mayegenda.dumgal.gov.uk/aksdumgal/images/att23789.pdf · 3. i -7- 3.1 2.1 scottish environmental...

COMMITTEE REPORT STEWARTRY AREA COMMITTEE 24 MAY 2006

3. I David Bell - Operations Manager Development Control Kirkbank, English Street, Dumfries, DGI 2HS Telephone (01387) 260199 - Direct Dial Fax (01387) 260188

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OUTLINE PLANNING APPLICATION FOR ERECTION OF A DWELLINGHOUSE AT CUSHAT WOOD, GATEHOUSE OF FLEET

APPLICANT: MR J STEWART REF. NO.: 051P1210435

Recommendation by Operations Manager Development Control - Approve subject to conditions.

Decision -

Case Officer - Sue Hudson

1 BACKGROUND

1.1 Site is located off Cally Avenue adjacent to “Dhoon Cottage”. It lies within the grounds attached to “Cushat Wood” which is also in the ownership of the applicant. There is a post and wire fence along the front (eastern) boundary of the site which is also defined by a well kept hedge. The access road along the northern boundary of the site is lined on both sides by mature trees. Dhoon Cottage and its garden lie to the south. There is no boundary definition to the west. The site is some 1 m above the level of the adjoining access road.

1.2 The site itself is mainly wooded in character. There is a total of 7 mature trees and group of 6 significant trees on the site as well as shrub growth and saplings. The site falls into the Cally Inventory Designed Landscape and is within the National Scenic Area.

1.3 The application seeks approval in principal for the erection of one dwellinghouse. An indicative position is shown on the docquetted plans as being 15m from the front boundary and 24m from the rear boundary. The turning area is indicated to be at the front of the dwelling house.

2 CONSULTATIONS

2.1 Principal Road Services Officer - 1. Access will be via an existing private access of the C126 public highway. Roads interests are not affected.

2. Appropriate car parking and turning facilities are provided within the site curtilage’.


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2.1 Scottish Environmental Protection Agency -

1. Percolation test must be carried out to BS 6297:1983 to ascertain whether ground conditions are suitable for a full soakaway.

2. If ground conditions prove unsatisfactory then an alternative method of disposal available.

3. All surface and roof water should be separated from foul drainage.

2.3 Scottish Water - No objections subject to conditions

2.4 Scottish Environment Protection Agency -

1. The proposed site lies within Cally Palace Historic Garden and Designed Landscape (HGDL) and the National Scenic Area.

2. It should be noted that Cushat Wood forms part of the northern boundary of the Historic Garden and Designed Landscape.

3. There is insufficient information for SNH to assess the potential impacts of the proposal on the HGDL. Further information is required on the following:-

0 The short medium and long term effects on the mature trees already within the site and any proposed mitigation.

0 The site will be criss-crossed by various root systems. An assessment should be carried out to determine the effects of the development on this root system and the trees they support together with any mitigation.

0 The effect of the loss of any tree on the site should be assessed.

2.5 Council’s Landscape Architect -

1. Site falls in Cally Inventory Designed Landscape and is also within the Fleet National Scenic Area. The nearby entrance gate lodges to Cally are Listed Buildings.

2. The driveway to Cushat Wood leading west from the Gatehouse and main Cally driveway is lined by very old mature trees which were clearly a design feature. Two of these mature Beech Trees fall into the application site. The site also includes two further young beeches, a Lime, an Oak, a young Spruce and a group of Leyland Cypress, Lawsons Cypress and a young understorey of naturally regenerated trees and shrubs.

3. The Tree Survey Report on the main 7 trees undertaken by D Rodger Associates (see appendix I) is detailed and of a high quality. It recommends removal of the two mature Beeches (TI and T2) due to well advanced internal decay, limited life expectancy and overall condition .

4. As a result of the arboriculturalists findings it would be acceptable to remove T I , T2, T3, T4, T5 and T7. It would also be acceptable to remove the small group of Lawsons Cypress (GI) and the Lawson Cypress hedge if required as they are of limited amenity value.


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5. Removal of the mature trees will clearly have an impact on the amenity value of the area and character of the Designed Landscape because of their size and species. Replacement planting is essential.

6. There is no reason to remove Beech T6.

7. The roof of any house on this site would be visible from 6272 approach to Gatehouse (from the north). Views from this road would be across open fields to the boundary wall of the Designed Landscape with extensive woodland cover beyond.

8. From the approaches to the Inventory Garden near the Lodge Houses a new dwellinghouse on this site would also be clearly visible with the existing tree cover only providing partial screening. Given the position of the proposed dwellinghouse on the edge of the Inventory Designed Landscape it would have some adverse impact on the character and setting of the designed landscape, it approaches and its environs.

9. Given the above, the proposed development may not meet the requirements of Council policy (as detailed in Structure Plan E l 1. However, there will be no significant impact on the national Scenic Area.

I O . If a dwellinghouse should be approved on this site, the following conditions are required in order to mitigate the impact on the designed landscape:-

a. Replacement tree planting is undertaken alongside the new house on the driveway to Cushat and this must incorporate a minimum of four specimen trees on the south of the driveway and a minimum of three trees on the north side of the driveway at a spacing to match the existing avenue planting. Species must be trees of a large mature final size (e.g. Beech, Lime, Oak) and of at least ‘Selected Standard’ size (3.0-3.5m high) at time of planting. Other trees and large robust shrubs must be planted around the site boundaries to retain the woodland character of the site, with particular attention paid to replacement planting along the boundary to Dhoon Cottage.

b. numbers, planting density and nursery stock sizes of all trees and shrubs).

A fully specified planting plan must be provided for approval (giving the species,

c. impact from outside the site).

