Application Details

Reference 19/06014/X
Address Redland High School For Girls Redland Court Road Bristol BS6 7EF  
Street View
Proposal Application to vary condition No. 29 (Climate Change) 44 (Landscape) 45 (List of approved plans and drawings) attached to planning permission 17/04263/F.
Validated 12-12-19
Type Variation/Deletion of a Condition
Status Decided
Neighbour Consultation Expiry 27-01-20
Standard Consultation Expiry 03-02-20
Determination Deadline 12-03-20
Decision GRANTED subject to condition(s)
Decision Issued 29-05-20
BCC Planning Portal BCC Planning Portal
Public Comments Supporters: 0 Objectors: 1  Unstated: 3  Total: 4
No. of Page Views 0
Comment analysis   Date of Submission
Nearby Trees Within 200m

BTF response: OBJECT

See objection in the Public Comments below.

Approved subject to the following conditons:

5. The development shall be carried out in accordance with the Arboricultural Method Statement updated 20 September 2019 approved under 19/02831/COND. The development shall be carried out in accordance with the approved method statement.

No work of any kind shall take place on the site until the protective fence(s) has (have) required under the method statement has been installed. 

No work of any kind shall take place on the site until the protective fence(s) has/(have) required under the method statement has been installed. The Local Planning Authority shall be given not less than two weeks prior written notice by the developer of the commencement of works on the site in order that the council may verify in writing that the approved tree protection measures are in place when the work commences. 

The approved fence(s) shall be in place before any equipment, machinery or materials are brought on to the site for the purposes of the development and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Within the fenced area(s) there shall be no scaffolding, no stockpiling of any materials or soil, no machinery or other equipment parked or operated, no traffic over the root system, no changes to the soil level, no excavation of trenches, no site huts, no fires lit, no dumping of toxic chemicals and no retained trees shall be used for winching purposes. If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the council. 

Reason: To protect the retained trees on site.

16. Landscape (Soft and Hard) 

Prior to completion or first occupation of the development hereby approved, whichever is the sooner; details of treatment of all parts on the site not covered by buildings shall be submitted to and approved in writing by the Local Planning Authority. The site shall be landscaped strictly in accordance with the approved details in the first planting season after completion or first occupation of the development, whichever is the sooner. Details shall include:

a.         a scaled plan showing vegetation to be retained and trees and plants to be planted

b.        proposed hardstanding and boundary treatment

c.         a schedule detailing sizes and numbers of all proposed trees/plants

d.        Maintenance schedule to ensure successful establishment and survival of new planting, including watering quantities and schedule. 

All planting is to be maintained to the following heights

a.         All shrub and hedge planting to Woodstock Road to be maintained at a height of 1 metre or less

b.        Shrub and hedge planting to Clarendon Road and Redland Road to be maintained at a height of 2 metres or less

c.         Shrub and hedge planting to Redland Court Road to be maintained at a height of 1.6 metres or less 

The Planting proposals hereby approved (Tree planting plan C-6-L0-GA-05 – KWL Architects*) shall be carried out no later than during the first planting season following the date when the development hereby permitted is ready for occupation or in accordance with a program, details of which shall be submitted to and agreed in writing by the local planning authority. All planted materials shall be maintained for 5 years and any trees removed, dying, being severely damaged or become seriously diseased within 5 years of planting shall be replaced with others of a similar size and species to those originally required to be planted. 

Reason: Required to safeguard and enhance the character and amenity of the area, to provide ecological, environmental and bio-diversity benefits and to maximise the quality and usability of open spaces within the development, and to enhance its setting within the immediate locality in accordance with DM15 and DM17.

28. Prior to completion or first occupation of the development hereby approved, whichever is the sooner; details of treatment of all parts on the site not covered by buildings shall be submitted to and approved in writing by the Local Planning Authority. The site shall be landscaped strictly in accordance with the approved details in the first planting season after completion or first occupation of the development, whichever is the sooner. Details shall include: 

a.         a scaled plan showing vegetation to be retained and trees and plants to be planted

b.        proposed hardstanding and boundary treatment

c.         a schedule detailing sizes and numbers of all proposed trees/plants

d.        Maintenance schedule to ensure successful establishment and survival of new planting, including watering quantities and schedule 

The Planting proposals hereby approved (Tree planting plan C-6-L0-GA-05 – KWL Architects) shall be carried out no later than during the first planting season following the date when the development hereby permitted is ready for occupation or in accordance with a program, details of which shall be submitted to and agreed in writing by the local planning authority. All planted materials shall be maintained for 5 years and any trees removed, dying, being severely damaged or become seriously diseased within 5 years of planting shall be replaced with others of a similar size and species to those originally required to be planted. 

Reason: Required to safeguard and enhance the character and amenity of the area, to provide ecological, environmental and bio-diversity benefits and to maximise the quality and usability of open spaces within the development, and to enhance its setting within the immediate locality in accordance with DM15 and DM17. 

