Understanding biodiversity net gain

What biodiversity net gain (BNG) is 

BNG is aan wayapproach ofto creatingdevelopment. andIt improving natural habitats. BNG makes sure developmentthat hashabitats afor measurablywildlife positiveare impactleft (‘netin gain’)a onmeasurably biodiversity,better comparedstate tothan whatthey waswere there before development.  the development

In England, BNG is becoming mandatory under Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021).

Developers must deliver a BNG of 10%. This means a development will result in more or better quality natural habitat than there was before development. 

Find out more about BNG in:

• step by step guidance for developers 

• step by step guidance for land managers

• guidance for local planning authorities (LPAs)

Measuring biodiversity  

For the purposes of BNG, biodiversity value is measured in standardised biodiversity units. 

A habitat will contain a number of biodiversity units, depending on things like its:  

• size  
• quality  
• location   
• type

Biodiversity units can be lost through development or generated through work to create and enhance habitats. 

Measuring biodiversity value

When considering biodiversity value, you should consult an ecologist. They will:  

• measure the biodiversity value of your existing habitat  
• advise on suitable habitat creation or enhancement for the land

Read guidance on using the biodiversity metric.  

Calculating the units

There is a statutory (official) biodiversity metric, which isyou amust wayuse ofto measuring:measure how many units:

• how many units a habitat contains before development  
• how many units are needed to replace the units of habitat lost and to achieve 10% BNG

Using the statutory biodiversity metric tool

To provecalculate you have accurately calculated the number of biodiversity units for existing habitat, or habitat enhancements to achieve BNG, you must use the calculator called the statutory biodiversity metric tool.

This tool applies the statutory biodiversity metric formula. 

Read guidance on the biodiversity metric.

Who BNG rules will affect 

You need to know about the new rules if you’re a: 

• developer of: 

  • of major developments when BNG becomes mandatory  developments 
  • developer of small sites from 2 April 2024    
  • developer of nationally significant infrastructure projects from late November 2025   
• land manager wanting to sell in the BNG market 
• local planning authority (LPA) 

Exempt developments 

Some developments are exempt from BNG regulations. requirements. 

Find out what types of development are exempt.

Ways to achieve BNG: on-site units, off-site units and statutory biodiversity credits 

Through site selection and layout, developers should avoid or reduce any negative impact on biodiversity. They must deliver at least 10% BNG, as measured by the statutory biodiversity metric.

There are 3 ways a developer can achieve 10% BNG: . 

1. They can enhancecreate and restore biodiversity on-site (within the red line boundary of a development site). 
2. If developers can only achieve part of their BNG on-site, they can deliver through a mixture of on-site and off-site. Developers can either make off-site biodiversity gains on their own land outside the development site, or buy off-site biodiversity units on the market.
3. If developers cannot achieve on-site or off-site BNG, they must buy statutory biodiversity credits from the government. This mustshould be a last resort. The government will use the revenue to invest in habitat creation in England.  

Developers can combine all 3 options, but must follow the steps in order. This order of steps is called the biodiversity gain hierarchy. 

Example

A developer cuts down some trees on the site. They must make up for this impact on the habitat, as well as delivering 10% BNG.

They must do a survey of habitat before development and use the statutory biodiversity metric to explore options. This tells them how to make up for the loss of the trees and what more they need to do to achieve 10% BNG.

If they cannot achieve the 10% BNG by creating and enhancing on-site habitats, they must buy off-site units.

If that is not enough to achieve BNG, they must buy statutory biodiversity credits.  

Creating, enhancing and maintaining habitats to deliver BNG 

The land managerowner is legally responsible for creating or enhancing habitat, and managing that habitat for at least 30 years to achieve the target condition. 

Ifcondition. This applies if you make on-site gains or sell off-site gains on a site you own,own. you are the land manager. If you buy off-site units, you are paying the land manager to manage the land for 30 years to achieve the target condition. 

What developers have to do 

There is step by step guidance for developers. 

Unless exempt, developers of major developments in England are required to provide 10% BNG once it becomes mandatory. . 

You must try to avoid loss of biodiverse habitat when doing development work. Developers must deliver at least 10% BNG, either on-site or off-site, or as a last resort by buying statutory biodiversity credits.  

You should check if the LPA requires you to deliver more BNG.

For significant on-site gains, and all off-site gains, you must maintain the BNGhabitats mustyou becreate maintainedor enhance for ata leastminimum of 30 years. ResponsibilitiesThe responsibilities will be set out in a legal agreement. 

