Bat surveys - impossible to beat?

[Andehh]

We knocked the building down the second bats were mentioned, don't need planning for that!

 

We had a full ecology report done which said NO BATS, but planning warned they'd want a bat survey anyway, due to a planned october/November start of construction and confidence we would get planning approved, we pulled the demolition forwards, then a week later sent a very apologetic letter back to them. There were a few grave warnings on fines and penalties, but the risk of delay and costs made the decision easy.

 

It helped that our new build was broadly speaking reusing the existing footprint (project planned as extension, but swapped to a full rebuild) so had they forced a rebuild we'd have made it work.

 

We did have a real fight over trees, had a full tree survey which stated our garden was already over subscribed with trees. Planning wanted a full tree replanting plan, for the 4 small, low value, excessively aged trees. Took several weeks pushing back on it. An hour with a chain saw pre project, and those trees would never have existed had I known the headache they caused....

[DevilDamo]

46 minutes ago, Andehh said:

We knocked the building down the second bats were mentioned, don't need planning for that!

Not in all cases.

[Raine]

1 hour ago, Andehh said:

We did have a real fight over trees, had a full tree survey which stated our garden was already over subscribed with trees. Planning wanted a full tree replanting plan, for the 4 small, low value, excessively aged trees. Took several weeks pushing back on it. An hour with a chain saw pre project, and those trees would never have existed had I known the headache they caused....

 

Yes, fortunately I've already got ahead of that particular potential issue!  😁

 

Shame the previous owners didn't think to do the same a few decades ago with the massive ash tree that was 2m from the existing extension.  😞

[phykell]

Misery really loves company.

 

I had to have an ecology survey including bats, newts, etc. together with an aboricultural (tree) survey for my house renovation together with an archaeological report penned by an archaeologist who was on-site whilst all of the foundations were dug - the same archaeologist also did a full report on the structure/design of the house as it was to be added to the heritage asset list - it was built in the 1750s and the conservation area it's in was mentioned in the Domesday book - the land dates back to the Romans as well so I didn't mind the archaeological report to be fair but the total cost of all of the surveys was quite something.

OK, so around a year later, I then wanted to demolish a dilapidated garage and replace it with a much larger outbuilding. Despite the fact I had all of the surveys from just over 12 months before, the council demanded that I redo the ecological and the arboricultural ones (no archaelogical survey required, luckily), despite the fact that the earlier reports had found no bats, newts, etc. and the old garage/new outbuilding, were nowhere near any trees. I asked if the previous reports could be "updated" but was told that wasn't an option.

 

The ecologist visited and decided that while he found no evidence of bats, that the old garage, before it was to be demolished, needed to have a bat survey done as there were places where they could easily access the garage, though that would only happen in roosting season. I was told to have another survey to check if bats were using the garage to roost but I'd have to wait as it wasn't the right time of year, delaying me by several months. However, I then repaired the roof/eaves of the garage to be demolished so that if bats did turn up to roost, they wouldn't be able to, obviating the need to conduct a roosting survey (so I thought) - however, I was told that wasn't an option either!

Fast forward to roosting season, two people turned up, sat in their car watching for bats to enter/exit the (now fixed) garage roof and eaves, walked around the property a couple of times and left after a couple of hours. Despite it only requiring a tick box to say "Bats present - NO", the report was delayed and took over a month to complete.

Money for old rope indeed.

[FBI91]

In the same boat as you were back in Feb. Although nothing found indoors apart from a few roof tiles missing the surveyors have recommended further investigation in the summer months, which is absolute BS. Sounds like a money grab.  I want to start demolition in March, did the council say what the fine were?

 

Thanks

[joe90]

24 minutes ago, FBI91 said:

I want to start demolition in March,

Shame it didn’t blow down in the storm!!!!

[joe90]

https://www.bbc.co.uk/news/articles/c9wryxyljglo#:~:text=The chairman of the HS2,frustration at the UK's regulations.
 

 

 

[FBI91]

Ive had a look at the house, it seems in even more worse for wear

[LSB]

oddly, considering we were converting a barn we weren't asked for a bat survey, this was 4 years ago.  We were asked for 5 other surveys though 🙂

And we had bats, still have, they just moved themselves into the trees and we see them all the time in the summer

 

[GrandDesigns]

I’ve just stumbled across this problem and found out I need a PRA — and it’s already November.

