Devon BNG advice
Biodiversity Net Gain in Devon
Plan your Devon development around its habitats, local council policies and National Park requirements.
ACP Consultants can help with habitat surveys, biodiversity metric calculations and a practical BNG delivery plan for your Devon site.
Local planning guidance
Is Biodiversity Net Gain compulsory in Devon?
Qualifying development in England normally requires at least 10% statutory Biodiversity Net Gain. This applies throughout Devon, including Plymouth, Torbay and both National Parks, subject to the correct exemptions and application procedures.
National rules changed on 6 August 2026. For planning applications made from that date, development on a site of 0.2 hectares or less can qualify for an exemption where no onsite priority habitat is affected. Certain wholly temporary developments lasting no more than five years may also qualify. The dedicated self-build and custom-build exemption no longer applies to new applications made from that date.
These rules are conditional. The red-line site area, submission date, habitat impacts and any section 73 history can change the result. An extension or small housing proposal is not automatically exempt simply because it has few buildings.
Where mandatory BNG does not apply, other ecological duties may still require surveys, avoidance or mitigation. Protected bat roosts, ancient woodland, watercourses and internationally designated sites remain important.
For the full decision route, see our BNG exemptions guide and the official national BNG planning guidance.
Local planning guidance
Which Devon council or National Park decides your application?
The relevant development plan depends on the actual red-line boundary, not the postal county. Devon has eight district or city planning authorities within the county council area. Plymouth and Torbay retain separate unitary responsibilities.
| Planning authority | Current adopted planning position, checked 7 November 2026 | Important next step |
|---|---|---|
| East Devon District Council | East Devon Local Plan 2013–2031 adopted 2016, including biodiversity policies. | New Local Plan to 2042 at Regulation 19; draft PB05 proposes 20% for major development. This remains draft policy. Check River Axe and Pebblebed Heaths pathways. |
| Exeter City Council | Core Strategy adopted 21 February 2012 (including CP16 Green Infrastructure, Landscape and Biodiversity) and saved Local Plan First Review policies adopted 2005. | Exeter Plan submitted for examination 26 September 2025; hearings in 2026. Indicative adoption March 2027, not yet adopted. |
| Mid Devon District Council | Local Plan Review 2013–2033 adopted 29 July 2020. | New Plan Mid Devon launched 2026 with scoping consultation; a replacement plan is not yet adopted. |
| North Devon Council | Joint North Devon and Torridge Local Plan 2011–2031, adopted 29 October 2018, including ecological policies such as ST14 and DM08. | A new joint plan is beginning preparation. Coastal habitats, North Devon Biosphere and Exmoor boundaries may be relevant. |
| South Hams District Council | Plymouth and South West Devon Joint Local Plan 2014–2034, adopted 21 March 2019. DEV26 addresses biodiversity and geological conservation. | Apply South Hams' local validation and examine whether the site lies in Dartmoor National Park or affects Greater Horseshoe Bat SAC habitat. |
| Teignbridge District Council | New Teignbridge Local Plan 2020–2040 adopted 19 May 2026 for sites outside Dartmoor National Park. | Use the May 2026 adopted policies. Check actual environmental allocations and habitat conditions. |
| Torridge District Council | Same North Devon and Torridge joint Local Plan, adopted 29 October 2018. | Check current North Devon/Torridge local list, estuaries, Culm habitats and relevant coastal designations. |
| West Devon Borough Council | Plymouth and South West Devon Joint Local Plan, adopted 26 March 2019. DEV26 is relevant. | Confirm whether land falls inside Dartmoor National Park and use the correct planning validation route. |
| Plymouth City Council — separate unitary | The same Plymouth and South West Devon Joint Local Plan was adopted in Plymouth on 26 March 2019. | Plymouth is developing its own replacement plan; it has not yet replaced the joint plan. Apply Plymouth's own validation requirements. |
| Torbay Council — separate unitary | Torbay Local Plan 2012–2030, adopted December 2015, includes biodiversity policy NC1. | Replacement Local Plan 2025–2045 is at Regulation 19 in 2026; draft NC3 BNG seeks 10%. Not adopted. |
| Dartmoor National Park Authority | Separate statutory planning authority. Its Dartmoor Local Plan 2018–2036 was adopted 3 December 2021. | Park BNG and enhancement policies apply inside mapped Park land, including parts of Devon districts. The Park is starting a new Local Plan review. |
| Exmoor National Park Authority | Separate statutory planning authority. Exmoor Local Plan 2011–2031 adopted 4 July 2017, including CE-S3 and CE-D2. | Park BNG Technical Guidance Note and biodiversity enhancement rules apply to relevant sites. Exmoor spans Devon and Somerset. |
| Devon County Council — county planning functions | Devon minerals and waste planning, some county developments and roads, plus LNRS responsible authority and county ecology advice. | Use the county planning checklist for actual county applications, not ordinary district housing by default. |
Local planning guidance
Do local plans in Devon require more than 10% BNG?
