At the 1st November 2023 Cambridge City Council Planning Committee meeting, the three 125-year-old threatened London Plane Trees along Sturton Street were vigorously and successfully defended.
Around 40-50 members of the public lined the outer rows of seats in the main Council chamber. Some carried banners and placards, which were held aloft throughout.
Powerful and clear speeches in strong defence of the trees were given by Friends of St Matthew’s Piece, by all three of our Petersfield ward Councillors – Councillor Mike Davey, Labour, Leader of the Council; Councillor Richard Robertson, Labour; Councillor Katie Thornburrow, Labour, Executive Councillor for Planning, Building Control and Infrastructure – and also by Councillor Jean Glasberg, Newnham, Green Party, Green & Independent (Spokes) for Communities, Open Spaces and City Services, Climate Action and Environment.
Several of these speeches cited recent incisive legal input from the highly respected expert planning solicitor Richard Buxton. This is not the first time Richard has been key to protecting St Matthew’s Piece. See March & July 2007 in – St Matthew’s Piece Timeline 1890–2020 (Click to open in Google Docs.)
A thorough and penetrating debate took place about many aspects of the application to fell these three trees. All of the voting Planning Committee Members diligently interrogated the complex issues objectively. Most made a point of specifically mentioning the many emails they had received directly from local residents – these clearly had an important impact.
The decision to refuse the application was finally taken – and it was unanimous – to the enormous relief and delight of all the Friends of St Matthew’s Piece supporters in the chamber. Robust and detailed ‘Reasons to Refuse’ were then formally agreed.
We must all remain vigilant, to continue to ensure these precious trees last another 125 years – and more!
Moreover, St Matthew’s Piece needs support in protection from inappropriate development. Scroll down to read more
THE ESSENTIAL BACKGROUND
The area around St Matthew’s Piece lies in the bottom 20% nationally of the ‘Environment Domain’ in the government’s Index of Multiple Deprivation.
This – St Matthew’s Piece Timeline 1890–2020 (Click to open in Google Docs.) – is the history of how the land on which these trees stand was bought in the 1890s, with public money – and given to the local community forever … but then lost by our local councils. The current owners are multinational banking interests and property investors.
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30th April 2020 – and, before that, via Petersfield Area Community Trust, since 1998). Friends of St Matthew’s Piece stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today.
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this and other blogposts about St Matthew’s Piece, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
The crucial meeting on the fate of the three threatened trees is tomorrow Wednesday 1st November.
It will be at 10 am in the main Council Chamber at the Guildhall
It is open to the public, via the Peas Hill entrance only, from 9.30 am
First real item of business on the agenda – please come, and please be prompt
It would be very helpful for as many supporters as possible to be there!
If we can’t save these 3 highly protected trees, NO tree in Cambridge is safe.
The three threatened trees on St Matthew’s Piece
Extracts of a letter by an Friends of St Matthew’s Piece supporter to the Planning Committee:
…With family in Sheffield and in Plymouth, I’m very aware of how much is at stake tomorrow for all concerned in this application/decision, including yourselves….
I’ve just read the latest report from Joanna Davies to the Committee. I write with other decision-making processes in my mind regarding Council tree officers, favouring the removal of trees at this period of climate chaos.
Tree officers are being asked to take decisions that require professional knowledge and skill, a multi-disciplinary approach, and ethical thinking that the current regulatory framework does not allow for. In this case, Ms Davies is not competent to answer questions about building methods and therefore about buildings allegedly affected by tree roots, nor is she mandated (or qualified) to question the potential involvement and motives of the owners of the land on which the three trees sit. Yet these are crucial questions that may affect … these terrible acts of destruction, and part of the story of our area. They are not relevant to a tree officer but they are, in reality, central to questions of justice and the preservation of Petersfield.
[Did] the additional advice Ms Davies sought about this application lead to a thorough on-site inspection of the allegedly threatened building? … Was this in fact merely a paper exercise, just checking the bureaucratic competence of the insurers claim?
In Sheffield … the destruction of mature trees has been experienced by the public as acts of slaughter, even murder. There is no comfort in the argument that no one responsible actually broke the law. Traditionally ‘safe’ left wing constituencies have voted against Labour councillors as a direct consequence of decision making that resulted in mature trees being felled against public wishes.
Trees are experienced everywhere as living beings who share our lives, and the regulations to which Ms Davies is bound, and the processes by which such decisions are made, are clearly inadequate. I hope councillors can find that … there remain too many questions in this case that … she is neither authorised nor professionally competent to answer.
These heavy matters now rest with yourselves. I hope the wisest and most morally fair decision is taken tomorrow…
THE ESSENTIAL BACKGROUND
The area around St Matthew’s Piece lies in the bottom 20% nationally of the ‘Environment Domain’ in the government’s Index of Multiple Deprivation.
This – St Matthew’s Piece Timeline 1890–2020 (Click to open in Google Docs.) – is the history of how the land on which these trees stand was bought in the 1890s, with public money – and given to the local community forever … but then lost by our local councils. The current owners are multinational banking interests and property investors.
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30th April 2020 – and, before that, via Petersfield Area Community Trust, since 1998). Friends of St Matthew’s Piece stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today.
Earlier Mill Road Bridges blogposts on the three trees are referenced below:
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
On Wednesday 1st November 2023, the fate of the three threatened trees on St Matthew’s Piece is the first item of real business at Cambridge City Council’s Planning Committee. 10am, Guildhall.
The Planning Committee is open to the public. Please attend the meeting, and encourage others to attend.
THE CONTINUING THREAT
An insurance company is demanding that these 125-year-old trees be felled. They are acting for the absentee landlord of 193 Sturton Street, a neglected HMO (house in multiple occupancy) built 100 years after these trees were planted.
Many hundreds of objections have been written by local residents directly to Councillors, as well as formally to the Council.