The house must be no greater than single/one and a half storey (to minimise visual

d. impact from outside the site).

Particular attention must be paid to roof and wall colour (in order to mitigate the visual

2.6 Gatehouse Community Council - Trees will be lost from the site.

COMMITTEE REPORT STEWARTRY AREA COMMITTEE 24 M ~ ~ 2 0 0 6

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3 REPRESENTATIONS

3.1 R Forster, Headrick Cottage, Beechwood, Gatehouse of Fleet; T L Burnie, Oak Ridge, 5 Beechwood, Gatehouse of Fleet; Dr David Steel, Whitefield, Gatehouse of Fleet

1, Understand building is not allowed within a Designed Landscape area.

2. Will set a precedent for similar development in adjacent woodland.

3. The access road is not owned by the developer.

4. The size of the pipe delivering the water supply to existing houses in the vicinity is too small for the current demand, an additional house would make this situation worse.

5. The trees forming an avenue along the old military road would be lost.

6. The old drive of trees are a prominent feature of the Designed Landscape at Cally and have been painted by local artists such as HJ Moule who was a factor in 1860 when Cushat Wood was known as The Parsonage.

3.2 Applicant

1. felled as soon as possible.

The survey recommends that Beech trees 1 and 2 are in poor condition and are to be

2. but accept that a condition should be attached to any grant of consent to require replanting.

Propose to remove Beech tree no.6 as well due to its proximity to any dwellinghouse

3. 3).

View of site boundary, access road and the avenue of trees shown in photo (appendix

4 TREESURVEY

4.1 The complete survey and plan is attached at Appendix 1 of this report. In summary the findings are as follows:-

1. 1.5m above ground level.

Seven trees and a group of six trees were surveyed all with a diameter over 75mm at

2. years old. Several have been lost and the remainder have a limited life expectancy.

T I and T2 are part of a very old avenue of trees (a mix of Beech and Oak) approx 200

3. T I and T2 mature Beeches are in poor condition and should be felled.

4. T3 a young spruce of limited amenity value in fair condition.

5. be retained is of poor quality.

T4 a self seeded Beech of poor form and structure with limited potential although could


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6. T6 mature Beech in fair condition and retention is desirable. However it would be close to proposed dwellinghouse and would heavily overdominate it. While the tree is in reasonable health and condition it would be prudent to consider its removal.

7. 8. G I group of Lawson Cypress forming a row. Poor condition with limited landscape value

but which could be retained.

T7 Oak with a suppressed crown. Poor condition but could be retained.

9. planting within the area of survey and on adjacent landing the client’s ownership. particular this should seek to restore the avenue feature leading to Cushat Wood.

The loss of trees from this part of the site could be compensated for by replacement In

5 REPORT

5.1 The proposed site lies within the settlement boundary of Gatehouse of Fleet. (See appendix 4) The proposal requires to be assessed in terms of Structure Plan policy E l (National Scenic Areas); E l 1 (Historic gardens and Designed Landscapes); Finalised Local Plan policies GPI (Development Principles); GP2 (Development Considerations); GP3 (Settlement Boundaries); GP9 (Small Scale lnfill Development)

The above policies are reproduced in appendix 2 to this report.

5.2 The site dimensions are approximately 22m in width by 46m in length. It is smaller than neighbouring plots at Beechwood which are quite generous in size, but is capable of accommodating a dwellinghouse with a reasonable footprint. It would form a sensible rounding off of the existing development at Beechwood and could not be considered to set a precedent for further development in the area. There are no access issues.

5.3 The major issue for consideration on this site is its wooded character and its location within Cally policies which are included in the Inventory of Gardens and Designed Landscapes. Although the application site lies within the settlement boundary to Gatehouse of Fleet, the Local Plan emphasises that “Inclusion within a settlement boundary does not necessarily imply that land is suitable for development.” It cannot therefore be assumed that because the site lies within the settlement boundary it is automatically suitable for develop men t .

5.4 There are 7 mature trees on the site and a group of Lawson Cypress trees, all or some of which would be lost as a result of the proposed development. The applicant has submitted a detailed tree survey (see appendix 1) which has thoroughly researched the condition of the trees and the contribution they make to the landscape it also recommends whether or not they should be retained. The report emphasises the quality of the original landscape particularly the avenue of trees along the access to Cushat Wood.

5.5 The report concludes that two trees (TI and T2) should be felled at once as their condition is dangerous. The remaining mature trees (T3, 4,5 and 7) together with the group of 6 Cypresses are all in a poor or fair condition. They could be retained but their amenity value and life expectancy are poor. T6 is a mature Beech in reasonable health and condition. The report concludes that although this tree could be retained it would be prudent to consider its removal because of its proximity to the proposed house on the site.

COMMITTEE REPORT STEWARTRY AREA COMMITTEE 24 MAY 2006 ~

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5.6 The two trees T I and T2 which have to be felled are part of the once impressive avenue of trees. These, of all the trees on the site would have been the most important to retain. Their loss must, however, be accepted and the future of this landscape feature assured by appropriate new planting. 5.7 The remaining trees contribute to the general wooded character of the site rather than to any specific design feature. The group of cypresses G I are not a species which make a valuable contribution to this landscape and could be felled without detrimental affect. Removal of trees T3, 4,5 and 7 would clearly have an impact on the character and appearance of both the site and the area. However as they are only fair or poor specimens with a limited life span, they could be felled as long as their loss was adequately compensated for by good replacement planting.

5.8 Tree T6 is located towards the rear of the site some 32m from the road frontage. It is in reasonable condition and, the tree survey concludes that it could be retained. Retention of even this single mature specimen could help retain some character of the site. There would be adequate space between the tree and the front boundary of the site within which to locate the dwellinghouse whilst ensuring retention of the tree. However, the survey report recommends consideration be given to the removal of this tree in order to safeguard the new dwellinghouse. The applicant has requested its removal. SNH and the Council’s Landscape Architect agree that mature Beeches can shed very large branches.

5.9 Given that even with the retention of tree T6 this site could be satisfactorily developed then a recommendation of approval would be justified. However, when considering whether or not to require the retention of T6, the potential for falling limbs to cause damage the new dwellinghouse and its occupants is obviously an issue. Replacement planting is required for the trees T I and 2 lost to the avenue as well as those referred to as T3, 4, 5 and 7 and GI . It would seem sensible in this case to accept the loss of all trees on the site in the interests of getting a comprehensive and thorough replacement planting scheme. This will also remove constraints from the design process and should resulting a more satisfactory outcome. The removal of all the trees will, however, expose the site to view from the approach to the Lodges and great care must be taken to ensure a design and finishes fitting to the sensitive location of this site.

5.10 No percolation test has yet been carried out to ascertain the potential for a soakaway * on the site.

6 RECOMMENDATION

Approve subject to a satisfactory percolation test result and the following conditions:-

1. this permission unless further application(s) for all of the matters reserved under Condition 2 below have been submitted to the planning authority within that time period;

a) That this outline planning permission will expire three years from the date of

b) five years of the date of this permission, or within two years of the final approval of reserved matters (whichever is later of these two dates).

That development in respect of this planning permission must be commenced within

2. unless further application(s), accompanied by plans showing all the reserved matters set out

That no development in respect of this planning permission shall take place


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in Conditions 3 to 6 below, have been submitted to and approved by the Council as planning authority.

3. This shall include cross-sections of the site showing a datum point and final floor levels of the dwellinghouse(s); position of the dwellinghouse(s) within the site; provision for car parking and garaging of vehicles within the curtilage of the site; and details of all accesses, fences, walls and hedges and foul and surface water drainage.

4. structures.

This shall include plans, sections and elevations of all buildings and any other

5. walls, roofs windows, doors, rainwater goods and any other external finishes to the building.

This shall include a specification of the colour and type of all materials to be used on

6. This shall show the treatment of land (other than buildings) forming part of the site, including planting of new trees and shrubs, grassed areas, hedges, retained trees and other retained vegetation, details of level changes, hard surfacing, erection of walls, fences or other means of enclosure, formation of banks, terraces or other earthworks and the layout of gardens, courts and other amenity features designed to provide a landscape setting for the development.

7. unless a scheme detailing new tree and shrub planting has been submitted to and approved in writing by the Council as planning authority. The scheme shall include all grassed areas, hedges, retained trees and other retained vegetation and details of changes to existing levels. The scheme shall be plotted on an accurate plan of the site, to a recognised metric scale, and shall detail the number and species of trees and shrubs to be planted, locations, planting density, nursery stock sizes at time of planting, and initial maintenance to aid establishment.

That no development in respect of this planning permission shall take place

8. That the dwellinghouse hereby approved shall not be occupied until such time as the planting scheme approved under condition 7 above has been fully implemented to the satisfaction of the Council as Planning Authority. Thereafter all trees and shrubs forming part of the approved scheme shall be maintained for the lifetime of the development. No trees forming part of the approved scheme shall be pruned or lopped without prior written approval of the planning authority.

9. That the landscaping proposals required by conditions 7 and 8 above shall incorporate a minimum of four specimen trees on the south side of the driveway and a minimum of three trees to the north side of the driveway at a spacing to match the existing avenue planting. Species must be trees of a large mature final size (eg Beech, Oak, Lime) and of at least “Selected Standard” size (3.0 - 3.5m high) at time of planting. Other trees and large robust shrubs must be planted around the site boundary to retain the woodland character of the site with particular attention paid to replacement planting along the boundary to Dhoon Cottage.

10. occupied unless the following have been provided within the application site:- a) an off-street car parking area sufficient for no less than 2 cars; and b) a turning area in hardstanding sufficient to enable a car to enter and exit the public road in forward gear at all times.

That the dwellinghouse hereby granted planning permission shall not be


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Thereafter, the said parking and turning areas shall be kept clear from obstruction and shall be retained only for that purpose for the lifetime of the development.

1 I. That details of all boundary treatments shall be submitted to and approved in writing by the Council as Planning Authority.

12. finishes of the dwellinghouse hereby granted planning permission shall reflect and respect those of the existing traditional housing in the locality and shall be single storey in height.

That, notwithstanding the terms of Conditions 4 and 5 above, the design and external


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APPENDIX 1

TREE SURVEY

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D O N A L D RODGCR A 55 0 < I ATC5

TREE SURVEY

at

Land at Cushat Wood Gatehouse of Fleet

for and on behalfof

Mr J Stewart Cushat Wood

Gatehouse of Fleet

February 2006

AP,BORIWLTURAh <ONSWLTANT5 DONALD RODGER BSc HONS (FOR), DMS, FARBORA, MICFOR, CBIOL, MIBio:

REGISTERED CONSULTANT OF THE ARBORICULTURAL ASSOCIATION

39A MAIN STREET GULLANE EAST LOTHIAN EH31 ZAP

e-mail [email protected] www.donaldrodger.co.uk VAT REG No. 790 0818 24

TELIFAX 01620 842656 MOBILE 07710 781888

mailto:[email protected]

http://www.donaldrodger.co.uk

Tree Survey Land at Cushat Wood, Gatehouse of Fleet

Page 2 of 20

CONTENTS

Page No.

1 Introduction

2 Tree Survey Methodology

3 Survey Results

3.1 Site Description 3.2 General Tree Description 3.3 Tree Condition 3.4 Conclusion

4 Trees and Development

4.1 General Observations

5 Tree Survey Schedule

Appendix 1 Resistograph readings

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6

9

9 9 11 13

15

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16

19

Tree Survey Plan

Donald Rodger Associates Arboricultural Consultants February 2006

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1 INTRODUCTION

This survey and report relates to trees growing on a small parcel of land within

the grounds of the property known as Cushat Wood, Gatehouse of Fleet. It

was commissioned by Jill Girgan Architects on behalf of the owner, Mr J

Stewart, and has been prepared in connection with proposals for the

construction of a single detached dwelling house. The area of survey is

indicated on the enclosed plan.

The survey records in detail the nature, extent and condition of the existing

tree cover and provides interpretation and analysis on the results of the survey.

It provides a comprehensive and detailed inventory carried out in line with

British Standard 5837 ‘Trees in Relation to Construction - Recommendations’ (2005), which will be fundamental to the future

management of the tree cover, and in informing fkture development proposals.

Recommendations are provided on arboricultural works required for sound

management and in the interest of safety, as well as observations and

recommendations on tree retention and removal in relation to any future

development.

The report is based on a comprehensive visual inspection carried out from the

ground by Donald Rodger on 16 February 2006. The weather conditions at the

time were calm and overcast,

The trees are not the subject of a Tree Preservation Order, however, they do

fall within a Conservation Area. No works must be carried out to the trees

without appropriate notification to, and the approval of, Dumfries and

Galloway Council. The site forms part of the Cally Palace Historic Garden

and Designed Landscape.


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Author’s qualifications: Donald Rodger holds an Honours Degree in Forestry. He is

a Chartered Forester, a Chartered Biologist and a Fellow and Registered Consultant

of the Arboricultural Association. He has over twenty years experience of

arboriculture and amenity tree management at a professional level.

Trees and Bats - All bats are protected under law. It is an offence to kill or disturb

bats, or to destroy their roosts. All species of bat use trees to some extent, and many

use cavities, holes and crevices within which to roost. The mature trees within the

area of survey may support bats, and as such it is strongly recommended that a bat

survey is carried out by a person experienced in this field. This should be undertaken

prior to any tree works being carried out.

Limitations:

u The findings and recommendations contained within this report are valid for a

period of twelve months from the date of survey (i.e. until 16 February 2007).

Trees are living organisms subject to change - it is strongly recommended that

they are inspected on an annual basis for reasons of safety.

u The recommendations relate to the site as it exists at present, and to the current

level and pattern of usage it currently enjoys. The degree of risk and hazard may

alter if the site is developed or significantly changed, and as such will require

regular re-inspection and re-appraisal.

The report relates only to those trees growing within the area of survey as shown

on the attached plan. Trees outwith the survey area were not inspected.

o Whilst every effort has been made to detect defects within the trees inspected, no

guarantee can be given as to the absolute safety or otherwise of any individual,

tree. Extreme climatic conditions can cause damage to even apparently healthy

trees.


3. I

3. I I Tree Survey

Land at Cushat Wood, Gatehouse of Fleet

Page 5 of 20

Very dense basal growth on the lime tree and ivy growth on a beech tree

prevented full and proper inspection.

This report has been prepared for the sole use of M i J Stewart and his appointed

agents. Any third party referring to this report or relying on the information

contained herein does so entirely at their own risk.


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2 TREE SURVEY METHODOLOGY

All trees within the area of survey were visually inspected from the ground by

Donald Rodger on 16 February 2006.

All trees within the area of survey are individually plotted on the enclosed

Tree Survey Plan and recorded in detail in the Tree Survey Schedule (Section

5). Ths includes all the significant and substantial trees withn the area of

survey with a trunk diameter measured at 1.5m from ground level of 75mm

and greater. A total of 7 individual trees and a single group of six trees were

surveyed, providing a comprehensive record of the status and extent of the

dominant tree cover. Shrub growth and very small saplings less than 75mm in

diameter were not surveyed.

The trunk positions of the trees are accurately plotted on the enclosed Tree

Survey Plan. These have been numbered on the plan from 1 to 7 for ease of

reference. A single group of trees of similar species, age and character is

identified as G1. The canopy spread was measured and this is drawn

accurately to scale on the Tree Survey Plan to provide a true representation of

the extent and configuration of the canopy cover. Tree height was measured

by clinometer.

The extent of any decay where noted was tested using a hand-held auger. In

addition, the two large beech trees (1 and 2) were tested for internal decay

using the Resistograph 400 decay detecting device. A description of this

method and the results are provided as Appendix 1.

Information on each numbered tree is provided in the Tree Survey Schedule

(Section 5). Consistent with the approach recommended in British Standard


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5837 ‘Trees in Relation to Construction - Recommendations’ (2005), t h s

records pertinent details, including:

Tree number;

Tree species;

Trunk diameter;

Tree height;

Age; Height in metres of crown clearance above adjacent ground level;

Comments and observations on the overall form, health and condition

of the tree, highlighting any problems or defects;

Life expectancy;

Condition category, Good, Fair, Poor or Dead as per BS 5837;

Retention category, A, B, C and R, as per BS 5837;

Recommended arboricultural works.

All the dominant and significant trees withn the site have been ascribed a

Retention Category. In line with the recommendations contained within BS

5837:2005 ‘Trees in Relation to Construction’, this takes account of the

health, condition and future life expectancy of the tree, as well as its amenity

and landscape value and suitability for retention within the proposed

development. The retention category for each tree is shown in the Tree Survey

Schedule and the criteria as set out in BS 5837:2005 are provided as part of

the Tree Survey Schedule.

A - High category: trees whose retention is most desirable

B - Moderate category; trees where retention is desirable.

