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The Environment Act 2021 introduced a new approach to development and planning requiring developers to leave the natural environment in a measurably better state than pre-development. The regime requires all planning permissions to be granted subject to a deemed condition imposing a requirement for a 10% increase in biodiversity, creating a net-positive impact on the natural environment.
As part of the government’s green deal plans, the biodiversity net gain (“BNG”) requirements were supposed to be imposed from November 2023. However, this was then delayed was implemented on 12 February 2024.
The regulations apply to all new planning permissions save for those which arise from applications pending determination and submitted prior to 12 February 2024 and new applications under Section 73 of the Town and Country Planning Act 1990 to vary an existing planning permission granted before 12 February 2024.
A BNG plan which details how the gain will be achieved must be submitted and approved by the local planning authority. Crucially, this must be approved before development can commence. The requirement for BNG is a deemed condition and so exists in statute prior to the grant of planning permission. Applicants do not necessarily need to wait until grant of planning permission to discharge the condition, and can submit the BNG plan with the planning application.
The regime encourages developers to first avoid harming the environment, then mitigate and finally compensate for the losses in biodiversity. The BNG plan will only be approved if the biodiversity value on site post-development is at least 110% of the pre-development value. This is calculated based on credits assigned to biodiversity units.
The value of the land (in terms of units) is calculated using a specific metric which takes account of:
Developers can meet the requirements in three different ways:
While the concept of mandatory biodiversity net gain sounds promising, its practical implementation presents various challenges:
The mandatory BNG requirement is a relatively new concept in the planning and development industry. As a result, there are existing gaps and issues in industry knowledge, including:
The delayed implementation of the policy has provided additional time for developers to prepare for these changes and challenges. However, it is crucial for smaller developers to access guidance and support to navigate the complexities of biodiversity net gain. Government agencies and environmental organizations can play a crucial role in providing resources and assistance to ensure that smaller developers can meet the policy's requirements.
For more information on BNG plans or how our development and housebuilding experts can support you and your BNG requirements, please get in touch.
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