CIVITY NGE Blog

Under the Environment Act, developers must achieve biodiversity net gain (BNG) on all qualifying development projects. This means delivering a 10% net gain in biodiversity value compared to the site’s baseline, using the statutory biodiversity metric or small sites metric. This blog outlines practical biodiversity net gain examples: how developers are meeting the 10% requirement. Whether through on-site habitat improvements, off-site biodiversity units, or, in rare cases, statutory biodiversity credits, we explain how developers are aligning with the biodiversity net gain regulations and how Civity helps navigate the process. Understanding the 10% Net Gain Requirement To deliver biodiversity net gain, developers must: Assess the baseline biodiversity units using the statutory biodiversity metric tool or the small sites metric. Compare pre-development biodiversity value with the proposed post-development value (after habitat creation, enhancement, or retention). Achieve a minimum 10% uplift in units via a legally secured biodiversity gain plan. Off-site biodiversity gains must be secured through a legal agreement—either a Section 106 agreement with the Local Planning Authority or a Conservation Covenant with a Responsible Body. On-site gains do not require registration but may still require a legal agreement and must be delivered and maintained in line with the approved Biodiversity Gain Plan and local planning conditions. Ensure a minimum of 30 years of land management and monitoring to preserve those gains.   This process applies to the majority of full planning permissions granted after February 2024, including minor developments and small sites. Example 1: On-Site Habitat Creation and Enhancement Description Some development sites are well-suited to achieve BNG entirely on site, especially where space, context, and habitat baseline allow. This is often the case for low-density housing schemes or brownfield sites with low existing biodiversity. How Developers Achieve On-Site Gains Enhance existing features such modified grassland, ponds, or on-site linear habitats such as hedgerows Integrate tree planting, wildflower meadows, green infrastructure, and SuDS. Apply the mitigation hierarchy to retain irreplaceable or sensitive habitats and build around them. Outcome 100% of the gain is delivered on the developer’s own land within the red line boundary. No need to source off-site compensation (i.e. biodiversity units)  Full alignment with the biodiversity gain hierarchy, maximising the natural environment benefits at the site itself. A legal agreement may still be needed to secure on-site gains. Good Practice Tip Achieve on-site gains early by integrating biodiversity into design from the outset. Developers should coordinate ecological advice, drainage strategies and access public realm design to enhance the on-site habitat network. Example 2: Combining On-Site and Off-Site Biodiversity Gains Description Where space is limited or development intensity is high, it’s not always possible to meet the full 10% on site. In these cases, developers often blend on-site biodiversity gains with off-site BNG purchases from third-party providers. How Developers Balance the Requirement Deliver as much as possible on site, such as enhancing on-site habitats, creating small wildflower areas, planting trees and hedgerows or restoring existing biodiversity assets. Source the remaining units via off-site biodiversity gains from a registered gain site on the biodiversity gain site register. Outcome A proportion of the gain is delivered on site, with the remaining delivered through purchase of off-site biodiversity units.  The developer meets their mandatory biodiversity net gain obligation without compromising build density or viability. The off-site component aligns with wider national (ideally local) conservation efforts. Good Practice Tip Work with a specialist like Civity to secure units from registered gain sites. We ensure the off-site delivery is legitimate, auditable, and aligned with the developer’s biodiversity metric and gain plan. Example 3: Using Statutory Biodiversity Credits (Last Resort) Description In exceptional cases, developers may be unable to meet BNG on or off site. This may occur where there are no suitable off-site BNG suppliers. Statutory Credit Purchase: Requirements and Evidence Before purchasing statutory biodiversity credits from the government, developers must first demonstrate that on-site and off-site options have been fully explored and are not deliverable. This includes: A clear explanation of why delivering the full 10% Biodiversity Net Gain (BNG) requirement is not feasible within the boundary of the development site. Evidence that alternative off-site solutions have been sought and are unavailable.   To meet this requirement, the Biodiversity Gain Plan must include proof that the developer has approached at least three separate off-site unit providers – this may include habitat banks, specialist brokers, or national trading platforms. Acceptable forms of evidence might include: Emails or letters showing engagement with unit providers. Screenshots from trading platforms demonstrating no matching units. Downloaded reports or search logs confirming no availability of required habitat types and locations.   