Local Planning Guidance Notes No 17 - Trees and Development

This note amplifies policies contained within the Council's Unitary Development plan in relation to the protection of important trees. The note outlines the Council's requirements when considering applications which could affect trees and will form a material consideration in the determination of relevant planning applications.

Developers should ensure that development schemes include measures to safeguard trees, and where appropriate to enhance an area's trees. Development which would result in the unjustified felling, or which would result in damage to an important tree will not be permitted. Conditions and Tree Preservation Orders (TPOs) will be used to safeguard trees in appropriate cases.

Survey Requirements

Before submitting planning applications for land in close proximity to trees, or on which trees are growing, a developer should commission detailed tree and land surveys the requirements of which are outlined below.

Tree Surveys

• The location to within 1m of all existing trees with a stem diameter greater than 10mm at 1.5m above ground level on or adjacent to the site.
• Where woodland is within a site, the woodland should be accurately plotted with all boundary trees shown. If development is proposed within the woodland area, it will be necessary to plot all trees.
• If woodlands are outside the site boundary, then the woodland edge (including the four principal points of crown spread) should be shown. Hedgerows should also be accurately plotted. Certain shrubs may be of sufficient interest as to merit plotting, e.g. groups of rhododendron or other evergreen species and native/naturalised plants which provide valuable habitat for wildlife.
• The desirability for retention of each tree, or group of trees, designated as per the detailed requirements of British Standard BS5837 (2005) Section 4.2 (Table 1)
• Tree surveys should also include the tree species, health, vigour, age range, condition and BS category grading as Annex D of the Standard.
• The tree's height, diameter at 1.5m above ground level (DBH) and crown spread (Note: the four principal points of the crown spread should be shown and the location of its trunk, to indicate any uneven growth characteristics e.g. leaning trunks, one-sided crown spread, etc).
• In the case of a full planning application it is strongly recommended that all sites with trees on or near them are first evaluated prior to trees being identified for removal or final layouts decided and decisions on layout finalised.
• An accurate land and tree survey with any topographical survey to allow the production of an Arboricultural Implication Assessment, (AIA) should be produced. This document must be produced in conjunction with the development proposals and after consultation (including possible site visit) with the L.P.A.

Land Surveys

• Should include all soft and hard landscape features. Changes in ground levels should be shown and known finished levels such as roads, floor slabs etc. included.
• Trees are particularly susceptible to root damage by soil compaction and soil level changes. The lowering of soil levels can weaken the anchorage of tree roots and cause dehydration. Raising soil levels has a similar effect to compaction, in that the amount of oxygen available to roots is reduced but the quantity of water is increased, this affects root respiration and causes decline. As any changes in ground levels will affect the long term survival of trees, it is essential to have details of both existing and proposed ground levels illustrated by contours and at least one cross section. This information should also be supplied at the initial stage in the application process.
• Any hard surfacing or services proposed to pass under the spread of the canopy should also be indicated and relocated where possible.
• On complex or large sites a full hydrological and / or soil survey may be required, with appropriate cross sections, to fully allow assessment of the impact that changes will have on trees and woodlands.
• Land surveys will be expected to meet the requirements of section 4 of the British Standard BS5837 (2005) Trees in Relation to Construction - Recommendations.
• The Council must stress that developers should ensure that experts commissioned to advise on matters of technical content within planning applications, have the appropriate qualifications and experience of the planning process to advise on matters of detail regarding Management Regulations in relation to trees as structures within or adjacent to the site and detailed specifications on site safety.

