Why Reptile Survey Matter in Planning
Reptiles are protected species in the UK, and local planning authorities must consider them when assessing development proposals. In fact, all native reptiles in England (such as snakes and lizards) are protected under the Wildlife and Countryside Act 1981 (as amended), which makes it illegal to deliberately kill or injure them. This means that before granting planning permission, councils will often require a reptile survey to ensure the works do not harm any reptiles. Therefore, failing to address reptiles can lead to delays, planning refusal, or even legal trouble if animals are harmed (since intentionally killing or injuring a reptile is an offence).
By conducting a proper reptile survey and mitigation plan, developers can demonstrate they are taking reasonable measures to avoid harm to reptiles. Such proactive steps are usually expected by both Natural England and the local council. Notably, Natural England’s standing advice on reptiles is clear that it should be taken into account when making planning decisions. In England, this guidance acts as a material consideration for councils on when to ask for surveys and how to handle protected reptiles.
Following the steps in this guide will help you meet those requirements. This guide breaks down the process into a clear step-by-step plan. It covers everything from early assessment to long-term habitat management, so you can confidently navigate the reptile survey process.
Protected Reptile Species in England
England has six native species of reptiles, all of which are protected to some degree. The four more widespread species – adder (Vipera berus), grass snake (Natrix helvetica), common lizard (Zootoca vivipara), and slow-worm (Anguis fragilis) – are relatively common in suitable habitats. These are often the reptiles encountered on development sites. Under law, it is illegal to intentionally kill or injure any of these species.
The other two native reptiles, the smooth snake (Coronella austriaca) and sand lizard (Lacerta agilis), are much rarer and found only in very specific areas (such as sandy heathlands in parts of Dorset, Hampshire and Surrey). Smooth snakes and sand lizards have the highest level of protection as European Protected Species. It is illegal not only to harm them, but also to capture or disturb them or damage their habitats. Surveys for these rare species require a special licence from Natural England. If your project is in an area of southern heathland (for example, certain heathland sites in Surrey), you may need a licensed ecologist to check for smooth snakes or sand lizards.
Moreover, because all these native species of reptile are declining nationally, they are listed as rare and most threatened species under Section 41 of the Natural Environment and Rural Communities (NERC) Act 2006. In practice, this means planning authorities and developers have a biodiversity duty to consider and conserve them. A local planning authority cannot just ignore reptiles or assume they’ll be fine. By law and policy, developers must show they have assessed whether reptiles are present on site. They must also demonstrate that they will avoid or mitigate any negative impacts on reptiles. Failing to do so could violate planning guidelines and wildlife law.
When is a Reptile Survey Required?
However, not every project will need a reptile survey. For example, a city-centre site with no green space is unlikely to support reptiles. You should expect to do a reptile survey if:
The site or nearby land provides suitable reptile habitat (e.g. rough grassland, heathland, scrubby areas, brownfield sites with rubble or debris, railway embankments, allotments, compost heaps, etc.). These habitats can support reptiles like slow-worms, grass snakes, common lizards or adders. Even a derelict garden or field with tall grass and log piles might harbor reptiles.
Existing records or local observations suggest reptiles may be present in the area. For instance, if slow-worms or grass snakes have been recorded on or adjacent to the site before, the council will likely ask for a survey. You can check databases like the NBN Atlas by species and location for any reptile records in your area. You can also contact your Local Environmental Records Centre (LERC) to ask about any recorded reptile sightings on or near the site.
The development could harm reptiles or their habitat if they are present. For example, clearing vegetation, removing log piles, or building over rough ground could break apart suitable habitat for reptiles or put reptiles at risk.
Importantly, absence of any previous record doesn’t prove absence of reptiles. It could simply mean no one has surveyed that location yet. Local records centers (like the Surrey Biodiversity Information Centre in Surrey) or volunteer herpetology groups might provide background info, but a field survey is often still needed to be sure. So, if there’s any reasonable chance native reptiles are on site, the prudent approach (and usually the council’s requirement) is to carry out a survey. This is one case where “better safe than sorry” definitely applies.