THE AUGUST REPRIEVE
On Tuesday 1st Aug 2023, at 21:21, hours ahead of the Cambridge City Council Planning Committee meeting scheduled for Wednesday 2nd August 2023, the item was removed from the agenda. Campaigners received an email in the name of the three city councillors for the Petersfield ward.
Thank you for your email expressing concern and objecting to the felling of these trees. The three of us, the city ward councillors for Petersfield, are very pleased to be able to tell you that the planning application seeking to have the trees felled is being taken off the agenda for the meeting of the Planning Committee tomorrow.
Working together with the Friends of St Matthew’s Pieces we were able to raise more and more technical and legal issues that had not been considered, at least not sufficiently. It became clear that the Committee would not have enough information to assess properly the application and it would have to be deferred pending consideration of the whole matter and especially the new information and questions being raised.
It should not be assumed that this is the end of the matter though. Unless the applicant withdraws the application it will come back to a further meeting of the Planning Committee. We will continue to work hard to get full recognition of the importance of the 3 trees and the importance of not setting a precedent which might endanger further trees.
Apologies that this is not an individual response to your email but there have been so many objectors and we want to give you the news as soon as possible. Thanks again for your contribution to the issue.
Cllr Katie Thornburrow, Cllr Richard Robertson and Cllr Mike Davey
HOWEVER…
The latest report to Cambridge City Council Planning Committee (Presenting Officer Joanna Davies) appears to weight the arguments in favour of removal of these three 100+ year-old trees.
Mike, a key Friends of St Matthew’s Piece supporter read the Officer’s Report and concluded:
“…while on its face it gives the decision to the council members (who, after all, are responsible for the decision), it appears to me to be weighted against refusal of consent. While amenity is recognised, it is immediately undermined… If I were a disinterested council member, I would read the document as telling me that the costs and risks involved in refusing consent clearly outweigh amenity etc… that is how I read it.”.
These attitudes must beovercome to save these trees.
OTHER BATTLES TO SAVE TREES
Residents (rightly) have strong feelings about preserving the beauty, the majesty and the amenity of mature trees. How has it played out elsewhere? Will St Matthew’s Piece be another Alexandra Gardens? Or another Sheffield? Or Plymouth? Are the Cambridge City Council Planning Committee members soon to be ex-councillors?
Sheffield: direct action, security guards, assaults, arrests?
A programme of felling of street trees continued for two years, leading to horrendous reputational damage, to the city and the city council with widespread coverage in national news media. Only after the ruling party on Sheffield City Council (Labour) lost a number of seats in the local election, did talks start with protesters.
Council leader Richard Bingley (Conservative) who signed off night-time mass felling as part of £12m regeneration scheme was forced into early resignation.
Cambridge City Council’s Planning Committee is open to the public. Please attend the meeting, and encourage others to attend. City Councillors must understand residents‘ strength of feeling, and councillors’ duty to their electorate.
THE ESSENTIAL BACKGROUND
The area around St Matthew’s Piece lies in the bottom 20% nationally of the ‘Environment Domain’ in the government’s Index of Multiple Deprivation.
This – St Matthew’s Piece Timeline 1890–2020 (Click to open in Google Docs.) – is the history of how the land on which these trees stand was bought in the 1890s, with public money – and given to the local community forever … but then lost by our local councils. The current owners are multinational banking interests and property investors.
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30th April 2020 – and, before that, via Petersfield Area Community Trust, since 1998). Friends of St Matthew’s Piece stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today.
Earlier Mill Road Bridges blogposts on the three trees are referenced below:
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
Prompted by our recent blogpost St Matthew’s Piece Trees – STILL under threat! and by the urging of Friends of St Matthew’s Piece, many local residents emailed our local City Council ward councillors for Petersfield, ward councillors for the neighbouring Abbey ward and members of the Planning Committee.
The three trees under threat on St Matthew’s Piece Trees
The response from councillors has been heartening, but some local residents have puzzled why it is not possible for members of the Planning Committee to give their unqualified support to refuse the application.
Members of the Planning Committee can, and should, consider all of the evidence and every representation made by the public about any planning application.
However, a Planning Committee meeting has a legal (judicial) function and, just as neither judge nor jury may decide the outcome of any case before the court assembles, neither may members of the Planning Committee make a decision on any application before it is considered, in full, at the Planning Committee meeting.
But let Councillor Sam Carling, Cambridge City Councillor for West Chesterton, Executive Councillor for Open Spaces and City Services and a member of the Planning Committee, explain.
We are pleased to have received permission to publish Councillor Carling’s recent email, in full (below).
Dear resident,
I’m writing to you in response to your email regarding the planning application 23/0119/TTPO – Felling of St Matthew’s Piece Trees, which you sent to me as a member of the Planning Committee. I read your email and considered it in full after receiving it, but I cannot respond to the points you raise regarding the application, and I wanted to explain why.
Committee members are not able to respond to the detail of emails regarding planning applications, as you may have been told, and the very high volume of emails that came in meant I could not reply to each to explain why that is the case. Instead, I thought it best to wait until the emails stopped and then write a response to everyone together. There are also some misconceptions evident in some of the emails I received, so I also wanted to take the opportunity to answer some of those.
Essentially, Planning Committee members must at all times avoid “fettering our discretion”. What this means is, it is critical that members of the committee do not take any action or speak in a way that could be interpreted as biasing our view on the application, or which suggests we have already made our decision (predetermination). If a committee member were to express views on an application prior to the meeting at which it is considered, they would have to withdraw from discussion on the item and not vote on it, though they may speak as a ward councillor if they wish. If a Committee member was found to have been predetermined and had voted on an application, it would leave the decision open to a high risk of challenge.
