PAPER B

 

                                                                                                             Purpose : For Decision

 

Committee :   REGULATORY APPEALS COMMITTEE

 

Date :              31 JULY 2003

 

Title :               TREE PRESERVATION ORDER 2003/6 AT TIMBER, UNDERCLIFF DRIVE, VENTNOR

 

REPORT OF THE HEAD OF PLANNING SERVICES

 


 

PURPOSE/REASON

 

1.                  This report requires the Committee to determine whether or not to confirm Tree Preservation Order 2003/6.

 

DETAILS OF THE APPLICATION/ORDER

 

2.                  On 16 April 2003, an Area TPO was made over the entire area of the property known as Timber, Undercliff Drive, St Lawrence, Ventnor Isle of Wight. An objection was received from the landowner on 13 May 2003.

 

LOCATION AND SITE CHARACTERISTICS

 

3.                  The property is a domestic dwelling house situated in a large garden on the north side of Undercliff Drive. The garden backs onto and includes a part of the inner cliff. The property is bordered on the east and west by the gardens of other houses.

 

RELEVANT HISTORY

 

4.                  Factual

 

A chronology showing some of the relevant events is attached as Appendix C. 

 

5.                  Committee History

 

The Committee have been involved with this contentious property on several occasions. A chronology showing some of the relevant events is attached as Appendix C. 

 

COUNCIL POLICY

 

6.                  When a TPO is made and an objection is outstanding when confirmation is required, it is normal practice to bring the matter before the Regulatory Appeals Committee for determination.

 

FORMAL CONSULTATION  

 

7.                  Fire

None applicable.

 

8.                  Police

None applicable.

 

9.                  Relevant Council Departments

None applicable.

 

10.             Parish and Town Councils

Ventnor Town Council has been copied the relevant documents in connection with this matter. 

 

11.             Local Member

Cllr Mr Bartlett has been copied the relevant documents in connection with this matter. 

 

THIRD PARTY REPRESENTATIONS

 

12.             Objectors

An objection was received on 15 May 2003 from the landowner, Mrs Sidney Hall. This is attached as Appendix A.

 

13.             Supporters

A letter from Mr and Mrs PJ Wright was received on 13 May 2003 supporting the confirmation of the TPO. This is attached as Appendix B. 

 

FINANCIAL IMPLICATIONS

 

14.             It is clear that if the local authority refuses permission to do works, including felling a protected tree, compensation may be claimed against the local authority by the landowner. However any claim must be

 

§         The natural or probable cause of the decision

§         Within the contemplation of the authority at the time

§         Quantifiable in money terms.

§         Not too remote

 

In addition no claim will be valid

A        for less than £500.00

B        When made more than 12 months after the decision

 

15.             LEGAL IMPLICATIONS

 

The legislative framework is the Town and Country Planning Act 1990. As an objection has been received concerning the making of the Tree Preservation Order, the objections must be considered before the order is confirmed. In all other respects, the criteria for confirming a Tree Preservation Order are the same as for making it. Section 198 of the 1990 Act provides that

“If it appears to the local planning authority that it is expedient in the interests of amenity to make provision for the protection of trees… in their area they may make... an order with respect to such trees… as may be specified in that order.”

The committee deciding whether to make or in due course confirm such an order must balance the level of amenity of the tree against the level of interference, inconvenience or disruption to the landowner and anyone else affected by the tree(s).

 

When assessing amenity D.E.T.R. Guidance states that it is usual for at least part of the trees to be visible from a public place such as a road or footpath but this is not essential. In addition

The benefit may be present or future

Trees may be worthy of preservation for their beauty or contribution to the landscape, e.g. hiding an eyesore

Scarcity may enhance a tree’s value.

 

It is proper for the potential compensation to be considered by the committee as it reflects an element of the true cost of preserving a tree.