Often, a Preliminary Ecological Appraisal (PEA) is the first step in assessing a site’s ecology. During a PEA, an ecologist will do a habitat survey and identify potential for protected species. If the PEA finds features like tussocky grass, bramble thickets, compost piles, or rubble that could be supporting reptiles, it will recommend a reptile survey at the appropriate time of year. Indeed, a PEA is often the stage when the need for a reptile survey is flagged to the developer. In many cases, the local planning authority will make a planning application invalid (or attach a strict condition) until a reptile survey report is provided, so it’s best to identify this need early.
Planning and Preparing for a Reptile Survey
Plan ahead: Reptile surveys can only be done in the warmer months when reptiles are active. In England, reptiles hibernate over winter; generally March to October is the active season when surveys are possible. Within that period, the most effective months for surveying tend to be April, May and September when weather conditions are ideal. (Midsummer can be too hot and mid-winter too cold for reliable results.) If you fail to schedule surveys in this window, your project could be delayed. Works might have to wait until the next spring or autumn if you miss the chance. Therefore, it’s wise to plan reptile surveys well in advance as part of your project timeline.
Next, engage a qualified ecologist or ecology consultancy to carry out the survey. Reptile surveying requires expertise in finding and identifying these secretive creatures. Your ecologist should have experience with reptile surveys (and if smooth snakes or sand lizards could be present, they must hold the appropriate survey licence). CIEEM (the Chartered Institute of Ecology and Environmental Management) publishes competencies for species surveys, so using a CIEEM-registered ecologist helps ensure the work meets professional standards. This specialist will also design the survey method and obtain any necessary permissions.
Desk study & permissions: Before fieldwork, the ecologist will often conduct a desk study. This includes gathering existing reptile data (from local records centres, the MAGIC Map, NBN Atlas, etc.) and studying maps or aerial photos to identify likely reptile habitat on or near the site. It’s helpful to know if the site is near known populations (for example, near a designated Key Reptile Site or a local nature reserve). Additionally, ensure you have landowner permission for the survey. The survey usually involves placing materials on the ground (see next section). You may need written permission from the landowner or manager to allow leaving these items on site. This avoids any misunderstandings if someone finds the survey materials. Also, coordinate with any other surveys (for example, great crested newt or bat surveys) to ensure no conflicts in timing.
Finally, prepare the site: If vegetation is very overgrown, the ecologist might suggest lightly strimming a few paths or clearing small patches to lay down refugia (see below), but generally the habitat should be left as is until the survey is done. Do not clear or mow the site before the reptile survey, as that defeats the purpose. If the site is unsafe or inaccessible (e.g. piles of debris), take care of those issues in advance so the survey team can do their job safely. Being prepared will make the survey more efficient and effective.
Step-by-Step Reptile Survey Methodology
Once the planning and preparation are done, the ecologist will carry out the reptile survey following standard methods. Here is a step-by-step breakdown of how a reptile survey is typically conducted for a development site:
Step 1: Habitat Walkover and Refugia Placement – The ecologist visits the site to identify the best spots where reptiles might be hiding or basking. They will place artificial refugia (also called cover objects) around the site in these likely reptile “hotspots.” Refugia are usually pieces of bitumen roofing felt or corrugated metal (tin) about 0.5m² in size. These materials warm up quickly in the sun and provide attractive shelter for reptiles.
The survey will use a sufficient number of refugia – typically around 5–10 refugia per hectare of suitable habitat (10 per hectare is a common recommendation). Each refuge is laid flat on the ground, preferably in a sunny or edge habitat spot near vegetation cover. The ecologist then leaves the refugia in place for at least a week to “bed in” or weather-in. This gives reptiles time to get used to the new objects in their environment before the ecologist begins the checks.
Step 2: Multiple Survey Visits – After the refugia have been set, the ecologist will return to the site multiple times to check them for reptiles. A presence/absence reptile survey usually involves at least seven separate visits in suitable weather conditions. The ecologist spaces these visits out over a few weeks (and they are not done on consecutive days) to increase the chances of encountering reptiles that may move around. Each visit is conducted during the reptiles’ daily active times – often mid-morning or late afternoon when temperatures are mild.