Devon does not have a county-wide 20% BNG requirement. The national statutory target is normally 10%. Local adopted plans can add habitat protections, landscape expectations and justified ecological evidence. Some emerging plans propose higher targets.
East Devon: proposed 20% for major development
East Devon's 2016 Local Plan remains adopted. Its emerging Local Plan to 2042 reached Regulation 19 consultation in 2025–26.
Draft Strategic Policy PB05 proposed 20% BNG for major development, with 10% for smaller schemes. The council confirmed this proposed direction in a published 2026 response. This is emerging policy, not an adopted 20% district-wide obligation.
The September 2026 National Planning Policy Framework, particularly N1(2) and N2(3), restricts when local plans may require more than the statutory minimum. A higher target is supported for a specific justified and deliverable site allocation, rather than a general higher percentage across all developments.
Therefore, do not fix a 20% target solely from draft PB05. Confirm the current adopted plan, proposed allocation, national policy, examination status and the decision-maker's approach.
Teignbridge: replacement plan adopted May 2026
Teignbridge formally adopted its 2020–2040 Local Plan on 19 May 2026. This new adopted plan is the starting point for proposals outside Dartmoor National Park.
It includes updated policies, design expectations and nature-recovery considerations. Its precise ecological requirements must be tested against the actual development and mapped allocations.
Plymouth, South Hams and West Devon: one adopted joint plan
The 2019 Plymouth and South West Devon Joint Local Plan remains adopted for all three council areas. DEV26 addresses biodiversity and geological conservation, with habitat protection and enhancement embedded in planning policy.
Plymouth has begun preparing a separate replacement plan for its own area. That future plan does not yet displace the adopted joint policies.
North Devon and Torridge: one adopted joint plan
The North Devon and Torridge Local Plan, adopted October 2018, includes ST14 Environmental Assets and DM08 Biodiversity and Geodiversity, supporting ecological protection and habitat networks.
An emerging successor has started preparation, but the adopted plan is not automatically replaced.
Exeter, Mid Devon and Torbay: different plan-making stages
Exeter submitted its replacement Plan in September 2025 and held examination hearings during 2026. It is not adopted as at 7 November 2026.
Mid Devon's operative plan dates from July 2020, with new-plan scoping initiated in 2026. Torbay's Regulation 19 draft NC3 proposes statutory BNG with a preference for suitable local delivery. Torbay's 2015 plan remains adopted until replacement.
Policy lesson: Distinguish national statutory BNG, adopted development plans, local validation lists, and nonbinding draft policies before telling an applicant what must be delivered.
Local planning guidance
What happens if the site is inside a National Park?
Dartmoor and Exmoor are National Parks with statutory planning authorities, not merely landscape labels.
Dartmoor National Park
Dartmoor's 2018–2036 Local Plan was adopted 3 December 2021. It includes biodiversity enhancement and a local 10% approach for specified development types, alongside more proportionate enhancement expectations for smaller works.
The local plan predates national changes. Consequently, project teams must read its enhancement policies alongside the August 2026 national BNG exemptions. A scheme exempt from statutory 10% BNG may still need a habitat enhancement under properly applicable local planning policy.
Peat, upland heath, mire, rush pasture, watercourses and sensitive species can all affect restoration design. Habitat work must suit soils, hydrology and the Park's conservation objectives.
Exmoor National Park
Exmoor's 2011–2031 Local Plan adopted 4 July 2017 includes CE-S3 Biodiversity and Green Infrastructure and CE-D2 Green Infrastructure Provision.
The Park's BNG Technical Guidance Note explains how it expects appropriate biodiversity enhancements, including on some developments exempt from statutory BNG. It also emphasises protection of irreplaceable habitats and designated sites.
