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Trees in Relation to Planning & Development
Why do trees matter on planning applications?
All trees have an intrinsic value and within the National Planning Policy Framework (NPPF) there is an obligation to consider existing trees and where appropriate demonstrate where new and modified development can retain and protect existing trees.
To demonstrate that trees have been considered in planning proposals they have to be surveyed and included in plans.
BS5837:2012 Trees in relation to design demolition and construction-recommendations
BS5837:2012 outlines requirements for tree related information for planning applications. As a minimum a tree survey is required and some Local Authorities make tree surveys a validation pre requisite and you will not be able to register the application without one. Depending on the type of application or what stage you are at, you may also be required to prepare a tree removal plan, or an arboricultural impact assessment to include tree removals, pruning works, tree protection and a heads of terms method statement for specialist demolition or construction works.
Tree survey and constraints plan (TCP)
As a minimum all trees over 75mm diameter at 1.5m height and within 15m of any demolition or construction related activity (including access and build space, not just the footprint of the proposal) should be identified, measured, assessed and plotted on plans. For undeveloped land this might mean all trees over 75mm diameter including off site trees within a distance of the boundary less than or equal to 12 times their diameter. The tree survey data is collected to determine how much space there should be to maintain a viable root volume and clearance between above ground parts of the trees and proposed structures. An assessment of tree condition is also required and the surveyed trees either individually or as part of a cohesive landscape feature should be put into a retention category following criteria relating to their estimated remaining life expectancy and noted condition. The retention category is used to express an opinion about the quality and (non fiscal) value of the existing tree stock. These metrics will also contribute to Bio Diversity Net gain calculations. The tree survey data informs a Tree Constraints Plan that shows tree canopy spreads, tree retention category, tree root protection areas and an indicative daylight shade path to help designers and planners understand the spatial limitations imposed by the trees.
This is an evaluation of the direct and indirect effects of the proposal on the existing tree stock or proposed planting. The AIA needs to consider the whole proposal, not just final elevations, so construction (and final) access, demolition, level changes, easements and utility services all need consideration. Planners need this information to give them confidence that the scheme can be implemented with minimum risk to existing tree stock unless shown removed.
The AIA includes tree protection plans (TPP), tree removal plans (TRP), tree pruning plans and issues to be addressed by an arboricultural method statement (AMS) see below. The AIA information can be presented on a scaled drawing or may form part of larger report with narrative descriptions and tree related information in table form.
AMS’s are sometimes required as part of the AIA or can be made a condition of planning permission by local authorities. Retaining trees on new sites creates unique challenges and our AMS’s detail prescriptive methods for site preparation, demolition or construction to mitigate working near them. We have an abundance of experience in providing bespoke solutions in collaboration with innovative engineers and architects and we are always expanding our knowledge and experience with every new project.
Site supervision and Arboricultural Clerk of Works
Planners will sometimes make evidence of correct tree protection installation or that arboricultural method statements are implemented strictly in accordance with plans, a condition of planning approval. This can sometimes occur as a default if they approve a method statement that includes supervision. We can attend site to inspect protection barriers or oversee works ranging from the removal/demolition of in-situ hardstanding or buildings, changes in ground levels, piling operations, footing formations and many more. When undertaking such works we use onsite pragmatism within the parameters of the approved documents as required and produce documents reporting on the site visit and activity as evidence to discharge conditions.
Plans
We can work with AutoCAD drawings and plans and prepare detailed and scaled drawings for tree protection and bespoke working methods. For small projects we can usually get all the information into one drawing. We can also work with pdf or hand drawn drawings if that is all that is available.
What does it entail?
In most cases we need to visit site to survey the trees as a minimum and collect other site specific measurements depending on the accuracy of plans. The AIA can be a desk top process, if you have bought a site with outline planning permission and an existing tree survey by other parties, we may be able to prepare an AIA or AMS to discharge condition or reserved matters with their data.
We are aware that tree related matters can often be last minute considerations and can be flexible. How fast we can prepare documents depends on the size and scale of the project and the level of detail in site plans or required by the planners.
If you think we might be able to help with your projects or you would like to know more just call the office.
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