C - Low category; trees which could be retained.

R - Unsuitable for retention; trees which should be removed.



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The above broad categories are further refined by three sub-category criteria.

1 - Mainly arboricultural values

2 - Mainly landscape values

3 - Mainly cultural values, including conservation

Recommendations are made on appropriate remedial action as regards tree

surgery or felling works. These are specified where there is a significant risk

to public safety or tree health and are consistent with sound arboricultural

practice. All recommendations are consistent and in line with British

Standard 3998 ‘Recommendations for Tree Work‘ (1989).



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3 SURVEY RESULTS

3.1 Site Description

The site forms part of the extensive garden and grounds of a private dwelling

known as Cushat Wood. This falls within the former Cally Estate and is

included in the Cally Palace Historic Garden and Designed Landscape. The

property is approached from the gatehouses on the public road to the east via a

private, tree-lined drive.

The area of survey comprises a parcel of land which is roughly rectangular in

outline and which is located between the h v e serving Cushat Wood to the

north and a neighbouring property known as Dhoon Cottage to the south.

The site sits at a level of approximately lm above the level of the drive

serving Cushat Wood. The terrain is generally flat, With levels rising slightly

and gradually to the west. Drainage appears to be good and the soils generally

appear to be relatively deep and fertile, and clearly capable of supporting a

range of tree species to full maturity. The site is moderately exposed to the

prevailing winds.

The site is currently not used for any specific purpose and has become

overgrown with young natural regeneration of beech, ash and holly.

3.2 General Tree Description

The site supports a total of 7 significant trees (1 to 7), and a single group of

six trees of similar species, age and character which form a close, contiguous

canopy (Gl). Species comprise of the following:



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Beech (Fagus sylvatica) - trees 1,2,4 and 6 .

Lime (Tilia x europaea) - tree 5.

Oak (Quercus robur) - tree 7.

Sitka spruce (Picea sitchensis) - tree 3.

Lawson cypress (Chamaecyparis Zawsoniana) - G1.

Trees 1 and 2 (both beech) form part of an avenue feature wbch lines the

drive leading to Cushat Wood. The avenue is clearly of considerable age and

forms part of the early landscape of the estate. It is estimated that this is in the

region of 200 to 250 years in age. Consisting of a mixture of beech and oak,

this has suffered from old age and storm damage in recent years and several

trees have been lost. This in turn has significantly fragmented the avenue and

several large gaps are evident. The remaining trees are generally in very poor

condition and have a very limited safe future life expectancy. The current

owner has cleared the fallen trees and replanted where appropriate in an

attempt to restore and perpetuate thls feature. The two beech trees in question

(1 and 2) have lost their immediate neighbours and are now very exposed and

isolated.

Tree 5 is a mature lime and tree 6 a mature beech. These trees do not form

part of the avenue, but are probably of planted origin. Trees 3, 4 and 7 are

relatively young in age and these appear to have colonised the site by natural

means over the last 10 to 40 years. G1 consists of a close group of six

Lawson cypress whch have been planted some 30 to 35 years ago to create a

short section of hedge.

The spatial distribution of the tree cover and actual canopy spread is

graphically illustrated on the Tree Survey Plan. A full description and

assessment of the trees is provided in the Tree Survey Schedule at Section 5.


3. I Tree Survey Land at Cushat Wood, Gatehouse of Fleet

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3.3 Tree Condition

A physiological condition category, G (good), F (fair), P (poor) or D (dead),

has been ascribed to each surveyed tree in accordance with BS 5837:2005

‘Trees in Relation to Construction - Recommendations’. The condition of the

trees withn the area of survey is generally ‘poor’ (6 trees), with only 2 trees

found to be in the ‘fair’ category. Most of the trees display a range of

problems and defects associated with old age, decay and structure. The

condition of each tree is described below.

Trees 1 and 2 (beech)

These trees are of the same age and form part of the avenue feature leading to

Cushat Wood. They are of considerable age and size, with trunk diameters of

124cm and 139cm, and heights in excess of 30m. The trees now stand as

rather isolated specimens, having lost their immeQate neighbours due to old

age and natural causes. Both trees have large, extensive canopies which

display a pronounced lean and bias to the north and east over the driveway.

The trees are becoming very over-mature for the species. Beech is relatively

short-lived and has a normal life-span in the region of 150 to 200 years before

decay and deterioration set in. Both trees display clear and obvious symptoms

of natural senescence and decline. Tree 1 in particular exhibits significant

death and dieback of the canopy, often associated with the death of the root

system and basal decay. The canopy of tree 2 also displays symptoms of stress

and low vigour, such as small and sparse bud growth and minimal annual

shoot extension.

Basal and root decay can reasonably be expected in beech of this vintage and

th s is a common feature of the species. Whilst there are no external symptoms



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of this, such as fungal fruiting bodies or cavities, tests with the Resistograph

confirmed internal decay and hollowing to be present on both trees (see

Appendix 1).

The trees are in poor and declining condition, and the prognosis is for further

rapid deterioration. The trees are exposed to the prevailing winds and are at

high and increasing risk of catastrophic collapse and failure. They have a very

limited safe future life expectancy and have reached the end of their natural

life span. In short, they are becoming a potential liability to the property. It is

pertinent to note that several beech of similar age withm the property have

collapsed dramatically in recent years. Examination of the remains of these

trees revealed significant internal decay.

It would be prudent in arboricultural terms to consider the early and controlled

removal of trees 1 and 2 for reasons of safety.

Tree 3 (Sitka spruce)

This small, young tree appears to have naturally colonised the site over the last

10 to 12 years. Whilst it is in fair condition and growing vigorously, it

currently has very limited landscape and amenity value.