Ideally, the air temperature should be between about 9°C and 18°C. On cooler sunny days, late morning sunshine entices reptiles to bask; on warmer days, early morning or hazy sun is better so it’s not too hot. The surveyor will avoid very cold, very hot, or extremely windy and rainy weather, as those conditions reduce reptile activity. By covering a range of weather conditions and times, the survey maximizes the chance of detecting any reptiles present.
During each visit, the ecologist quietly approaches and checks under each refuge, carefully lifting it to see if any reptiles are using it. They also scan the surrounding habitat for reptiles basking in the open (for example, an adder might be spotted sunning on a bank, or a lizard on a log). Additionally, the surveyor records all observations: species, number of individuals, sex/age (if discernible), location, and weather conditions.
Common species that might turn up include slow-worms under the felts or tins, common lizards darting away through the grass, grass snakes sheltering under refugia or rustling away, or even an adder nearby. Each species has its own habits – for instance, slow-worms often hide under refuges, while grass snakes may be found under covers or swimming in a pond, and lizards often bask on top of objects. The surveyor’s trained eye is key to spotting reptiles that others might miss.
Step 3: Data Assessment and Results – After completing the series of visits, the ecologist analyzes the results. If reptiles are found, the survey confirms their presence and identifies which species are on site (and roughly how many). If no reptiles are found after sufficient effort in good conditions, it suggests it’s likely the site does not support a reptile population (at least at the time of year surveyed). Note that it is very difficult to prove total absence – but the greater the number of survey visits with no sightings, the more confident you can be that reptiles are not present. Generally, at least seven visits in suitable weather are recommended to conclude likely absence.
In fact, research using occupancy modeling has shown that in the UK, 3–4 survey visits that use both walking searches and refugia can result in 95% certainty of detecting a reptile species if it is present. Thus, most ecologists err on the side of caution and do a few more visits than the bare minimum.
If one or more reptiles are found during the survey, the ecologist will consider the population size and distribution on site. In some cases, additional visits or a more intensive survey might be carried out to better estimate population size for mitigation planning. For example, finding a single slow-worm versus finding dozens would lead to different mitigation approaches. Froglife’s guidance provides categories for “low,” “good,” or “exceptional” populations based on the peak count of animals seen per visit (with 10 refugia per hectare). These categories help gauge the importance of the population. In any case, the survey results guide the next steps.
Throughout the survey process, it’s crucial that reptiles are handled only when necessary and with great care. Generally, during a survey, reptiles are not handled at all – the ecologist will simply observe and record them in situ. If a rare smooth snake or sand lizard were unexpectedly found, the ecologist would pause the survey and ensure the proper licence and methodology are in place (since even catching or disturbing those species without a licence is illegal). The ecologist compiles all findings from the survey into a reptile survey report. This report becomes part of the evidence for your planning application.
Mitigation Plans and Next Steps if Reptiles Are Found
If the survey finds that reptiles are present on the site, the next step is to develop a mitigation plan. Simply put, this is a strategy to avoid or minimize harm to the reptiles during the development. Under planning policy and wildlife law, the project must follow the mitigation hierarchy: avoid, mitigate, compensate. In practical terms:
Avoidance: First, see if the project can be adjusted to avoid affecting the areas used by reptiles. For example, important reptile habitat areas could be left undeveloped, or the site layout could be altered to retain a rough grassland strip where the reptiles were found. If adders are in one corner of a site, maybe that section can become a green open space instead of housing. Avoiding habitat loss is the best way to protect reptiles. In some cases, timing can also help avoid harm – e.g. scheduling vegetation clearance at a time of year (or time of day) when reptiles are less active, although generally one aims to clear when reptiles are active and can move away, rather than when they are hibernating on site.