Only once all reasonable efforts to secure on-site and off-site units have been documented can a developer proceed to purchase statutory biodiversity credits from Natural England to address any outstanding shortfall. The use of statutory credits must be clearly recorded in the Biodiversity Gain Plan and will be subject to review and approval by the Local Planning Authority. Outcome Statutory credits are used to reach the 10% uplift. Typically more expensive than other options and subject to scrutiny. Acceptable only if consistent with biodiversity net gain legislation and subject to the biodiversity gain condition in the planning permission. Good Practice Tip Statutory credits should only be used once off-site compensation and on-site enhancement options are proven infeasible. Planning authorities will require documentation to justify this route. Supporting Developers to Achieve Biodiversity Net Gain At Civity, we help developers meet their biodiversity net gain requirements in a compliant and efficient way. We: Review the submitted biodiversity metric calculations. Quote for the correct number and types of units – providing our most cost-effective option.  Help quantify and allocate off-site biodiversity units from our registered habitat banks. Assist in completing the biodiversity net gain plan, including referencing relevant local planning authority, site location, unit breakdowns and legal agreements. We work consultatively with your ecologist, planning consultant and legal advisor to ensure seamless integration of BNG into your wider development proposals. Delivering BNG in Practice These biodiversity net gain examples of how developers are meeting the 10% requirement demonstrate that BNG is achievable across a wide range of development sites. Key takeaways: Create biodiversity on site wherever possible Source off-site biodiversity units responsibly.  Only purchase biodiversity credits where no other option is feasible. Align with BNG on-site best practices and your relevant local planning authority’s expectations. With the right technical input, legal oversight and delivery support, developers can consistently achieve biodiversity net gain. To explore how Civity can support your planning application, secure off-site units, or assist with  your biodiversity net gain plan, please get in touch.

Registration of a gain site on the Biodiversity Gain Site Register is a critical step under the mandatory Biodiversity Net Gain (BNG) framework. Whether you are a landowner seeking to create a site that can generate biodiversity units or a developer analysing the availability of off‑site biodiversity units, understanding the process, including costs, required forms and common pitfalls, is essential. Civity supports landowners navigating this regime, aligned with the statutory requirements and best practice. Why register a site? Registering land on the Biodiversity Gain Site Register enables a land parcel to become eligible to deliver units that a development subject to BNG can use. Specifically: A development site must deliver a minimum 10% net gain in biodiversity value compared with the pre-development biodiversity value (using the statutory biodiversity metric tool). Where on-site habitat enhancements cannot deliver sufficient biodiversity units to meet the 10% net gain requirement, developers must rely on off-site gains. These units must be sourced from a biodiversity gain site that is both legally secured (via a Section 106 agreement or Conservation Covenant) and formally registered on Natural England’s Biodiversity Gain Site Register. The register supports transparency in the biodiversity gain market by recording where habitat creation or enhancement will occur, ensuring units are not double counted. Once a gain site is registered, the landowner may sell biodiversity units, and the developer may use them to meet their biodiversity net gain requirements. At Civity we advise both sides, landowners on the registration process and developers on sourcing units from registered sites, while ensuring alignment with the biodiversity gain plan and associated obligations. Key prerequisites: What you must have before applying Before submitting your application to register a gain site, you must ensure the following are in place: Proof of land ownership (title deeds or valid lease/authorisation) for the land you propose to register. A map setting out the boundary of the site.  A legal agreement securing the site for at least 30 years, either a Section 106 (with the relevant local planning authority) or a conservation covenant with a responsible body. A completed calculation using the statutory biodiversity metric (or metric tool) showing existing habitat (pre‑development biodiversity value) and proposed habitat (post‑development biodiversity) for the gain site. A Habitat Management and Monitoring Plan (HMMP) covering the management and monitoring of the habitat for the long‑term (30 years at least). A local land‑charge search certificate (so the legal agreement is registered). Application process, forms & costs Forms and submission There is a dedicated application form for registering a gain site and a separate (or combined) form if you are also allocating off‑site biodiversity units from your gain site to a development. The form requires details of the applicant (landowner or agent), the site (grid reference, hectares or length for linear habitats), the legal agreement, habitat information per metric row (creation or enhancement), and the development details if allocation to a development is sought. Supporting documentation must be submitted when requested (within a specified period), and you must pay the registration fee within 28 days of the request. Costs The registration fee for a gain site under the current guidance is £639. Additional costs you should budget for (not fees to the government but necessary costs) include: Ecological surveys and metric tool calculation (pre‑development and projected post‑development values) Legal fees