You are probably aware by now that the application was deferred to be considered at a future Planning Committee meeting. I do not yet have the date on which the application will return – if it comes to the September meeting then the date is the 6th September, but it may be heard at another month’s meeting. In respect of the meeting last week, the committee did engage in a brief discussion about some of the issues prior to the deferral, which you can find on the livestream of the meeting herebetween 28:23 and 40:35.
As I said, I would like to correct a couple of misunderstandings included in some of the emails I received:
“Why does the council want to fell these trees?” / “Why have you allowed this application to be submitted?” / words to that effect
The City Council did not submit this application. An application has been received from a third party, which is being dealt with through the standard planning processes. It is due to be determined by the Planning Committee in line with the committee’s duty to determine applications when officers cannot do so under delegated powers or when other procedural matters apply. The Planning Committee has no powers to prevent anyone from making a planning application; all applications must be determined through the statutory process.
“Councillors should reconsider their decision” / “Please overturn this decision” / other suggestions that a decision has been made
No decision has been made. An application has been submitted and as yet, no determination/decision has been taken on it.
“Please reassure me that these trees will not be felled” / “Please promise to vote against the felling of these trees”
No Planning Committee member can promise to vote a particular way on a planning application, because that would constitute predetermination as I outlined earlier in this email, and therefore mean that member wouldn’t be able to vote on the application.
“The Planning Committee should instead order a root barrier to be installed”
The Planning Committee is not able to make such an order. We must determine the application put before us by either allowing it or refusing it; we cannot change the nature of it (though we can add reasonable conditions). Part of the discussion we had at the meeting last week (which I included a link to earlier in this email) was around this issue, and I would encourage you to listen to that if you are interested. Further work on alternatives is ongoing in other parts of the Council.
It is absolutely your right to contact us about things like this – as elected representatives, we are here to serve as your voice in Cambridge. I will of course read any replies to this email, however I am unlikely to be able to respond again in turn due to the need to avoid any perception of bias. I realise that, despite this email being very lengthy, I have not addressed the points raised in your emails about the application itself. I’m sorry about that, I know it is unfortunate and stressful for all members of the community that want to hear some news on this application. Again, please be reassured that I have read and considered your email in full.
If you would like to watch the committee’s discussion on this application when it is next heard, you can watch the livestream of the meeting on the City Council’s YouTube channel, or you can come in person as well if you would like to be present. However, please be warned that we often run quite far behind the guide times listed on the agenda as we tend to be very thorough in our discussions!
Best wishes,
Sam
Email from Councillor Sam Carling, on 11 Aug 2023, at 16:04
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30thApril 2020 – and, before that, via Petersfield Area Community Trust, since 1998). Friends of St Matthew’s Piece stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today. Read more on the history of St Matthew’s Piece, on the St Matthew’s Piece Timeline 1890–2020.
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
An insurance claim at 193 Sturton Street (a new-build approx 25 year old property) blaming clay shrinkage subsidence on three, rare, mature, 125-year old trees, subject of Tree Protection Orders, resulted in a planning application for the felling of these trees.
Hours ahead of the Cambridge City Council Planning Committee meeting scheduled for Wednesday 2nd August 2023 at 10 am the item was removed from the agenda.
On Tuesday 1st Aug 2023, at 21:21 campaigners received an email in the name of the three city councillors for the Petersfield ward.
Thank you for your email expressing concern and objecting to the felling of these trees. The three of us, the city ward councillors for Petersfield, are very pleased to be able to tell you that the planning application seeking to have the trees felled is being taken off the agenda for the meeting of the Planning Committee tomorrow.
Working together with the Friends of St Matthew’s Pieces we were able to raise more and more technical and legal issues that had not been considered, at least not sufficiently. It became clear that the Committee would not have enough information to assess properly the application and it would have to be deferred pending consideration of the whole matter and especially the new information and questions being raised.
It should not be assumed that this is the end of the matter though. Unless the applicant withdraws the application it will come back to a further meeting of the Planning Committee. We will continue to work hard to get full recognition of the importance of the 3 trees and the importance of not setting a precedent which might endanger further trees.
Apologies that this is not an individual response to your email but there have been so many objectors and we want to give you the news as soon as possible. Thanks again for your contribution to the issue.
Cllr Katie Thornburrow, Cllr Richard Robertson and Cllr Mike Davey
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30thApril 2020 – and, before that, via Petersfield Area Community Trust, since 1998). Friends of St Matthew’s Piece stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today. Read more on the history of St Matthew’s Piece, on the St Matthew’s Piece Timeline 1890–2020.
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
Three magnificent trees on St Matthews’ Piece, along Sturton Street, are now at severe risk of being felled.
Alarmingly planning officers have recommended approval for the felling of these three trees.
This is wrong for so many reasons:
the Plane Trees are not the cause of “tree-related clay shrinkage subsidence” at 193 Sturton Street
the consequences of felling these 3 trees are widespread and disastrous
the monetary value to Cambridge of the trees (based on the Council’s own CAVAT analysis) is more than double the financial cost of saving the trees by installing a root barrier
no tree anywhere in Cambridge will now be safe if 125-year old, with Tree Protection Orders, rare mature trees, in a Conservation Area can be felled when a new-build property’s insurer demands it
it is seeming almost impossible to stop the inexorable march toward this loss.
URGENT ACTION NEEDED
The planning committee meets on Wednesday 2nd August 2023 at 10 am.
The time for formal objections is long past, so please email your views now to Planning Committee Members and other Councillors.
Scroll down for a pre-formatted email to all of the relevant councillors.
THE REPEATED THREAT
An insurance claim at 193 Sturton Street (a new-build approx 25 year old property) blames clay shrinkage subsidence on three 125-year-old trees. A planning application has been submitted for the felling of these three trees.
Last summer, Cambridge City Council’s Planning Committee refused permission for these three precious trees to be severely cut back in both height and spread. The harm to the trees was judged not to be justified by the evidence. More information was required. (More here in this earlier post: St Matthew’s Piece Trees – Under Threat. Especially useful are the soil moisture deficit graphs.)
Instead: the applicant has submitted an application (23/0119/TTPO) to fell the three trees (or to install a ‘root barrier’ along part of Sturton Street). Their scanty documents fail to address even the reasons for refusal last summer. Fuller details can be found in our earlier post here: St Matthew’s Piece Trees (Again).
See pp. 10-11 of the applicant’s Addendum Report On A Subsidence Claim Arboricultural Recommendations under the ‘Documents’ tab for 23/0119/TTPO on the Planning Portal.
The three trees under threat
SUGGESTED OBJECTIONS
Everybody will have good reasons of their own, to object. Please explain the importance of these trees to you. Here are some suggestions to which the Friends of St Matthew’s Piece have contributed.
Felling of these three, rare, mature, 125-year old trees, subject to Tree Protection Orders will set a dangerous precedent; no tree anywhere in Cambridge will now be safe from a new-build property’s insurer’s demands.
Councillors may wish to reflect upon the potential damage to the city’s reputation, were these three trees to be felled, when local, regional and national news media report upon the decision and the inevitable public protests. (News links below.)
Compared to the 56 official parks in Cambridge’s other 13 wards, Petersfield ward has no other park than St Matthew’s Piece.
Petersfield has a poor tree canopy, with very few mature trees.
Every tree matters in Petersfield, which already suffers from the ‘Urban Heat Island Effect’.
These three Plane Trees all have Tree Preservation Orders, and are in Petersfield’s Conservation Area.
Changes to a Conservation Area require public benefit to outweigh public harm.
There will be no public benefit from felling any of these three trees – only massive public harm.
These three trees are vital to every person who lives, works or studies in our community.
The City Council’s tree experts stressed in 2006 the importance of preserving all the trees on St Matthew’s Piece, individually and as a group – trees that have only grown in importance since.
Data provided to show a ‘seasonal subsidence pattern’ instead contradict tree-related clay shrinkage.
The data showing a doubling of ‘foundation movement’ in December 2022 appears to be highly selective.
Leafless in winter, these deciduous trees take up almost no water so could not double the subsidence shown in December 2022. (Temperature chart, below.)
The recommendations don’t consider the severe risk of ‘heave’ (soil swelling) on the basement level of the adjacent old Howard Mallett building – if these three trees are felled. (Map extract below.)
Reference notes on the above points.
Let’s hope that Cambridge will avoid being the next scandal-riven city in this sequence:
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30thApril 2020 – and, before that, via Petersfield Area Community Trust, since 1998). Friends of St Matthew’s Piece stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today. Read more on the history of St Matthew’s Piece, on the St Matthew’s Piece Timeline 1890–2020.
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
Another guest post from Valerie Neal, a Friend of St Matthew’s Piece
The three trees under threat
THE THREAT
An insurance claim at 193 Sturton Street (a new-build approx 25 year old property) blames clay shrinkage subsidence on three 125-year-old trees. A planning application has been submitted for the felling of these three trees.
Objections would be most helpful by Monday 20th February, but will be accepted after that date.
Scroll down for possible grounds to use in your objection.
THE ESSENTIAL BACKGROUND
Last summer, Cambridge City Council’s Planning Committee refused permission for these three precious trees to be severely cut back in both height and spread. The harm to the trees was judged not to be justified by the evidence. More information was required. (More here in this earlier post: St Matthew’s Piece Trees – Under Threat. Especially useful are the soil moisture deficit graphs.)
Instead: the applicant has now submitted a new application (23/0119/TTPO) to fell the three trees (or to install a ‘root barrier’ along part of Sturton Street). Their scanty documents fail to address even the reasons for refusal last summer.
However, this time, the applicant has also given a bit of information on an alternative to felling or pruning, namely a ‘root barrier’. They have shown one aerial photo for the possible location of a root barrier and obtained one quote for the cost of delivering this. See pp. 10-11 of the applicant’s Addendum Report On A Subsidence Claim Arboricultural Recommendations under the ‘Documents’ tab for 23/0119/TTPO on the Planning Portal.
SUGGESTED GROUNDS FOR OBJECTION
Everybody will have good reasons of their own, but here are some suggestions from the Friends of St Matthew’s Piece:
The only official park in the Petersfield ward is St Matthew’s Piece, compared to 56 official parks in Cambridge’s 13 other wards.
Petersfield has a particularly poor tree canopy, with very few mature trees.
Each of these 125-year-old Plane Trees has a Tree Preservation Order (TPO), and is in our Conservation Area.
Changes to a Conservation Area require public benefit to outweigh public harm – but there would be zero public benefit from felling these three trees, only massive public harm.
These trees are vital to the wellbeing of every person who lives, works or studies in our community.
The applicant has not shown what harm now exists at the property… and completely failed to demonstrate how the “slight” cracks previously reported are due to the trees – rather than poor foundations, shoddy construction or “thermal movement” in the modern brickwork.
If the applicant is convinced that the trees are harming the property, then the Planning Committee could permit them to install a good-quality root barrier, if done without significantly harming the trees.
The applicant (or owner of the property) must pay for the root barrier. Due diligence required them to take into account trees that had been present for 100 years before this property was constructed.
BS5837:1991 (applicable at the time of construction of 193 Sturton Street) described the then British Standards on trees and construction.
The relevant National House Building Council standards document (section 4.2 Building near trees 4.2.7 Foundations in shrinkable soils) is illustrated below. Note the NHBC advice: Root barriers are not an acceptable alternative to the guidance given.
The majority of the ‘Standard References’ listed on p.12 of the applicant’s Addendum Report On A Subsidence Claim Arboricultural Recommendations were already published before the construction of 193 Sturton Street, so should have been taken into account.
Felling these trees would breach Cambridge Local Plan (2018) Policies 14, 23, 55, 56, 61, 67 & 71 as well as National Planning Policy Framework ¶91abc, ¶92abc and ¶96, as outlined in greater detail in the parallel Objection prepared by Friends of St Matthew’s Piece.
In 2006, 2007 & 2008, the City Council’s own tree expert repeatedly stressed (in connection with Planning Application 06/0567/FUL Erection of a community innovation centre (refused) the importance of preserving all the trees of St Matthew’s Piece, both individually and as a group – and these trees have only grown in importance since then.
Click the image to read the National House Building Council standards document section 4.2 Building near trees 4.2.7 Foundations in shrinkable soils
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30thApril 2020 – and, before that, via Petersfield Area Community Trust, since 1998). We stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today. Read more on the history of St Matthew’s Piece, on the St Matthew’s Piece Timeline 1890–2020.
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
A guest post from Valerie Neal, a Friend of St Matthew’s Piece
Local residents have been fighting to protect and conserve local amenity and environmental assets via Friends of St Matthew’s Piece since 30thApril 2020 – and, before that, via Petersfield Area Community Trust, since 1998). We stand on the shoulders of the giants who, 100 years earlier, in 1898 had established St Matthew’s Piece. This included planting the magnificent London Plane trees that provide all of us with such wonderful benefits today. Read more on the history of St Matthew’s Piece, on the St Matthew’s Piece Timeline 1890–2020.
Trees in Petersfield
Consider how poor is the tree cover generally in the surrounding area. Our little St Matthew’s Piece is Petersfield’s only official park (versus the 56 parks in the other 13 Cambridge wards; see the 2018 Cambridge Local Plan’s Appendix C). Petersfield is poorly provided for not only with regard to Public Open Space but also when it comes to tree canopy, number of trees, and tree coverage. All of this while Petersfield has the most densely housed population in Cambridge, living in properties that are predominantly very small houses or flats (with little or no private gardens; see p24 of the most recent Friends of St Matthew’s Piece submission to the Planning Portal).
Friends of St Matthew’s Piece are not the only ones to have noticed. A recent (late 2021) pan-European study included Cambridge in its review of 1000 cities – Green space and mortality in European cities: a health impact assessment study [The Lancet, VOLUME 5, ISSUE 10, E718-E730, OCTOBER 01, 2021]. This revealed that 68% of Cambridge residents do not have the WHO-recommended access to green space.
These 68% are, naturally, not evenly distributed across Cambridge. The Environment ‘Domain’ of the latest iteration of the Government’s Index of Multiple Deprivation reveals that the area around St Matthew’s Piece falls into the 2nd most deprived of 10 decilesnationally, with regard to this parameter.
All of the splendid mature trees around the (now, tragically, privatised – in 2018) northern half of St Matthew’s Piece have continued to thrive, thanks to the twin protections of Tree Preservation Order No 4/2005 and their location within the Mill Road Conservation Area (1993). The benefits are mutual: these trees are themselves vital to the Mill Road Conservation Area. Check Tree Preservation Orders on the Cambridge City Council website here.
But that does not mean these precious trees are safe.
A New Threat
On 15th March, a scant week before the 22nd March deadline set by Greater Cambridge Shared Planning for the submission of comments, Friends of St Matthew’s Piece learned by chance of the ‘tree application’
22/0271/TTPO | T1, T2 & T3: London Plane – Reduce height by ~5m and spread by ~4m balancing crown of all three trees. Prune on a triennial cycle to maintain broadly at reduced dimensions. | St Matthews Centre And St Matthews Piece Sturton Street Cambridge Cambridgeshire CB1 2QF
This proposed a brutal cutting back of three of the original 1898 trees along Sturton Street: each by 5 m in height and 4 m in spread. Why? To address problems detected in a 25-year-old property at 193 Sturton Street – a House in Multiple Occupation (HMO). The papers on the planning portal concerning 22/0271/TTPO are viewed by Friends of St Matthew’s Piece and other Objectors as scanty, flawed and contradictory, building a very weak case for any cutting back any of the trees – never mind all three trees.
The trees are still at risk. The local community responded magnificently to an appeal from Friends of St Matthew’s Piece to defend them. Within five days, no fewer than 43 local Objections to the planning application were submitted. 28 have been uploaded under the ‘Documents’ tab of the Planning Portal for 22/0271/TTPO; as well as 15 Comments (all objections) under the ‘Public Comments’ tab. The objections are thoughtful, well-informed and effective – worth reading.
If you wish to add your voice to these Public Comments, you can register and submit your views right until the application goes to a meeting of the City Council Planning Committee.
City Councillor for Petersfield Ward, Richard Robertson, has ‘called in’ the application, which means it can no longer be decided by a Planning Officer but must go before the Planning Committee to be determined. We don’t yet know when this will happen (the next meetings are 14th June and 6th July 2022).
Arguments against the proposal are varied and wide-ranging. Many wrote in support of the importance, value, diverse environmental roles and beauty of these historic trees. The most powerful perhaps relate to water, as explained in pp 17–19 of the full submission by Friends of St Matthew’s Piece –Objection to 22/0271/TTPO.
The insurance company could spend upwards of £80,000 to underpin 193 Sturton Street, to address the subsidence they have found there since the summer of 2019. The alternative they propose instead is to severely cut back our three protected trees and spend around £8,000 to repair the cracks and redecorate. They argue that the damage to the house is due to the trees taking up too much water, and have tried to prove this by measuring the movement of the house at 8 different points over the course of 1 year, running May-to-May. Here is their graph:
But are our trees the true cause of this subsidence?