Tree 4 (beech)

This tree is approximately 35 years in age and also appears to be of natural

origin (perhaps the progeny of trees 1 and 2). It is multi-stemmed and has a

contorted crown of very poor form and structure. It is a poor specimen with

limited future potential.


3. I 3 Tree Survey Land at Cushat Wood, Gatehouse of Fleet

Page 13 of 20

Tree 5 (lime)

This is a large, mature specimen in the region of 200 years in age. Like the

beech (1 and 2) it is displaying symptoms of natural decline and senescence,

and has a stag-headed appearance. The base of the trunk is surrounded by

dense epicormic growth which prevents full and proper inspection of the butt

region.

Tree 6 (beech)

Ths is in reasonable health and condition. The single trunk supports a crown

of reasonable shape and form.

Tree7 (oak)

Ths self-seeded tree is growing under the canopy of a large, mature beech

(outwith the site). Consequently, it is very heavily suppressed and displays a

pronounced lean and one-sided crown development to the south. It is a poor

specimen with limited future potential.

G1 (Lawson cypress)

This group of trees are rather poor and scrappy, and somewhat out of character

with the surrounding landscape.

3.4 Conclusion

The tree cover within the area of survey is varied in terms of age and is

generally in poor condition.



Page 14 of 20

The two large beech trees (1 and 2) whch form part of the avenue are in very

poor condition and are becoming potentially dangerous. It is recommended

that these trees are removed on arboricultural grounds and in the interest of

safety and sound management. This should be carried out as soon as

possible, irrespective of development proposals for the site. Permission will

be required under the terms of the Conservation Area legislation.

Trees 3, 4 and 7 are relatively small in size and young in age, and appear to

have colonised the site naturally. They have limited value in terms of amenity.

Trees 4 and 5 are of very poor form and structure and have limited future

potential.


3. I


Page 15 of 20

4 TREES AND DEVELOPMENT

4.1 General Observations

It is proposed to construct a single, detached house within the area of survey,

with access taken off the existing drive which adjoins the site to the east. An

indicative footprint is illustrated on the Tree Survey Plan.

As noted in Section 3.4, the two large beech trees (1 and 2) are recommended

for removal on arboricultural grounds. It would not be desirable to retain these

trees on account of their poor and declining condition.

Trees 3, 4 and 5 would also have to be removed to accommodate the house.

As noted in Section 3, tree 3 is a small, young spruce of limited amenity value

and tree 4 is a self-seeded beech of very poor form and structure, and with

limited future potential. Tree 5, a lime, is ehbiting symptoms of natural

decline and senescence and has a limited future life expectancy.

Tree 6 , a mature beech, would stand relatively close to the proposed dwelling

and heavily over-dominate it. Whlle this tree is in reasonable health and

condition, it would be prudent to consider its removal.

Tree 7 and G1, while not particularly good specimens, could feasibly be

retained.

The loss of trees from this part of the site could be compensated for by

replacement planting, both within the area of survey and on adjacent land in

the client’s ownership. In particular, this should seek to restore the avenue

feature leading to Cushat Wood.



Page 16 of 20

5 TREE SURVEY SCHEDULE

Explanation of Terms

Tree no.

Species

Dia

Hgt

4%e

Cr C1

Form, Health and Condition

LE

Con Cat

Ret Cat

Rec Action

Identification number of tree as shown on tag and plan.

Common and Latin name of species.

Trunk diameter in cm measured at 1.5m. MS = multi-stemmed trees measured above root flare

Height of tree in metres.

Age class category, and estimated age in years. Y - young MA - middle aged M -mature OM - over-mature V - veteran

Height in metres of crown clearance above adjacent ground level

General comments on tree health, condition and form, highlighting any defects or areas of concern.

Life expectancy, estimated in years.

Condition category (Good, Fair, Poor, or Dead, as per BS 5837 - see explanation overleaf).

Retention category (A, B, C or R, as per BS 5837) - see explanation overleaf.

Recommended remedial actiodarboricultural work.


3. I

3. I Tree Survey Land at Cushat Wood, Gatehouse of Fleet

Paqe 1 Z of 20

TREE CONDITION CATEGORIES

Good (1) Healthy trees with no major defects

(2) Trees with a considerable life expectancy

(3) Trees of good shape and form

Fair (1) Healthy trees with small or easily remedied defects

(2) Trees with a shorter life expectancy

(3) Trees of reasonable shape and form

Poor (1) Trees with significant structural defects and/or decay

(2) Trees of low vigour and under stress

(3) Trees with a limited life expectancy

(4) Trees of inferior shape and form

Dead (1) Dead, dying and dangerous trees

(2) Trees of very low vigour and with a severely limited life expectancy

(2) Trees with serious structural defects and/or decay

(4) Trees of exceptionally poor shape and form

Donald Rodger Associates Arborimltural Consultants February 2006


3. I Pacre 18 of 20

TREE RETENTION CATEGORIES (from BS 5837)

A - Ngh category: trees whose retention is most desirable

B - Moderate category; trees where retention is desirable.

c - Low category; trees which could be retained.

R - Unsuitable for retention; trees which should be removed.

The above broad categories are further refined by three sub-category criteria.

1 - Mainly arboricultural values

2 - Mainly landscape values

3 - Mainly cultural values, including conservation

(See extract from BS 5837 overleaf).


