Landscaping Plan from planners

[Caroline]

Hi all

 

Whoopie, just had our planning application accepted.  However, 12 conditions, one of them is this (although I sent a landscaping plan, they want more):

 

"Prior to the first occupation of the building full details of both hard and soft landscape works shall be submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include: • proposed finished levels or contours (notwithstanding that shown on HP001, HP004 & HP005) • means of enclosure • soft landscaping • car parking layouts • hard surfacing materials Details of soft landscape works shall include all proposed and retained trees, hedges and shrubs; ground preparation, planting specifications and ongoing maintenance, together with details of areas to be grass seeded or turfed. Planting schedules shall include details of species, plant sizes and proposed numbers/densities. All new planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the completion or occupation of any part of the development (whichever is the sooner) or otherwise in accordance with a programme to be agreed. Any trees or plants (including those retained as part of the development) which within a period of 5 years from the completion of the development die, are removed, or, in the opinion of the Local Planning Authority, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. The hard landscape works shall be carried out prior to the occupation of the development. Reason: To maintain and enhance the visual amenities of the development in accordance with Policy CSP18 of the Tandridge District Core Strategy 2008 and Policy DP7 of the Tandridge Local Plan: Part 2 – Detailed Policies 2014."

 

The HPO1, 4 and 5 (site plans etc) they don't refer to the landscaping plan I sent HP9 (see attached).

 

Does anyone have any images of their approved landscaping plan?  Do you think mine is inadequate?

 

Any advice appreciated.

 

By the way a bit shout out to Houseplans Direct, did an amazing job, so much cheaper than our previous architect and would highly recommend them, say Caroline recommended you.

 

HPD09 - Proposed Landscaping Plan (1).pdfFetching info...

[Caroline]

Sorry planner said this in his report: The submitted landscaping scheme does not propose sufficient landscaping within the application site itself and does not provide sufficient details with regards to the specification for planting. The landscaping scheme submitted at present is therefore not considered to be acceptable.

[Mr Punter]

Well done. I have some friends that run a green waste site near you.

 

It seems a bit silly asking for landscaping details on such a small site, especially as you have already specified the driveway, parking and paving materials, and with the house that accounts for 2/3 of the land. 

 

The lavender hedge and trees are outside the redline, so maybe they want some more planting inside?  Any fencing or gates planned?  Ask them.  There is no rush as it is a before occupation type condition.

[Caroline]

  On 09/04/2025 at 13:02, Mr Punter said:

Well done. I have some friends that run a green waste site near you.

 

It seems a bit silly asking for landscaping details on such a small site, especially as you have already specified the driveway, parking and paving materials, and with the house that accounts for 2/3 of the land. 

 

The lavender hedge and trees are outside the redline, so maybe they want some more planting inside?  Any fencing or gates planned?  Ask them.  There is no rush as it is a before occupation type condition.

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Thank you.  We didn't realise the lavender hedge and trees were outside the red line, we are happy to bring them in.  No fencing as we look out onto a 38 acre field with sheep.  We will be having entrance gates though.  I was just wondering how much detail is included in a typical Landscape plan.  Hopefully we will have some money left at the end to get one.  We have also be asked for Contamination Phase 2 report which costs a lot, so the contingency is reducing even before ground is broken!

 

[Gone West]

  On 09/04/2025 at 13:35, Caroline said:

I was just wondering how much detail is included in a typical Landscape plan.

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This was back in 2009 and the planners were being awkward so I put in a lot of detail that I don't suppose they understood. What we ended up with, bore only a passing resemblance to the plan, and nobody ever checked it.

 

[Temp]

We had to provide method statements with our landscaping plan for both the driveway and a native hedge planting. You can find them on the web but the driveway that would be something like..

 

Dig out to depth ?? mm

Install edging boards/conservation kerbs?

Lay and compact MOT Type 3 (water permeable), depth ??

Lay gravel size yy to depth ??

 

I find weeds grow in the leaf debris that lands on the gravel in winter, rather than growing up through the hardcore - so for that reason I wouldn't bother with a weed control membrane. 

 

For the native hedge..

 

Planting

Mark out a double staggered row, with 300mm between rows. 

Plant whips or bare-root transplants at a density of approximately 4-5 per meter.

Fit plastic rabbit protection spirals?

 

Ongoing Maintenance:

Mulch around the base of the hedge to suppress weeds and retain moisture. 

Regularly prune the hedge to maintain its shape and encourage denser growth. 

Monitor for diseases or pests and take appropriate action. 

Replace plants that fail for first three years.

 

I regret planting Dog Rose in my mix and would avoid others with thorns if planting again. Mostly to make it easier to cut. 

 

 

[G and J]

  On 09/04/2025 at 18:05, Temp said:

 

 

For the native hedge..

 

I regret planting Dog Rose in my mix and would avoid others with thorns if planting again. Mostly to make it easier to cut. 