Exmoor straddles Devon and Somerset. Therefore, use the National Park planning authority within its boundary rather than automatically assigning land to North Devon or another district.
Practical action: Confirm the statutory authority using the Park planning map before selecting an ecological submission checklist.
Local planning guidance
How does the 2026 Devon LNRS affect biodiversity net gain?
The Devon Local Nature Recovery Strategy (LNRS) was approved for publication by Devon County Council on 8 April 2026 and published in May 2026.
It covers the whole of Devon, including Plymouth and Torbay. Devon County Council is the responsible authority, while local councils, both National Parks, Natural England and other partners helped prepare it.
The strategy sets habitat and species priorities and provides an interactive LNRS Viewer. Its Local Habitat Map identifies important existing wildlife areas and High Opportunity Areas where targeted actions may help nature recover.
The strategy is a useful early design tool. For example, it can help distinguish grassland, wet woodland, orchard, heathland, riparian and coastal restoration opportunities.
Check mapped opportunities against your habitat survey, soils and hydrology before selecting suitable habitat improvements.
For statutory BNG calculations, a qualifying mapped habitat measure and corresponding proposed intervention may influence the metric's strategic significance. There is no automatic uplift from simply appearing within a broad mapped opportunity.
Explore the Devon LNRS and official Viewer guidance before choosing habitats.
Local planning guidance
When can the Devon LNRS support a higher metric score?
Strategic significance is one input in the statutory biodiversity metric. It is not the same as the quality or condition of the existing habitat.
Devon's LNRS Viewer separates several map types, and they do not all have the same metric role.
| Devon LNRS map type | What it shows | How to use it for BNG |
|---|---|---|
| Areas of Particular Importance for Biodiversity | Statutory/nonstatutory wildlife sites and irreplaceable habitats | Review constraints, ecological sensitivity and protection; do not assume an increase in units. |
| High Opportunity Areas — mapped habitat measures | Areas where specified habitat restoration or creation actions may bring benefits | Compare the actual parcel and intervention with the specified measure and current metric rule. |
| Species Opportunity Areas | Wider landscapes important to mobile species such as bats, birds and butterflies | Inform species protection and connectivity. These are not automatically part of the statutory Local Habitat Map measure layer. |
| Wider-benefit opportunity layers | Water quality, flood risk, access to nature and other contextual benefits | Help design multifunctional gains, but do not automatically confer a High metric score. |
| Other mapping layers | Soils, boundaries, protected landscapes and other site context | Ground-truth the data and test habitat suitability before any commitment. |
For a genuine development, check the current habitat survey, LNRS mapped action, actual proposed management and statutory metric version. Then record the reason for the score.
A useful feature can improve wildlife even without gaining a higher strategic significance multiplier. Avoid selecting habitats purely to chase a spreadsheet value.
Local planning guidance
What ecological issues are especially important in Devon?
Culm grassland and wetland mosaics
North Devon and Torridge contain Culm grassland, rush pasture, wetlands, hedgerows and small field systems. Restoring these habitats depends on water levels, soils, grazing and existing habitat condition.
Dartmoor and Exmoor peat, heath and moorland
Upland habitats can contain blanket bog, mires, flushes, wet heath and sensitive peat soils. Inappropriate drainage, tree planting or changes in grazing can damage rather than improve them.
Devon rivers and watercourses
The Exe, Dart, Teign, Taw, Torridge, Tamar and Axe catchments support river corridors, floodplains and aquatic ecology. Watercourse impacts may require their own metric module and a suitably undertaken river condition assessment.
Coast, estuaries and marine habitats
The Exe Estuary, Torbay, South Devon coast and North Devon coastal systems contain saltmarsh, mudflat, seagrass, sand dune and other important habitats. Shoreline management, flooding and protected-site requirements can materially change what can be created.
South Hams greater horseshoe bats and protected species
The South Hams Special Area of Conservation is important for greater horseshoe bats. For relevant schemes, roosts, commuting routes, dark corridors and foraging habitats may require site-specific assessment. Bat duties are separate from the biodiversity unit calculation.
River Axe and East Devon Pebblebed Heaths
Some East Devon developments may need Habitats Regulations Assessment, including nutrient-related effects on River Axe SAC or recreation/air-quality effects associated with the East Devon Pebblebed Heaths. Their impacts cannot be discharged merely by providing statutory BNG units.