*C-6-L0-GA-05 Revision C Tree planting plan received 15 May 2020

Public Comments

on 2020-05-06  

bristoltreeforum.org

Individual green assets should be retained wherever possible and integrated into new development. Loss of green infrastructure will only be acceptable where it is allowed for as part of an adopted Development Plan Document or is necessary, on balance, to achieve the policy aims of the Core Strategy. Appropriate mitigation of the lost green infrastructure assets will be required.

Development should incorporate new and/or enhanced green infrastructure of an appropriate type, standard and size. Where on-site provision of green infrastructure is not possible, contributions will be sought to make appropriate provision for green infrastructure off site.

Planning Policy DM17 - Development Involving Existing Green Infrastructure also states (At page 36) ‘All new development should integrate important existing trees.’

On this basis, we submit that:

1. No tree on site should be felled which is not essential to the needs of this development.

2. Any tree proposed to be felled merely to satisfy the design or landscaping aspirations of the developer may not be felled if the requirements of the Mitigation Hierarchy and BCS9 are properly applied.

3. Where any tree must be felled, the possible habitat damage and loss caused should be minimised.

4. If, as a last resort, a tree must be felled, its loss should be compensated for using the principle of Net Gain as set out in BDM2.

I attach a spreadsheet showing our calculation of the CAVAT value of the trees proposed to be felled (£602,316) and the projected BDMII compensation calculation should you permit all the proposed fells to proceed, notwithstanding these submissions and Council policy.

Applying BDM2 in this case means that 102 replacement trees would need to be planted just to replace the 1.704 Habitat Units that would be lost by felling all these trees. Whilst this is 29 trees more than is required using the Bristol Tree Replacement Standard, it still only achieves break-even after 27 years. It does no achieve true Net Gain.

We also invite you to consider the decades-long damage that felling just one tree (let alone 26) will cause by inputting the DBH of any tree earmarked for felling into our Tree CO2 Calculator.

As you will see, when an equivalent tree is replaced on a one-for-one basis, the lost CO2e is never recovered. Even when the largest tree (with a DBH of 87 cm) is replaced in accordance with BTRS, it will still take 39 years to recover the lost CO2e. And this is just one of the eco-services that trees provide us!

Given that the Council has declared Climate and Ecological Emergencies and aspires to make the city carbon neutral by 2030, such losses cannot now be justified, or, if they were, then it would be necessary to plant equivalent replacement trees today at a ratio of 6:1 for the smallest tree felled and at 115:1 for the largest felled if the lost CO2e is going to break-even by 2030!

on 2020-02-24  

The Panel struggled to identify the differences between the consented scheme and therevised proposals. The Panel considered the windows to the Hall must be vertically sliding timbersashes, with details to be conditioned.The glass Juliette balconies were not considered appropriate. The increased height in the roof ofthe Science Building was not acceptable. This should be reduced back down to the approvedheight in order to limit the impact from longer views.

on 2020-01-15   OBJECT

1. We attended the Planning Committee meeting upon the consideration of the initial Planning

Applications. Mr Hart was cut short in his brief oral submission and the chairman permitted

no discussion by the committee of the planning merits of the application, even to the limited

extent of our objection to the town houses.

2. In my Objections dated 12th August 2017 to the detail of the first planning application, we

submitted:

a. “The closeness of any garage doors to the roadway would require vehicles to enter or leave

by being driven straight across into the roadway or into the garage, thus causing a danger to

passing traffic. They would be immediately opposite the existing driveways, from which we

and our neighbours are obliged to reverse into the roadway.

b. There will be increased traffic movements from several individual properties to a road that

now carries a substantially increased volume of pedestrian and vehicle traffic.”

3. This was reiterated in our submissions to the Planning Committee for the hearing of the

planning application in 2018.

a. “No proper account has been taken of the very real danger to pedestrians and traffic from 5

vehicles emerging from three garages opening immediately onto the pavement and the busy

roadway. I spent ten years having to compete each day with heavy passing traffic, cyclists,

school children, pedestrians to drive out safely into the roadway. New driveways into local

houses are already prohibited.

b. We submit that the developers might at least reconsider the height of the town houses,

starting with abandoning the dangerous and unnecessary ground floor garages and

providing parking spaces within the proposed underground car park, alongside those for the

other 40 dwellings.”

4. Today, the volume and speed of vehicles using Redland Court Road as a rat run have

increased. Many vehicles greatly exceed the speed limit of 20 mph. Traffic to Redland Green

School has increased greatly by its staff and parents bringing children. The road and pavements

are heavily used by school-children, students, cyclists, some with flimsy trailers carrying children,

commuters, joggers and dog walkers. They will not be seen by unassisted drivers emerging onto

the pavement from narrow garages with very limited visibility. In particular the junction with

Kersterman Road has become especially dangerous as vehicles often do not respect the give-way

signs, but regard it as a challenge to their driving prowess.

5. We strongly recommend that mature re-consideration is given to excluding garages

from the town houses.

15th January 2020

on 2020-01-02  

On behalf of Bristol, Tree Forum, I note that the Tree Planting Strategy lists 73replacement trees, but there is no BTRS calculation showing how this number has been arrived at.Has this calculation been produced? If so, Please publish it. if not, please require its production.

We reserve the right to make further comments once this information is produced.