Major Non-Residential Project in Central Oxford
About This Project
Client:
Oxford University Hospitals NHS Foundation Trust
Site:
John Radcliffe Hospital Site, Oxford
Introduction:
A planning application had been submitted by Oxford University Hospitals NHS Foundation Trust for the construction of a new theatre building within the John Radcliffe Hospital site. Objections had been raised by the local authority due to the net tree loss that the proposed plans would precipitate. Tree Frontiers undertook a detailed canopy cover assessment and produced a modelled forecast for canopy cover within the site and the area of the site that had been designated for replacement planting. We were thus able to provide a report for the client to demonstrate that an overall net gain in canopy cover would be achieved over an extended period of time.
The Client:
Oxford University Hospitals NHS Foundation Trust is made up of four hospitals, of which the John Radcliffe is one. It provides a wide range of clinical and specialist services, as well as medical education, training and research. The Trust appointed Carter Jonas as the planning consultants for the project, involving the construction of a new theatre building within the John Radcliffe Hospital site.
The Opportunity:
Carter Jonas contacted Tree Frontiers following the submission of the application for this building project to Oxford City Council (OCC). The plans proposed the removal of 8 trees or groups of trees, with no possibility of achieving a net gain in canopy cover within the site, but replacement planting proposed within the larger ownership boundary. OCC objected to the plans on the grounds that not enough information had been supplied regarding the tree canopy cover. This particularly related to the purported net gain over time, as well as consideration of existing trees, where replacement trees were proposed. One specific policy (G7 – Protection of Green Infrastructure) seeks to ensure that green infrastructure such as hedges, trees and woodlands are protected, and where their retention is not feasible during a development scheme, requires that the loss be mitigated. In addition to this OCC has prepared technical guidance in the form of TAN 9 to provide guidance to developers on the detailed application of policies relating to green infrastructure. The TAN recognises that there may be occasions when tree retention is not possible and where this is the case, requires that alternative proposals to mitigate the loss are included with a planning submission.
Tree Frontiers were instructed to work with the existing team to undertake a detailed tree canopy cover assessment at the site as required by Policy G7 and TAN 9. We combined this with the details of replanting proposed within the planning application. Following this we were able to compare development and no-development scenarios, and to provide a modelled forecast for tree canopy cover at 10, 25 and 40 years in the future.
The Results:
Tree Frontiers completed the report and accompanying plans which demonstrated that there would be a net loss of canopy cover post development and at the 10 year post development stage, but that at 25 years post development there would be a marginal net gain and by 40 years post development there would be a significant net gain. This report formed part of the overall planning submission, which was approved in August 2024.
If you are working on complex development schemes in Oxford and do not have the expertise to provide detailed canopy cover assessments please get in touch (info@treefrontiers.com).