for drafting the legal agreement (Section 106 or conservation covenant) Preparation of the HMMP and associated monitoring plan Land‑charge search and mapping costs Long‑term habitat management and monitoring (30‑year horizon) Ongoing costs for brokering units and allocating on the register Post‑submission Once you submit the application and payment, you will be notified within six weeks whether your application is accepted or if further information is required. If accepted, you will receive a unique gain site reference number, and your site will appear on the public register. At Civity: How we support you We provide tailored support for both landowners and developers in respect of the Biodiversity Gain Site Register and related BNG obligations. For landowners: We provide a free desk‑based assessment, support preparation of the metric calculation, liaise on the legal agreement (Section 106 / conservation covenant), develop the HMMP, and submit the registration documentation on your behalf. We work alongside the landowner throughout the entirety of the scheme as their monitoring ecologist. Civity also broker and pool the unit sales. For developers: We provide off-site biodiversity units from already registered sites, verify the metric calculations and allocation, and assist in completing the biodiversity gain plan.This ensures the process is efficient, aligned with regulation and free from surprise delays or pitfalls. Conclusion Registering a biodiversity gain site is a non‑optional component of the BNG framework for off‑site units. The process includes the legal securing of land, metric calculation, HMMP preparation, form submission and payment of the fee. Landowners who register sites open the opportunity to sell biodiversity units, while developers gain access to compliant units and support for their biodiversity net gain plan. By understanding the costs, forms and common pitfalls, you are far better equipped to proceed with confidence. If you are considering registering a site, or if you are a developer seeking to allocate or purchase units, we recommend contacting our team at Civity for an initial consultation and next-step outline.

The Biodiversity Gain Site Register is a statutory tool underpinning mandatory BNG (Biodiversity Net Gain) under the Environment Act 2021. It records sites legally committed to delivering off-site biodiversity units, forming a vital part of the biodiversity gain hierarchy. Whether you’re a landowner looking to generate income from your own land or a developer aiming to secure planning permission, understanding this public register is essential. This article outlines the biodiversity gain site register key facts for landowners and developers, clarifying roles, responsibilities, and how Civity supports the process. What Is the Biodiversity Gain Site Register? Launched by Natural England, the gain site register lists all legally secured biodiversity gain sites in England. These sites produce biodiversity units through habitat creation or habitat enhancement and are used to offset habitat lost on development sites that cannot meet their BNG requirement on-site. To appear on the register, a site must have: A legal agreement in place (either a Section 106 planning obligation or a Conservation Covenant with a Responsible Body) A compliant Habitat Management and Monitoring Plan (HMMP) Completion of registration Only registered gain sites can lawfully sell biodiversity units to developers under the current mandatory BNG framework. For Landowners: Unlocking Income Through Registration Registration unlocks the ability to sell biodiversity units from your land, creating long-term income via funded habitat enhancement works. Civity supports landowners through a clear, staged process from free desk-based assessments to full registration on the gain site register. To qualify as a biodiversity gain site, your land must meet the following conditions: Clear land ownership Defined parcels outside any red line boundary of a development site Measurable biodiversity value uplift, demonstrated via the statutory biodiversity metric tool A completed and approved monitoring plan with enforceable legal agreement in place – either an SE106 or Conservation Covenant Agreement Civity manages all legal and administrative steps required to establish a biodiversity gain site, including liaison with the Local Planning Authority or the Responsible Body. We also take care of registering the site with Natural England’s Biodiversity Gain Site Register. We can carry out ecological surveys on gain sites (not on development sites); we work closely with landowners and their ecologists to ensure that baseline assessments and HMMPs meet regulatory and market requirements. We also only begin habitat work once sufficient biodiversity units have been sold to cover full habitat management and delivery costs, reducing financial risk. For Developers: Using Off-Site Units to Achieve BNG Under the biodiversity net gain principle, developers must deliver a minimum 10% net gain in biodiversity. Where this cannot be achieved through on-site gains, off-site biodiversity units from registered sites are required to meet the BNG requirement. Civity offers developers: Access to verified off-site units from our landbanks Support to align with the statutory biodiversity metric Clarification on trading rules and metric tool calculation Assistance in completing the Biodiversity Gain Plan (Schedule 7A) for planning applications We do not assist with securing on-site BNG schemes or DIY off-site BNG on developer-owned land. Instead, we provide a reliable route to secure off-site units backed by compliant registration