 

IMPLICATIONS UNDER THE CRIME AND DISORDER ACT 1998

 

16.             None applicable.

 

IMPLICATIONS UNDER THE HUMAN RIGHTS ACT

 

17.             If the recommendation is followed, it will directly impact on the rights of the landowner to use the land and therefore may interfere with her human rights under article 8 and article 1 of the first protocol of the European Convention on Human Rights. However, it is the author’s view that this interference is proportionate as it aims to secure a legitimate objective which in this case is the preservation of trees of high present and future amenity to the general public.

 

OPTIONS

 

OPTION 1: Confirm TPO/2003/6 without modifications. (recommended)

 

OPTION 2: Confirm TPO/2003/6 with modifications.

 

OPTION 3: Do not confirm TPO/2003/6

 

EVALUATION

 

18.             Timber is a property which has long proved contentious. Many people have expressed their opinion both for and against protection of trees on the site. For example, when TPO 2002/23 was due to be confirmed, it attracted 65 letters objecting to the protection of the sycamore trees within the site; and by comparison in June 2001 when TPO2001/26 was due for confirmation, a petition of 88 signatures was received effectively supporting the TPO, and stating that the TPO should go further, and protect even more trees.

 

The Area Order TPO2003/6 was made in response to the Ombudsman’s recommendations of 19 March 2003. This was necessary to protect trees identified as unprotected. 

 

Area orders are normally only used for temporary and emergency measures. However, in this case, it is recommended that the Area Order be confirmed to allow a longer period of protection than the normal six months allowed by a provisional order, albeit still as a temporary measure. However, it is not likely to be used as the permanent protection provision for the site in any case. A review of tree protection on the whole Timber site is underway, and it is likely that new Orders will be made which are more specific than an Area order. When this is complete, any Orders which are superceded will no longer be needed and can be revoked. However, whilst this work continues it is essential that the protection afforded by the existing Area order 2003/6 is maintained. It is recommended that it be confirmed at the present time to allow sufficient time to ensure the site is properly protected, and to ensure that there is in the meantime no doubt about which trees are protected and which are not. If it is no longer needed when the review of protection is completed, it can then be revoked.

 

Evaluation of Objection

An objection was received on 15 May 2003 from the landowner, Mrs Sidney Hall. This is attached as Appendix A. Her objections have been assessed, and none have been judged to be of sufficient weight to prevent confirmation of the Order.

 

Mrs Hall numbers her objections 1 to 10, and these are each addressed below. The full text of each objection may be found in Appendix A.

 

Objection 1: “The LPA have not followed the procedural requirements of the regulations”

This would be a valid objection if proven but as no details are given it cannot be evaluated.

 

Objection 2: “The procedure… was unfair”

This is not a valid objection. The grounds for this objection are that the TPO was requested by the local member and by members of the public. The objector questions the expertise of the local elected member to make an assessment of a tree’s amenity value. However, a request from an elected member, or a member of the public are normally acceptable reasons to consider the making of a TPO, and in this instance the TPO was also made in response to the report of the Local Government Ombudsman of 19 March 2003 which would in itself have been sufficient reason to consider the making of a TPO.

 

Objection 3: “[the majority of trees on the site] can not be seen from a public place”

This is a partly valid objection if proven. It is true that some trees are not entirely visible from a public place at all times, however was well as the road, there is also a view from the sea, and the footpath V79 on the cliff top, especially in the winter months. It is therefore likely that a majority of trees on the site are indeed visible from a public place. If new TPOs are made identifying individual trees, it will be possible to consider the visibility of each individual at that point. Given that many trees are visible, and that this TPO is of a temporary nature, and does not identify individual trees, this objection is not considered to be of sufficient weight to justify non-confirmation of the Order.

