Development Sites

 The Tree & Landscape Officer will consider the impact of the proposed development on existing trees and shrubs and pass any comments and recommendations to the planning case officer for consideration. It will also be the task of the Tree & Landscape Officer to comment on, or occasionally specify, tree protection measures that are necessary during construction activities where planning permission is granted. It is at this stage that any trees which are found to provide a significant visual amenity and that are reasonably sound and healthy will be considered for inclusion within a Tree Preservation Order (subject to various other criteria being met, see the 'Related Topics' section on the right hand side of this page). Trees that are already subject to a Tree Preservation Order, however, rank as a ‘material consideration’ when the Council considers the Planning Application.

Landscaping schemes

Where development proposals receive planning permission it is often the case that Planning Conditions are attached to either ensure the retention of existing trees and shrubs and/or for a requirement to plant new trees and shrubs as part of a wider landscaping scheme. Any existing and/or new plantings, which are part of a landscaping scheme for a development site will be subject Planning Conditions and planning consent will be required before works can be undertaken to them. It is important, therefore, that you check with the Council’s Tree & Landscape Officer to see if any such planning restrictions exist on the property involved.

Advice for Developers & Architects

Please note: Advice contained in this section is intended to offer general assistance but cannot cover all eventualities. Adherence to this advice will not necessarily negate a formal objections to development proposals by the Trees & Landscape Officer. You should also note that the advice is given without prejudice to the formal determination of any existing or future planning application.

Introduction

Existing trees of good quality and value can greatly enhance new development in a number of ways, for example, screening and softening the appearance of new buildings and reducing their visual impact and providing an immediate established appearance with mature landscaping. A tree may take a century to reach maturity but it can be mortally damaged or even felled in just a few minutes. Such damage is frequently caused unwittingly because of a failure to appreciate the vulnerability of trees, particularly their rooting systems. Irreparable damage is frequently done to existing trees in the first few days of a contractors occupation of a site. The early erection of tree protection to create the construction exclusion zone before works can commence on site is essential as the only way to prevent damage being caused to retained trees.

Warning: Anyone who, in contravention of a Tree Preservation Order or Conservation Area regulations cuts down, uproots, wilfully damages a tree, or lops, tops or wilfully damages a tree in a way that is likely to destroy it is guilty of an offence. Anyone found guilty of this offence is liable to a fine of up to £20,000. In determining the amount of any fine for thsi offence the Courts must have regard to any financial benefit which has been accured, or is likely to accrue, in consequence of the offence.

Proposed Development

The Trees & Landscape Officer welcomes pre-application discussions where, for example, developers can put forward their ideas and intentions before submission of a planning application. This can be an extremely valuable and cost effective way to gain feedback for development proposals in advance of the preparation of plans.

The following outlines a recommended sequence of events that should help identify site consraints relating to trees at an early stage and which, in turn, wil greatly assist the overall process from the outset for the developer, the architect or agents and the Council's Planning Department.

1. Land Survey
2. Tree Survey

A land survey or topographical survey should be undertaken showing all relevant existing site features. Where trees are present, clearance of vegetation to facilitate the survey process should be undertaken only if strictly necessary, with care and using hand held machinery. Bulldozing and soil stripping should be avoided, particularly near to trees and hedgerows. Distrubance to wildlife habitats should be avoided particularly during the bird nesting season. It would be useful for all concerned if the trunk centres of trees with a stem diameter exceeding 75mm measured at 1.5m off the ground were accurately plotted.

The tree survey should be undertaken in accordance with British Standard: 5837;2005 Trees in Relation to Construction and must be undertaken by a suitably qualified Arboricultural Consultant. A competent consultant can be a helpful, cost effective way of resolving problems. The Arboricultural Association holds a list of approved consultants and they can be contacted on 01794 368717 or alternatively email admin@trees.org.uk. Their internet service is at www.trees.org.uk/.

Once your nominated consultant has undertaken a tree survey they should then prepare a plan showing the following information in accordance with BS:5837;2005;

• Trunk centres of trees on and off the site. 
• Categorisation of each tree
• A constraints and exclusion zone plotted for each retained tree
• Areas for new planting should be identified where appropriate

The above information will assist the architect in drawing up an initial layout plan, which should include existing trees identified for retention as an integral design element. Careful analysis of the categorisation of trees in accordance with the BS:5837; 2005 will enable the design process to consider which trees should remain in the long-term. Your consultant should also be able to assist in specifications associated with wildlife and ecology that affect arboricultural matters, although a separate specialist ecological consultant may be required depending on circumstances.

The Council will be intending to ensure that all construction activities are located outside the construction exclusion zones of trees identified for retention, and will only accept incursions into these zones in exceptional circumstances. It would be advisable to take into consideration future growth of trees, shade and progressive loss of light to dwellings, gardens and fears of wind-throw and branch shedding from future occupants of the site. Failure to make adequate provisions for existing trees identified for retention may result in development proposals being rejected.