Table 1 - Cascade chart for tree quality assessment

TREES FOR REMOVAL

Category and definition

Catesrorv R Those in such a condition that any existing value would be lost within 10 years and which should, in the current context, be removed for reasons of sound arboricultural management

TREES TO BE CONSIDERED Category a n d definition

&.tesrorv A Those of high quality and value: in such a condition as to >e able to make a substantial :ontribution (a minimum of 40 rears is suggested)

Catecorv B rhose of moderate qual i ty tnd value: those in such a zondition as to make a significant zontribution (a minimum of 20 rears is suggested)

_____~

;ateeorv C rhose of low quality and ralue: currently in adequate :ondition to remain until new jlanting could be established (a nmimum of 10 years is iuggested), or young trees with a tern diameter below 150 mm

Criteria

Trees that have a serious, irremediable, structwal defect, such that their early loss is expected due to collapse, including those that will become nnviable after removal of other R categoiy trees (i.e. where, for whatever reason, the loss of companion shelter cannot be mitigated by pruning)

Trees that are dead or are showing signs of signscant, immediate, and irreversible overall decline Trees infected with pathogens of significance to the health and/or safety of other trees nearby (e.g. Dutch elm disease),

or veiy low quality trees suppressing adjacent trees of better quality VOTE Habitat reinstatement may be appivpi-iate (e.g. R categoiy tree used as a bat roost: installation of bat box in nearby xee). 3R RETENTION

Cri ter ia - Subcategories 1 Mainly arboricultural values

Trees that are particularly good examples of their species, especially if rare or unusual, or essential components of groups, or of formal or semi-formal arboricultural features (e.g. the dominant andlor principal trees within a n avenue)

Trees that might be included in the high categoiy, but are downgraded because of impaired condition (e.g. presence of remediable defects including unsympathetic past management and minor storm damage)

Trees not qualifiing in higher categories

2 Mainly landscape values

Trees, groups or woodlands which provide a definite screening or softening effect to the locality in relation to views into or out of the site, or those of particular visual importance (e.g. avenues or other arboricultural features assessed as groups)

Trees present in numbers, usually as groups or woodlands, such that they form distinct landscape features, thereby attracting a higher collective rating than they might as individuals but which are not, individually, essential components of formal or semi-formal arboiicultural features (e.g. trees of moderate quality within an avenue that includes better, A categoiy. specimens), or trees situated mainly internally to the site, therefore individually having little visual impact on the wider locality Trees present in groups or woodlands, but without this conferring on them significantly greater landscape value, andlor trees offering low or only teinuorailr screenine benefit - - -

development, young trees with a stem diameter of less than 150 mm should be considere

3 Mainly cultural values, including conservation

Trees, groups or woodlands of significant conservation, historical, commemorative or other value (e.g. veteran trees or wood-pasture)

Trees with clearly identifiable conservation or other cultural benefits

Frees with veiy limited consei7ration or other cultural benefits

+cant constraint on for relocation.

Identification on plan

DARK RED

Identification on plan

LIGHT GREEN

MID BLUE

GREY

Tree No.

Beech (Fagus sylvatica)

Species Dia

124

139

-

31

32

-

OM 220

OM 220

-

Cr c1 7

10


Very large specimen forming part of an old avenue leading fiom lodge house to Cushat Wood. The tree is now very isolated and exposed, its neighbours either side and the tree opposite having been lost. It stands on its own at the tip of the area of survey. The tree is very substantial and displays a single trunk with an extensive spreading canopy. This has a pronounced bias to the north and east over the driveway, as well as a slight trunk lean to the north east. The crown exhibits clear symptoms of decline and dieback, and is in very poor condition. While there are no external symptoms of internal decay of the butt region, this is to be expected in a beech of this age. Resistograph tests indicated that this is present and that internal decay is probably well-advanced. The tree is over- mature and in terminal decline. It is in very poor condition and has a very limited safe life expectancy. It is at high and increasing risk of collapse, and its early removal on arboricultural grounds would be prudent.

Very large specimen forming part of an old avenue leading fiom lodge house to Cushat Wood. The tree is now very isolated and exposed, its neighbours having been lost. The tree is very substantial and displays a single trunk with an extensive spreading canopy. This has a pronounced bias to the north and east over the driveway, as well as a slight trunk lean to the north east. A very large limb arises at 4m and extends to the north. A large limb also arises at 7m and extends to the south. The crown exhibits clear symptoms of stress, low vigour and early signs of decline and dieback. While there are no external symptoms of internal decay of the butt region, this is to be expected

LE

4 0

<lo

Rec action

Fell

Fell

Tree No.

3

4

5

6

Species

Sitka spruce (Picea sitchensis)


Lime (Tilia x europaea)


Y 12

SM 35

OM 200

M 130

-

Cr Cl

1

2

1

9

-


in a beech of this age. Resistograph tests indicated that this is present and that internal decay is probably well- advanced. The tree is over-mature and in terminal decline. It is in very poor condition and has a very limited safe life expectancy. It is at high and increasing risk of collapse, and its early removal on arboricultural grounds would be prudent.

Small, young tree in fair condition. Crown suppressed on south side due to beech (T4). Probably self-seeded. Limited amenity value.

Probably of self-seeded origin and growing near boundary wall. Multi-stemmed and very poor form and structure. Major forks at lm and 2m and with contorted, spreading crown. Suppressed to the west by more dominant lime (T5). Ivy encroaching. Poor specimen with limited future potential.

Mature specimen. Very dense and well-established epicormic growth around the base of the trunk prevents fidl and proper inspection of the butt region. Forks into two co-dominant stems at 3m. Narrow crown of typical shape and form for species. Suppressed on west face by adjacent beech (T6). Ivy encroachment. Significant death and dieback evident in upper crown. Probable internal decay. In declining condition.

Reasonable specimen in fair condition. Single, straight trunk with well-shaped crown. Ivy encroaching.

LE

>40

20-40

10-20

20-40

Con Cat

F

P

P

F

Ret Cat

C 1

C 1

C 1

B 1

~~

Rec action

__

Tree No.