From what I understand, even if there are no bats present, the slightest possibility that one might turn up over winter is enough to trigger at least a “moderate” rating. That would mean a delay for an emergence survey, which can’t take place until next May.

In the meantime, there are some jobs I can still do before planning, and I’m hoping to get started on the internal strip-out and take down a couple of chimney breasts under Permitted Development.

 

Does anyone have any experience with this or any thoughts on the best way forward?

[ToughButterCup]

On 22/11/2025 at 09:42, GrandDesigns said:

...

Does anyone have any experience with this or any thoughts on the best way forward?

 

At this late stage my advice - based on bitter experience is - read my signature line.

[Erriff]

Hi all,

I’ve recently received approval from my local authority to change my property from a chalet bungalow into a traditional two storey house. This was granted under permitted development. My architect has advised carrying out a bat survey prior to starting works. I’m debating whether this is necessary as I’ve been granted permission under permitted development and am worried we’d be unnecessarily opening up a can of worms. Any advice would be appreciated, thanks.

[Big Jimbo]

I wouldn't @Erriff. Unless it is a condition of your permission.

[Nickfromwales]

36 minutes ago, Erriff said:

Hi all,

I’ve recently received approval from my local authority to change my property from a chalet bungalow into a traditional two storey house. This was granted under permitted development. My architect has advised carrying out a bat survey prior to starting works. I’m debating whether this is necessary as I’ve been granted permission under permitted development and am worried we’d be unnecessarily opening up a can of worms. Any advice would be appreciated, thanks.

Architects are usually great at opening cans of worms, but afaic this is largely so you can’t come back and moan to them (or sue them) for anything they didn’t highlight. 
 

Were an odd thing, human beings, as we want one thing, but then get it, and then complain if we fall on our own swords  

 

This is why professionals highlight these things imo, however they should be communicating such information exclusively to yourself and then you can decide to action any of their recommendations, or ignore them, to suit convenience / cost / time.

 

Defo not one I’d be waving any flags about for, so plod on sympathetically (and just tip your hat to the architect and silence them on the subject).

 

It’s quite common for this type of over-zealous behaviour to end up costing my clients 5 figures, which is why I mostly promote the use of architectural technicians nowadays who are more grounded / pragmatic, so proceed with caution!

[Erriff]

3 hours ago, Big Jimbo said:

I wouldn't @Erriff. Unless it is a condition of your permission.

 

2 hours ago, Nickfromwales said:

Architects are usually great at opening cans of worms, but afaic this is largely so you can’t come back and moan to them (or sue them) for anything they didn’t highlight. 
 

Were an odd thing, human beings, as we want one thing, but then get it, and then complain if we fall on our own swords  

 

This is why professionals highlight these things imo, however they should be communicating such information exclusively to yourself and then you can decide to action any of their recommendations, or ignore them, to suit convenience / cost / time.

 

Defo not one I’d be waving any flags about for, so plod on sympathetically (and just tip your hat to the architect and silence them on the subject).

 

It’s quite common for this type of over-zealous behaviour to end up costing my clients 5 figures, which is why I mostly promote the use of architectural technicians nowadays who are more grounded / pragmatic, so proceed with caution!

Thank you both for your input. I have found it odd for the architect to suggest this. Especially when the permission has been granted and there have been no clauses for the bat survey. 
 

Direct quote from my architect:

 

“ I have been talking to the RBWM borough ecologist today on another project, who has confirmed that when roofs are being taken off all planning applications will now definitely need a bat survey, so we will need to carry this out”…

 

The original permitted development application was to change the chalet bungalow (has two floors) into a traditional house design, but I have since decided to add to the porch, and convert what will be the new loft into a store room and play room. My logic would say that no bat survey was mentioned previously by the local authority so it would be best to avoid this for the application of the additional work!

[Nickfromwales]

Your architect needs to enter into confidentiality regarding your project!!!!

 

Bloody ecologist would have been asking loaded questions about your project to try and identify it.

 

Have a word!