Why the heaths are protected
The heaths around Bournemouth, Poole, Ferndown, Wimborne and Christchurch are among the most important lowland heathland sites in Europe, protected for birds such as the Dartford warbler and nightjar and for rare reptiles. The main threats from new housing are recreational pressure, fires, and predation by cats, all of which increase with the number of people living nearby.
The two zones
| Distance from protected heath | What it means for new homes |
|---|---|
| Within 400 metres | Residential development is strictly controlled; in practice new homes are rarely allowed |
| 400 metres to 5 kilometres | New homes are usually acceptable in principle but pay towards mitigation |
| Beyond 5 kilometres | The heathland rules don't normally apply |
Under the Dorset Heathlands Planning Framework 2020–2025, agreed by BCP and Dorset councils, mitigation in the 400 metre to 5 kilometre zone is funded in two ways: heathland projects paid for through the Community Infrastructure Levy, and a per-home access management contribution secured by a planning obligation. The amounts change, so check the council's current figures.
Source: Dorset Heathlands Planning Framework (Dorset Council)
Source: Developer contributions, including heathland mitigation (BCP Council)
What it means for garden plots and small sites
- Within 400 metres, a garden plot that would otherwise work may still be refused. Extensions and replacement homes that don't add a dwelling are treated differently.
- In the 5 kilometre zone, which covers most of the conurbation, the contributions are a cost a developer builds into the land price.
- Replacing one home with one usually doesn't add pressure, so it's treated differently from schemes that add homes.
Other local rules that often apply too
Heathland isn't the only environmental rule in our area. New homes draining to Poole Harbour must be nitrogen neutral, extra homes in the River Avon catchment need phosphate mitigation, and in the New Forest district homes pay towards mitigating recreational pressure on the Forest and, near the coast, the Solent. Our Poole Harbour nitrogen guide and land and planning guide cover these.
Distance is measured to the protected site boundary, not to the nearest bit of heath you can see. Councils publish maps; we check every site against them before we make an offer.
How we use this when assessing land
When someone sends us a garden or a site, the heathland zone is one of the first checks we run, alongside access, the street, trees and nutrients. If a plot is within 400 metres, we'll tell you straight away rather than let you spend money on drawings. If it's in the 5 kilometre zone, we include the contributions in our price.
Where the zones bite locally
Protected heaths sit close to many neighbourhoods in south-east Dorset, which is why the zones affect so many small sites. Ferndown, West Parley, Verwood and St Leonards sit among heathland; parts of Poole, Bournemouth and Christchurch are within 5 kilometres of protected heaths; and some streets are within 400 metres. Our Ferndown, Verwood and Poole area guides explain the local picture.
Because the zones are measured from the boundaries of the protected sites, two neighbouring gardens can fall on different sides of the 400 metre line. It's worth checking the exact position before assuming either way.
What developers do in the 400 metre to 5 kilometre zone
In the wider zone, mitigation is part of the cost of every new home. Under the Dorset Heathlands Planning Framework, heathland projects are funded through the Community Infrastructure Levy, and each new home also pays an access management contribution secured by a planning obligation. Larger schemes may need to provide or fund alternative green space so new residents have somewhere other than the heath to walk their dogs.
For a landowner, the practical effect is on price rather than possibility: the contributions are built into what a developer can pay.
Source: Dorset Heathlands Planning Framework (Dorset Council)
Within 400 metres, replacing one home with one, or extending a home, is treated differently from adding new homes. A replacement scheme may still be possible where a new plot isn't.
Examples of how the zones play out
| Scenario | Likely position |
|---|---|
| A new bungalow in a back garden 250 metres from a protected heath | Very unlikely to be allowed |
| Replacing an old bungalow with one new home, 250 metres from the heath | May be possible, as it doesn't add a home |
| Two new homes on a plot 2 kilometres from the heath | Acceptable in principle; contributions payable |
| A plot 7 kilometres from any protected heath | Heathland rules don't normally apply |
These are general illustrations, not decisions. Each case depends on the council's assessment and the other planning issues on the site.
Checking your own address
The councils publish maps of the protected sites and zones, and the Dorset Heathlands Planning Framework explains the rules. If you're not sure, send us the address and we'll check it as part of our free assessment, along with the nutrient catchments, conservation areas and trees.
What to do next
Send us your address and we'll tell you which zone your land is in and what that means. Read about selling garden land, or see our area guides for Ferndown and Poole.
