Understanding Biodiversity Net Gains (BNG) and how it affects your development

Why BNG matters for Suffolk and for you

Suffolk is a county rich in wildlife, with beautiful countryside, wetlands, coastal areas and a wealth of biodiversity. Local conservation bodies see BNG as an opportunity: when done properly, developments can help restore habitats, support wildlife, and enhance the long-term value and enjoyment of land.

From a buyer’s or seller’s perspective, it adds an important new dimension to how you assess a property’s potential. Land that might have once seemed straightforward to develop could come with extra requirements, or conversely, land that already includes or provides scope for habitat enhancement could suddenly be more attractive.

For sellers and landowners, BNG introduces the possibility of either delivering on-site habitat improvements (which may make development more attractive) or, if you own good land,  potentially generating biodiversity units for sale via habitat banks or off-site biodiversity schemes.

How BNG works in practice

When a planning application is now submitted, BNG conditions apply (unless the development is exempt).

Here’s roughly how the process works:

1. An ecological survey assesses the existing habitat on the site.
2. That survey is used to calculate how many “biodiversity units” are present now.
3. To satisfy BNG, the post-development habitat (or combination of on-site, off-site or purchased credits) must equal the original units plus at least 10% more.
4. The chosen plan must be approved by the local authority before work begins.
5. Any habitat enhancements (whether on or off-site) must be maintained for a minimum of 30 years.

What this means for buyers, sellers and developers

When you’re buying or selling property in Suffolk, the arrival of BNG means several new considerations:

• For Sellers/Landowners: If your land includes habitats, you may need an ecological survey before selling or planning development. Selling ‘raw’ farmland is no longer straightforward and the biodiversity value may influence interest and price. Conversely, well-managed land suitable for habitat enhancement (or already with nature-rich features) may attract premium value.
• For Buyers/Developers: A new build or conversion project now carries the responsibility of biodiversity net gain. That means factoring in ecological costs, design for habitats or paying for off-site credits, adding to the cost and timeline.
• For the Wider Community: Done well, BNG can enhance local green spaces – ponds, woodlands or hedgerows that improve flood resilience, air quality, biodiversity, and local amenity value. For buyers, that can mean greener, more pleasant surroundings.

BNG does not replace other wildlife protections. If your land includes protected species, such as bats, dormice, protected wetlands, those legal protections remain in force. BNG is an additional layer, not a trade-off. Also, not all habitat improvements count. It’s also worth noting that 10% may just be a starting figure.

It is worth nothing that ‘self-builders’ are generally exempt from BNG requirements. Equally, requirements do differ between the various district councils across our area so it is always worth checking with the specific council in question before getting started.

We’re here to help

Biodiversity Net Gain represents an important shift in how property development meets environmental responsibilities. Developments must leave nature better off than before. But it makes things a bit more complex for buyers, sellers and developers to understand.

If you’re unsure whether BNG applies to a property you are interested in, or you’d like help navigating the requirements, just get in touch.