Development Proposals

Development proposals must take account of :-

• A detailed description of the site including: tree cover, topography, soils description, proposed levels for roads, pathways, steps, fencing, retaining walls, floor slabs,services and any areas of reduced dig needed for construction purposes which are not shown as part of the development plan.
• An analysis of the tree cover including: total number of trees, the numbering sequence, analysis of landscape / amenity values, impact of shade on residential amenity, trees to be lost for development, trees to be lost for any other reasons, and proposals for replacement planting.
• A Tree Constraints Plan in accordance with section 5 of BS 5837 (2005) should be submitted at the planning application stage. This should include the position of protective fencing and its construction. A schedule of remedial tree surgery should also be submitted to bring trees for retention to a safe and healthy condition.
• A plan showing any requirements of the Council for sight lines and other highway infrastructure and furniture.
• The Council will be particularly guided by the recommendations contained within British Standard 5837 2005: "Trees in relation to construction - Recommendations". The Standard gives essential advice with regard to all of the important issues relating to trees in relation to construction. However, the Council will consider proposals for new methods or materials where these can be demonstrably shown to improve the likelihood of tree retention on site.
• Developers are particularly advised to consider Annex C of the Standard, which deals with how development can damage trees. Site layouts should seek to reduce to a minimum the potential harmful effects development can have.
• Designers are particularly advised to consider Section 6.3 of the Standard which deals with the range of problems building operations and construction can have in relation to tree positions and/or growth.
• Development located too close to the established canopy spread of a tree/s or where the proximity of the dwelling would result in tree/s having an over-dominant and oppressive effect, harming the outlook from windows and giving rise to safety concerns, will not be permitted. Development, which would result in important trees causing unreasonable inconvenience or nuisance to future occupants, or where a trees canopy would unduly impinge on private amenity space, will not be permitted.
• Landscape Architects are particularly advised to consider section(s) 13, 14 and 15 of the Standard. These sections deal with new planting, its relationship to development and requirements for future growth. The developers' project team should submit the fullest range of reports, surveys, drawings (including cross sections) to allow officers of the Council to fully assess proposals and report to the planning committee.

Determination of Planning Applications

In determining applications, the Council will consider the effect on trees and the overall landscape as a material consideration, with due regard to existing statutory and relevant development plans, Government advice and this Local Planning Guidance Note. The Arboricultural Implication Assessment (AIA) and other detailed submissions (Method Statements) will be an important aspect in assisting the Council in evaluating the balance between tree/landscape losses and gains thus providing a basis for determining appropriate planning conditions.

Tree Preservation Orders

As previously stated, the local authority has the power to create Tree Preservation Orders (TPO) to maintain the amenity of the local environment.

With regard to development proposals, the Council will utilise TPO powers in a flexible manner. This may include serving TPOs :-

• prior to development proposals;
• after receiving development proposals;
• during development proposals;
• after development is complete; or
• not serving TPOs if inappropriate.

The above range of responses will be implemented on the basis of the site's importance, individual specimen importance, the development proposals and the level of data provided to the LPA with regard to development.

In the event that a TPO is placed on a site, the Council requires that there should be consultation between the developers and the Arboricultural Officer of the Council, before the submission of any proposed design or layout.

Protective Barrier

1. Standard scaffold poles
2. Uprights to be driven into the ground
3. Panels secured to uprights with wire ties and where necessary standard scaffold clamps
4. Weldmesh wired to the uprights and horizontals
5. Standard clamps
6. Wire twisted and secured on inside face of fencing to avoid easy dismantling
7. Ground level
8. Approximately 0.6m driven into the ground

2.4m Close Board

Posts: 100mmx100mmx3.5m driven in to 1m depth at 2.5m spacings.

Top and Bottom Rails: 50mmx75mm softwood, twiced nailed to uprights.

Support Struts: 75mmx50mm softwood, securely nailed to uprights at every third post, and at each corner or change of direction.

Ply board: 2.4m high, min 20mm thick plyboard, securely affixed to timber frame.

Implementation of Planning Permission

The Council will require, in appropriate circumstances, the use of management / programming aids, which ensure trees and other soft landscape features, are safely and attractively integrated into the construction phase. The Council will also require developers and their advisers who are planning construction projects to obtain the appropriate professional advice. With regard to existing trees, woodlands and other vegetation, (including hedgerows), this will extend to supervision of the construction phase by the developer's own arboriculturist.

The applicant is advised to contact the Council's Arboricultural Officer on 01978 292529 for any further information or to arrange a pre-application site meeting.

Permission to reproduce Figure 2 from BS 5837: 2005 is granted by British Standards Institution. British Standards can be obtained from BSI Customer Services, 389 Chiswick High Road, London W4 4AL. Tel: +44 (0)20 8996 9001. email: cservices@bsi-global.com

For further information and application forms contact:

Chief Planning Officer, Lambpit Street, PO Box 1290, Wrexham, LL11 1WL.

Email: Planning@wrexham.gov.uk

Tel: 01978 292019
Fax: 01978 292502

Adopted Sept 2000 - Updated April 2006

LPG Note 17 - Trees and Development

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