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TREES AND THE LAW: AN UPDATE - PDF
TREES AND THE LAW: AN UPDATE
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1 Arbricultural Assciatin Natinal Cnference: Warwick: 20 September 2011 TREES AND THE LAW: AN UPDATE Dr Charles Mynrs FRTPI FRICS IHBC Barrister Francis Taylr Building, Temple, Lndn Material since 2002 underlined; material since 2009 underlined and in bld "Always watch where yu are ging. Otherwise, yu may step n a piece f the Frest that was left ut by mistake." Winnie the Ph OWNERSHIP The nrmal rule: trees n freehld land Trees n leasehld land: Dayani v Brmley LBC [2001] BLR 503, QBD Trees n bundaries Lemmn v Webb [1894] 3 Ch1, CA; [1895] AC 1,HL Mills v Brker [1919] 1 KB 555 (fruit) Bundary disputes: Alan Wibberley v Insley [1999] 1 WLR 894. HL; Hayccks v Neville [2007] EWCA Civ 78 (g back t riginal title deeds) Trees n highway land (Hurst v Hampshire CC [1997] 2 EGLR 164, CA) Value f trees: Lindsey v Highways Agency, 2000, LT BOUNDARY TREES Encraching rts and branches: nuisance Hunter v Canary Wharf [1997] AC 655, HL Davey v Harrw Crpratin [1958] 1 QB 60, CA (rts) Lemmn v Webb (branches) Ellitt v Islingtn LBC [1991] 1 EGLR 167, CA (trunk) Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 1
2 Strict liability: Rt damage: Remedies: Crwhurst v Amersham Burial Bard [1894] 2 QB 281 Causatin f damage: breach must cause r materially cntribute t injury (Lftus-Brigham v Ealing LBC [2003] EWCA Civ 1490, fllwed in Hilda s Mntessri Nursey v Tesc Stres [2006] EWHC 1054, QB and Eiles v Suthwark LBC [2006] EWHC 1411 (TCC)) care needed where there is mre than ne tree (Malewski v Ealing LBC [2003] EWHC 763, TCC), r ivy (Eiles) damage may be caused by remval f tree n site prir t cnstructin f huse, rather than presence f ther tree nearby (Siddiqui v Hillingdn LBC [2003] 89 Cn LR 13, TCC) Fseeability f harm (Sllway v Hampshire CC [1981] 1 EGLR 129, CA) Availability f alternative measures t avid harm Reasnableness f steps actually taken (Delaware Mansins v Westminster CC [2002] 1 AC 321, HL); Raphael v Brent LBC [2007] TCC Opprtunity t alleviate prblem (Jnes v Prtsmuth CC [2003] 1 WLR 427, CA; Kirk v Brent LBC [2005] EWCA Civ 1701) Remval f tree may cause heave: Park v Swindn BC (2011) January Abatement (Lemmn v Webb) Actin fr damages (Delaware Mansins; Eiles) Injunctin (King v Taylr [1976] 1 EGLR 132; Mills v Dunne 2007, Cty Ct) Statutry nuisance BOUNDARY HEDGES Ownership Inclsure Act awards Stantn v Jnes 1994, unreprted, CA Cmmn law remedies High Hedges: Anti-Scial Behaviur Act 2003, Part 8; regulatins; guidance Cmplaints prcedure: basis f appeals nt clear Enfrcement High Hedges Act (Nrthern Ireland) 2012 Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 2
3 HAZARDOUS TREES Nature f prblem: Tree r part that cnstitutes hazard Ptential target Natinal Tree Safety Grup recmmendatins; Draft BS 8516 (tree safety inspectin) prbably nt ging ahead Negligence caused by state f prperty: - Duty f care Owner causes it; r Arises due t neglect f duty, and nt remedied within reasnable time (Nble v Harrisn [1926] 2 KB 332) Basic rule: Dnghue v Stevensn [1932] AC 562, HL MacClancy v Carenza [2007] EWHC 479 (QB) (riding instructr nt respnsible fr lw branch) Occupiers Liability Act 1957 and 1984; Wheat v Lacn [1966] AC 552, HL Tmlinsn v Cngletn BC [2004] 1 AC, HL (liability f cuncil fr lake; nt required t cut dwn trees) Mills-Davies v RSPB 2004, QBD (nt required t remve tree stumps in nature reserve) Bwen v Natinal Trust [2011] EWHC 1992, QB (nly required t take reasnable care) Exclusin f liability (White v Blackmre) Necessary actin Inspectin (Chapman v Barking and Dagenham LBC [1997] 2 EGLR 141) Pll v Asquith 2006, QBD (level 2 inspectr is apprpriate; defect wuld have been discvered) Micklewright v Surrey CC [2011] EWCA Civ 922; Crker v Wilsn 2006, MCLC (n defect visible; n liability) Atkins v Sctt 2008, Aldersht Cty Ct (experience is key requirement) Selwyn-Smith v Gmpels [2009] Swindn Cty Curt (relevance f wner s means) Risk assessement (Caminer v Nrthern & Lndn Investment Trust [1951] AC 88, HL) - Shirvell v Hackwd Estates [1938] 2 All ER 1, CA - Knight v Hext [1980] 1 EGLR 111, CA - Bwen v Natinal Trust [2011] EWHC 1992, QB (zning) Amenity v safety: Quinn v Sctt [1964] 1 WLR 1004 Duty f care: Dayani v Brmley LBC [2001] BLR 503, QBD Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 3
4 Need t gather evidence after incident : Micklewright v Surrey CC [2011] EWCA Civ but sympathy nt enugh Lcal Gvernment (Miscellaneus Prvisins) Act 1976, sectins 23, 24 Liability under Health and Safety at Wrk Act 1974: R v Birmingham City Cuncil 2002, Crwn Curt HIGHWAYS AND STATUTORY UNDERTAKERS Highways Act 1980: sectins 96, 130, 154, 79 Stvin v Wise [1996] AC 323, HL LE Jnes v Prtsmuth [2003] 1 WLR 427, CA (liability f highway authrity) Rke v Listn 1999, CA (trees bscuring lighting) Thmpsn v Hampshire CC [2004] EWCA Civ 1016 (tree bstructing path) Spencer v Wirral MBC Liverpl Cunty Curt, 2008 (tree rt) Lndn Lcal Authrities and TfL Act 2008, s 10 (verhanging trees) Electricity Act 1989, Schedule 4 PROFESSIONAL ADVICE Standard f care in giving advice: Beatn v Natinwide BS [1991] 2 EGLR Charltn v Nrthern Structural Services Ltd [2008] EWHC 66 (TCC) (heave) WORKS TO TREES Felling licenses; cnsent under TPO; ntificatin in cnservatin area Faculty fr wrks in churchyards (Faculty Prcedure Rules 2000) Envirnmental impact assessment: EIA (Frestry) Regulatins R (Tree & Wildlife Actin Cmmittee) v Frestry Cmmissiners [2007] EWHC 1623 Admin (necessary t cnsider impact f whle prject, nt just defrestatin) Wildlife and habitats: Wildlife and Cuntryside Act 1981, Part I (inc birds, nests, eggs) Eurpean Prtected species (including bats) - Cnservatin (Natural Habitats etc) Regulatins 1994 (still applies in Sctland); - replaced by Cnservatin (Habitats and Species ) Regulatins 2010 (E&W) (remves incidental resultf lawful peratin defence) - R (Mrge) v Hampshire CC [2011] 268, SC Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 4
5 Care in carrying ut wrks: General duty f care Health and Safety at Wrk Act 1974; numerus regulatins Wrking at Height Regulatins 2005 Lifting Operatins and Lifting Equipment Regulatins 1998 (LOLER) Salsbury v Wdland [1970] 1 QB] 324, CA; Bttmley v Tdmrden Cricket Club [2003] EWCA Civ 1575 (extra hazardus activities) Kyn v Dept f Transprt 2001, QBD (felling highway tree) Damages fr trespass: Cst f reinstatement: Jrdan v Nrflk CC [1994] 1 WLR 1353; Scutt v Lmax, 2000, CA; Bryant v Macklin, 2005, CA. Theft, criminal damage FORESTRY Duties f Frestry Cmmissin (R (Kanssen) v DEFRA) [2005] EWHC 1024 (Admin)) - Regulatry Refrm (Frestry) Order 2006 Plant health: Plant Health (Frestry) Order 2005, amended in 2006, 2008, Plant Health (Fees) Frestry) Regulatins 2006, amended in Frest Reprductive Material Regulatins 2002, amended in 2006 UK Frestry Standard (Octber 2012) FELLING LICENCES Needed fr felling (including killing by ther means): Frestry Act 1967 Exemptins: sectin 9 (burden n defendant t prve: R (Grundy & C) v Haltn Divisin Magistrates [2003] EWHC Admin) - small scale - rchards, gardens, churchyards, pen spaces (McInerney v Prtland Prt Ltd [2001] 1 PLR 104; Rckall v DEFRA [2008] EWHC 2408 (Admin)) - t prevent a danger - t prevent r abate a nuisance (Perrin v Nrthamptn [2008] CA) - authrised by ther prcedures; t carry ut develpment - by statutry undertakers - in accrdance with a plan Applicatin made t Frestry Cmmissin Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 5
6 Cmpensatin: sectin 11 Unauthrised felling: prsecutin Restcking ntices: prsecutin nt needed: Regulatry Refrm (Frestry) Order 2006 TREES AND DEVELOPMENT Material cnsideratin in planning decisins - May be crucial (Ple v Secretary f State [2008] EWHC 676 Admin) - BS 5837: 2005 (being updated) Cnditins t prtect trees APN 12 SPECIAL TREES Ancient Wdlands (Winter v Secretary f State [2006] EWHC 491 Admin) Histric landscapes, parks and gardens Veteran trees (mentined in NPPF) Cnservatin areas Tree preservatin rders Trees in churchyards (need faculty) TREE PRESERVATION ORDERS Twn and Cuntry Planning Act 1990, sectins 198 t t be amended by Planning Act 2008, sectins 192, 193 (maybe frm April 2012) - Twn and Cuntry Planning (Trees) (England) Regulatins (t be intrduced) - all rules will be in Regulatins, nt Act r rder - all TPOs, whenever made, will in effect be pst-1999 Tree Preservatin Orders: a Guide t the Law and Gd Practice (blue bk): DETR, 2000, amended in 2008: maybe updated Making rder: amenity and expediency Twn and Cuntry Planning (Trees) Regulatins amended in 2008 (England nly) Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 6
