Ecological considerations stunt retrofit progress in Oxfordshire
Soha Housing shares its experience navigating costly ecological surveys due to risk of roosting bats
Based in and around south Oxfordshire, Soha Housing owns and manages some 7,000 homes.
To support its organisational ambitions to reach net zero by 2050 and have all its homes at an Energy Performance Certificate (EPC) C by 2030, it has been completing energy efficiency upgrades at its homes for some time.
The aim is to improve the performance of a building through installing measures that lower the energy required to maintain a warm and comfortable space.
To support this work, Soha Housing was awarded £1.7 million through the government’s Social Housing Decarbonisation Fund Wave 2.1.
Funding is delivered on behalf of the Department for Energy Security and Net Zero.
However, upgrades at three homes in a conservation area near Wallingford were temporarily halted when surveys identified a high risk of ecological disturbance – particularly affecting bats
The homes, which were all built in the 1920s, were set to receive external wall insulation. External wall insulation improves a building’s energy efficiency by adding a layer of insulation to the outside walls.
Carly Belcher, energy and sustainability officer at Soha Housing, said: “For energy efficient retrofit to progress at the three homes in this location, planning permissions required ecological surveys to be completed.
“Although initial surveys didn’t identify the presence of any protected wildlife, it identified gaps in the walls of the homes and cavities with a low-to-moderate potential that bats would be present.”
Ecological surveys flag visible gaps in walls as a risk as bats will often seek out dark, warm and stable environments that emulate their natural habitats in which they will roost.
Under the Wildlife and Countryside Act 1981, all UK bat species and their roosts are protected and cannot be disturbed.
Carly added: “Unfortunately, this was the first time such a risk had been flagged across our housing stock and, due to limited capacity amongst local surveyors, the project experienced additional delays.”
Unfortunately, this was the first time such a risk had been flagged across our housing stock and, due to limited capacity amongst local surveyors, the project experienced additional delays.
The findings of the initial ecological assessments meant additional checks, called ‘dusk emergence surveys’, had to take place.
These determine whether bats are currently roosting in a building by monitoring any comings and goings of the nocturnal creatures from their roost (or suspected roost).
Surveys must be completed by a specialist with the right knowledge and equipment and multiple surveys are required over a set period of time, which depends on the size of the building.
The optimal period for surveys to take place is from May to August, before bats may begin to hibernate.
The timing of the discovery and associated requirements fell at the edge of this window, risking months of possible delays if they were to be completed.
Additionally, limited availability for suitably qualified ecologists further stunted progress, with local providers recommended by planning authorities fully booked.
Carly added: “The situation not only stunted progress at the properties, but it was financially exhaustive too.
“Fortunately, we were able to source a skilled ecologist locally, although not through traditional channels initially explored.”
The situation not only stunted progress at the properties, but it was financially exhaustive too.
When combined, the required surveys would add more than £10k of unexpected expenses to the projected cost of upgrades at the properties.
Compromising to avoid the inflated costs, Soha amended the planned measures for the properties to remove the external wall insulation and install solar PV instead.
Solar was determined to be more suitable as it didn’t require such stringent ecological considerations, planning permissions or incur further delays aligned with the survey windows.
It also offered a solution that could be replicated should similar considerations or concerns be flagged in the future.
Carly said: “Although not what we’d originally planned, we knew that any measure would provide a great benefit to our residents
“We believe this experience has been both a learning experience and a success, showcasing our dedication to do the best we can for our residents, even when challenges are faced.”
Solar PV generates electricity by converting sunlight into electrical energy through something known as the photovoltaic (PC) effect.
The energy generated reduces required input from the grid which can help to bring customer’s energy bills down and alleviate risks of fuel poverty.
The amended upgrades for all three Wallingford homes were carried forward and will be implemented through the Warm Homes: Social Housing Fund to ensure residents can still benefit from reduced electricity bills.
Carly said: “What this has taught us specifically is about the necessity of considering ecological survey requirements as a part of a project plan, particularly in higher-risk areas such as conservation or park homes.”
We believe this experience has been both a learning experience and a success, showcasing our dedication to do the best we can for our residents, even when challenges are faced.
Key advice for homes and buildings at risk of roosting bats:
- ask residents or buildings users if they have noticed any wildlife sitings in the home, building or area to identify risks early
- engage ecological surveys as soon as you’re aware of potential habitats to allow time for stunted project delivery within scheme funding windows
- work closely with contractors to ensure possible sitings are identified, treated and progressed appropriately
- consider dedicated ecological compliance budgets to cover associated costs
- remain agile in your delivery to adapt to changing circumstances, noting relevant funding requirements and timescales throughout
- retain documentation where surveys are completed to avoid duplication of similar work
- maintain honest and consistent communication where setbacks occur, ensuring building users or residents understand the cause of the delay and an expected timeline for resolution
The Bat Conservation Trust supports local bat groups across the UK. The below resources from its website may also be of interest:
