Croft House Lodge Tree Removal and Building Relocation Mitigation Report. November 2010

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1 Croft House Lodge Tree Removal and Building Relocation Mitigation Report November

2 A site meeting was held on 24/05/2010 at the site of the proposed Croft House Lodge Respite Centre, Carleton Road, Skipton, BD23 2BG. In attendance were Andrew Maude Vicky Perkin Denis Gregson Malcolm Barnett Richard Shields David O Toole Client - NYCC Planning NYCC Arboricultural Officer NYCC Landscape Officer NYCC Project Manager - Jacobs Arboriculturist Jacobs This document has been produced in response to the discussions at the meeting to clarify the issues with regard to trees on the site. Existing Scheme The site has existing (conditional) planning permission to build a respite centre in the location shown in drawing no. BAC08043/A/ in Appendix A. This layout has implications to the surrounding trees and there is a conflict with the Root Protection Areas (RPA) of several trees for which there is no permission for removal. As part of the application it was agreed that the following trees could be removed as part of the enabling works Decision number C5/63/2005/5125: Leyland cypress Norway spruce Sycamore Copper beech Hawthorn Copper beech T3 - Sycamore T6 - Elm T7 - Yew The proposed layout has the potential to affect some additional trees including: Sycamore Beech Yew Yew Yew Of these trees 1354 and 1355 are considered to be significant specimens that would be adversely affected by the proposed works. These trees have existing constraints to their rooting environments. It is not considered appropriate to have further intrusions into the RPA s using traditional construction techniques. The use of hand dug pile foundations for this side of the building were considered however this method of construction was not deemed feasible by structural engineers. The realignment of the retained wall and car parking amendments has the potential to also affect the following trees: T1 T4 T5 T8 - Willow - Sycamore - Yew - Sycamore 2

3 The excavations required to move the retained wall would represent a significant and unacceptable intrusion into the RPA of these trees. These trees would need to be removed in order to undertake the wall realignment. This would represent a significant reduction in the amenity value of the group at the front of the property. Revised Scheme The translocation of the proposed building has been explored in order to retain the significant trees along the western boundary (adjacent to the front entrance of Ashfield House). Translocation of the proposed building to the east would allow more of the character of the site to be retained when viewed externally from Carleton Road. The revised location of the proposed building is shown on drawing no BAC08043/A/ in Appendix A. This has implications for other trees on site and would require either removal of or significant works to the following trees Holly Ash Laurel Lawsons cypress Yew Yew Yew T5 - Yew Of these it is considered appropriate to attempt to retain trees 1377 and 1381 by retrenching the crowns to a smaller stature. These works have been discussed with the county arboricultural officer and we are in agreement that the structure of the trees is suitable for the works. The retrenchment works should be carried out by a suitably qualified and experienced arboricultural contractor to ensure the best chance of survival. The northern boundary of the proposed development would enclose these trees so that they can be managed to ensure their continued survival. The remaining trees would require removal as part of the enabling works. These trees are less significant to the site and they have a range of defects present which reduce their safe useful life expectancy (SULE) or their amenity value to the site as a whole. Trees 1349 and 1350 are below 150mm diameter as so cannot achieve above a C grade classification, these trees have constrained rooting areas and structural defects which make them unsuitable for transplanting elsewhere on site. These trees could be quickly replaced with mitigation planting. Tree 1374 is a laurel bush of low stature and cannot be seen externally from the site. This specimen is a multi-stemmed shrub which has stems in contact with the wall and a limited SULE. The value of this feature could be relatively quickly replaced by replanting as part of an integrated landscaping scheme. Tree 1375 is a Lawsons cypress located internally to the woodland group. This tree cannot easily be seen externally from the site and it has a co-dominant leader and etiolated growth habit that reduce the SULE and exclude it from qualifying in the higher grades. Retrenchment is not considered feasible for this specimen and its removal would be required as part of the enabling works. Tree 1376 is a yew in close proximity to 1375 and is multi-stemmed close to ground level. This tree is not considered to have a form or branch structure which is suitable for retrenchment works. This tree is unlikely to survive the works which would be required in order to retain the tree in a smaller state in relation to the proposed development. There are implications for intrusions into the RPA from excavation for the foundations which would further stress the tree. This tree would therefore require removal as a part of the enabling works on site. 3

4 Tree T5 is located adjacent to T6 and its removal would be required in order to construct the proposed access road from Carleton Road. The Tree is within the footprint of the proposed access and due to the levels and topography no other options exist for either relocation of this access or the use of no dig construction techniques. Arboricultural and Landscape Implications The removal of the large copper beeches from the centre of the site is significant and poses the largest change in character from external views travelling north-bound along Carleton Road. However the removal of these trees has already been given by the local planning authority in decision number C5/63/2005/5125 and therefore no further consideration is required. The proposed revised location would allow the retention of trees 1355 and 1354 adjacent to the Ashfield House entrance. These trees are very significant to the character of the site particularly 1355 which qualifies as an A grade specimen. The removal of these trees is not appropriate and no works with the potential to reduce their amenity value should be considered. Their retention would help to shield views of the proposed development from Carleton Road and maintain an attractive mature arboricultural feature in the locality. The translocation of the building still allows for the retention of a shelterbelt of trees which separate Croft House from the proposed development. These trees act as a visual screen between the properties to reduce the impact of the scheme from this area. This area could be further improved by under-planting with shade tolerant shrubs or small woodland trees to thicken the visual screen. The large mature trees to the north and west of the lawn together with the topography limit the views of the internal areas of the site from Carleton Road and the surrounding properties. The trees which are proposed to be removed cannot be seen from the properties to the north as there are both mature trees and evergreen trees which shield the views of the internal areas. Similarly there are mature trees along the western boundary with Carleton road which shield the site from external views. This is further assisted by the change in level and the topography of the site which restrict views to a narrow strip up the driveway. The views in from the west are likely to be more open during the winter as there are fewer evergreen trees present. However this could be mitigated for by under-planting with shade tolerant evergreen trees and shrubs along or behind the existing trees. The retaining wall in front of Ashfield House no longer requires straightening to satisfy the visibility splay requirement for cars leaving the site. The highways department is now satisfied that the visibility splay can be maintained by removal of several courses from the top of the wall. This means that Trees T3 and T7 no longer require removal and can be retained in situ. There is space to the rear of Ashfield House for mitigation planting which could complement the existing shelterbelt of trees on neighbouring land (school). Additional planting could be taken below the canopies of existing trees around the lawn area to further thicken the screening of the proposed development area. Further details should be explored as part of a landscaping plan for the site. Re-use of Materials The proposed Respite Centre will be situated in the location of an existing stone boundary wall, which divides Croft House and Ashfield House. A section of this wall will be removed to allow the construction of the new building and the surrounding hard standing areas. It is proposed to re-use the stone from this wall to construct a new boundary wall to the rear of the new building, to form the boundary with Croft House. It is envisaged that re-using the stone will retain some of the characteristics of the site, while also complimenting the attributes that the new building will bring to the area. 4

5 Conclusion The translocation of the proposed building is more sensitive to the landscape character of the site by retention of the large mature trees along the western boundary. The eastern and northern boundaries would retain some large trees and under-storey specimens which shield the views from adjacent properties. The additional tree removals in the east are lower grade trees which are less arboriculturally significant to the site. The original scheme has the potential to affect a total of 18 trees; 9 granted permission for removal and 9 additional trees that would be affected by the combined visibility splay and respite centre works. The additional trees affected had not been considered by the previous arboricultural consultants. The revised scheme has the potential to affect 13 trees; 7 granted permission for removal and a further 6 that would be affected by the combined works. Despite the proposed additional tree removals the revised scheme is considered to be more arboriculturally sensitive by removal of the less significant specimens in order to conserve the more significant specimens. The most significant removals are the large copper beech trees from the centre of the development area and these are the trees which are most prominent when viewed externally from Carleton Road. These trees would require removal whichever scheme was to be progressed and permission to remove has been granted by decision number C5/63/2005/5125. It is recommended that this document is followed up by a full revision of the tree survey report to show the effect of the proposed scheme on the tree population. 5

6 Appendix A - Tree Location Plan Showing Proposed Building Locations Drawing numbers: BAC08043/A/ rev3 BAC08043/A/ rev3 6

7 7

8 8

9 Appendix B Site Photographs Showing External Views of Site Summer Views View from western boundary in summer looking across levelled grassed area. View from Croft House looking West. View from Ashfield House looking North West. View from Ashfield House looking South West View from Carleton Road looking East. View from Carleton Road looking North East. 9

10 Winter Views View from western boundary in winter looking up drive (all trees to be retained) View of northern boundary showing trees to be retained View of eastern boundary from Croft House showing trees to be retained and top of tree 1375 to be removed 10

11 View of trees to south of lawn showing trees to be removed and retained by retrenching those not shown will be retained (no works) View showing trees from Carleton Road (northbound) to be retained and removed 11

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