and legal documentation. Our approach ensures that developers can achieve BNG without needing to navigate complex conservation efforts or engage multiple parties independently. Legal Mechanisms: Section 106 or Conservation Covenant Every gain site must be secured via a legal agreement to ensure delivery for at least 30 years: A Section 106 agreement involves the local planning authority. A conservation covenant involves a responsible body Civity advises on the most appropriate route depending on our working relationship with the Local Authority/Responsible Body and the relative speed and ease of pursuing the SE106 or conservation covenant route. These agreements are central to formalising your commitment to the biodiversity gain objective. Why the Metric Matters All calculations are made using the DEFRA statutory biodiversity metric tool, which assesses the existing habitat, its condition, and the proposed biodiversity enhancements. This tool underpins both the biodiversity gain plan and the allocation of statutory biodiversity units/credits where needed. Each registered site must provide evidence of gains using this metric tool, including: Pre- and post-enhancement/creation assessments Habitat creation targets and delivery rates Long-term management and monitoring schedules Benefits of Working with Civity For Landowners: No need to deal directly with planning authorities or Responsible Body; we manage the full process Fixed minimum payments adjusted for inflation over 31 years Retention of rights to other potential income streams (e.g., nutrient neutrality) Ongoing payments for management, including contingency funding and surplus sharing For Developers: Access to fully compliant off-site BNG units Support aligning biodiversity net gain with local policies and planning permission Confidence that units are from a registered, auditable biodiversity gain site (or will be registered by the time are units are required in full). Streamlined coordination across legal, ecological, and commercial aspects Registration Is a Statutory Requirement Only off-site biodiversity gains need to be registered on Natural England’s Biodiversity Gain Site Register. On-site habitat enhancements, while subject to metric validation and planning authority approval, do not require registration on the national register. For off-site units to be valid and credited toward the developer’s 10% Biodiversity Net Gain, they must be traceable via a formal legal agreement (Section 106 or Conservation Covenant) and appear on the register. Attempting to meet BNG requirements without using the statutory biodiversity mechanisms will likely result in planning applications being refused or subject to delay. At Civity, we ensure every unit transacted is tied to a legally secured, verifiable biodiversity enhancement aligned with national regulations and supported by a robust monitoring plan. Enabling Legal, Transparent Nature Recovery The Biodiversity Gain Site Register is more than a record; it’s the statutory foundation for credible conservation efforts across England. For developers, it safeguards the integrity of your planning permission. For landowners, it transforms land into a reliable long-term income source. Through Civity, you can engage confidently with this process, whether you’re aiming to sell biodiversity units or secure compliant off-site gains.

At Civity, we’re proud to offer BNG units from one of Warwickshire’s most exceptional sites – Edstone Park. As leading specialists in Biodiversity Net Gain (BNG), we’ve carefully developed this 200-year-old parkland into a model for how heritage and ecology can work in harmony. This remarkable transformation hasn’t happened overnight. Working with ecological surveys, heritage assessments, and careful management planning, we’ve unlocked the site’s potential to deliver both biodiversity gains and heritage preservation in a sensitive manner. A Living Ecological Treasure The site comprises permanent pasture that is at least 200 years old, supporting several areas of ridge and furrow and numerous mature trees that have witnessed centuries of change. What makes this location particularly special from an ecological perspective is that the entire site is classified as a very high distinctiveness UK Priority habitat: wood-pasture and parkland – a designation that speaks to its exceptional ecological and historical value. A detailed survey of all trees on site confirmed the site supports 163 trees and tree groups, creating a mosaic of features that support diverse wildlife communities. Among these, six trees are potentially ancient, and 17 are veteran – living monuments that provide irreplaceable niches for countless species. These ancient and veteran trees are not just botanical specimens; they’re entire ecosystems in themselves, supporting rare lichens, fungi, and invertebrates and providing crucial breeding and resting sites for birds and bats. The site supports several protected and notable species, creating a haven for wildlife in an increasingly fragmented landscape. Regular sightings include bats using the veteran trees for roosting, brown hare grazing in the historic pastures, and even evidence of otter along the adjacent watercourse. Badgers have established evidence within the parkland, while hedgehogs – increasingly rare in the British countryside – find refuge in the diverse habitat mosaic. Sustainable Management Meets Conservation The habitats at the site are well looked after, with the trees regularly inspected and tended by arboriculturalists as necessary, and the grassland grazed responsibly. This careful stewardship has maintained the site’s ecological