Mitigation: If you cannot completely avoid impacting reptiles, you must take measures to mitigate (reduce) the harm. Common mitigation measures include methodical vegetation clearance under ecological supervision to encourage reptiles to move, installing temporary reptile exclusion fencing to keep reptiles out of construction zones, and possibly capturing and relocating reptiles out of danger. One approach used for common species is known as “phased displacement.” For example, the vegetation is cut and removed in stages (initially to about 15 cm height, then later to ground level) while reptiles are active, encouraging them to move away on their own accord from the disturbed area. By gradually making the habitat unsuitable, reptiles naturally disperse away from the works area. Mitigation could also include creating new habitat links so reptiles can escape into adjacent areas, and improving remaining habitat quality (e.g. enhancing a nearby grassland) to support any displaced reptiles.
Translocation (Last Resort): If there is no reasonable way to retain the reptiles on site, the plan may involve capturing the reptiles and relocating them to a safe off-site location (this process is called translocation). This is labor-intensive and is typically used as a last resort when reptiles would otherwise be killed by the development. It involves herpetologists intensively searching under refugia and by hand to catch as many animals as possible and moving them to a pre-identified receptor habitat that is as good or better than the original. The receptor site might be a nearby nature reserve or another area of land that the developer has set aside and enhanced for reptiles. Translocation can take several weeks or even months, depending on the number of animals – basically, capture efforts continue until no reptiles have been found for a certain number of successive visits. Importantly, development work should not begin until the ecologist is confident that reptiles have been cleared from the affected area. Note that if smooth snakes or sand lizards are involved, a translocation absolutely requires a Natural England licence and careful oversight, due to their stricter legal protection.
A well-crafted mitigation plan will detail all these measures appropriate to the site. For example, it might say: “To avoid harm to reptiles, the development footprint will be modified to retain the scrub habitat in the western section where slow-worms were found. Mitigation will include installing reptile exclusion fencing around the work area and undertaking a two-stage vegetation strim under ecological supervision to displace reptiles. Any reptiles found will be caught and moved to the retained habitat area. Compensation will involve creating two log pile refuges and a hibernaculum in the retained area to enhance its value for reptiles.” New habitat (e.g. log piles or hibernacula) will be created in the receptor site to support the translocated population. The mitigation plan must ensure that no reptiles are killed or injured during site clearance – this is critical for legal compliance.
Sometimes, the planning authority will secure the mitigation plan through a planning condition or a Section 106 agreement (especially for larger projects where significant habitat measures are needed). You should also expect that the developer must comply with the legal protection of reptiles at all times. This means all site workers need to be briefed (often via a “toolbox talk”) about what to do if they encounter a reptile, and the site should be checked by an ecologist before clearance.
Additionally, it’s wise to involve the local planning authority ecologist and, if necessary, Natural England, in reviewing and approving the mitigation strategy. On complex sites or projects with rare species, Natural England may need to issue a mitigation licence and will want to see a robust plan. Keep in mind that studies have shown translocation is not always highly successful – relocated reptiles often suffer high losses or disperse away from the release site. For instance, one monitoring study in the UK found that only about 1.6% of translocated reptiles were ever recaptured at the new site, suggesting many did not survive or stayed hidden. This sobering statistic shows why on-site avoidance and mitigation are usually preferable. Nonetheless, with careful planning, a combination of these measures can significantly reduce harm and allow development to proceed lawfully.
After active mitigation is completed, the ecologist will usually produce a reptile mitigation report or completion statement to confirm what was done (e.g. how many reptiles were caught and where they were moved). Only then can construction work commence in areas that were previously occupied by reptiles. This sign-off is often required by the council before groundworks can start.
Long-Term Habitat Management and Monitoring
However, mitigation for reptiles shouldn’t end the moment the last animal is moved or excluded. There may also be considerations for long-term site management to ensure the reptile population continues to thrive after development. For example, if part of the site or an adjacent green space is set aside as a receptor area or refuge for reptiles, that area should be managed to remain suitable. Otherwise, it might become overgrown or degraded and no longer support the animals.
Often, a habitat management plan will be produced as part of the mitigation strategy. A site management plan should aim to maintain a diverse vegetation structure that benefits reptiles. This usually means periodic management like controlling excessive scrub and keeping grassy areas mosaic-like. The plan might include mowing or strimming certain areas on a rotational schedule to prevent the habitat from becoming too uniform.
