Planning – Application Comments

Consultation Date: Mon 24 Nov 2025

Consultation Date: Mon 24 Nov 2025

Consultation Date: Mon 24 Nov 2025

Comment Date: Thu 21 May 2026

I have reviewed the revised information submitted, including the amended layout plan, Tree Survey, Arboricultural Impact Assessment, Tree Protection Plan drawing ref. TS/TPP 01 and Arboricultural Method Statement.

The revised layout and amended position of the retaining wall have satisfactorily addressed my previous concerns regarding the extent of excavation and potential impact upon the neighbouring eucalyptus and Lawson's cypress trees. Subject to strict adherence to the submitted arboricultural information, it is now considered that the development can be carried out without unacceptable harm to the adjacent neighbouring trees.

I therefore raise no objection subject to the inclusion of a suitably worded arboricultural protection condition, something along these lines.

Suggested Recommended Condition:

The development hereby permitted shall be carried out in full accordance with the Arboricultural Method Statement and Tree Protection Plan drawing ref. TS/TPP 01 by Richard Morrish Associates Ltd.

All tree protection measures including protective fencing shall be erected in full prior to the commencement of any demolition, site clearance, excavation, level changes, storage of materials or construction works and shall be retained in the approved positions for the full duration of the construction phase.

No excavation, level changes, storage of materials, parking of vehicles or machinery, mixing of cement, discharge of contaminants, or other operations harmful to tree roots shall take place within any tree root protection area.

Comment Date: Thu 08 Jan 2026

I have reviewed the submitted information, and visited the site. I have no objection in principle to development here. However, I do have concerns regarding the proposed access arrangements and the level changes required and the impact on trees within the neighbouring garden at 3 Jubilee Court

There are two large, maturing trees in the neighbours garden, a eucalyptus and a Lawson's cypress, which must be treated as a material constraint. The proposed access and sightlines as shown from Back Lane appear to rely on substantial changes in ground levels, including the creation of a new passing place in front of the proposed dwelling. Based on the information provided, this would require extensive excavation close to, and within, the Root Protection Areas of these neighbouring trees. This would also result in the loss of several metres of remnant hedgerow.

Excavation into existing ground levels in this location is likely to result in direct root damage, with a clear risk of decline or instability to the off-site trees. Given their size and proximity, it is difficult to see how the access could be constructed as currently shown without causing significant harm.

The submitted Arboricultural Method Statement does not provide reassurance in this regard. It appears to be generic in nature, lacks site specific detail, and does not read as having been prepared by a suitably qualified arboriculturalist. As such, it does not demonstrate how the works could be carried out without unacceptable impact to the neighbouring trees.

In its current form, I therefore object to the proposal, as the access arrangements and associated level changes have not been shown to be achievable without harm to trees outside the application site.

The applicant is advised to seek professional arboricultural and structural engineering advice to explore whether alternative access designs, construction methods, or engineered solutions could reduce or avoid excavation within the Root Protection Areas of the neighbouring trees. Any revised proposal would need to be supported by detailed, site-specific arboricultural information demonstrating that tree roots can be adequately protected and that long term tree health and stability would not be compromised.

Comment Date: Wed 10 Dec 2025

Thank you for consulting Ecology on p.a. 25/01826/O|SELF BUILD: Construction of dwelling|Land At E572461 N313898 Church Close Pentney Norfolk.

There is no ecological information submitted in support of this application. A sHRA GIRAMS form should be submitted but has not been though the GIRAMS payment appears to have been made.

The size, location and nature of the development is unlikely to be a significant risk or impact to protected species. No notable to protected habitats are likely to be present and the applicant has claimed a self build and custom build exemption from biodiversity net gain which is not disputed. It appears that trees will be impacted but its not clear if the tree method statement has been completed by a professional or not, but I will leave the Arb Officer to comment on that's aspect of the application.

Every development has a duty to provide a net gain in biodiversity irrespective of an exemption from biodiversity net gain. I recommended the following to ensure the development meets this duty:
' Installation of 2 signed hedgehog gaps per dwelling where impermeable boundaries are proposed
' one bee brick
' Installation of the equivalent of 1 bird box per dwelling in line with BS 42021:2022 (swift boxes are recommended to support the swift population in the area (see swiftmapper.org.uk)
' Use of flowering lawn seed mixes for gardens and native species in soft landscaping design (including climbers,
' Creation of /gapping up of native hedgerows within and around the site and inclusion of trees in new hedges, and use of hedge seed mix at base
' Enhance amenity grassland areas with native spring flowering bulbs

These enhancements should be secured by condition and their location shown on planning drawings.

I have no objection to the proposed development assuming the sHRA is submitted and accurate. However, if you are minded to grant consent please consider the following conditions and informatives:
' BNG CONDITION 01a: Biodiversity Net Gain Self Build Exemption
' Ecological Enhancement Condition 02
' INFORMATIVE 02g: Biodiversity Net Gain - Self build and custom build exemption