Residential Extension Proposal - TPO

[GJM73]

We have submitted an extension proposal to the local council and they have raised a concern around the proximity of the tree covered by a TPO.

 

We had an arborist come and look at the tree in relation to the proposed development and he responded with the following email.

 

After our site visit this morning we can verify that after measuring the stems of  trees in closest proximity to all of the proposed alterations to your property, that they all are outside the calculated RPA and that no specialist foundation or construction methods are required.

 

The council have since come back saying that they still want a complete report which I'm told will cost £800 - even though the development is outside of the RPA.

 

Is this an unreasonable request from the council?  It is quite an expense considering the development is outside the RPA.

 

Thank you!

[Paul Barton]

It’s fair enough for the council to ask for a report despite the foundations being outside of notional RPAs - there are plenty of other ways trees can be damaged during construction other than directly by excavating for foundations. 

 

Perhaps get some more quotes for the report if £800 seems a bit much for what could be quite a simple report. 

[benedmonds]

31 minutes ago, Paul Barton said:

Perhaps get some more quotes for the report if £800 seems a bit much for what could be quite a simple report. 

The AMS might be simple, but it sounds like an AIA would still need to be completed first and trees measured and plotted so the £800 doesn't sound to bad 

[Khriss]

Concur really- its the LPA making sure yr following process , that the tree will be protected and that yr aware of all tree protection measures needed on the site - obvs yr spending a good wad on yr extension so this aint a big ask from LPA , K

[Paul Jenks]

Usually the lpa will require a cad or similar site plan based on a site topographic plan, along with a tree survey and any protection measures that may be required to ensure the root zones of any trees are kept intact. 

 

Builders are reknowned for ignoring trees trees and roots and the damage can be minor to catastrophic. 

 

The lpa lpa has a responsibility to any future owners of the tree or house or third parties that may be affected by the tree to ensure its continued viability. 

 

Architects should, by now, know that any proposed development that has the potential to affect trees or be affected by trees will likely require a BS5837:2012. Alas, because most are too attached to actually getting the commission, they tend to omit this in their brief, because of the extra cost to the developer or householder and the risk this has to them winning the commission. 

 

Because the lpa pick this up after the planning has gone in, they are seen as the bad guys and then the professionals asked to submit quotes for surveys are also victimised for their prices. 

 

Arb surveys are not simple paper trails and there is a lot of intelligence, insight and consideration that goes into them. 

 

£800 could be over priced or could be very good value. Sometimes the price of a survey has a bearing on its quality and sometimes the quality has a bearing on a councils decision and sometime it doesn’t. There are a lot of variables. 

 

Paul

[GJM73]

Much appreciated for taking he time to respond guys!

 

 

[Gary Prentice]

On 20/01/2018 at 19:31, Paul Jenks said:

Architects should, by now, know that any proposed development that has the potential to affect trees or be affected by trees will likely require a BS5837:2012. Alas, because most are too attached to actually getting the commission, they tend to omit this in their brief, because of the extra cost to the developer or householder and the risk this has to them winning the commission. 

I was actually told by an Architect, after the application was refused, that he didn't normally advise obtaining an arb survey because of the additional costs. This was despite the presence of two TPO'd trees within metres and the proposed foundations being within the RPAs.

 

Recently a building inspector pulled a builder on the dug foundation depth of an extension. The reason being a lawson cypress hedge within 0.75 m of the footing. The NHBC foundation depth calculator required a 2.1+ m foundation depth with the hedge retained, removal of the hedge would have required a S211 Notice and a six week delay because the application originally stated that no trees or hedges would be required to be removed.

 

To my mind, it's quite simple. The application form asks if there are trees present on or close to the site. If the architect answers honestly (I mean they're pretty big things that planners are going to notice), get arboricultural advice.

[daltontrees]

On 20/01/2018 at 19:31, Paul Jenks said:

Arb surveys are not simple paper trails and there is a lot of intelligence, insight and consideration that goes into them. 

 

£800 could be over priced or could be very good value. Sometimes the price of a survey has a bearing on its quality and sometimes the quality has a bearing on a councils decision and sometime it doesn’t. There are a lot of variables. 

 

Paul

SHOULD BE a lot of intelligence, insight and consideration that goes into them. I have seen a  few that are absolute rubbish, but the Council doesn't check on the arbs competence so the reports are fairly meaningless. I can see why there is a lot of resentment by clients and architects, because a lot of these reports are shelf-fillers that probably weren't needed. But it's not for the Council to say the tree will be OK in the first instance, it is for the applicant and his consultants.

 

I did one last week for 80 trees. Thorough, fully referenced, helpful, explanatory report with CAD plans. £500.

 

£800 for a few trees is possibly sponsoring inefficiency. Get a few more quotes I'd say. I'll do it for £300 if it's anywhere near me.

[daltontrees]

On 19/01/2018 at 20:07, GJM73 said:

We have submitted an extension proposal to the local council and they have raised a concern around the proximity of the tree covered by a TPO.

 

We had an arborist come and look at the tree in relation to the proposed development and he responded with the following email.

 

After our site visit this morning we can verify that after measuring the stems of  trees in closest proximity to all of the proposed alterations to your property, that they all are outside the calculated RPA and that no specialist foundation or construction methods are required.

 

The council have since come back saying that they still want a complete report which I'm told will cost £800 - even though the development is outside of the RPA.

 

Is this an unreasonable request from the council?  It is quite an expense considering the development is outside the RPA.

 

Thank you!

Probably a report is justified, if nothing but to specify protection of the tree from builders, who are not the most delicate of people around trees.

[Anno]

speaking from the other side of the fence around 70% are woeful, inaccurate and don't reflect what's needed...