It could also involve controlling dense bracken or invasive plants that could reduce habitat quality. The developer or landowner might need to manage risks too – for instance, on heathland sites, taking steps to reduce fire risk (such as creating fire breaks) if public access will increase, or managing predators (like keeping outdoor cats away from reptile areas).
Monitoring is another important component. Especially if a large number of reptiles were relocated or if rare species are involved, there may be a requirement to monitor the reptile population post-development. A site management and monitoring plan could include follow-up reptile surveys to check that the population has established and that mitigation measures are working.
For example, the ecologist might return in the next spring after construction to survey the receptor area and see if slow-worms are present and breeding. If the monitoring finds problems (for instance, if few reptiles are found and it appears the translocation did not take, or new barriers prevent reptiles from using the site), the plan should allow for remedial actions, like habitat enhancements or even an additional translocation.
In many cases, for small developments, formal monitoring might not be required. However, it’s still good practice to keep an eye on the site’s wildlife. The goal is to ensure that the reptile population is stable or improving as a result of the measures taken. Developers may hand over long-term management to a management company, landowner, or local conservation group with instructions on what to do.
This can be a positive legacy of a project – turning a potentially harmful situation into a beneficial one for local reptiles. For example, incorporating rough grassland strips, south-facing banks, or log piles into the site’s landscaping can help to support reptiles on the site post-development. With thoughtful management, the development can coexist with a healthy reptile population. In the long term, that means a win-win: the project meets its obligations, and the reptiles continue to have a home.
Frequently Asked Questions (FAQs)
What reptiles could I find on a development site in Surrey or the South East?
In Surrey (and much of South East England), you’re likely to encounter the four widespread species: slow-worms, common lizards, grass snakes, and adders. Slow-worms (which are legless lizards) often live in gardens, allotments, and rough grassland – anywhere with lots of invertebrates to eat and some cover. Common lizards prefer open sunny areas with vegetation to hide in, such as heathlands, railway embankments, and rough fields. Grass snakes are usually found near water or damp areas (they love ponds for hunting frogs) but also turn up in compost heaps and long grass; they have a distinctive yellow collar marking.
Adders are typically found on heathlands, moors, and woodland edges – Surrey has adder populations on its heathery commons. Surrey is also one of the few counties with smooth snakes and sand lizards, but these are very rare and restricted to only a few specific heathland sites. Unless your development is right next to a place like Thursley Common or another known heathland reserve, you are unlikely to have smooth snakes or sand lizards on your site.
How do I know if I need a reptile survey for my planning application in Surrey?
The need for a reptile survey depends on the habitat present and the likely presence of reptiles. For example, in Surrey, many suburban and rural sites have gardens, rough grass, or scrub that could support reptiles, so councils are cautious. Typically, if your site has areas of undeveloped vegetation (tall grass, scrub, hedgerows, wood piles, etc.), the local planning authority (either Surrey County Council for big projects or your district/borough council) will insist on a reptile survey before allowing work.
During the planning process or a Preliminary Ecological Appraisal, an ecologist will highlight if reptile habitat is present. Councils follow Natural England’s guidance – for example, Surrey County Council will ask for a survey if the conditions on site match those where reptiles are known to live. It’s always a good idea to consult with an ecologist early. If your site is all hard-standing and buildings (no greenery), then a survey likely isn’t needed.
But in Surrey’s mix of urban and countryside environments, even overgrown brownfield plots often have slow-worms or other reptiles. It is best to be cautious: if habitat is present and you’re in Surrey or similar areas, assume a reptile survey will be required as part of your planning application.
When is the best time of year to carry out a reptile survey?
The best time to survey for reptiles is in spring and early autumn. In the UK, reptiles are generally active from March through October (roughly). Surveys are most productive in April, May, and September. During these months, temperatures are moderate and reptiles spend time basking – which makes them easier to spot under refugia or out in the open. In spring (April/May), reptiles emerge from hibernation and need to feed and warm up, so they’re quite active on sunny days.