The lower curves on the insurance company’s graph, the ones showing the most movement, all echo precisely that seen – on a matching May-to-May horizontal axis – in the annual variation in soil moisture deficit (SMD). This 2nd graph is from the Environment Agency, based on more than 60 years of data. This shows a predictable and well established regional seasonal pattern in soil moisture deficit:
Source: Environment Agency Monthly Water Situation Report
Parts of 193 Sturton St have therefore been recorded as moving entirely in synchrony with the:
longstanding,
natural,
firmly established, and
widespread
annual cycle of soil drying under the property. This occurs over the entire East Anglian region – irrespective of any effect of trees on St Matthew’s Piece. It is the view of Friends of St Matthew’s Piece that no evidence is produced in planning application 22/0271/TTPO that crown reduction and spread reduction of our three trees would have any significant or sustained protective impact at 193 Sturton Street – in the inescapablecontext of this annual hydrogeological cycle.
Furthermore: many houses are just as close to St Matthew’s Piece trees but it is only this one that has cracks – the problem seems to be with this new house, not with these old trees.
How many more Cambridge trees will face similar threats, when the fundamental problem is unlikely to be the trees themselves but over-abstraction of water associated with over-development and its impact on the local water table?
If you would like to join Friends of St Matthew’s Piece or assist in any of the issues raised in this blogpost, kindly hosted by Mill Road Bridges, please email Friends of St Matthew’s Piece.
The Oxford-Cambridge Arc (the Arc) is a globally significant area between Oxford, Milton Keynes and Cambridge. It is formed of five ceremonial counties: Oxfordshire, Bedfordshire, Buckinghamshire, Northamptonshire and Cambridgeshire.
It supports over two million jobs, adds over £110 billion to the economy every year and houses one of the fastest growing economies in England.
There is an opportunity, recognised by government and local partners, to build a better economic, social and environmental future for the area. With high-quality, well-connected and sustainable communities making the Arc an even more beautiful place to live, work and visit.
‘High-quality’, ‘well-connected’, ‘sustainable’, ‘even more beautiful’ – what’s not to like? Or is the ‘opportunity’, no more than ‘high quality’ hot air, helping ‘well-connected’, people and PLCs ‘sustain’ high earnings?
Not sure yourself? This review By Ben Schofield & Pete Cooper, BBC East highlights some of the concerns. (Selected quotes below, click the link above to view the full article.)
The arc is being imposed on the residents.
The government has been thinking of the idea of an Oxford-Cambridge arc for over six years and this is first time the public has been asked for feedback.
Lara Davenport-Ray, Huntingdonshire Green Party
We’re getting good feedback from a wide variety of people and that will provide really helpful input to the policy propositions that we will generate over the next few months into 2022
Chris Pincher, Minister for Housing
I think it’s important, if you are going to develop such a long piece of land, you don’t leave us as a housing estate for the big cities at either end.
Business owner Philippa Shoobert, of engineering and software firm Smart Control Solutions, St Neots
I’m worried the Oxford-Cambridge arc and level of development they’re proposing is going to detract from our character as a historic town, and the rural nature of surrounding towns and villages, and I don’t think building that many houses will help us achieve our zero-carbon goals.
Speakers examined the potential threat which they believe the Ox-Cam Arc poses to Cambridge’s residents, and discussed who stood to benefit from the proposals.
A full video of this meeting is available, on YouTube here.
The Times, Guardian, Financial Times and others have reported on the concerns about China’s growing involvement in Cambridge. Residents are asking, “Is Cambridge and the Ox-Cam Arc part of China’s Belt and Road initiative?”
Wendy Blythe, Chair, Federation of Cambridge Residents’ Associations, addressing the ‘Supersize Cambridge’ event
Ms Blythe highlighted a tweet, earlier this year, by Ant Breach, senior researcher for Centre for Cities, a think tank funded by Cambridge University Chancellor, Lord Sainsbury, in which Breach said, “I make no apologies for demanding growth and a spicy hot labour market.”
When millions of jobs have been destroyed in the middle of a pandemic and housing shortage, I make no apologies for demanding growth and a spicy hot labour market. CaMkOx are below the nat avg for CO2 emits, which is why we should build 1.5m+ homes in them https://t.co/aguSvvBkoe
People are asking, “Who are the interests promoting this ‘spicy hot labour market?'”
Wendy Blythe [ibid]
Developers and house builders?
“Speaking to @BBCWorldatOne Gemma Burgess, Camb Univ housing expert, said pause would create period of uncertainty" & developers & house builders likely to get "nervous" because "we don't know what's coming next” She chairs https://t.co/ERaN5389vghttps://t.co/FyUSHibME2
The beneficiaries of such development will not be local people but shareholders of global companies and the losers will be the vulnerable across a broad range of species. It was a stimulating set of talks.
On-line participant
Who are the Arc’s ‘movers-and-shakers’?
On 21st September 2017, the creation of a new lectureship, in Chinese urban development, funded through a gift of £1m to Cambridge University’s Department of Land Economy, was announced after a signing ceremony held in Hong Kong. The donor was Justin Chiu, a director of CK Asset Holdings, which owns Greene King, the Bury St Edmunds based brewer and pub retailer.
CK Asset Holdings, a property investment company, was founded by the Hong Kong businessman Li Ka Shing and is now chaired by his son Victor, as is its sister company, CK Hutchison Holdings. The latter is another Hong Kong based conglomerate, whose UK investments include the majority of UK Power Networks, Northumbrian Water Group, the 3 mobile phone network and Hutchison Port Holdings (a private holding company incorporated in the British Virgin Islands, operators of Harwich International Port, London Thamesport and Felixstowe Port, much of the freehold of the latter being owned by Trinity College).
