Once a development secures planning approval, with BNG planning conditions successfully discharged, the construction phase can begin. This is often the point where on-site BNG habitats are first established, although the timing can vary depending on the specific details outlined in the planning application and supporting documents.
Key Responsibilities
Land Managers: These individuals or organisations bear the weighty responsibility of ensuring that all BNG commitments – outlined in the Habitat Management and Monitoring Plan (HMMP), Biodiversity Gain Plan, and other legal agreements – are implemented and maintained for at least 30 years.
Local Planning Authorities (LPAs): LPAs play a crucial role in verifying that habitats are established correctly. A best practice approach includes issuing Habitat Creation Completion or Landscape Verification certificates before a development can be lawfully occupied.
The 30-Year Commitment: Management, Maintenance, and Monitoring
1. Initial Habitat Establishment: Establishing habitats is no small task. Developers must follow the methods and timelines detailed in the HMMP and the Landscape and Ecological Management Plan (LEMP). Significant habitats require particular attention, often demanding intricate planning and coordination during construction.
Habitat establishment may occur:
In Advance: To mitigate delays in construction timelines.
After Construction: With potential impacts on project delivery schedules.
Before the development can be occupied, developers must submit verification reports to LPAs to confirm that habitat creation works align with the commitments in the Biodiversity Metric and planning conditions. Only after this sign-off can the maintenance and monitoring phase commence.
2. Management and Maintenance: For a minimum of 30 years, land managers must oversee both the management and maintenance of significant habitats. This includes:
Management Activities: Adjusting how a habitat is cared for, such as controlling invasive species or protecting sensitive areas like pond edges.
Maintenance Activities: Routine works, such as annual grassland cuts, performed to a set schedule.
Significant enhancements include habitats of medium or higher distinctiveness or those creating substantial biodiversity units compared to the site’s original value. These interventions are essential for achieving the predicted net gain.
The 30-year obligation starts only after the initial habitat establishment is complete. For developers, this prolonged commitment can be daunting. It demands:
Long-term planning and financial investment.
Skilled management to ensure habitats thrive.
Regular monitoring and reporting to LPAs to prove compliance.
Failures in these areas can result in penalties, reputational damage, and delays in achieving occupancy for developments.
Is On-Site Always the Best Option?
While on-site BNG may seem like the natural choice for developers, its long-term complexities need to be realistically assessed. While, wherever possible, on-site gains should be prioritised, off-site may have a number of distinct advantages, including:
Transfer the 30-year management burden to specialised land managers or conservation organisations.
Avoid the logistical challenges of maintaining habitats in urban or heavily developed areas.
Simplify planning and construction processes.
By choosing off-site BNG, developers can meet their biodiversity commitments efficiently while focusing on their core projects. This approach not only eases the intense obligations of on-site management but also often delivers more significant ecological outcomes through larger, more cohesive habitats.