In early autumn (September, even late August), juveniles have been born and reptiles are active again after the high heat of summer. Surveys in the height of summer (June-July) can be trickier because on very hot days reptiles may only be active very early or late, making detection harder. Surveys in winter (November to February) are not feasible because reptiles brumate/hibernate and won’t be found on the surface.
Also, avoid very cold, windy, or rainy days whenever you survey. In summary, plan for spring or autumn on mild, dry days for your reptile surveys. This will give you the best chance of finding any reptiles on site.
What does a reptile survey for planning permission involve?
A reptile survey involves an ecologist visiting your site multiple times to look for reptiles. Initially, the ecologist will place some artificial refuges (small squares of roofing felt or metal) around the site in places that might attract reptiles. These refuges are left out for about a week or more to let reptiles discover them. Then the ecologist will return on a series of visits (typically seven visits) to check under each refuge and scan the area for basking reptiles. Essentially, the survey is a careful search and observation process, done by experts, to figure out if reptiles are present on your land.
Each visit usually takes under an hour or two, depending on site size, as the surveyor walks a route and inspects the refuges. If any reptiles are found, they note the details. After the final visit, you get a survey report documenting any species found (or stating that none were found) and often including recommendations for next steps. If reptiles are present, the report will advise on mitigation measures required. Importantly, a reptile survey must be done in suitable weather and season (spring/early fall) – if you try to do it in winter or bad weather, the council won’t accept the results.
My site has slow-worms – what happens next?
If slow-worms (or any reptiles) are found on your site, you’ll need to take steps to protect them before and during construction. Typically, an ecologist will prepare a reptile mitigation strategy as part of your planning approval. For slow-worms, the plan usually involves translocating them out of the construction area. For example, the ecologists might install reptile fencing around the development zone to prevent more reptiles from wandering in. Then they will spend a period of time (often several weeks) actively capturing the slow-worms on site. This is done by placing lots of refugia and checking them daily in suitable weather, and also searching by hand.
Each captured slow-worm is gently collected. The reptiles are then released at a pre-agreed receptor site – a safe location with good habitat, which could be another part of your site that’s not being built on (like a retained green buffer) or an off-site area like a nearby nature reserve or park that can support them. The process continues until a few visits go by with no more slow-worms found inside the works area.
Only then would the ecologist give the all-clear for construction to begin. The key goal is to ensure no slow-worms are harmed when the site is cleared. After relocation, the ecologist might create some log piles or refuges at the receptor site to help the slow-worms settle in. The council will likely require documentation to confirm that the reptiles were successfully relocated. Once that’s done, construction can proceed, but any fencing usually stays in place during the build to keep reptiles from re-entering.
Do I need a licence to move reptiles in England?
For the common reptile species (slow-worm, adder, grass snake, common lizard), you do not need an individual licence from Natural England to capture and move them out of harm’s way. The law protects these species from killing, injuring and sale, but it doesn’t prohibit simply touching or moving them. So, an ecologist can legally catch slow-worms and relocate them as a mitigation measure without a specific licence, provided it’s done to avoid harm (and not for misuse).
However, it must be done with care and ideally by qualified professionals – you cannot just ignore the law and harm them. In practice, even though a licence isn’t required for those four species, any handling or translocation should follow best practice guidelines and animal welfare considerations. Smooth snakes and sand lizards, on the other hand, do require a licence to even survey or handle because they are fully protected (they’re European Protected Species).
So if these rarities are involved, only a licensed expert can catch or move them. In summary: for common reptiles, no licence is needed to do standard mitigation (just make sure it’s done properly by an ecologist), but for smooth snake or sand lizard, a licence from Natural England is mandatory before interfering with them in any way.
How long is a reptile survey valid for?
Councils typically consider wildlife survey results to be valid for around 1-3 years, depending on circumstances. If a reptile survey was done on your site and a year or two later everything on site is about the same, the results are likely still valid. But if several years pass (say 3, 4, 5 years) or if there have been significant habitat changes, the local planning authority may ask for an updated survey.