Writing in Cambridge University Land Society Magazine 2019 (p 108), Professor Colin Lizieri, then Head of the Department of Land Economy and Grosvenor Professor of Real Estate Finance, said:
We […] welcomed Dr Li Wan as the new Chinese Urban Development lecturer (the post funded by a generous donation from Dr Justin Chiu). Li’s expertise lies in spatial modelling of cities and infrastructure. After completing his PhD (in the Architecture department at Cambridge), he has been working in the Centre for Smart Infrastructure and developing models for cities in China, in Korea and in the UK. His knowledge of modelling and the use of large digital data sets will be very valuable for both our research and teaching and complements Dr Elisabete Silva’s work with the Interdisciplinary Spatial Analysis Lab (LISA) and with Dr Thies Lindenthal’s big data work as part of our growing emphasis on technological change and transformation of urban land and property markets.
The postholder, Dr Li Wan, worked on Land Use-based Integrated Sustainability Assessment (LUISA) modelling for the Cambridgeshire and Peterborough Independent Economic Review (CPIER). The modelling work, for which he was the lead from 2017-2019, was funded by the business group Cambridge Ahead and the Cambridge and Peterborough Combined Authority. To download a high resolution version of the CPIER Final Report (PDF), click here.
Planning for growth – the application of a new spatial equilibrium model for Cambridge and Beijing
By Dr Li Wan, University Lecturer in Chinese Urban development, Department of Land Economy BArch, MPhil, PhD (Cantab)
This short article introduces the application of a new spatial equilibrium model (LUISA) developed by Cambridge scholars for supporting the strategic planning of two fast- growing city regions – the Greater Cambridge in the UK and the Greater Beijing in China.
Greater Cambridge is an economic hot spot where growth has outpaced the rest of the UK throughout the past decade. But the economic success comes with a price: house prices have soared – the city’s average house price is now 16 times the median salary; worsening traffic congestion and air pollution is threatening the vitality of the city; and public services are being put under strain by the growing population. …
To quantify the possible futures of the Greater Cambridge city region, the modelling research started with a ‘business as usual’ scenario, assuming that the region grows according to current trends of employment growth and local plans for housing. This scenario showed that even a modest rise in jobs would lead to considerable wage pressure in Cambridge and South Cambridgeshire and an unmanageable amount of in- commuting which would choke growth. The LUISA model was then used to explore a range of alternative spatial strategies that aim to balancing (sic) the growth of employment, housing and transport infrastructure:
Densification – concentrating new employment and housing within the city boundaries: this can accommodate the largest amount of jobs and people around existing and new rail hubs, but could risk worsening congestion and air quality in spite of convenient public transport access;
Fringe growth – extending urban areas around the edges of the city: this brings the highest financial returns with more modest building construction costs, but needs to use Green Belt land and will increase car use;
Dispersal – encouraging growth to go to market towns or newly created settlements beyond the Green Belt: this could spread the growth and gain social and environmental benefits, but would rely on the willingness of companies to move away from current centres of high productivity;
Transport corridors – developing new sites for jobs and housing along existing and new fast public transit services that emanate from Cambridge: this offers space for continued growth of existing business clusters while unlocking potential of new sites that could attract growth, but this requires the highest infrastructure investment.
Click the link in the citation (above) to read/download the publication cited.
But, the Ox-Cam Arc’s stated objective is to “enhance the area’s natural environment and biodiversity.” What’s wrong with that?
Place-making
With a strategic approach to planning for growth, we can enhance the area’s natural environment and biodiversity, ensure communities and businesses have access to the infrastructure they need, and ensure new development is more affordable and beautiful so that it enhances places across the Arc.
David Rogers, Emeritus Professor of Ecology at the University of Oxford, representing the Stop the Arc Group, gave a keynote speech on how increasing house building in the areas linking Oxford and Cambridge by 53% to 61%, when the average need, nationally, is assessed at a 13% increase, is unsustainable for our environment. Water shortages, pollution and loss of biodiversity will be the outcome, despite planners claiming that they are going to “double nature”. It was pointed out that politicians still follow the mantra that economic growth is the gauge of societal and electoral advantage, ignoring our environment’s fitness for human habitation.
The voices of the people need to be heard loud and clear, and the government consultation has too many “leading” questions for it to deliver accurate results. That is why the campaigning group Stop the Arc has created an alternative questionnaire to that created by the government for the stage 1 consultation. The survey is quick to complete (about 5 five minutes) so PLEASE take the time to do it, and then to pass on the link to as many people as possible.
Campaign to Protect Rural England, Cambridgeshire & Peterborough
Supersize Cambridge event, contribution from Monica Hone
‘Supersize’ resisters are in good company…
We’re abusing rivers in this country on a scale that we have never done at any point in the past. And yet, here we are, the proud possessor of 85% of the world’s total supply of chalk streams and not one of them is in good environmental health.
Feargal Sharkey fishing on the River Lea in Hertfordshire where he is chairman of the Amwell Magna Fishery Credit: ITV News Anglia
ITV News Anglia reporter Hannah Pettifer caught up with Feargal Sharkey on the banks of the River Lea in Hertfordshire, on Tuesday 22nd June 2021. To read a summary and view the report on the ITV News Anglia website, click here.
Spot the ‘Undertone’ of Sharkey’s contempt for the Environment Agency…
You'll be please to hear that 6 of the @EnvAgency's 11 board members have had their terms of appointment extended by the Secretary of State George Eustice.
See also, The Oxford-Cambridge Arc; An Environmental Catastrophe – with Professor David Rogers.
Anyone for Greenwashing?
As we rebuild our economic life, we should do it on green principles, averting a crisis many times greater than the coronavirus: climate breakdown and the collapse of our life-support systems.
This means no more fossil fuel-based infrastructure. Even existing infrastructure, according to climate scientists, could push us past crucial thresholds. It means an end to megaprojects whose main purpose is enriching construction companies.
