TORFAEN llWRDEISl1lEF COUNTY SIROL BOROUGH TORFAEN
Development and its incorporation within the landscape: A GUIDE OR 'DEVELOPERS FEBRUARY2000 Development and its incorporation within the landscape: A GUIDE FOR DEVEl:OPERS
CONTENTS page
1 Introduction , . 3
2 Landscape Assessment 5
3 Landscape Scheme 7
3.1 Elements required within a Landscaping Scheme 7
a) Landscape Interests 8
b) Nature Conservation Interests 9
c) Public Rights of Way and Development 10 d) Open Space/Play Provision 12 4 Implementation of the Landscaping Scheme 15
5 Further Information 17
6 Glossary of Terms 19
7 Appendices 21
Appendix 1: Policy Gl Deposit Local Plan. 23 Appendix 2: Mature Height and Spread of Commonly Planted Trees. 25 1
ueve,opmenl ond its incorporation within the landscape: 1.3 This paper provides supplementary guidance to the Torfoen Local Plan, and the relevant policies contained within it, os follows: (PLEASEREFERTO A GUIDE FOR DEVELOPERS APPENDIX 1 FOR FULLPOUCY WORDING OF POUCY G 1I.
01 Policy G 1: This is 0 general policy which identifies 0 number of criteria 1 Introduction against which all development proposals will be considered.'
b) Policy L4: This is 0 lei~ure policy relating to public rights "f wcry.. 1.1 This document is meant to act os 0 guide to 011 potential developers who intend to submit 0 planning application on 0 site within the County Borough c} Policy S7: A settlement policy relating to Open Spoce, lill)dscaping and of Torfaen. However, it does not apply to applications relating to 0 household Ploy facilities within new housing developments; . extension or change of use applications in relation to small scale developments. d} Policy E7:
1.2 The guidance clearly stipulates the County Borough Council's policy on landscaping, nature conservation, open spaces/play and public rights of way (PROW) provision, sought os porI of any development proposals. The main ooiectives of this guidance ore: 1.4 o To make developers aware at on early stage in the design process of the landscaping, open space/ploy, nature conservation and PROW provisions required in association with "TO CONSERVE AND ENHANCE THE COUNTRYSIDE" WHILST! new developments. PROVIDING FOR PUBUC RECREATIONAND 1t:i.CREASED·~f.! ENVIRONMENTAL APPRECIATION, UNDERSTANDING AND, o Ta ensure that landscaping, open space/play, nature CONSCIOUSNESS. " conservation and PROW requirements are reflected in initial land values. 1.5
o Ta ensure that developers undertake an appropriate landscape assessment prior ta producing a landscaping scheme.
o Ta ensure that existing landscape features and nature conservation interests of importance are retained and adequately protected. 1.6
o Ta ensure that all new developments have viable open space which where appropriate include the provision of play facilities.
o Ta ensure that PROW are appropriately incorporated within the overall design in order ta maintain access links to the wider countryside. 3 1.7 In order to ochieve the aims identified 0 landscape assessment accompanied by 0 landscaping scheme and management plan must be submiHed, which clearly incorporates existing landscape features, (e.g. trees, hedgerows, streams); nature conservation interests; public rights of way and open space pravisian,Jhis must be submiHedwith 0 planning application seeking fullor detailed Consent. Ifon outline planning application is submiHed, permission will be conditional upon the above being included at the reserved maHers slage,
1,8 "It m s noted that the procedures identified within this guidance apply ani)( k>;i~""hich do not require on Environmental Impact Assessment. Ifon E'nv~8~i!htallmpact Assessment is required developers/agents must refer to iI\e.app,ropriote legislation contained within the Townand Country Planning Environ'llootallmpact Assessment (England and Wales) Regulations 1999 arldguitl5nce in Welsh Office Circular 11/99." tttr1j:~''
"
;.• : • t. o 2· LANDSCAPE ASSESSMENT
2.1 The initial stage in ensuring that existing landscape features and nature conservation interests of importance ore protected is to undertake 0 londscope ossessment. The londscape assessment must identify the following:
• Existing trees/hedgerows (including the identification of those that hove statutory protection);
• Existing public rights of way;
• Existing sites of nature conservation interest (including water features); •
• Existing oreas of ecological importance. '.'