Ecological principle: Protect important habitats first, then plan habitat creation or improvement that genuinely suits the site and landscape.
Local planning guidance
Devon BNG: the seven checks before commissioning a metric
Use these seven checks to organise your site information and prepare a proportionate ecological brief.
| Check | What to record | Why it changes the next step |
|---|---|---|
| 1. Who determines the application? | Red-line site; district, Plymouth, Torbay, Dartmoor/Exmoor or county planning role | Select the right adopted plan and application checklist. |
| 2. Does mandatory BNG apply? | Application date, site area, priority habitats, major/nonmajor status, section 73 history | Establish national exemption and gain hierarchy. |
| 3. What habitats already exist? | UKHab map, condition, hedges, watercourses, trees, photographs | Establish a defensible biodiversity baseline. |
| 4. Are other ecological permissions relevant? | SAC/SPA/SSSI, South Hams bats, River Axe nutrients, estuary and species constraints | Identify HRA, surveys and mitigation separate from BNG. |
| 5. Does the proposal match the Devon LNRS? | High Opportunity Area, specific mapped measure, soil and species evidence | Test suitable habitat and strategic significance. |
| 6. How will biodiversity units be delivered? | Onsite space, registration of offsite options, legal allocation, risk and trading | Establish a compliant delivery route. |
| 7. Who will manage habitats long-term? | Land ownership, maintenance, legal agreement, monitoring, funding and programme | Prepare a realistic Biodiversity Gain Plan and HMMP. |
Result: If the authority, survey evidence, protected-site pathway or mapped measure is unclear, seek appropriate ecological advice before fixing the design or claiming an exemption.
Local planning guidance
Which BNG documents should accompany a Devon planning application?
For development subject to mandatory BNG, national application-stage information normally includes:
- A statement confirming whether the applicant considers statutory BNG applicable.
- The pre-development biodiversity value and completed metric, with tool version and publication date.
- Reasons for any proposed earlier baseline date.
- Details of habitat degradation and relevant calculations where applicable.
- Description of any irreplaceable onsite habitats.
- A scaled existing-habitat plan showing north and suitable habitat classifications.
A council may also request necessary, material and proportionate additional information under its local validation list.
Devon County Council has published a Devon BNG Statement for Validation and updated Devon BNG Guidance in August 2026. The county guidance aims to support consistent assessment across Devon's planning authorities.
However, the local planning authority remains responsible for its application list. Torbay, Plymouth, a district and a National Park may have different supporting-document expectations.
For a live project, obtain the actual council's latest local list and prepare any justified ecology report, UKHab mapping, condition sheets, metric workbook and relevant protected-species surveys.
Read our BNG survey service and BNG assessment service.
Local planning guidance
Planning application, permission and pre-commencement are different stages
The original planning application usually needs the statutory BNG information and relevant local ecological evidence. This allows the council to understand the baseline and likely delivery approach.
If permission is granted for development subject to the statutory biodiversity gain condition, the final Biodiversity Gain Plan is normally approved after permission but before development commences.
Where significant habitat enhancements are proposed, a suitable Habitat Management and Monitoring Plan (HMMP) may be needed, along with legal security and long-term management.
Some councils ask for draft gain-plan or management information with the initial application. That does not make the final Biodiversity Gain Plan a universal national requirement for validating the original application.
For the relevant stage, see our Biodiversity Gain Plan guidance and HMMP service.
Local planning guidance
Which biodiversity metric should be used in Devon?
The statutory biodiversity metric measures the biodiversity value of habitat before and after development. It uses habitat type, extent, condition, strategic significance and creation or enhancement risks.
As at 7 November 2026, the latest government statutory metric is version 1.1.0, updated 3 November 2026.
Importantly, GOV.UK confirms that published statutory metric tool versions can be used. The latest version is recommended for new assessments, but it would be incorrect to say only version 1.1.0 is legally valid. Older pre-statutory tools such as Metric 4.0 are not accepted as statutory submission tools.
Some eligible small schemes may use the separate Small Sites Metric. It is not automatic for every site described as minor development.
For watercourses, condition assessment and spatial-risk calculations may need specialist methods. Devon County Council's technical guidance specifically highlights appropriate MoRPh and River Condition Assessment competence for river work.