 

Objection 4:”The LPA has not followed Government advice”

This may be a valid objection if proven. The objector asserts that the Council has not considered all advice and given proper consideration to making the Order. The objector provides no evidence to support this assertion. In fact, all due processes were followed. When more specific TPOs are made there will be an opportunity to consider the merit of trees which are protected individually.  As this TPO is of a temporary nature, and does not identify individual trees, the objection is not considered to give grounds to justify non-confirmation of the Order.

 

Objection 5: “The use of Area Orders is not encouraged by the Government”

This is not a valid objection. Whilst government guidance does suggest how Area orders should be made, it is still quite legal and proper to make and confirm Area orders such as this one. In addition, this particular Order is intended to be a temporary measure and as such is in accordance with the guidance.

 

Objection 6: “Timber should not have been singled out”

This is not a valid objection. A TPO is made in response to a perceived or potential threat to trees. In many areas of the Undercliff trees are unprotected or inadequately protected, but are under no especial threat. In such areas, it would not normally be necessary to make a TPO. By contrast, at Timber, there is some evidence that the landowner wishes to remove some protected trees from the land. For example, in the period from 1 April 2003 to 16 July 2003, the following applications and appeals were received from the objector, all of which indicate her intention to remove or do works to a protected tree or trees.

 

  • 4 April 2003 received 8 applications for consent to undertake works to protected trees at Timber

 

  • 27 May 2003 received 15 applications for consent to undertake works to protected trees at Timber

 

  • 26 June 2003 Appeal lodged against refusal of consent to cut 4 Monterey Pines back to boundary

 

  • 26 June 2003 Appeal lodged against refusal of consent to pollard one Ash tree

 

  • 30 June 2003 Appeal lodged against refusal to fell one Ash tree

 

·        New appeal received by GOSE in week of 7.07.03 – awaiting details

 

Objection 7: “it is inappropriate to make a TPO in respect of trees which are dead, dying or dangerous”

This may be a valid objection if proven. However, in these circumstances it is not practical to make an Area TPO which excludes individuals on these grounds, and in any case there would be no legal impediment preventing the landowner from undertaking works to these trees if she does indeed believe that they are dead dying or dangerous and can prove it.  The DETR guidance states in reference to Area Orders ‘It is possible that trees will be included in the TPO which do not merit protection’. If new TPOs are made identifying individual trees, it will be possible to consider the health of each individual at that point. Given that many trees certainly are in good health, and that this TPO is of a temporary nature, and does not identify individual trees, this objection is not considered to be of sufficient weight to justify non-confirmation of the Order.

 

Objection 8: “Over protection of the site”

This is not a valid objection. The report of the Ombudsman indicated that there were gaps in the protection afforded the site, and directed the Council to take urgent measures to remedy this. This Order is an initial response to this direction.

 

Objection 9: “The Local Government Ombudsman required all TPOs at Timber to be ‘accurate and enforceable’

This is not a valid objection. The objector asserts that TPO2003/6 is not accurate and enforceable, and presumably the basis for this assertion is her other objections, which are individually addressed above. 

 

Objection 10: a part of the area has been designated as SSSI on 8 May 2003.

This is not a valid objection. The Council’s consent is not required for any work to a protected tree carried out in compliance with a statutory obligation. This would include any works required by English Nature in connection with a SSSI. The objector implies that she is now required to manage the site as calcareous grassland. The notification of an SSSI does not in itself place any such requirement on a landowner, although English Nature may, if they so wish, require landowners to manage the site in certain ways. So far English Nature has placed no such obligation on the landowner at Timber and so there is no requirement for her to do any works to the trees. Furthermore, it is far from clear that English Nature would require any such works on this site in the future. In the SSSI notification, operations are listed which cannot be carried out without consent of English Nature, and these include the following:

 

“Destruction, displacement, removal or cutting of any plant or plant remains, including tree[s]…

The introduction of tree and/or woodland management and alterations to tree and/or woodland management (including planting, felling, pruning and tree surgery…”

 

The EN statement also includes the following:

“Not all of the management principles will be equally appropriate to all parts of the SSSI, for instance the footprints of dwellings and their gardens where operations requiring English Nature’s consent would also not apply. “

 

Despite all this, even if there were at any time in the future any obligation placed upon the landowner as a result of the new SSSI, they would not then require the consent of the Council to undertake the works as the Council’s consent is not required for any work to a protected tree carried out in compliance with a statutory obligation.