2.2 The assessment must evaluate these aspects and state clearly what should be r'-'tained, enhanced or possibly relocoted. The Council will determine if the landscape ossessment is accurate in its evaluation. This process will ensure that the features of importance ploy 0 major role in determining the averoll design of the site and ore not incorporated os on afterthought. The development will complement the landscape rather than destroy it. It will establish 0 base line at the earliest stage in the design process, identifying the constraints or opportunities that the ecology, and/or landscape may represent to development. The landscope assessment must be undertoken by appropriately qualified personnel who specialise in landscape/ecological issues. The landscape assessment is 0 necessary and vital precursor to the preparation of 0 landscaping scheme.
s
3.2 Toensure thot the obove ore oddressed in on oppropriote ond detailed 3· LANDSCAPE SCHEME monner, this PolicyGuidonce provides specific information on the following aspects:- 3.1 ELEMENTSREQUIRED WITHIN A LANDSCAPE SCHEME 0) Londscape Interests Landscape Survey b) Noture Conservation Interests
A landscape survey must take account of the information derived from the I IClndscapeossessment, which provides details on site charocteristics and cl Public Rightsof Way clearly illustrotes existing features to be retained os port of the scheme, and loose which ore to be lost or relocated. A landscape survey must therefore include the following:-
1. existing topography, appropriote contours to be agreed with the Local Authority;
2. soil analysis; 3.3 3. drainage, streams and ponds;
4. other mains and services (including overhead wires);
5. boundory walls, hedges ond fences; , 3.4 An approved landscape scheme must be implemented duringllie.oppropria~'; 6, trees, shrubs and herbaceous vegetation in and around the site (showing planting season, and at 0 time within the construction period.,l,t,e.; the ' location; height, crown spread & species) and methods of protecting planting is not likelyto be damaged by th~ ongoi~g devel()p~~S)n pha~~ them. Trees protected by 0 Preservation Order must also be identified; development, the landscape scheme associated Witheach phose 'must be· completed in the first planting season following the occupoti~afthe Hrsl 7, vehicular, pedestrian and cycling access to the site; dwelling. 1j} 8. existing footpaths and rights of way across the site;
9. principal views in or out of the site;
10. any areas of ecological or wildlife significonce including existing protected habitat designations.
7 cl LANDSCAPE INTERESTS 2) Avoid changes in level 3.5 A landscaping scheme must incorporate established landscape features in Changes in the ground level and soil compaction must be avoided and around the site, including trees, hedgerows and water features, and within the branch spread of the tree. Such chonges can result in illustrate how they will be incorporated within the proposed development. The root domage. te.iltian·obuchestablished features creates a sense of maturity within a new J)tfJhe topography of the site is also an important factor which 3) Avoid restricting the growth of the tree rng 4) Provide protective fencing A strong sturdy fence must be erected at a height of 1.5m around the tree to be retained. The fence must enclose at least the area covered by the spread of the branches. No materials should be stored within this area, as this will cause general compaction and could ultimately destroy the tree. 3.9 Where existing woodland is to be retained within a development site, proposals should be submitted for appropriate monagement of the areas to ensure their long term survival. Grants are available for the preparation and implementation of management schemes for existing woodland from the Forestry Commission (see page 16). Grants are also available from the Forestry Commission for tree planting if the areas are appropriately sized. Designers and developers are urged to make contact with the Forestry Commission in order to clarify eligibility for their individual proposals. 