illegal to harm or disturb any species of bat or their roost, even if it is not occupied. It is also illegal to transport, sell, or possess a bat unless legally required to do so. Following the laws surrounding bats is something to be taken very seriously, with the punishments being severe. If you are found to be guilty of having eradicated or disturbed any species or quantity of bats, you can be fined up to £5,000 per bat, have your equipment seized, and you could even face up to 6 months in prison.

Bar Roosts

The roost is the place where bats gather together and reside when not flying. They are usually found in attics, roof beams, hanging tiles or boarding- but can also be found in tunnels, bridges and trees. They are important as they are the places where bats interact to breed and raise their young. If a roost is damaged it could permanently affect an entire population of bats and further endanger their species.

The Preliminary Survey

The first step in a bat survey is the preliminary survey, which involves assessing whether any bats may be present in the affected area. This consists of a data survey and a walkaround by professional surveyors. Areas that could be occupied by bats will be listed and a map created. The surveyor will access local and national databases to assess how likely it is for bats to be in the surrounding area.

The Extended Survey

The next step is an extended survey- in which the surveyors will physically assess the building and site for evidence of bats. They will work out potential entry and exit points and pay particular attention to the roof spaces where there may be roosts. Bat detectors may be set up to record any bats calling over a number of days, as well as infra-red cameras and radar.

The Invasive Survey (Roost Inspection)

The invasive survey will involve looking for indicators such as droppings, feeding remains a distinctive smell and a lack of cobwebs in the roof spaces. Surfaces and doorways could also be checked for signs of scratches and makings.

Full Survey

If there are signs of bat activity, the next step would be an activity survey. Any findings resulting from these surveys will then be presented detailing the presence of bats, their activity, potential species, and where they are located. This will then be submitted along with the planning application. Bat surveys are an essential component of any successful and legal planning application, so collaborate with experts like Arbtech to ensure you’re fully aware of any bats nesting in your home.

When Bats Are Discovered

If bats are indeed discovered to be present in the affected area, you can seek advice and work with an environmental consultant from your local Statutory Nature Conservation Organisation. The bats have to be left in place and undisturbed so until measures have been taken to successfully relocate them.

How Will Finding Bats Affect Your Planning Application

If bats are present on your building or land involved in the planning application, there will inevitably be a delay to any successful planning application. Before any of the planned work can go ahead, the bats will have to be safely rehomed elsewhere by specialists, and checks carried out to make sure they don’t return.

What To Include With Your Planning Permission

When you send off for your planning permission, any data and findings discovered by surveyors will have to be presented within your planning application. From this, your local council will be able to decide whether it is acceptable to proceed with the plans or not.

Consider Having Bat Boxes Installed

If you’re given the go-ahead for your planning application or the bats found in your area are successfully relocated- it is still worth considering ways in which you could help bat populations. One way you can do this is by having bat boxes installed in the surrounding area, on trees or outbuildings. Similar in style to a bird box- bat nests give any local populations somewhere to roost and breed. So you are helping to make a real difference to a species under threat.

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