The following guides will help you: 

• when you buyuse off-site units, record the allocation of off-site biodiversity gains on the public biodiversity gain sites register,register, with the land manager’sowner’s permission  
• estimate the cost of and buy statutory biodiversity credits if you’re unable to use on-site or off-site units 

Exploring options and using the biodiversity metric 

Read guidance on your options and how to find registered off-site units to buy. 

You should discuss your plans with an ecologist, who will measure the biodiversity value of your existing habitat and explore ways to achieve BNG using the metric tool.

If you have a small site, you don’t need an ecologist. You can either use the simpler small sites biodiversity metric tool yourself, or someone familiar with the site can do a survey and make a calculation. This could be the project manager, a gardener or a landscape architect.  

Read guidance on the biodiversity metric. 

Planning permission and biodiversity gain plans  

When you apply to the LPA for planning permission, you will need to confirm whether your development is exempt from BNG.

If it is not exempt, you will need to attach a metric tool calculation showing the site’s biodiversity value before development. You should also provide information about how you intend to meet the the BNG objective, requirement, including details of proposed significant on-site enhancements.  

YouFind mayout what information you need ato legalsubmit agreementwith your planning application.

You may also need aa legal habitat management and monitoring plan (HMMP)agreement. The terms of thesethe agreement will set out responsibilities for creationcreating, enhancing, monitoring and enhancement,reporting.  You might also need a habitat management and monitoring andplan reporting. (HMMP).

If the LPA grants planning permission, you will need to create a biodiversity gain plan. This is a document that shows how you will achieve achieve BNG.. You In your biodiversity gain plan you must provide evidence for yoursome of your BNG decisions.   decisions.

You must submit your biodiversity gain plan, including a metric tool calculation that shows how you will meet your mandatory BNG, to the LPA. (See the guidance on the biodiversity metric.) The LPA must approve or refuse your biodiversity gain plan within 8 weeks.  

The LPA must approve your biodiversity gain plan before you can start development. 

IfYou applicable,must themanage 30and yearsmaintain offor BNG30 managementyears, andstarting maintenancefrom startswhen fromyou complete the timedevelopment. theThis agreedincludes initialwhen habitatyou creationcomplete creating or enhancementenhancing isany completedon-site habitat (for example, after one year of tree planting, pond digging or seeding).  seeding).

If you do not meet your BNG requirements, you might be in breach of planning conditions, planning obligations or legal agreement, and the LPA could take enforcement action against you.   

What land managers have to do

Read step by step guidance for land managers. 

‘Land manager’ refers to these different roles across BNG guidance: 

• landowner 
• farmer 
• estate owner 
• habitat bank operator 
• facilities, property or estate manager 
• land agent 
• land advisor  
• planning authority using land they own 
• developer using land they own 

Selling on the BNG market is a choice for land managers. It is a potential source of revenue and could fund nature recovery work on your land. You can sell off-site biodiversity units on your land to developers, who may need to buy these under mandatory BNG requirements. 

Registering a site and recording units

WhenYou youwill sellneed yourto units,sign youa (orlegal theagreement developer, with youra permission)responsible needbody toor recordlocal theauthority. allocationThe oflegal off-siteagreement biodiversitywill gainsset toout ahow development.

Before you recordwill create, enhance, maintain and monitor the allocationbiodiversity of units,your youregistered needunits to registerdeliver aoff-site biodiversity gainnet sitegain.  ontoIt themust government’slast publiclyfor searchablea registerminimum of all30 off-site biodiversity projects.years.

Measuring biodiversity value

AsWhen part of registering, you needsell toyour consultunits, anyou ecologist(or who will measure the biodiversitydeveloper, valuewith of your existingpermission) habitatneed andto adviseapply onto suitablerecord habitat creation or enhancement for the land.

Readallocation guidanceof onoff-site using the biodiversity metricgains.  

You willto sign a legaldevelopment.

Before agreementyou withapply ato responsiblerecord bodythe orallocation localof authorityunits, which will set out how you willneed create,to enhance,register maintaina and monitor the biodiversity ofgain yoursite registeredonto unitsthe overgovernment’s apublicly minimumsearchable register of 30off-site years,biodiversity togain deliver off-site BNG.  sites.

What LPAs have to do

Read guidance for LPAs. 

Further information  

You can get support from:

• Future Homes Hub
• Local Government Association’s Planning Advisory Service

Feedback

Give feedback on this guidance by completing a short survey.