3.10 The developer will be expected to submit comprehensive details of the protection methods to be implemented in association with the existing ,ioid root disturbance landscape features. The Arboricultural Association is oble to give guidance 1'4,_; .•. main and important feeder roots are located beneath the on this. a~bpy of the tree, therefore ground work within this area should ~i,;~?ided. Excavations for trenches and foundations should be atedso that they are clear of the branch spread of the tree, and nd beneath the canopy should not be used for the storage of aterials, plant and machinery. 8 WATER FEATURES 3.15 When preparing hard landscape schemes it is preferable to design features 3.11 Water features should be considered as a recreational asset providing an that have a function that complements their main purpose. They should be opportunity to create a distinctive landscape feature within the proposed designed t6 ensure maximum durability and be vandal proof as far as development. However, the quality of the water must be of a sufficiently high passible. standard that its incarporotian within the overoll design proposal does not represent a significant health problem. Safety aspects must be considered in 3.16 It is important to take into account the need to design out op~~~iti'7~ fc,r terms of the location of other features in relation to water, e.g. children's play crime, when preparing an appropriate landscape scheme. The 6'd~ic~'of the spaces. It must recognised that a water feature con represent a maiar asset Crime Prevention Officer should be sought in relation to this: . ,Y'hr' <" within an informal open space situation providing a relaxing setting. bl NATURE CONSERVATION INTERESTS OPEN SPACES .3.17 Closely linked to the landscoping scheme for the site is the 3.12 Landscaped open spaces, apart from their visual amenity, should provide any nature conservation interests which may also exist. .The,. shelter and screening and recreationol provision, whilst also helping to create Strategy dearly states that: a sense of identity within large housing and industrial sites. This can be achieved by incorporating a softness within an otherwise newly created harsh 'Nature conservation includes the preserva~on landscape. Open spaces should be designed with the end user in mind, for geological and geomorphological features whi~h can example children, elderly peaple and those with disabilities where different in the countryside, but also within the urban landscape requirements will be needed. In particular species with sharp thorns such as Pyracontha or those with poisonous berries or seeds such as 3.18 The County Borough Council will be producing a laburnum should be avoided in dose proximity to children's play areas. Plan in order to: • Identify species of Roro and fauna that a .. 3.13 Areas of hard landscaping are also important features within new importance. developments. The choice of materials available today is quite considerable and great care must be taken to ensure that the appearance of any feature is • Identify important habitats that require pro in harmony with the local vernacular style. Too often, materials are used which are alien to either the place where they are used, or to the surrounding • ~repare Action Plans for the correct manag landscape. ensure their continued survival and ability ( species of Rora and fauna. 3.1 A Materials used should be sourced locally, as far as possible, and should also 3.19 If important species and/or habitats are identified wiihfrto';' be derived from sustainable sources. The choice of roofing materials and their development site they must be preserved. Ta ensure ;h~tihi.s colour is a prticularly important consideration in this respect. Natural stone is the mast appropriate manner, early discussions must take ; generally much mare appropriate in rurollocatians, whereas bricks can be within the Countryside Section of the Development Depa used in most locations, providing the selected colour is appropriate to the area. Natural stone should never be used from outside the locol area. When using timber, locally saurced material is preferred, but in any event should be derived from sustainably managed woodlands. The County Borough Council's Caed Cymru officer can pravide assistance in saurcing local sustainably derived timber. 