Habitats, ecology and bio-diversity
New homes and holiday accommodation can increase recreational pressure on North Meadow and Clattinger Farm. You may need to pay for measures that protect the site.
Use the boundary map below to check whether your development is in one of the affected zones.
Why the site needs protection
North Meadow and Clattinger Farm Special Area of Conservation
The site is internationally important for its wildlife. North Meadow has a large proportion of the UK's remaining snake's-head fritillaries.
This rare plant is usually found in damp, lowland meadows across Europe.
Natural England has advised us that increasing visitor numbers are damaging the site's wildlife.
The Special Area of Conservation is outside the borough. However, some visitors travel from areas in the borough.
How the Habitats Regulations apply
We are a 'competent authority' under the Conservation of Habitats and Species Regulations 2017, as amended.
This means we must consider whether a project could affect a Special Area of Conservation. This includes proposals submitted through planning applications.
We can only approve a proposal if we are certain it will not have a 'likely significant effect' on the protected site.
This means any negative effect that is more than completely insignificant.
Check whether your development is in an affected zone
Visitor surveys carried out in 2022 identified two zones around the Special Area of Conservation. These are called 'zones of influence'.
The zones reflect where different types of visitors travel from.
Use the planning boundary map to check whether your development site is in either zone.
Inner zone: up to 4.2 kilometres
The inner zone extends from the site boundary to 4.2 kilometres away.
It covers the area where 75% of regular local visitors come from. This includes local people who visit the fritillaries during the main flowering season.
Outer zone: 4.2 to 9.4 kilometres
The outer zone extends from 4.2 to 9.4 kilometres from the site boundary.
It covers the area where 75% of visitors during the main fritillary flowering season come from. It does not include regular users.
Developments that need an assessment
We will screen all applications for net new residential or holiday accommodation in the 9.4-kilometre zone of influence. This includes applications for prior approval.
These proposals will need a Habitats Regulations Assessment
Interim recreation mitigation strategy
Full Council adopted the 'Interim Recreation Mitigation Strategy for North Meadow and Clattinger Farm Special Area of Conservation' on 13 July 2023.
The strategy covers 2023 to 2028. You can read the supporting committee papers:
Swindon Borough Council, Cotswold District Council, and Wiltshire Council prepared the strategy with Natural England.
The strategy explains how development can address its recreational impact on the protected site.
It provides clear mitigation measures and a standard financial contribution for each new unit.
This framework allows us to approve applications that could otherwise have a significant effect on the site.
Financial contributions
The following contributions apply to relevant applications made valid from 1 October 2024. The amounts shown are the rates from April 2026.
| Location and development size | Access management and monitoring for each unit | Infrastructure or alternative greenspace for each unit | Total for each unit |
|---|---|---|---|
| Inner zone, developments of fewer than 50 units | £356.21 | £480 | £836.21 |
| Inner zone, developments of more than 50 units | £356.21 | Usually provided on the development site as Strategic Alternative Natural Greenspace. See appendix 4 of the strategy. | £356.21 |
| Outer zone, all relevant developments | £356.21 | Not applicable. We will assess larger developments individually, including those covered by the Environmental Impact Assessment Regulations. | £356.21 |
| More than 9.5 kilometres from the site | Not applicable. We will assess larger developments individually, including those covered by the Environmental Impact Assessment Regulations. | Not applicable. We will assess larger developments individually, including those covered by the Environmental Impact Assessment Regulations. | Not applicable. We will assess larger developments individually, including those covered by the Environmental Impact Assessment Regulations. |
The contribution helps pay for the package of protective measures in the strategy.
How to make the payment
How you make the contribution depends on the number of units in your development.
Developments of ten units or fewer
You can make a payment under section 111 of the Local Government Act 1972.
Complete and return the signed section 111 payment form. This confirms that you will pay the contribution after receiving an invoice.
You must make the payment before we determine your application. You must also pay a £275 administration fee.
Developments using a unilateral undertaking
A unilateral undertaking is a legal agreement under section 106.
You will need to appoint a solicitor. Your planning case officer will ask our legal team to prepare the agreement.
You must complete the agreement before we determine your planning application. The agreement will require you to pay the contribution before starting development.
Legal and monitoring fees
You must pay additional legal and monitoring fees when using a unilateral undertaking.
Legal fees
| Development or obligation | Legal fee |
|---|---|
| Up to and including four units | £400 |
| Five to ten units | £800 |
| 11 or more homes | Assessed individually |
| More than one contribution or obligation | Assessed individually |
Monitoring fee
| Scheme | Monitoring fee |
|---|---|
| All schemes | £504 |
Example contribution
A development of two homes in the outer zone would pay:
- £356.21 for each home
- £712.42 in total mitigation contributions
- £275 section 111 administration fee, if this payment route is used
The combined mitigation contribution and section 111 administration fee would be £987.42.
Using your own mitigation measures
Our preferred approach is for you to contribute towards the strategic mitigation measures.
Alternatively, you can submit a 'shadow' Habitats Regulations Assessment. This must explain:
- the recreational impact caused by your development
- how you will prevent or reduce that harm
- how your measures address the combined impact of your proposal and other plans or projects
You may need specialist professional advice before choosing this approach.
You can also ask Natural England for advice through its Discretionary Advice Service.
Shadow assessments can be expensive and complicated. So far, no submitted shadow assessment has adequately addressed the impact on the Special Area of Conservation.