Guidance from CIEEM suggests that beyond 18 months, surveys may need updating, especially if the site hasn’t been managed in the interim. For example, if you surveyed in 2020 and then didn’t start work and now it’s 2025, you should plan on doing at least a confirmation check for reptiles. Another scenario: if your site was cleared of reptiles and fenced, but then fencing fell and a few years went by, reptiles might have moved back in – so you’d need to survey again. Always check with the council ecologist for their specific expectations. The bottom line is, older than 2-3 years = likely needs refresh, while a survey from last season is probably fine to use.
How much does a reptile survey cost and how long does it take?
Costs can vary, but as a rough idea: a basic reptile presence/absence survey for a small site (with ~7 visits by an ecologist) might cost on the order of a few hundred to a thousand pounds, depending on the consultancy’s rates and site location. Larger sites or those requiring multiple ecologists will be more. If reptiles are found and you move into mitigation (trapping and translocation), the costs increase because of the many additional site visits and possibly habitat creation – this could run into a few thousand pounds or more, proportional to effort required.
In terms of time, the survey itself is spread over several weeks. For example, an ecologist might set out refugia in early April and do visits through April into May for a spring survey. So you need to allow maybe 4-6 weeks from start to final report (not working full-time on it, but that duration for all visits).
If mitigation is needed, add potentially another 4-8 weeks for capture and relocation (depending on the number of reptiles and the size of site). So, from survey start to completion of mitigation could be a matter of 2-3 months in a scenario with many reptiles. It’s wise to factor in a full season for ecological work (survey + mitigation) in your project timeline if protected species like reptiles are present. Early planning can help integrate this without causing major delays.
Can I skip the reptile survey and just assume reptiles are there and do mitigation?
In general, skipping the survey is not recommended and usually not acceptable to the planning authority. The survey provides the evidence of whether reptiles are present, what species, and in what numbers – information which is crucial for designing an appropriate mitigation plan. If you skip straight to mitigation, you’re essentially guessing. Moreover, from the council’s perspective, they need the survey report to make an informed decision on your application (it’s part of demonstrating you’ve met your biodiversity responsibilities).
There are rare cases where, due to timing, a developer might propose to forego the initial survey and proceed as if reptiles are present (doing a “destructive search” under supervision, for example). However, this approach typically still requires council agreement and doesn’t truly save time because you’ll end up doing the same work as a survey, just in a less structured way. Generally, you should provide the survey data to the council – it will save you trouble in the long run.
The only time a survey might be justifiably skipped is if the habitat will be removed in such a careful, controlled way (with ecologists present to catch reptiles) that it doubles as a survey and mitigation in one. Even then, it’s a bit of a risk if done without prior data. It’s much safer to do the recommended survey in the proper season, then proceed with mitigation if needed. This way, everyone (you, your consultants, and the regulators) knows exactly what they’re dealing with.
Where can I get more information or help regarding reptile survey guidance?
There are many great resources for learning more. The GOV.UK website has Natural England’s detailed standing advice for reptiles, which outlines what planners and developers should do – it’s a must-read for understanding the official expectations. The charity Froglife offers excellent guidance, including their downloadable Froglife Advice Sheet 10: Reptile Survey which gives an introduction to reptile survey techniques (and is often cited by consultants). The Planning Portal can provide general guidance on planning requirements, though for ecology-specific issues it will often point you back to Natural England or your local authority.
Locally, you might reach out to groups like the Surrey Amphibian and Reptile Group (SARG) – they hold a lot of Surrey’s reptile records and sometimes can advise or at least inform you about species in your area. For scientific literature, searching Google Scholar for reptile survey studies can yield interesting results (for example, studies on survey effectiveness or translocation success).
However, the easiest route if you need help is to contact a professional ecology consultancy (like us!). We can handle everything from initial surveys to liaising with the council and devising mitigation plans. Getting experts involved early will ensure you meet all the requirements and help your project run smoothly. Always remember: the aim is not only to get planning permission but also to do the right thing by the wildlife on your site.
Need Help with Reptile Surveys or Mitigation?