9 3.20 The Landscape Assessment must identify any nature conservation interests 3.23 Developers are strongly recommended to liose with the Arboricultural within the site. These must be incorporated preferably within any proposed Association for guidance on the protection of trees. The Arbariculturol open space provision and must be adequately protected during the Association has produced the following leaRets :- development process. If the area of nature conservation interest is not capable of being incorporated within the overall design praposals for the site, No 10 Protection of trees on development sites port 2. Jt!T'ust either be relocated, with adequate measures being token to ensure No 11 Trees: Excavations and highways maintenance. that it is fully reinstated, or replaced or compensated for within the overall 8~~ign. This ~ill ensure that local biodiversity is maintained, by protecting PUBLIC RIGHTS OF WAY AND DEVELOPMENT 'Cirre laceoble natural assets and by compensating for damage or losses cl ugh habit~,t replacement or enhancement, thus preserving these assets for 3.24 New development onen affects public rights of way. Paths, that since their .1'\1 generat'Sns. This complies with Policy E5 within the Torfoen Local Plan origin hove run acrass open countryside, ore gradually becoming absorbed into expanding urban areas. It is important that the significance of such ~~~istgtes: r".4>,;. routes is recognised os they onen offer 0 direct way of accessing the local E5 SITES THAT HAVE BEEN ASSESSED AS BEING OF NATIONAL OR LOCAL countryside. They also provide on alternative to rood transportation, which may be of increasing importance os communities try to rely less on cars, and NATURE,,,,-CONSERVATION INTERESTWILL BE SAFEGUARDED AGAINST DEVELOPMENT THAT WOULD HAVE AN UNACCEPTABLE IMPACT move towards more sustainable transportation networks. If public rights of UPON THE ECOLOGY OF THE SITE. way are given careful consideration at the design stage, benefits con be %jN:~; " 10 J.Lo I. IS important tor designers and developers to realise that the granting of 3.30 Circular 5/93 advises that 'consideration should be given at the detailed planning permission does not entitle developers to obstruct a right of way, nor planning stage to whether 0 new line far the route can be provided which should it be assumed that on order will invariably be mode or confirmed. The would be generally acceptable to the public. The use of estate roads for this first step for designers and developers is to find out whether or not any public purpose should be avoided wherever possible and preference given to the rights of way will be affected by the proposed development. If so, it is use of made up estate poths through landscaped or open space areas important that the exact line of the route is identified. away from vehicular traHic'. 3.27 The legal document concerned is the Definitive Map of Public Rights of Way. 3.31 However, ,designers and developers are encouraged to contact the Rights of This is held in the Development Department at County Hall, Cwmbran where Way Officer when preliminary discussions ore taking place re90rding it can be inspected during office hours. It is accompanied by 0 Statement alterations to the rights of way network, rather than having Ip,Wend deloile:<:/I which describes each path indicated on the map. The Definitive Map shows plans at a laffer stage. This will also ensure that potentiall:liSddv~nlages 1'0 the following types of path:- the public can be minimised and the statutory procedures assoei6fed with t1ieF order con be put in hand without delay once the details haveoeen oppravt1d;1 • Public footpaths 3.32 • Bridleways • Byways open to 011traffic • Roods used os public paths - shown as cartrood/footpaths or cartrood/bridleways 3.28 Under the provisions of Section 257 of the Town & Country Planning Act 3.33 Consideration must also be given to the needs of persons US'"9 1990, the Highway Authority has the power to divert or stop up footpaths or pushchairs. and bridleways to enable development to take place, but in terms of the laffer two categories which may carry vehicular rights an application has to be 3.34 rr.ade to the Magistrates' Court. 3.29 Application forms for an order under Section 257 are available from the Rights of Way Officer, who will be pleased to offer advise and answer your queries. It should be noted that although the Definitive Mop shows 011public rights of way known to the Authority, it is possible that others may hove come into existence through 20 years' use which are known only to local residents. These may not come to light until proposals for development are put forward. If the legal criteria for registration of these routes hove been satisfied, the Authority has a statutory duty to add such routes to the Definitive Map. 11 3.35 The legal process for diversion or stopping up orders includes the following d) OPEN SPACE/PLAYPROVISION stages:- 3.37 Open space and ploy provision ore on important element within the proposed layout of 0 development site. Planning Guidance (Wales) Planning i) consultation, Policy (1999) advises that children and the elderly should hove access to open space close to where they live. The importance of this is reAected in the order and publicotion, Locolplan within Policy 57 which states: S7 WHERE APPROPRIATE NEW RESIDENTIAL DEVELOPMENT SHAU INCLUDE AREAS OF AMENITY OPEN SPACE AND EQUIPPED PLAY AREAS. 3.38 Generally the Council will be seeking a minimum of 10% of the total housing development site area to be dedicated to open space provision, occupying centrol, accessible locations. The incorporotion of public open space must be considered at an early stage in the design process, thus ensuring that it does not become an alter thought. 3.39 The design of open spaces within any proposed development must take account of the outcome of the landscape assessment, pedestrian and vehicular movements and maintenance implications. It is preferable for open spaces and play areas to be linked together for the following reasons:- :T;'ID:~I~~F1e~;itmay be necessary, in the interest of public safety, to • It has a major visuol impact on the development. [.~~%:q·pu~lic footpath or bridleway whilst work on a pment~lfe}~taklng place. • Itcreates more usable and accessible open space rother than se ~@ilf~\~h~ll~,developers should make an application to the Rights smoller isolated pockets, which do not provide a functional .'y offi~et~t;irast 3 weeks prior to the temparory order being required. purpose. hould be iR.,yritinggiving the following information:- • It reduces future maintenance costs. .' . '7~::;< h he reason why the closure is required 3.40 All public open spaces must be accessible to all members of the public and emergency vehicles. lele~gth of time that the path will need to remain closed '~Ian showing the path to be tempororily closed oils of an alternative route, if one is available 12 J.41 1he Nationol Playing Fields Association Six Acre Standard, has been 3.43 2 Local Equipped Area far Play (LEAPI adapted by Tarfaen County Borough Council, which states that the following open space provision should be provided: (Please refer to Appendix 2 for full This will include a fenced play area, which is well drained and appropriately table). surfaced ta approved safety standards. It shauld be designed far children between 4 and 8 years of age, within 5 minutes walking distance from home, • OUTDOOR SPORTS 1.6 - 1.8 ha per 1000 papulation (this should (approximately 400 metres), located far informal supervision overlooked by include pitches/greens etc.). nearby houses. Developments of appropriately 50 dwellings requine a LEAP" • 1.2 ha per 1000 far pitch spart. On developments over 200 3.44 3 Neighbourhood Equipped Area far Play (NEAP) dwellings changing facilities should be provided. • These areas need to be welllondscaped and fenced for safety and should incorporate 2 zones. • 1 Activity Zone opproximately 1000 sq. metres. • 1 BuHer Zone. • Developments of approximately 350 dwellings will require a NEAP (Neighbourhood Equipped Area Far Play). 3.45 4 Public Open Space • Children's Playing space 0.6 - O.Sha per 1000 papulation. In terms of Children's play areas 3 categories exist as follows: 3.42 Local Area far Play (LAP) 3.46 Small area of unsupervised open space, specifically designated far children between 4 - 6 years of age and within 1 minutes walk from home, (appropriate 100 metresl. 2 Zones (totalling 400 sq. metres) 1 Activity Zone 2 BuHer Zones Developments of approximately 15 dwellings will require a LAP. 13 3.47 The design of the open space/play provision within the overolllayout of a development proposal is of paramount importance. The following ore guidelines which should be considered when producing a landscoping scheme:- ,._""-' '-".A .. "i¥ a) Recreational areas should be easily accessible to all local residents on fo<')i'arbicycle;, h _,~,,'i'0':i~, b) <::hildren'splay areas should be sited throughout housing areas and -;sH r enough from houses to avoid nuisance but close enough to be erlooked for security and supervision purposes, . . 16 In addition la the play equipment, developers will also be expected to provide .adequa1:·iooting provision and litter bins. The play oreas should be eg~6illlYenclosed. The play equipment must be to appropriate European. ,< >i;ij·lt.;:;>·~ ' SafetyiStgndards, with an appropriate impoct absorbing surface. Toddler and N?i'i~lwareas should if possible be segregated to prevent any potential conAict~'o~aange,.. ~¥':~' "p!OJ:mOI recreation areas/parkland should form an integrol port of the veral1design. Such oreas should be appropriately located to ensure ,~>. hat maintenance should not become a problem, therefore steeply sloping terrain should not be identified for such purpose~. They must be iHh~tionalareas which can be adequately accessed and footpaths 'propriately lit. 14 4, IMPLEMENTATION OF THE LANDSCAPING SCHEME 4.1 The landscaping scheme must be implemented os port of the development proposals, in accordance with the approved plan. The landscaping scheme once completed must be maintained by the developer for 0 minimum period "f 12 months. If the landscaping provision, ploy areas/open space, nature conservation interests and public rights of way hove been adequately maintained during this 12 month period, it will be recommended that the County Borough Council should adopt the open space provision. If the adoption of the landscaping scheme is approved, in terms of the areas to be transferred to the Local Authority, the developer will be expected to commute c' sum equal to 20 years maintenance costs in order to help finance this long term commitment. The way in which this sum is calculated will be explained fully to the developer, prior to entering a section 106 agreement. 4.2 The section 106 agreement entered into at the planning process stage, will state the costs to be incurred by the developer on the transfer of these assets. 15 -0- 5 fURTHER INFORMATION If further informotion is required pleose do not hesitote to contoct 0 member of staff within the Forward Planning & Implementation section of the Development Deportment. LeNers should be oddressed to : Andrew Osborne Countryside Section Development Deportment Floor 4 County HolI Croesyceiliog Cwmbron NP44 2WN If telephoning, ring Cwmbran 01633 648034. Other useful contacts: Arboriculturol Association Forestry Commission Ampfield House (South Wales Conservancy) Ampfield Cantref Court Ramsey 8recon Rood Hampshire Abergavenny 5051 9PA NP77AX Tel. 01794 368717 Tel. 01873 850060 Coed Cymru Officer Monmouthshire County Council Floor 6 County Hall Cwmbran Gwent Tel. 01633 644644 17 co- 6 Glossary of Terms landscape: Countryside Council for Wales: The Welsh Landscape 'Landscape may be thought of os the environment perceived, predominantly visually but oIso with 011the other senses. Smell, feel and sound 011contribute to landscape appreciation. Our experience of landscape is also affected by culturol background and personal and professional interests. For CCW's purposes, landscape is defined as the sum of all these components.' Landmap: Countryside Council for Wales: Londmap The Londmap process and methodology, encompasses the collection, collation and evaluation of information an landscope resources. 