Key steps and guidance for submitting a BNG application

We've outlined the key steps and guidance for submitting a BNG application on this page. You can also download a flow diagram of this information.

Does Biodiversity Net Gain (BNG) apply to your application?

BNG applies to all planning applications unless one of the following exemptions apply:

  • Householder development
  • Self-build or custom development. The self-build/custom exemption only applies if the development is 9 dwellings or less, 0.5 hectares in area or less and if the proposal is exclusively self-build or custom
  • Development impacting less than 25 square metres of habitat or 5 metres of linear habitat (unless a priority habitat)
  • BNG sites themselves

If your application is exempt

The application will be registered using the usual non-BNG validation.

If BNG applies

To be registered as valid, the application must include a completed site-specific Biodiversity Net Gain Metric plus information detailing how the 10 per cent BNG requirement will be met. See the What to include with your application section below.

The 3 options for meeting the 10 per cent Biodiversity Net Gain requirement

Option 1 - on site

  • Enhance or restore biodiversity on the development site
  • On small straightforward sites delivery can be secured solely by planning condition
  • Larger sites may still require a section 106 agreement
  • The deemed biodiversity gain condition will still apply

Option 2 - off site

  • Enhance or restore biodiversity on other land owned by the developer or purchase off-site biodiversity units
  • Off-site delivery will always require a section 106 agreement, as planning conditions alone cannot control land outside of the application site nor can they control financial matters
  • The deemed biodiversity gain condition will still apply

Option 3 - Off-site statutory credits

  • Purchase statutory biodiversity credits from the government (as a last resort if option 1 and 2 are not possible)
  • A section 106 agreement will not be required to secure these credits, however the deemed biodiversity gain condition will still apply

Permission granted

Biodiversity Gain Plan (BGP) condition

  • In all cases a BGP will need to be submitted (for approval) before starting development on site. The BGP will need to include a final, completed BNG metric plus pre-development and post-development plans. This will be assessed by our expert ecological advisers
  • You must provide BNG register reference numbers for off-site units
  • You must provide proof of purchase of any statutory credits

Habitat Management and Monitoring Plan (HMMP) condition

In most cases a HMMP will need to be submitted (for approval) setting out how the approved biodiversity measures will be managed and monitored for a minimum a 30-year period.  In cases where a section 106 agreement is to be used to secure other matters, the HMMP will form part of that agreement (rather than being dealt with by planning condition).

Notes

Biodiversity Net Gain Metric

The biodiversity metric measures the biodiversity value of habitats by calculating the number of ‘biodiversity units’ at the site. This will take into account the number of units before development (the baseline) and what is predicted to be the case after development, to demonstrate that the 10 per cent gain will be achieved. These calculations need to be submitted with every BNG applicable application.

There is a simplified small sites metric which can be used for non-major applications (subject to certain limitations). In all other cases the statutory biodiversity metric must be used.

Whilst the finer detail is dealt with by BNG condition (see below) information setting out how 10 per cent BNG will be achieved will still be required upfront

What to include with your application

The following information must be included with your application for it to be validated:

  1. A statement confirming whether the application is BNG applicable or not (and why)
  2. The pre-development biodiversity value of the date of the application including the completed matric and working calculations.  You can use a date earlier than the application date but you must give valid reasons
  3. A statement confirming whether the habitat on site has deteriorated in the time leading up to the application date. If it has, then an earlier date prior to this deterioration must be used
  4. A description of any irreplaceable on-site habitat
  5. A scaled site plan showing habitat on site

Ensuring your biodiversity information is correct

We will check that the biodiversity metric has been properly applied and that prescribed rules and methodology have been correctly followed.

We will check that the Biodiversity Net Gain hierarchy has been correctly and reasonably followed. The BNG hierarchy dictates that meeting BNG obligations onsite is the strong preference; followed by off-site provision and as a last resort, the purchase of statutory credits. The options pursued (which may be a combination) must be fully justified.

General biodiversity gain condition

Every planning application we approve where BNG applies, will be subject to the statutory ‘general biodiversity gain condition’. This will be the case whether or not there is also a section 106 agreement in place.

You will need to submit a Biodiversity Gain Plan (BGP) before starting development. The BGP must set out how 10 per cent BNG will be achieved. There is a fee of £145 for such an application.

We strongly advise you to use the government’s BGP template.