|Address||Garage To Rear Of 3 Clyde Park Bristol BS6 6RR
|Proposal||Demolition of single storey double garage and construction of a two storey two bed house.|
|Neighbour Consultation Expiry||12-02-21|
|Standard Consultation Expiry||12-02-21|
|BCC Planning Portal||on Planning Portal|
|Public Comments||Supporters: 0 Objectors: 44 Unstated: 1 Total: 45|
|No. of Page Views||0|
|Comment analysis||Date of Submission|
|Nearby Trees||Within 200m|
The proposed residence will pose significant risk to the long-term health and welfare of multiple trees in a conservation area.
Damage to a tree in a conservation area is a criminal offence, with fines of up to £20,000 (source: BCC website).
The London Plane tree which encroaches significantly onto the site is a magnificent and healthy example of its species in a natural urban setting which at present causes no interference to surrounding buildings and is a significant feature of the Cotham and Redland conservation area.
The London Plane tree was first introduced to the UK in the 1660s, and to date none are recorded as having died of old age, which means the tree in question has the potential to be over 300 years old (source: treetree.co.uk).
All documents and diagrams in this application fail to capture the full scale of this tree in its prime.
Local knowledge confirms the only photograph which shows the tree's full canopy in this application dates from 2012. Factually accurate photos taken in 2019 showing the tree prior to pollarding can be accessed easily via google maps.
"Trees play a crucial role in the fight against climate change. One mature tree can absorb in the region of 1 tonne of carbon during its lifetime" (source: applicant's arboricultural report) The London Plane tree supports a wide range of wildlife, many of which are listed on Bristol's Priority Species list and are recognised as of national importance. It forms part of an important local wildlife corridor which connects wildlife from the railway lines and local green spaces up towards the Downs and Avon Gorge - a site recognised as being of international importance. This corridor is widely recognised by residents. Bristol City Council won its Green City 2015 bid with a tender that included the statement; "BCC is committed to the protection of wildlife in nondesignated sites, reflecting our duties under the Natural Environment and Rural Communities Act, 2006. The award of Green Capital was won against a criteria stating that the city should..."Demonstrate a well-established record of achieving high environmental standards.
Commit to ongoing and ambitious goals for further environmental improvement and sustainable development."
The tree is key to the local pollinator habitat, with important bee hives situated less than 100 metres from the tree. Construction near to or harm to this tree will contravene Defra's National Pollinator strategy for England, 2014, of which 'Green Bristol' is a strategy partner. It is also home to a wood pecker.
The proposed design demonstrates no awareness or understanding of the local natural interest and therefore I believe contravenes policy BCS9 of the Bristol Development Framework core strategy (adopted 2011) and policy DCM19 of the Bristol Local Plan - Site Allocations and Development Management Policies (Adopted July 2014).
Damage to this tree will impact important biodiversity, which scientific data confirms cannot be replaced through new planting if the tree were to be damaged or killed as a result of building works. Trees take decades to grow, but can be destroyed in minutes. The older the tree, the greater its ability to support biodiversity support and absorb carbon.
The proposed build contravenes planning policies BCS21 and BCS22 of the Bristol Development Framework core strategy (Adopted 2011) and policy DM26 of the Bristol Local Plan - Site Allocations and Development Management Policies (Adopted July 2014)
- The proposed design fails to conserve green assets and will impose a negative impact on the character and quality of the area and the way it functions.
The overbearance of the London Plane tree over the property will conflict with the proposed roof lights and solar panels and may lead to excessive pollarding of the trees to allow adequate natural light. Trees require their foliage for long-term health.
The NJUG guidelines provided in the arboricultural report confirm that there is potential for blocked gulleys, gutters and drainage, leading to long-term friction regarding maintenance. Long-term 'judicious' pruning will damage and potentially kill an important landmark tree for the area, contravening Bristol's Green city policy and planning policy BCS23.
The investigation undertaken on 9th August 2019 to determine the extant distribution of roots from the mature London Plane tree outside the site boundary to the east involved 2 shallow trenches being dug at a level of 1.5 metres above the main body and root structure of the tree. This finding confirms that lateral roots important for stability, and the absorption of air and water will be disrupted during the build and covered by the final structure. Once again this will impact the longterm health of the tree.
The NJUG guidelines provided also state that underground apparatus (in this case a heat source pump and sewer system) may be damaged by the tree root system and the drying effect of soil caused by the tree root system. The heat bore pump system will sit directly within the root system of the London Plane tree and the Eucalyptus tree. The sewer system will also sit directly within the root system of the London Plane tree. Damage both to the trees and the apparatus will yet again lead to ongoing management issues for the home owner and the Council.
While information has been summarised in accordance with the requirements of BS 5837:2012, the application does not confirm that a survey under BS 5837 regulations has been completed. I believe this survey is required in this case due to the potential for root incursion by the London plane tree and the Eucalyptus tree. I would urge the planning department to require this survey as the London Plane tree is a council asset. Problems with trees on boundaries have resulted in litigation on many occasion, and the results are well documented in law. If planning were granted, the Council may find itself subject to litigation. For example; the new occupants may choose to take action against the Council because the London Plane's root system or canopy are damaging the underground apparatus or overhead solar panels respectively.
The NJUG guidelines provided in the arboricultural report also state in clause 6.3.1 that "a realistic assessment of the probable impact of the proposed development on the tree and vice versa should take into account the characteristics and condition of the tree, with due allowance for space for future growth and maintenance requirements." This does not appear to have been done.
The diagram on page 60 of the arboricultural report confirms that the entire build site sits over the root structure and under the canopies of the London Plane Tree, Eucalyptus Tree and Apple Tree.
The NJUG document contained in the arboricultural report advises that no heavy plant use, vehicle movement and material storage over a tree root system should take place to prevent asphyxiation of the root system. This would render the actual build process unviable. The Lane is narrow and overspill of machinery and materials into the Lane would block access for residents, service and emergency vehicles.
The drawings present an inaccurate and misleading representation of the scale of London Plane tree which directly encroaches into the proposed site rather than sitting alongside as the drawings suggest. The application's drawings infer that the proposed build will be approx. 7 metres high.
This means it will be built into the space required for the tree to naturally achieve reasonable and full growth and a major branch would be removed at a height of approximately 3 metres would be removed to facilitate the build.- see google maps for confirmation.
Removal of branches will impact the number of leaves the tree has, which are vital to energy and growth. This then would impact the overall health of a tree currently classified in the arboricultural report as a prime example of its species and damage its invaluable support to local wildlife.
Damage to a tree in a conservation area is a criminal offence, with fines of up to £20,000 (source: BCC website)
This is not a suitable site for a residential building.