Read about statutory biodiversity metric calculations and Small Sites Metric assessments.
Local planning guidance
Can a Devon development use registered off-site biodiversity units?
Yes, where the units meet the legal, habitat trading, registration and allocation rules. The correct biodiversity gain hierarchy depends on development type and application date.
For major development, the hierarchy continues to prioritise appropriate onsite gains before registered off-site provision. For eligible non-major applications submitted from 6 August 2026, onsite and registered off-site gains may be considered at an equivalent level. Statutory credits remain the last option.
Devon County Council provides a free non-commercial Devon BNG Map to help landowners and developers identify possible habitat-bank contacts. It includes registered banks, possible future providers and landholders interested in BNG.
Use the map to find potential contacts, then confirm each provider’s registered habitats, available units and proposed allocation to your development.
Always check the government's gain-site register, habitat types, legal agreement, current allocation and spatial risk. Significant onsite and registered off-site gains generally require at least 30 years of secured management.
Explore the Devon BNG Map and our off-site biodiversity units guide.
Local planning guidance
What might a Devon BNG assessment and long-term management cost?
There is no defensible single biodiversity-unit or assessment price for every Devon development. Survey scope, habitat complexity, protected-site risk, unit shortfall and delivery location matter.
Devon County Council publishes illustrative ecological monitoring input costs for certain significant onsite and off-site habitat management arrangements. These are not standard consultant survey fees, unit purchase prices or full local planning authority charges.
| Devon County Council monitoring-input example | Published ecological monitoring amount | Important limitation |
|---|---|---|
| Small habitat management land parcel, 0–10 ha | £4,131.08 | Ecological input only; individual LPA planning/legal costs may be additional. |
| Medium habitat management land parcel, 11–20 ha | £5,076.97 | Council may set different monitoring requirements and fees. |
| Large habitat management land parcel, 21 ha or more | £6,022.86 | Verify project scope and current authority's own fee schedule. |
The county's guidance also describes monitoring report stages during the 30-year period. Actual legal agreements and local authority obligations determine the final programme.
For budgeting, keep the following distinct: habitat survey/metric preparation; registered off-site units; gain-plan/HMMP work; local monitoring and planning administration; separate protected-site mitigation.
Our BNG costs and pricing guide explains the main consultancy and delivery cost categories.
Local planning guidance
What do Devon's published planning records show?
The examples below come from Devon County Council's own biodiversity-duty reporting, not from ACP's client portfolio.
Five approved Biodiversity Gain Plans
The council's 2026 Biodiversity Duty Report, covering January 2024 to December 2025, records that it had approved five Biodiversity Gain Plans for its own development applications.
Across the five approved plans, the council reported 1.42 onsite habitat units, 0.12 hedgerow units and 0.04 watercourse units, with an average 14% habitat unit gain. These are planned/approved gains, not proof of ecological condition after 30 years.
Stover Country Park
Devon County Council reports an approved Habitat Management and Monitoring Plan at Stover Country Park, linked to a restoration programme. It described proposed grassland, willow scrub and ditch habitat creation alongside monitoring and other conservation work.
The programme demonstrates how habitat design, ecology evidence, legal delivery and long-term management can be coordinated. It does not establish a standard unit price or tell another development what habitats to create.
Devon's developing habitat bank market
The same council report stated that it had reviewed ecological information for five registered Devon habitat banks by the end of 2025 and advised on other potential banks. The number is historical and does not prove the current registered or unallocated stock on 7 November 2026.
Local planning guidance
A practical BNG assessment process for Devon sites
Step 1 — Confirm your planning route. Send the site postcode, red-line plan, development description, existing ecology studies and likely application date. We establish the council or National Park and initial BNG position.
Step 2 — Establish a reliable habitat baseline. We scope UKHab mapping, habitat condition assessment, the appropriate metric and any separate species or watercourse work.
Step 3 — Assess realistic delivery. We consider habitat retention, Devon LNRS opportunities, onsite gains, off-site shortfalls and relevant management responsibilities.
Early ecological advice can help prevent avoidable redesign, unsuitable habitat commitments and missed survey windows. However, the planning authority makes its own decision, and no consultant can guarantee planning permission or a fixed biodiversity unit result before assessment.