 

 

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Agree whole heartedly with this. In our current place our first hedge planting consisted of a native mix including dog rose/black thorn/hawthorn.......it is a pain to cut/clear up. When we extended the garden we went for dog woods/spindle/field maple/viburnum opulus.......hedge just as attractive/good for wildlife etc and so much easier to deal with.

 

In clearing the condition for our current build we took the view of trying to give the minium info we could, (so not to tie ourselves down)but indicated the key points......having said that ours was probably less detailed than you've already provided (LA used the phrase " rudimentary") so maybe identify key components (which trees/large shrubs whether evergreen etc) and methods as per other advice above.

[Bancroft]

  On 09/04/2025 at 12:14, Caroline said:

Does anyone have any images of their approved landscaping plan?  Do you think mine is inadequate?

 

Any advice appreciated.

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This looks like a boilerplate response - very similar to what our planners sent to us.

 

We had already submitted a plan but they didn't seem to realise that.  When we pointed it out they came back with more rubbish and gobbledygook.

 

I emailed them, dissected every point they made and showed how we had already answered their questions (which, from your plan I think you have already done similar) and asked them to respond to a whole load of questions about the inaccuracies in their responses.

 

They then responded with "...on reflection we think your original plan satisfies the requirement so we will sign the Condition off".

 

If you were to go back and start asking difficult questions (for example about how and why HP01, 04 and 05 have any bearing on the landscape plan) I think you might find they capitulate.  And if they don't then at least you have more clarity about exactly what it is they DO want.

 

Sometimes I think they only do this as a way of demonstrating that they are 'doing their job'.

[Temp]

  On 09/04/2025 at 12:17, Caroline said:

Sorry planner said this in his report: The submitted landscaping scheme does not propose sufficient landscaping within the application site itself and does not provide sufficient details with regards to the specification for planting. The landscaping scheme submitted at present is therefore not considered to be acceptable.

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You could consider adding some shrubs or 3 or 4 "standard" size trees in the hedge line or elsewhere. 

 

Typical they want a note saying any planting that dies in the first 3 years is replaced, then after that it's reasonable to assume those plants won't grow in that location. 

 

We had to plant 5 but only 2 survived. 

 

PS Remember any plants on the landscape plan you can reclaim the VAT on. Not otherwise.

 

[Post and beam]

  On 09/04/2025 at 12:14, Caroline said:

Does anyone have any images of their approved landscaping plan?  Do you think mine is inadequate?

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No not inadequate.

This was approved by East herts planning, perhaps they are less fussy. The thing is, apart from the built part of the project everything green and growing is alreay existing on this site.

[Alan Ambrose]

OK, I’ll say it:

 

The council, by and large, can’t control what planting schemes house owners have for any housing except for new builds. By and large, bigger developers, get away with turfing their buyers lawns.

 

BBBUUUUTTTTT - new builds like ours get put through the wringer. Any of my neighbours ever had to submit a planting plan and promise to retain it for 5 years? Does the council have any control if my neighbours decide to paint their house purple or plant 200 leylandii or keep several broken down cars in their driveway?

 

Total BS and should be outlawed by Labour in favour of less planning red-tape.

[Saints1]

I am currently going through the same process with my LA that have placed a lot of pre-commencement conditions on the build, one being a landscaping plan. 

I have read on other post people who have completed their own to keep cost down but I can't seem to find an online software that will enable me to complete one. I say I can't find one, I can find loads that all come with a cost/subscriptions.

 

I don't suppose anybody out there has any knowledge of any sites/software maybe free?

 

Thanks 

[Bancroft]

  On 17/04/2025 at 07:59, Saints1 said:

other post people who have completed their own to keep cost down

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Does it really need a dedicated software package?

 

I think I'd be tempted to take a screenshot of one of your other plans which shows the whole plot, put it into PowerPoint, then add lots of different coloured blobs to denote trees, bushes, flowers, and other elements of the landscape.

 

Put a key on the side of the drawing to show broadly what each area is (eg flowerbed, driveway etc).

 

Then add an accompanying text document explaining what's in the flowerbed etc. similar to the attached document.  (I know nothing about plants but a bit of Googling filled in the gaps between 'I want a wildflower garden' and a long list of impressive sounding Latin names...).

 

I strongly suspect there's a lot of 'bullshit baffles brains' when it comes to planners and their Conditions.  If something looks like it's been thought through then they're less likely to question it.

 

Plus, to be fair, spending a bit of time on research (as opposed to learning a new software you'll never use again) will be useful and quite enlightening (who knew apple trees had different rootstock types which impact size of tree and harvest size?).

Landscape layout details.docxFetching info...

[Temp]

  On 17/04/2025 at 07:59, Saints1 said:

I have read on other post people who have completed their own to keep cost down but I can't seem to find an online software that will enable me to complete one. 

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I drew mine by hand. Think I traced one of the other drawings in our planning application, probably the one showing the site plan or the level survey and added the existing trees and hedges then the new stuff.

 

These days I'd use a general purpose CAD program, probably Fusion 360 because I already have that, but Sketchup or any of the others would work.