Planning Applications are generally decided in accordance with the Development Plan (link to Local Development Framework) unless there are sound reasons to do otherwise. Generally the points that the planning department will take into account include:

• The number, size, layout, siting and external appearance of buildings
• The proposed means of access
• Existing trees, proposed landscaping and the visual impact on the neighbourhood
• Sustainability and whether the necessary infrastructure, such as roads and water supply will be available
• The proposed use of the development.

Development Layout

Trees indentified for retention must be accurately plotted on a plan together with the construction exclusion zones. It would be helpful to all concerned if the layout plans also include the following information:

• A clear indication of which trees and hedgerows are to be retained and which are to be removed
• Footprint and layout of all proposed construction
• Route and location of vehicular access & roadways (temporary and permanent)
• Proposed hard landscaping details and any changes in soil levels
• Areas set aside for planting

A plan that contains the above information and preferably in colour, will greatly assist all involved and particularly members of the public who may wish to comment on the plans. They will be able to interpret the plans more accurately and there will be much less room for misunderstandings. Fragmented or separated plans can be very confusing and difficult for the lay person to interpret and will often result in adverse comments being genrated where, perhaps, they may not be warranted.

Landscaping Schemes

All new tree planting proposals should take into consideration the future use, layout and design of a development site, constraints, soils and local climate, the local landscape character and the contextual surroundings. As trees generally form the dominant elements of the long-term landscape structure of the site, careful consideration should be given to thier ultimate height, spread, form, habit, colour, density of foliage and maintenance considerations.

Your nominated consultant will be able to supply you with a suitably detailed landascaping scheme. In general terms, the Trees & Landscape Officer will be mainly interested in strategic, structural and peripheral planting rather than planting for individual plots or residential gardens. The Trees & Landscape Officer is happy to discuss with developers or their nominated agents landscaping issues in advance of plans being drawn up.

A landscaping scheme should incorporate the following information:

• Species to be planted and the size of the plantings
• Position and planting density
• Timing of planting
• Maintenance plan where appropriate
• An indication of how the landscaping scheme will integrate with the development proposal (where appropriate)

All tree, shrub and hedge planting should be carried out in accordance with BS 3936 (parts 1, 1992, Nursery Stock, Specification for Trees and Shrubs, and 4, 1984, Specification for Forest Trees); BS4043, 1989, Transplanting Root-balled Trees; and BS4428, 1989, Code of Practice for General Landscape Operations (excluding hard surfaces).

It is often the case that where a landscaping scheme is required as a planning condition, a replacement-planting obligation is also included to ensure that any dead and dying specimens are replaced within a specified period of time.

Summary of Development Sites
i)  Land Survey	An accurate topographical survey showing all trees present on a scaled plan. Trees on adjacent land should also be shown. The land survey should include the location of all trees, shrubs and hedges and other relevant features such as streams, buildings and spot level heights.
ii)  Tree Survey	Survey information should provide data including: ref number, species, height, stem diameter, branch spread, age class, condition, management recommendations, life expectancy, and BS 5837; 2005 categorisation.
iii) Tree Constraints Plan	Below ground constraints posed by the Root Protection Area (RPA), and the above ground constraints posed by size, position, and future growth potential in accordance with BS 5837:2005.
iv)  Initial Design	The preliminary design of the development should include locations of access, roadways, all underground services, building footprints (including patios, paths etc.) and hard surfacing. Any change of depth and width of any excavations and level changes necessary to implement the above.
v)  Negotiation (prior to application)	Once the initial design has been received the Council's Trees & Landscape Officer will examine the development proposal and its impact on trees identified for retention. Changes or amendments may be recommended but a negotiated design solution will be sought wherever possible.
vi)  Tree Protection and/or Removal	Refer to the BS 3857 categorisation (A/B/C, or R). Some trees may be subject to planning controls such as TPOs, Conservation Areas, Planning Conditions etc. Particular care should be given to veteran and aged trees and any protected flora and fauna they may harbour.
vii)  Design (application submitted)	BS 5837 recognises that Protected Areas are not completely 'no go' areas, and that in exceptional circumstances it is possible to construct roadways, underground services and building structures within tree protection zones Areas. A competent arboricultural consultant in association with a construction engineer will be able to advise you on possible engineering solutions.
viii) Planning Approval and Conditions	Once the development has been approved, construction may begin once pre-commencement planning conditions have been discharged. Planning Conditions may require that tree protective fencing and ground protection are installed before any other works commence. There may also be a requirement to submit a Method Statement detailing a methodology for operations such as constructing a driveway beneath a tree, phasing of construction works, or pile and beam foundations etc.

Useful Contacts

The Arboricultural Association
For a list of approved arboricultural consultants contact: 01794 368717, email admin@trees.org.uk or see the link below

British Standards Institute
Copies of BS:5837: 2005 Trees in Relation to Construction can be obtained from: Customer Services; 020 8996 9001, email orders@bsi-global.com or see the link below

British Association of Landscape Industries (BALI)
Trade association for the landscaping industry, contact: 0870 770 4971, email contact@bali.org.uk or see the link below

Related Pages

Pesticides >
Tree planting >