The local planning authority will request a number of possible surveys. These will ask you to submit the results with your planning application. Here’s how to spot if you need a survey and what this might entail.

Tree surveys

A plot with many trees, or significant trees which could be harmed during construction and/or after the house is built is likely to need a tree survey. Some trees can be cut down but this isn’t always permissible – or even agreeable. Check the council register to identify trees protected with a Tree Preservation Order (TPO). Trees in conservation areas are automatically protected.

A tree survey is the first stage and carried out by an arboriculturist. They will advise if an Arboricultural Impact Assessment (AIA) is necessary. The AIA is more involved, identifying the trees and the root protection required by each. The report highlights how the development will impact the trees, and makes recommendations on keeping/removing certain trees with measures to protect those staying. It will also comment on the effects to neighbours’ light and shade and the surrounding area. Find a local arboriculturist here: www.trees.org.uk/Find-a-professional.

Ecological surveys

Some sites have characteristics that indicate there could be the presence of protected wildlife and plants. Old and derelict buildings can be a habitat for owls and bats, and crested newts can be present in nearby ponds. Other concerns are destroying habitats for reptiles and badgers, and removing rare plants.

An ecology consultant carries out the appropriate survey and identifies and maps out the habitats. In some cases, this can only be done at certain times of the year. For example, a bat survey needs to be during the active season between May and September. The survey involves an ecologist on site early morning and late evening so it’s a time-consuming and costly exercise. A list of protected species can be found here with seasonal timetables for surveys: www.ecosa.co.uk/survey-timetable.

If evidence of a protected species is found during the survey then this shouldn’t stop you from building. You’ll need to make provision in your project as outlined by the ecologist’s report. You will need bat boxes fitting in this case.

Land surveys

This could prove useful if the plot is steeply sloping, it’s an odd shape or unusually narrow. A survey details precise measurements and levels that can be passed on to your designer. You’ll be clearer about the feasibility of your build and can use this information to get a better idea of the costs to tackle the groundworks and foundations.

If the plot has tricky access, or obstacles like a manhole or telegraph pole, planning will want a survey. This will help you justify how you’re going to tackle the problems. Find a land surveyor near you through the Royal Institute of Chartered Surveyors www.ricsfirms.com/residential/improvements/self-build.

Flood risk surveys

Plots that are in flood zone two or three (moderate and high chance of flooding) will need a flood risk assessment by a flood risk specialist. You can find out if your plot is in a flood zone here: flood-map-for-planning.service.gov.uk. The report will highlight the risks and recommend measures to mitigate those risks in the design of the house and landscaping.

Soil surveys

Plots that were once industrial – perhaps an old petrol station, factory or workshop – are at higher risk of contamination. If contaminated you will need a solution to rectify the problem found in the survey.

 

Ground that looks boggy or subsiding is also worth investigating. Building control can confirm the soil conditions but a soil survey can take this a step further and identify the best foundation design for the project.

Surveys in designated areas

A plot in a conservation area, national park or archaeological area (identified on a council’s map) will need a survey of sorts. In the latter, a specialist archaeologist does the assessment and makes recommendations. Later the council may decide a ‘watching brief’ is necessary, whereby an archaeologist monitors the excavations to check for signs of archaeological interest. A landscape impact assessment will show how a new build will affect a national park. In the case of a plot in a conservation area or near a listed building, a heritage statement justifies how the new house can fit in. An independent heritage specialist will carry out the statement.