'Landmap of itself does not produce policy, or take decisions which affect the landscape, rother, it helps inform the relevant policy and decision making process.' Countryside Strategies: Countryside Council for Wales 'Through gront aid, CCW has encouroged all the Unitary Authorities in Wales to prepare Countryside Strotegies. These provide a framework far the development and implementation of countryside policies and projects.' Lcmdscape Assessment: Countryside Council far Wales: Landmap 'The Landscape Assessment provides an overall vision far the area, seHing aut the context far understanding the impoct of future decisions and changes'. 19 ~•.• AF?ENDIX 1 • THE PROPOSAL DOES NOT PREJUDICE TOPOGRAPHY, LANDSCAPE AND NATURAL FEATURESOF BOTH THE SITE AND OVERALL VIEW THE SURROUNDING AREA IN TERMS OF DESIGN AND LAYOUT • THE PROPOSAL RESPEOS THE HISTORIC/ARCHAEOlOGICAL Gl THE PLANNING AUTHORITY WilL ENSURE THAT ALL NEW INTEREST OF THE SITEAND DOES NOT PREJUDICETHE DEVELOPMENT IS IN ACCORDANCE WITH THE POLICIES INCLUDED RECORDING OR CONSERVATION OF THE ARCHAEOLOGY IN THE LOCAL PLAN. ANY PROPOSAL WILL BE CONSIDERED FRESENT ON THE SITE AGAINST THE FOLLOWING CRITERIA:- ,;::- -.-." • THE PROPOSAL DOES NOT RESULTIN THE SIGNIFICANT lOSS c) THE IMPAO OF THE PROPOSED DEVELOPMENT IN RELATION TO OF, OR DAMAGE TO, AREAS IDENTIFIED AS BEINGOESPEClAl EXISTING/PROPOSED USES AND THE GENERAL CHARAOER OF THE NATURE CONSERVATION INTEREST . AREA. IN PARTICULAR, THE FOLLOWING FAOORS WIL BE CONSIDERED:- • THE PROPOSAL DOES NOT CONSTITUTE OVER DEVELOPMENT OF THE SITE IN TERMS OF THE DENSITY, MASSING AND FORM OF THE DEVELOPMENT • THE DESIGN AND VISUAL APPEARANCE OF THE PROPOSAL, c) THE PROPOSAL DOES NOT PREJUDICE THE EXISTING OR; INCLUDING MATERIALS, RESPEO THE EXISTING ARCHETEOURE LEVELOF SERVICE PROVISION OF THE AREA d} THE PROPOSAL SUSTAINS AND / OR ENHANCES THE- • THE PROPOSAL RESPEOS THE SffilNG OF THE SITE IN TERMS LEVEL.OF COMMUNITY FACILITIES OF THE PROPOSED LAYOUT, MASSING AND FORM e) • THE PROPOSAL RESPEOS THE URBAN FABRIC OF THE AREA IN TERMS OF THE SPACE AROUND AND BETWEEN BUILDINGS • THE PROPOSAL DOES NOT UNDULY IMPAO UPON THE fJ ACCESS TO THE PROPOSED SITECAN BE ACHIE' b) THE IMPAO OF THE PROPOSAL UPON THE ENVIRONMENT. IN PARTICULAR, THE FOLLOWING FAOORS WILL BE CONSIDERED:- h) • THE PROPOSAL IS SUSTAINABLE I.E. IT DOES NOT PREJUDICE ON- RENEWAL RESOURCES • THE DESIGN FOR THE SITE ENSURES THAT THE PROPOSAL DOES NOT POLLUTETHE ENVIRONMENT 23 .' . i) THE PROPOSAL DOES NOT INCREASE THE RISK OF FLOODING BY VIRTUE OF ITS LOCATION OR INCREASED SURFACE RUN-OFF il THE PROPOSAL CAN BE CONNEGED TO THE EXISTING FOUL SEWER NElWORK OR THROUGH OTHER FACILITIES THAT DO NOT HAVE A SIGNIFICANT ADVERSE IMPAG UPON THE AMENITY fUSE OF lAND OR CAUSES A PUBLIC HEALTH NUISANCE OR WATER POLLUTION ;';(" ' ·",.,'0"-::,,- I)••..THE PROPOSAL DOES NOT ADVERSELY AFFEG THE QUALITY OR QUANTITY OF SURFACE OR GROUND WATER RESOURCES ~+tt~;V 24 f.r.PENDIX 2 Average Spread Average Height Life Span Commonly planted trees/ shrubs (metres) (metres) (years) Acer campestre (Field Maple) 10.5 15 50 Aesculus hippacastanum (Horse Chestnutl 27 27 110 Alnus glutinasa (Common Alder! 9 18 , 60 Betula pendula (Birch) 3 24 80 Corylus ovellona (Hazel) 2 8 Cratoegus monogyno (Howthorn) 4 10 Fagus sylvotica (Beech) 24 33 110 Froxinus excelsior IAshl 8 27 90 Hedera hibernico (Common Ivy) - - lIex oquifolium (Holly) 4 12 larix deciduo (European larch) 8 25 Ligustrum vulgare (Privet) 3 12 lonicera periclymenum (Honeysuckle) - - Pinus sylvestris (Scots Pine) 5 27 Prunus avium (Wild Cherry) 11 20 Prunus spinosa (Blackthorn) 4 6 Quercus petraea (English Oak) 22.8 18 180 Salix species (Willow) 6 12 Sambucus nigra (Common Elder) 5 10 Sorbus aucuparia (Rowan) 5.5 7.6 Taxus baccata (Common Yew) 6 18 All figures are for illustrative Tilia cordata (Small leaved Lime) 10 30 purposes only. Actual figures depends on site Viburnum opulus (Guelder Rase) 4 4 conditions, location, climate etc. 25