 

RECOMMENDATIONS

19.             OPTION 1: Confirm TPO/2003/6 without modifications.

 

APPENDICES ATTACHED

 

Appendix A: Letter from Mrs Sidney Hall, the landowner

 

Appendix B: Letter from Mr and Mrs Wright

 

Appendix C: Chronology of events

 

BACKGROUND PAPERS

 

·        Files relating to previous Orders will be available at the meeting.

·        The report of the Local Government Ombudsman 19 March 2003

·        ‘Tree Preservation Orders, a Guide to the Law and Good Practice’ DETR 1999

 

 

Contact Point : Matthew Chatfield, F 823893

 

                                                           

A ASHCROFT

Head of Planning Service











 

APPENDIX C

 

Timber, Undercliff Drive, St Lawrence

Chronology of events

 

1954

The County of the Isle of Wight (Urban District of Ventnor) Tree Preservation Order, 1954 made (1 of 3 Area orders made over large parts of Undercliff)

 

Mon 13th Nov 2000

Tree & Landscape Officer's initial site visit

 

24th & 25th Nov 2000

Tree & Landscape Officer’s second site visit - agreed beforehand with owner - application to fell some further trees, all under 46 years old

 

8th June 2001   

Site visit, agreed with owner, to survey trees for TPO / 2001 / 17

 

19th June 2001  TPO / 2001 / 17 made (19 individual trees)

 

21st June 2001  call to Tree & Landscape Officer by local resident expressing concern that more trees were not protected

 

26th June 2001  petition requesting protection of 16 more trees collected from Cllr Bartlett by Tree & Landscape Officer

 

28th June 2001  letter received from owner requesting an additional tree to be protected

 

13th July 2001   TPO / 2001 / 26 made (Area order) and sent by recorded delivery. Delivery returned as owner had been away

 

20th July 2001  

Visit to inspect trees along boundary of Timber

 

30th July 2001  

TPO / 2001 / 26 served again by process server

 

3rd August 2001

Site visit by Tree & Landscape Officer / Enforcement Officer

 

27th July 2001  

Coastal Manager's letter to owner about trees and land slippage

 

17th August 2001

Site visit to assess additional trees requested by petitioners / owner

 

10th September 2001

Coastal Manager's further letter to owner about trees and land slippage

 

13th September 2001

Arc environmental consultants asked to carry out tree survey on behalf of Council.

 

25th September 2001    

Report of site visit by Arc environmental consultants submitted

 

31st October 2001        

Regulatory Appeals Committee meeting - decision made to postpone decision until site visit made

 

23rd November 2001      

Regulatory Appeals Committee site visit to “Timber”

 

30 November 2001

Regulatory Appeals Committee meet and determine that TPO 2001/17 be confirmed with modifications, and two new TPOs be made.

 

Sept 2001:

Site visit by ARC Environment to Timber and many other adjacent properties as part of pilot TPO Review.

 

11 June 2002 : 

New woodland TPO made Land North of Undercliff Drive, Niton and St. Lawrence (TPO/2002/7)

 

11 September 2002

TPO2002/23 is provisionally made to cover 33 individual trees and one group.

 

2 October 2002

65 essentially identical letters of objection to TPO2002/23 received. Other objections were also received.

 

9 October 2002

Objection received from landowner including report by Colin Bashford Associates.

 

12 December 2002

Regulatory Appeals Committee meets and determines to confirm TPO2002/23 with modifications.

 

14 April 2003

Area order TPO2003/6 is provisionally made covering the whole area of Timber.