7

-

G1


Growing under canopy of mature beech (outwith site). Very heavily suppressed with pronounced bias and one-sided crown development to the south. Poor specimen with limited fhture potential.

Group of six cypress trees of similar age planted in a staggered row. Form a contiguous canopy. Rather poor and scrappy.

Species LE

20-40

20-40

Oak (Quercus robur)

Lawson cypress (Chamaecyparis

Zawsoniana)

Dia

37

25- 30

13

10- 14

SM 40

M A 35

Cr Cl

Con Cat

P

P

Ret Cat

C 1

C 2

Rec action

3. I 1 Tree Sumey Land at Cushat Wood, Gatehouse of Fleet

Page 19 of 20

APPENDIX 1

Resistograph Results

The two beech trees 1 and 2 were tested with the Resistograph 400 at the cardinal

compass points 0.3 to 0.4m from ground level. Testing proved difficult due to the

large diameter of the trees in question and pronounced root buttresses. Two

conclusive readings were obtained.

The Resistograph is a micro-drill device which has been specifically developed to

detect internal decay in standing trees. It uses a 3mm diameter dnll bit inserted

into the trunk at a constant torque up to a maximum distance of 400mm. A

computer generated tracing of the drilling resistance along the entry hole provides

a graphic illustration of the extent and severity of decay. Sound wood produces a

high resistance with a characteristic pattern, whereas decayed and degraded wood

provide much lower resistance.

The Resistograph readings for the two beech are provided. The face of the trunk

from which each reading was obtained is indicated. The readings are read from

right to left - the right hand side being the bark. The numerical scale along the

base of the reading is the radial penetration in centimetres into the centre of the

trunk. The extent of bark, sound wood and decayed wood is annotated on each

reading, where appropriate, as is the diameter at the point of testing and the

percentage of sound residual wood.

The Resistograph does not assess the safety of a tree. It provides an indication of

the internal condition of the tree at the point of sampling only and is therefore

limited in this respect. It does, however, provide a useful qualitative indication of

the presence and extent of decay within the general zone of the tree being

sampled.


1

I ! I !

I

i I

3. I

I

D b


Page 20 of 20

TREE SURVEY PLAN


3. I 3.1

- 9 -

A STRUCTURE PLAN POLICIES APPENDIX 2

Policy E l National Scenic Areas The siting and design of development should respect the special nature of the area. Development within, or which would have a significant impact on National Scenic Areas (NSAs), will only be permitted where it can be demonstrated that either: -

1. character, and overall integrity: or

The proposed development will not compromise the area’s scenic and landscape

2. clearly outweighed by social or economic benefits of national importance.

Any significant adverse effects on the scenic interest and integrity of the area are

Policy E l I : Historic Gardens and Designed Landscapes Development in or affecting the setting of a site listed in the Inventory of Gardens and Designed Landscapes or mentioned in the list of Non-Inventory Sites will require an evaluation of the proposal’s impact on the site and its setting. There will be a presumption against development which would adversely affect the landscape features, character and setting of these sites and the approaches and environs of Inventory Sites.

B STEWARTRY FlNALlSED LOCAL PLAN:-

General Policy 1 : Development Principle There will be a general presumption against development which would give rise to a material degree of land use conflict, which would materially detract from and / or be incompatible with the character or amenity of the locality.

General Policy 2 : Development Considerations As part of the assessment of development proposals, including those on sites identified in the Plan, developers will be required to satisfy the Planning Authority with regards to their proposals in terms of all of the following, where they are regarded by the planning authority to be material to the determination of the application:-

a) and water supply;

access, ground conditions and stability, contamination, foul and surface water drainage

b) traffic generation onto the adjacent road network;

c) flooding; (see Policy 58 on Flood Risk and Development);

d) environmental impact.

When assessing planning applications, the Planning Authority will take into account the provisions of any site guidance, site specifications, or development brief as set out in Section 3 of the Plan. Where further information is required, the Planning Authority may apply the provisions of Article 13 of Town and Country Planning (General Development Procedure) (Scotland) Order 1992 or Article 4(3) in respect of outline applications.


3.1

- i n -

General Policy 3: Settlement Boundaries Any further development outwith the settlement boundaries indicated on the Inset Maps will be assessed against policies related to the specific development proposals and policies for the countryside contained in this Local Plan and in the Structure Plan.

Inclusion within a settlement boundary does not necessarily imply that land is suitable for development.

General Policy 9: Small Scale lnfill Development Within the settlement boundaries defined on Inset Maps small scale infill development will be considered favourably where all of the following tests are met:-

a) it would not conflict with adjoining or adjacent land uses;

b) it would conform with or enhance the inherent character and layout of the locality;

c) is allocated or identified for development purposes in the Plan:

the development would not constrain the potential to develop any adjacent site which

d) it would not result in overdevelopment of the site.

Justification: The Planning Authority recognises that small scale infill development of a scale, size and character appropriate to individual localities can make a contribution to the overall provision of development land and can often utilise brownfield land or areas of land which would otherwise detract from the appearance and general amenity of the locality. Under (d), infill will normally be considered as frontage development and not normally includes backland development.

Definition of Infill Sites

lnfill sites are small in scale relative to the settlement and are not formally allocated for development. They can be physically constrained by existing development or by settlement boundaries and will normally be located within or will round off an established developed area.

Where residential development is proposed the site will generally be less than 0.25 ha. and usually only be capable of accommodating one or two dwellings.


3. I

APPENDIX 3

PHOTOGRAPH SUBMITTED BY AGENT

3. I

APPENDIX 4

LOCAL PLAN INSET MAP

L.’ E

I , I SITE PLAN

WON

U 0

"P

BLOCK PLAN 3.’

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