What Landowners and Developers Need to Know About Preliminary Ecological Appraisals (PEAs)

What Is a Preliminary Ecological Appraisal?

If you’re planning a development, a Preliminary Ecological Appraisal (PEA) is often the first step in understanding how your project might impact protected and/or notable wildlife and habitats. It’s a site assessment designed to identify any ecological constraints and/or opportunities associated with your land.

The goal of a PEA is to help you comply with environmental laws and avoid unexpected delays by flagging potential site constraints early. The assessment involves two parts:

• Desk Study – Researching existing ecological information about the site and surrounding area using pre-existing records and mapping tiles

• Field Survey – A site visit to identify habitats, species, or features that might need further attention or ecological surveys

When Do You Need a PEA?

You’ll likely need a PEA if your development site contains or is near semi-natural or natural habitats like woodlands, grassland ponds, or hedgerows, your planning authority requests one as part of the application process, or you want to identify issues early.

What Happens During a PEA?

Understanding Your Project

The process starts with your ecological consultant getting to know your plans. This involves understanding the size and location of your site, the type of development you’re proposing and any specific concerns or goals you might have for the project.

Researching the Area

The next step is a desk study to gather existing data about your land and its surroundings. This includes:

• Protected Sites: Checking for nearby wildlife designations, such as Sites of Special Scientific Interest (SSSIs), Local Wildlife Sites (LWS) or Special Protected Areas (SPAs)

• Species Records: Identifying known populations of protected or notable species in the area

• Habitat Maps: Reviewing aerial images and habitat data to understand your site’s context. For instance, is the site directly adjacent to designated priority habitat? If so, how will this effect the design of the surveys and site work going forward?

This information helps identify potential ecological constraints before anyone even sets foot on the land.

Visiting the Site

An experienced ecologist will then visit your land to conduct a field survey. During this visit, they will map habitats by recording the types of vegetation and habitat features present (e.g., grasslands, hedgerows, ponds). Spot key features by looking for signs of protected species, like bats, badgers, nesting birds, or great crested newts. They will also take notes and photos of the site and document areas that may need further investigation or management. The survey typically lasts a few hours to a full day, depending on the size and complexity of your site.

What Happens After the Survey?

Once the desk study and field survey are complete, the consultant will assess the site constraints and opportunities. Are there habitats and species within the land or in the land adjacent that could be impacted by your development? Are there areas where the biodiversity could be enhanced that aligns with the project goals?

The findings will then be compiled into a report which will include a summary of the site, how the proposed development is likely to effect protected species and habitats, and what the clear next steps are required to meeting planning requirements. This can include additional surveys, mitigation measures, or biodiversity enhancements.

What Should You Expect Next?

Based on the results of the site walkover and desk study, there may be a few necessary steps to take to ensure impacts are kept to a minimum and all relevant wildlife legislation is adhered too. You may need to conduct further surveys such as detailed bat activity, bat emergence, reptile or great crested newt surveys. You may need to implement mitigation or reasonable avoidance measures. This could include sensitive habitat management such as avoiding the breeding bird season. Or it could be designing biodiversity uplift within your site. Creating wildflower meadows, ponds or planting native trees are all small changes that can be implemented to enhance biodiversity.

If no significant ecological constraints are identified, you can proceed without additional steps.

Common Questions from Landowners and Developers:

Q: How long does a PEA take?

A: The desk study and field survey are typically completed in a few weeks, depending on the complexity of the site and availability of records.

Q: Can I avoid further surveys?

A: If your land is ecologically simple or ‘well-managed’, the PEA may conclude that no further work is needed. However, more complex sites may require additional surveys.

Q: Will the PEA delay my project?

A: Not if you plan ahead! A PEA helps identify issues early, allowing you to address them before submitting your planning application.

Key Takeaways for Landowners and Developers:

• Engage Early: The sooner you complete a PEA, the more flexibility you’ll have to address any ecological concerns

• Know the Laws: Wildlife protection laws are strict but manageable with the right approach

• See the Opportunities: A PEA isn’t just about avoiding problems—it’s a chance to add value to your project by enhancing biodiversity. Having a conservation and biodiversity focus within your development will be looked on favourably by local authorities

By working with experienced ecologists and planning ahead, you can ensure your development progresses smoothly while protecting and enhancing the environment.