value over the decades, but BNG funding now offers the opportunity to enhance it further. BNG funding will allow for additional tree planting to replace historic losses, ensuring the parkland’s tree population remains robust for future generations. Perhaps even more significantly, BNG funding will also allow for the grazing intensity and duration to be reduced, acting as replacement income to enable a return to a historical rotational grazing management rotation that lets grasslands become tall and flower-rich in summer. This approach mirrors traditional land management practices that created the biodiversity-rich landscapes we’re now working to protect. The soil conditions are optimal for enhancing the biodiversity of the existing pastures, with elevated levels of organic matter (likely due to the old age of the grassland itself) and low levels of available phosphate. These conditions are increasingly rare in modern agricultural landscapes, where decades of intensive modern farming have often led to nutrient enrichment that reduces botanical diversity. The site lies adjacent to a local wildlife site watercourse, which is to be fully protected by the proposals, with the riparian corridor enhanced by scrub planting and improvements to the species-richness of the grass. This creates vital wildlife corridors that connect habitats across the wider landscape. A Window into Edstone’s Past The historical significance of this site adds another layer of importance to its conservation. Obtaining EIA (Agriculture) 2006 regulations screening decision required a closer look at historic and archaeological heritage assets to ensure we were not negatively impacting them. To this end, Derek Cater at Network Archaeology was commissioned to undertake a Historic Landscape Assessment, revealing a fascinating story of continuous human occupation and land use. The parkland is around 200 years old, designed and laid out in the early 1800s during the height of the English landscape park movement. The parkland is recorded as a heritage asset for the site of the former Hall and its parkland grounds. Other heritage assets listed by Warwickshire Historic Environmental Record (HER) at the site include: ridge and furrow fields and a deserted medieval settlement, painting a picture of centuries of agricultural and social history. The grounds contained a medieval village, which is now a subterranean archaeological feature with no above-ground remains, preserved beneath the parkland turf. This hidden history adds depth to our understanding of the site’s long relationship with human settlement and land use. A large hall was constructed in the 19th Century: Edstone Hall, which became the centrepiece of the designed landscape. After a brief spell as a hotel, the hall was demolished in the 1930s and rebuilt as a church study campus, reflecting the site’s evolving role in the community over time. The park includes several listed buildings, ridge and furrow fields, pleasure grounds, medieval halls and a serpentine lake – features that tell the story of changing fashions in landscape design and land use over the centuries. Harmonising Conservation Goals What makes this BNG project particularly successful is how the ecological features were sensitively designed to avoid severe impacts on the various heritage assets. The proposals will overall provide a beneficial impact on the parkland in respect of the proposed tree planting, which is appropriate to the existing landscape character and will replace trees that were originally present but have since died or been removed without replacement. This approach demonstrates that biodiversity enhancement and heritage conservation are not competing objectives but complementary goals. By understanding and respecting the site’s historical development, the BNG scheme enhances both its ecological and cultural value. Looking to the Future This site represents a model for how BNG can work in practice – not as a burden on landowners or a box-ticking exercise for developers, but as an opportunity to restore and enhance our most precious landscapes. By combining ecological expertise with historical understanding and supporting it with appropriate funding mechanisms, we can ensure that sites like this continue to provide benefits for wildlife, people, and our cultural heritage for generations to come. The success of this project lies not just in the biodiversity units it will generate, but in its holistic approach to landscape management. It shows that when we value both nature and heritage, when we understand that the two are often inseparable, we can create outcomes that benefit everything and everyone involved. As we move forward with BNG implementation across the country, sites like this historic Warwickshire parkland light the way, showing how careful planning, respect for heritage, and ecological ambition can combine to create landscapes that are richer, more diverse, and more resilient than ever before. BNG Units Available at Edstone Park This exceptional site is now officially registered on the national BNG register. The registration demonstrates compliance with national BNG standards. For developers seeking high-quality BNG units from a site that combines ecological excellence with heritage preservation, Civity offers units from Edstone Park. You can find out more about BNG units for sale at Edstone Park and how purchasing these units supports the long-term conservation of this remarkable landscape. As an authorised BNG provider, Civity offers premium units from Edstone Park. Our ecological expertise ensures your investment delivers both compliance and genuine environmental benefit.