Local planning guidance
Devon BNG FAQs
Is 10% Biodiversity Net Gain mandatory throughout Devon?
Normally, qualifying development requires at least 10% statutory BNG. The rules also apply within Plymouth, Torbay and Devon's National Parks, subject to exemptions, application dates and relevant planning processes. Separate ecology duties may still apply to exempt work.
Does Devon have one planning authority?
No. Eight district/city councils decide most applications within Devon County Council's area. Plymouth and Torbay are separate unitary authorities. Dartmoor and Exmoor National Park Authorities determine relevant applications inside their mapped boundaries.
Does East Devon already require 20% BNG for major development?
East Devon's emerging Local Plan proposed 20% for major development under draft PB05. It was not adopted on 7 November 2026. The September 2026 NPPF restricts locally higher requirements above statutory BNG. The current adopted plan and specific site context remain important.
Has the Devon Local Nature Recovery Strategy been published?
Yes. Devon County Council approved it for publication in April 2026 and published it in May 2026. The published strategy covers Devon, Plymouth and Torbay. Its Viewer provides habitat actions and opportunity areas for planning nature recovery.
Can a Devon LNRS High Opportunity Area automatically earn extra units?
No. The current metric's strategic significance must be justified for the actual parcel and proposed habitat action. The LNRS warns that its maps contain limitations. A field survey and suitable habitat design are still necessary.
Are Devon sites of 0.2 hectares or less now exempt?
New planning applications from 6 August 2026 may qualify for the small-site exemption if the full red-line area is 0.2 hectares or less and no onsite priority habitat is affected. Other conditions and transitions can change the answer.
Do Dartmoor and Exmoor have different BNG requirements?
Both National Parks have their own adopted planning policies and biodiversity enhancement guidance. National statutory BNG also applies where relevant. A development exempt from the statutory condition may still need appropriate ecological enhancements under local planning policy.
Can an ecological survey be needed when BNG is exempt?
Yes. Bats, dormice, great crested newts, birds, designated habitats and important trees are subject to separate legislation and planning policy. The statutory habitat metric does not replace these surveys.
Is Devon's habitat bank map proof that biodiversity units are for sale?
No. Devon County Council says landholders populate the map themselves and it has not verified every entry. A purchase needs checking against the government gain-site register, current unit allocation, habitat type and legal security.
Can I use an older statutory metric version?
GOV.UK permits any published statutory biodiversity metric tool version, although its latest version was 1.1.0 on 7 November 2026. Older pre-statutory Metric 4.0 is not an accepted statutory tool. Record the actual version used.
When should the final Biodiversity Gain Plan be approved?
For development subject to the statutory BNG condition, the final gain plan is normally approved after planning permission and before work starts. The original planning application requires relevant BNG information and any justified additional council ecology evidence.
What information should I send ACP for a Devon BNG quotation?
Please send the site postcode, red-line boundary, proposed development, drawings, existing ecological surveys and application deadline. Tell us if the site is inside a National Park or near an internationally designated site.
Local planning guidance
Discuss Biodiversity Net Gain for your Devon development
Tell ACP where the development is, what work you plan and when the ecology evidence is needed. We can help establish a proportionate survey, metric and habitat-delivery scope.
Request a Devon BNG assessment quotation
Alternative: Contact ACP Consultants.
Talk to ACP / Site enquiries
What does your site need next?
Tell us where the site is, what you plan to build and how far the application has progressed. We’ll use that context to discuss the surveys, calculations or plans your project needs.
What to have to handA red-line plan, an existing ecology report or a request from the council can help us scope the work. Start with whatever you already have.
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Devon BNG
Sources and references
Reviewed 7 November 2026.
Official planning and nature recovery sources
- National Biodiversity Net Gain planning guidance
- National BNG exemptions
- Government statutory biodiversity metric
- Devon County Council BNG guidance, including August 2026 note
- Devon LNRS and Nature Recovery Viewer
- Devon County Council published Biodiversity Duty Report
- Adopted and emerging Exeter planning policies
- Mid Devon adopted Local Plan
- North Devon and Torridge Local Plan
- Plymouth and South West Devon Joint Local Plan
- Teignbridge adopted Local Plan decision
- Torbay's current planning policies
- Dartmoor National Park Local Plan
- Exmoor National Park BNG guidance