7 Trees, areas, grups, wdlands - Area rders: Rbinsn v East Riding f Yrkshire [2003] 4 PLR 1, CA Definitin f tree Bullck v Secretary f State (1980) 40 P&CR R (Plimsll Shaw) v Three Rivers DC [2007] EWHC 1290 Admin; Palm Develpments v Secretary f State [2009] 2 P&CR 16, QB (wdlands) - R (Fwler) v Ealing LBC [2004] EWHC 2860 (shrubs) Cnfirmatin f rder - Gilman v Rutland DC [2004] EWHC 2792 Admin [2005] JPL 970; Hbbs v Hrsham DC [2006] EWHC 1605 [2007] JPL 589 (Reprt must be fair) - R (Aspdin) v Derby CC [2005] EWHC 591 (Admin); Wilksn v Kensingtn and Chelsea RBC [2010] JPL 1083 (prcedural irregularities) High Curt challenge N right t cmpensatin: (Casey v Canterbury CC 1995, LT) Nt a breach f human rights (R (Brennn) v Brmsgrve DC [2003] 4 PLR 12, QBD) OTHER PARTS OF BRITISH ISLES Twn and Cuntry Planning (Sctland) Act 1997, sectins , amended by Planning etc (Sctland) Act 2006, s 28 Twn and Cuntry Planning (TPO and Trees in Cnservatin Areas) (Sctland) Regulatins 2011 Scttish Planning Circular 1/2011 Planning Act (Nrthern Ireland) 2011 Planning (Trees) Regulatins (Nrthern Ireland) 2003 (amended in 2007) Planning and Develpment Act 2000 (Ireland) NEED FOR CONSENT UNDER THE ORDER Cutting dwn, tpping, lpping, uprting, wilfully damaging, wilfully destrying a tree Causing r permitting wrks (R v Burnemuth JJ ex p Burnemuth Crpn (1970) 21 P&CR 163; Grveside Hmes v Elmbridge BC [1987] 2 EGLR 199) Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 7
8 Exemptins in s 198: Dying, dead, and dangerus trees (Smith v Oliver [1989] 2 PLR 1) need t plant replacement Wrks t cmply with statutry bligatin Wrks necessary t prevent r abate a nuisance (Perrin v Nrthamptn [2008] 1 WLR 1307, CA, verturning [2007] 1 All ER 481) Frestry peratins Exemptin in the rder: may include pure encrachment nly exempts wrks necessary t abate Wrks by statutry undertakers Wrks needed t carry ut develpment Fruit trees (R v Clearbrk Grup PLC [2001] 4 PLR 78, CA) Need fr cnsent in dubtful cases: applicatin needed (Chambers v Guildfrd BC [2008] JPL 1459) All exemptins will be in the Regulatins - will prbably retain exemptins fr wrks t dead trees and t abate nuisance; but nt fr wrks t dying trees, but will retain APPLICATIONS FOR CONSENT 1999 Regs, amended in 2008 (standard applicatin frm, appeal prcedure) - infrmatin must be supplied with applicatin (eg mnitring infrmatin) Cnservatin area designatin is relevant Appeals and hearings High Curt challenges COMPENSATION Pre 1999 rders - Trees f utstanding r special amenity value: article 5 certificates Pst 1999 rders (and in future all rders, whenever made): - n claim fr lst land value - n claim based n infrmatin supplied pst-applicatin - need fr evidence (Duncan v Epping Frest DC [2004] RVR 213, 275); Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 8
9 - Wdhams v Chichester DC, N article 5 certificate Lss must be freseeable (Bell v Canterbury CC) Duty n claimant t mitigate Refrmatin f Lands Tribunal (nw Lands Chamber f Upper Tribunal) UNAUTHORISED WORKS Strict liability ffence Sectin 210(1): death r destructin Sectin 210(4): ther wrks - Lauder v Brmsgrve DC [2008] EWHC 2303 Admin (tree surgen in errr) Injunctins (Kirklees BC v Brk) Need t plant replacement CONSERVATION AREAS Twn and Cuntry Planning Act 1990, ss 211 t 214 (t be amended by 2008 Act) - Need fr six weeks ntice - Exceptins: as fr TPOs, plus small trees HEDGEROWS REGULATIONS 1997 Remval ntices Imprtant hedgerws Retentin ntices Frthcming changes Francis Taylr Building September 2011 Arbricultural Assciatin Cnference 2011: Paper by Charles Mynrs: Page 9
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Guidance Ntes fr: Applicatin fr Tree Wrks: Wrks t Trees Subject t a Tree Preservatin Order (TPO) and/r Ntificatin f Prpsed Wrks t Trees in Cnservatin Areas (CA) Twn and Cuntry Planning Act 1990 When t
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