Ecologist recommendations for bat survey

[sansserif]

Hi all

 

Been told by the council that a bat survey is needed in order to submit planning application that involves demolition.

 

Does anyone have any recommendations or advice on how to choose an ecologist for this?

Looking for a firm that is efficient and, quite frankly, won't take me for a ride! Project is based in North London.

 

Cheers

[IanR]

Not sure how far this chap would travel, but he was very reasonable for me.

 

John Dobson, Essex Mammal Surveys. (He does bats too)

https://www.linkedin.com/in/john-dobson-1a7b315a/?originalSubdomain=uk

 

Alternately, look for other surveys submitted for applications on your LPA portal and go with someone not to grand, that tends not to find anything that requires further investigation.

 

 

[Tom]

36 minutes ago, IanR said:

John Dobson, Essex Mammal Surveys. (He does bats too)

 

Bats are mammals, soft lad

[ToughButterCup]

1 hour ago, sansserif said:

...

Does anyone have any recommendations or advice on how to choose an ecologist for this?

...

 

Yes.

Read as many Ecology Reports as you can on your LPA's website. Read them carefully, especially where several applications occur within the same  area - a square mile or two.

And look at the relevant maps at the same time. Look at the author, the language used and the conclusions drawn.

 

The sector does not apply standards consistently. In my case to the tune of about £6000. 

 

In haste - here's a reading list

[Oz07]

Without side tracking the thread. If you already have had a survey confirming no bats how long is it valid for? Could you use it on a fresh application within 6 months/1 year/2 years etc or does it always require a new survey? In which case cheaper to demo roof pre application 

[ToughButterCup]

I don't know @Oz07. I suspect that animal behaviour determines the cycle you refer to. Or rather your local ecologists perception of the relevant cycle. 

 

Our neighbour resubmitted the survey we commissioned and paid for on our site  one year after our  Ecological survey. The only details changed were the address. Oh, and the cost. To him, the report was free of charge. Copy - paste.

 

Bats and GCNs were the main focus.

 

Locals here would suggest you get someone to demolish the roof before you apply. When the demolition takes place, you need evidence that you were on holiday abroad. That's standard local farming procedure. Not joking - evidence provided if needed 

 

If it came to it , it would be fair for you to fund the fine for unauthorized demolition. 

 

Bitter, cynical? Me?

Yes.

[Oz07]

1 minute ago, ToughButterCup said:

I don't know @Oz07. I suspect that animal behaviour determines the cycle you refer to. Or rather your local ecologists perception of the relevant cycle. 

 

Our neighbour resubmitted the survey we commissioned and paid for on our site  one year after our  Ecological survey. The only details changed were the address. Oh, and the cost. To him, the report was free of charge. Copy - paste.

 

Bats and GCNs were the main focus.

 

Locals here would suggest you get someone to demolish the roof before you apply. When the demolition takes place, you need evidence that you were on holiday abroad. That's standard local farming procedure. Not joking - evidence provided if needed 

 

If it came to it , it would be fair for you to fund the fine for unauthorized demolition. 

 

Bitter, cynical? Me?

Yes.

The building in question already has permission to demolish from current approved planning. That's why I can't see how they could require a new survey as you could knock it down currently on existing permission. 

[kandgmitchell]

On 15/01/2026 at 17:17, Oz07 said:

I can't see how they could require a new survey

Because getting an application registered is subject to meeting certain criteria and one of the boxes that needs ticking when demolition is involved is a survey. This is an administrative function - "does it involve demolition" - yes, "does it have a bat survey" - no - then ask for one.  Nobody is thinking "hah we've seen this before and that scheme had a bat survey so we don't need it here."

 

If the extant approval has all it's pre-commencement conditions satisfied, couldn't you just implement the approval, change your mind after demolition and make a new application for the revised design?

[Daniel H]

Preliminary Roost Assessments (PRAs) can happen year-round, but peak activity surveys (emergence/re-entry) are seasonally restricted to May to September (optimal May-August), so just be aware that you might need to wait a few months for your survey.

[sansserif]

Thanks for the advice everyone.

I've found a few firms from nearby planning applications that look pragmatic, and have reached out. I figure it's a good sign when some of their reports show no need for further action -- and reports where bats were found offer a range of solutions to try and problem-solve.

 

A trick I've learnt on this journey is that money can be saved by skipping the preliminary assessment (i.e. the "do I need an emergence survey?" survey) when the conclusions are obvious. In our case, we have a roof in very poor condition, so there's no way that it could be scored "Negligible roosting potential". It still needs to be documented, but this can be done on the same day as an emergence survey to save an extra trip.

 

I've found it surprisingly hard to actually get estimates though. Some ecologists only want to quote for the preliminary survey and won't even discuss ballpark/estimate pricing for what the emergence surveys might be. Others are happy to discuss end-to-end costs in principle, but want to discuss on the phone but are always on fieldwork and never call back.

[Big Jimbo]

On 15/01/2026 at 17:17, Oz07 said:

The building in question already has permission to demolish from current approved planning. That's why I can't see how they could require a new survey as you could knock it down currently on existing permission. 

I had planning to knock down an existing bungalow and build One new large house. I dug a small trench, and took a photo to make the application active. That permission had no requirement for a bat survey.

My new application for Two new houses, which was passed, started mumbling about bats. I told ecology that the demolition was being undertaken under the big house application, and therefore the application for Two new houses had no requirement for a Bat survey. They were ok with that, and stopped muttering.