BS5837 Surveys and Reports for Development

Trees can provide many benefits on development sites when retained and located appropriately and are a material consideration from the outset. They have been shown to increase property value and mature trees enhance the visual amenity of a developing neighbourhood adding maturity and amenity value. However, without adequate protection, mature trees can enter into a rapid spiral of decline when land is developed.

When granting planning consent Local Planning Authorities (LPA) have a duty under the Town and Country Planning Acts, to ensure that adequate consideration is given to the retention of existing trees and the planting of new trees. This has been reinforced with the introduction of the Planning Portal (‘1APP’), making it a requirement of the validation criteria to submit a tree survey/report with all planning applications which have an impact on trees.

Our consultants have considerable experience as both LPA arboricultural/tree officers and arboricultural consultants. This experience has highlighted that planning applications are frequently refused on tree related issues when insufficient information is provided to make an informed decision. From pre-application discussions to the final discharge of conditions, we minimise delay by delivering what LPA’s require, when they require it, in a format that is easy for them to process. We know time is money, and understand that your success depends on our ability to deliver the right information to the right people, promptly.

We take great pride in coming up with practical and innovative solutions to the whole range of technical problems that can crop up on development sites. See the Case Studies tab at the top of the page to review a number of examples, demonstrating some of the successful solutions we have prepared to assist our clients to maximise their returns and ensure LPAs retain suitable trees.

All of our site surveys and reports for proposed development follow the information as set out within BS5837:2005, and are tailored to meet our individual client requirements. There are four main stages of any planning, design and development process where trees are a potential constraint, i.e. pre-purchase/feasibility advice, pre-planning advice, design and development advice and post-development advice. Detailed information about how Wharton Arboriculture can assist from pre-application through to discharge of planning conditions and implementation of approved design plans is set out below.

Pre-Purchase and Feasibility Surveys

Prior to the purchase of a site or the offering of a site for sale, we can provide an overview assessment of the arboricultural site constraints. This identifies the main arboricultural features and an indication as to their quality; areas of poor quality trees would also be shown. This information assists in identifying the development potential of a site, assisting clients to more accurately assess its real value. This survey would also include a detailed constraints search in relation to the trees on site to identify either statutory or other protection.

This information would usually be provided in the form of a site plan identifying key areas and a brief report. This would not be classed a constraints report and does not identify all individual trees or groups. It will provide broad indication of the trees on site and should be used a tool when identifying potential development sites.

Tree Constraints Surveys and Pre-Planning Advice

It is essential to understanding the complete constraints of any site e.g. arboricultural, ecological or topographical, in order to design and plan a successful proposal.

The Tree Constraints Plan is produced from the tree survey and will illustrate the root protection areas required for each tree and the above ground constraints of the canopy of a tree. The affects of shading created by each tree and the potential future growth can also be illustrated. The plan will also identify the retention suitability of all trees in line with BS5837:2005 Table 1. The tree constraints plan is used as a design tool to develop and evolve plans to the final layout. It highlights all trees which are suitable for retention as well as those trees that should not be regarded as a constraint. If commissioned at an early stage within the planning process i.e. prior to design plans being drawn up, it is likely to significantly reduce any conflict between the trees and the design layout, thus simplifying the planning process by reducing the need for amendments in order to retain important trees.

Arboricultural Implications Assessments

The Arboricultural Implication Assessment (AIA) is used to identify and evaluate the impact (both direct and indirect ) that the implementation of a final design layout is likely to have on existing trees. Where necessary it will also contain recommendations on how to mitigate the impacts. The AIA report will provide reasoned explanation for tree retention or removal within the proposed development. This report should be submitted to the LPA with a formal planning application.

Certain trees are considered of such importance and sensitivity that their retention may lead to substantial modification of a design or layout. However care should be taken to avoid inappropriate retention of trees. The AIA will assist in highlighting potential conflicts and indicate how these may be overcome e.g. by the use of alternative design techniques such as specific types of foundations or surfaces. Within the AIA observations and recommendations may be made, e.g. the preparation of site specific method statements either to be agreed prior to a planning decision or to be included as a planning condition and implemented prior to any works on site commencing.

Arboricultural Method Statements and Tree Protection Plans

An Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) is a report which provides detailed methodology for particular processes which mitigate issues where trees and development are forced together and potential conflicts may arise.

The stage at which an AMS is required is completely dependent on the site, the proposed layout and the LPA. AMS’s are often a condition of planning and should be discharged prior to development commencing. Where site specific solutions are required for foundations, site access and work within root protection areas of trees, it is increasingly common that a request will be made for information justifying the proposal and illustrating that there will not be an adverse impact on any retained trees. Experience has shown that this often leads to fewer, but more specific, planning conditions which can reduce the timeframe between planning consent being granted and on-site works commencing.

Following the completion of the final design layout a TPP should be prepared to include the following information:
Trees to be retained, clearly identified by number and marked on plan.
Precise location of protective fencing/barriers marked on plan to identify construction exclusion zone.
Precise location of “ground protection areas” marked on plan to identify construction exclusion zones
Design details of the proposed physical means of protection
Areas of structural landscaping to be protected
All protective details made available to all interested parties showing areas in which access and works may and may not take place.
The requirements of AMS may include:
Site inspections and monitoring with written file notes
Pre-commencement meetings
Location of site cabins, working areas
Information concerning implementation of tree works
Tree protection methodologies and plans
Information about specialist foundation construction
Information about installation of hard surfacing
Information about installation of services and infrastructure
Tree planting methodologies