If you’re facing the prospect of reptile surveys and mitigation, our planning consultancy is here to assist. Contact us for expert help with reptile survey, preliminary ecological appraisals, and crafting mitigation plans that satisfy both regulators and the needs of your project. We have experienced ecologists familiar with wider English regulations who can guide you through the process step by step. Whether you need an initial habitat assessment, a full presence/absence survey, or a detailed translocation exercise, we can provide cost-effective, practical support. Don’t let protected species requirements become a headache – reach out to our team today and let us help keep your development on track while safeguarding local wildlife.
Feel free to call or email us for a no-obligation consultation about your site. Early engagement with our ecological experts can save you time and ensure your project meets all legal obligations.
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References and Useful Resources
Natural England – Reptiles: advice for making planning decisions (GOV.UK): https://www.gov.uk/guidance/reptiles-advice-for-making-planning-decisions – (Standing advice outlining when surveys are needed, legal protection, and mitigation expectations. Cited in text for legislation and survey triggers.)
Froglife Advice Sheet 10 – Reptile Survey (1999) (PDF): https://www.wildcare.co.uk/media/wysiwyg/pdfs/froglife_advice_sheet_10_-_reptile_surveys.pdf – (Detailed guidance on planning, conducting, and interpreting reptile surveys. Used for recommended survey methods, refugia density, and seasonal timing.)
Planning Portal – Wildlife and Planning Guidance: https://www.planningportal.co.uk/ – (Official UK Planning Portal for general planning permission guidance. Helpful for understanding the planning process and when ecology surveys might be needed in applications.)
MAGIC Map (DEFRA): https://magic.defra.gov.uk/MagicMap.aspx – (Interactive map tool showing environmental designations and habitat data. Useful for checking if your site is near protected areas or priority habitats that could suggest reptile presence.)
Surrey Biodiversity Information Centre (Surrey Wildlife Trust): https://www.surreywildlifetrust.org/records-centre – (Local Environmental Records Centre for Surrey. Can provide species records (including reptiles) for your site and surroundings – a valuable resource for desk studies.)
National Biodiversity Network Atlas (NBN Atlas): https://nbnatlas.org – (Database of species records across the UK. Allows searching by species and location. As mentioned in Natural England’s guidance, it can be used to check for known reptile records in your area.)
Sewell et al. (2012) – “When Is a Species Declining? Optimizing Survey Effort to Detect Population Changes in Reptiles” (PLoS ONE 7(8): e43387): https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0043387 – (Scientific study on reptile survey detection probabilities. Provided evidence on the number of survey visits needed for confident detection. Cited to support survey methodology recommendations.)
Nash et al. (2020) – “Effectiveness of translocation in mitigating reptile–development conflict in the UK” (Conservation Evidence, 17: 7–11): https://kar.kent.ac.uk/– (Research on the outcomes of development-led reptile translocations. Found very low recapture rates of translocated reptiles, highlighting challenges in mitigation. Referenced in discussion of translocation success.)
Amphibian and Reptile Conservation (ARC) Trust – Reptile Habitat Management Handbook: https://www.arc-trust.org/reptile-habitat-management-handbook – (Comprehensive handbook on managing habitats for UK reptiles. Useful for long-term site management and enhancement ideas to support reptiles, as mentioned in the guide.)
Protected Species and Development – Government Guidance: https://www.gov.uk/guidance/protected-species-how-to-review-planning-applications – (Detailed guidance for local authorities on considering protected species (like reptiles) in planning decisions. Helps understand why councils require certain surveys and mitigation as part of planning.)
Our content is carefully prepared and maintained by our in-house specialists to ensure accuracy, relevance, and practical insights. Each update reflects the latest in environmental consulting, providing our clients and partners with dependable guidance tailored to their project needs.
Disclaimer: This reptile survey guide is an indicative overview of the reptile survey process for planning purposes. It is intended as general guidance and should not be taken as legal advice. Always consult your local planning authority and/or a qualified ecologist for advice tailored to your specific site and project. Regulations and local policies may vary, and wildlife laws can update over time. Ensuring compliance with the latest Natural England guidance and any local council requirements is the responsibility of the developer. Always follow professional advice and obtain any necessary licences when dealing with protected species.
- Last Updated:
- April 2025
