Extension Planning over a RPA

[Chrissio]

Hi everyone, 

 

Great forum- I've had a good look around and managed to find some general pointers but nothing specific to my situation. 

 

I have a large 50+ year old Lime Tree with a TPO approx 10m from the side of my property. I'm looking to apply for planning for a single storey extension that will be approx 5m wide, thus being built over the RPA and taking the building to approximately 5m from the tree. Obviously some sort of piled/ rafter foundation would be required to satisfy planning and protect the roots. 

 

I have three questions 1) Does anyone have experience of applying for planning with a building over an RPA and do you have any practical advice as to how to go about it? (complete novice here so any tips welcome). 

 

2) How did you go about it and what is the correct order of specialists to speak to first to stand the best chance of success? 

 

3) How do I get a quick idea of what might be allowed without racking up huge costs, only to be potentially denied planning at the end of it?

 

Many thanks for taking the time to read this. 

[Sutton]

41 minutes ago, Chrissio said:

... thus being built over the RPA and taking the building to approximately 5m from the tree.

You need to understand the mindset of planners. Your three questions are dependent on many variables so the procedural experts here on this forum may not be able to offer much with what you've given so far.

 

Lets start with the tree itself. Is your 5 metre distance to the trunk or the outermost edge of the crown?

 

[kevinjohnsonmbe]

You’d be better off spending whatever time / money / effort you think your project warrants   Trying to find a credible local professional to visit the site and provide you with a properly informed opinion / recommendation(s)

 

 

[Mick Dempsey]

9 minutes ago, kevinjohnsonmbe said:

You’d be better off spending whatever time / money / effort you think your project warrants   Trying to find a credible local professional to visit the site and provide you with a properly informed opinion / recommendation(s)

 

 

Don’t be such a grouch Kevin, seems like reasonable questions.

[John Shutler]

although you might be able to use a piled solution you need to investigate what impact the design might have on floor levels in the property. in simple terms if the piled solution results in a floor level that is significantly higher than your existing floor levels would that work with a step in the room?

 

The other issue that the LPA will consider is wether there will be an increased pressure to fell or prune the tree in the future, unfortunately that is very difficult to argue against 

 

good luck 

[kevinjohnsonmbe]

6 hours ago, Mick Dempsey said:

Don’t be such a grouch Kevin, seems like reasonable questions.

Mheh.... 

 

it’s like me going in Sainsbury’s and munching my way through the fresh fruit aisles before I’ve gone through the check out. 
 

Except that, at least in Sainsbury’s Id have had a load of free fruit - all that’ll happen here is a load of contradictory waffle from well intentioned but, to all intents and purposes, ‘blind’ saw monkeys and desk jockeys that haven’t even seen the site nor understand local trends. 
 

On a scale of 1 to 10 - 1 being no chance and 10 being a dead certain - how likely is it that this thread will deliver anything worthwhile?

[Mick Dempsey]

Oh ye of little faith!

 

Depends who gets involved, I enjoy the theoretical jousting between the legal savvy bods on here. Learn some stuff as well, as do others.

 

Bloke’s been polite and asked some clear questions.

Don’t get involved fair enough, but telling him to ‘go away’ seems churlish.

[kevinjohnsonmbe]

4 hours ago, Mick Dempsey said:

Oh ye of little faith!

 

Depends who gets involved, I enjoy the theoretical jousting between the legal savvy bods on here. Learn some stuff as well, as do others.

 

Bloke’s been polite and asked some clear questions.

Don’t get involved fair enough, but telling him to ‘go away’ seems churlish.

I have faith in bucket loads Mick - just not in this type of scenario. 
 

The cut and thrust of differing opinions is always a joy to behold - and some of it is even bears a passing resemblance to relevance at times. 
 

I didn’t / haven’t suggested chap goes away - I’ve just thrown my tuppence worth into the mix early on. 
 

Get someone credible to come round and have a proper look at it. That is my considered contribution to the questions - I stand by it as the best advice that’ll be available here - all I’ve done is circumvent all the pish and drivel that will be proffered. Granted there may be a couple of gems in amongst the nonsensical rantings but it’s Saturday night 

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[nepia]

@Chrissio Have you considered the use of ground screws on which to build your extension?

We have a Planning App in for a Sussex barn (a bit different!) that will slightly overlap the RPA of a semi-mature oak.  The arb consultant doing the BS5837 survey thought it was a great idea and one that would minimise grief from Planning re the tree which isn't currently Preserved

[slack ma girdle]

The question should be:

How big is my Lime tree going to get?

Lime trees get big, and quickly. They cast heavy shade, have large leaves. 

You will have continual issues with blocked gutters, algae growing on shaded walls.

No matter how clever the design you will have a detrimental effect on the tree, which will lead the tree into slow decline, and regular unsympathetic heavy pruning.