Perhaps the definitive example of such projects in the UK is the Oxford-Cambridge Arc. It’s a plan to build a conurbation of 1 million homes – twice the size of Birmingham – from Oxford to Cambridge. This is far beyond the region’s housing demand. Its purpose, government agencies admit, is not to meet the need for homes, but “to maximise [the area’s] economic potential”.
But [recently], a new campaign came to the rescue. It has rebranded the project “Nature’s Arc”. Apparently, with some adjustments, this massive exercise in concrete pouring “could show how development can restore nature, rather than destroy it”. Building up to a million homes, the new PR blitz tells us, is “the perfect opportunity to invest in nature, improve people’s lives and realise the green recovery.”
Cambridge and the surrounding area has always been a great place to live. But what will it be like in 20 years? The city is facing a period of huge change. The local population is growing and getting older. There is an urgent need for more housing. Resources are under pressure. And transport networks are becoming increasingly congested.
Two of CambridgePPF’s trustees – Matthew Bullock and Peter Landshoff – are members of the Cambridge Ahead board and are helping to put together its initial projects. Matthew Bullock is a member of the project group looking to ‘Clarify The Growth Agenda’ and Peter Landshoff is involved in the body’s work to ‘Improve the Quality of Life’ in the city.
Business, enterprise and employment are flourishing in Greater Cambridge. But housing and infrastructure are struggling to match the jobs boom, and gaps in social equality keep widening.
University academics are connecting their insights, data and algorithms to find solutions to the area’s ‘growing pains’.
“Economic growth is like a bonfire,” says Matthew Bullock. “You can get a bonfire going and expand it as long as you keep feeding the centre. But you can’t pick a bonfire up and move it somewhere else.”
Bullock is talking about the economy of Greater Cambridge, where a staggering level of growth has outpaced the rest of the UK over the past decade. As one of the founders of the business and academic organisation Cambridge Ahead, Bullock has been helping to shape a vision for Cambridge and the people who live and work in the area.
“Growth here comes up through the floorboards,” says Bullock, who was one of the original financiers of the ‘Cambridge Phenomenon’ – the development and growth in high-tech businesses in and around the city since the late 1970s – and is now Master of St Edmund’s College.
The debate about growth around Cambridge is still far from settled.
The government wants growth because it yields more tax revenues to pay for pensions, healthcare and all the other public services without raising tax rates. Why Cambridge? Because jobs here are, roughly speaking, more profitable than elsewhere in the country. In part that is because of the concentration of talent and new ideas within the university, research and start-up ecosystem.
What is happening to bus services around Cambridge?
Stagecoach East is far from unique in having staffing problems – and they’re not the only operator to have been cancelling services recently as a consequence. In order to (try to) provide a little more stability for passengers, they will be implementing a number of changes to Cambridge-area services from Sunday 24th October.
With passenger numbers below pre-Covid levels, some operators are reducing journeys on higher frequency routes in order to minimise the number of drivers required. This runs counter to the ethos of the Bus Recovery Grant and to the needs of passengers. In marginal and rural areas where services were already basic, the impact is particularly severe with people now struggling to access work, education, apprenticeships and healthcare.
“We need to give people better transport choices.And fast.”
‘Slow travel’ is all the rage in the Sunday colour supplements, but has less of a pull when balancing up how to get from Cambridge to Huntingdon on an overcast Wednesday morning in October. We know there’s an urgent need to reduce the number of journeys made by private car, which means making the change a realistic option for more people. So it seemed like a good idea to remind myself what the bus journey was like.
Unsurprisingly, the trip showed how much more investment and imagination is needed in public transport.
Centre for Cities’ report, supported by three bus operators, calls on England’s metro mayors to take control of bus networks to double passenger numbers. The main recommendations are:
All metro mayors [should] step up and use their powers to franchise bus services in order to improve passenger uptake and access to buses.
Government should simplify the franchising process and back this model everywhere.
Centre for Cities criticises deregulation for creating ‘local private monopolies’ that failed to deliver on the promise of better services and increased choice for passengers.
And what of ‘levelling up’?
[O]ne cabinet minister [of Boris Johnson’s government] told The Independent: “It will take 10 years and there will be some pain along the way, particularly in the early part.
“A lot of it depends on building infrastructure – roads and railways and so on – and it takes time to complete and time for people to feel the benefit.”
Recent statements by the Government and Tory think tanks seek to justify their repeated attacks on the planning system as a contribution to the Levelling Up agenda of the Johnson government. [However] planning reforms will do nothing to level up or reduce glaring geographical inequalities in our country: in fact, they will make these disparities even worse.
In 2021 we are facing the challenge of possible new planning ‘reforms’ based upon […] the idea that planning is the reason for falling housing affordability so relaxations of planning will provide the solution.
[M]ore planning permissions will lead developers and land owners to develop more and bring prices down. It has yet to be explained why developers should continue to build when selling prices are falling, indeed they seem to be adept at avoiding ever doing that by trickling-out their completions slowly enough to maintain high selling prices.
But what planning reforms would support long term locality improvement for the worst hit areas? We can state six broad criteria to start with:
Reforms must give localities public steering strength, by withdrawing the recent rash of permitted development rights (which strip places and communities of power) and ensuring local plans can take back control of how space is used.
Within localities, reforms must strengthen the roles played by citizens and communities, without whose active creativity and support neither Levelling Up nor adequate response to the climate emergency will be possible.
Reforms must enable decisions at the right level, by creating strong strategic plans for economic development and housing with long term funding attached.
Planning must make public health a key objective of decisions about new development.
Reforms must make zero-carbon a core requirement of every Plan and every substantialplanning application decision.
Social housing & special needs housing should be prioritised to help reverse themechanism which makes housing worsen inequality.
Levelling Up: the role of planning By an independent group of planning practitioners and academics, hosted on the Town and Country Planning Association website, here.
The Ox-Cam Arc and the growth of Cambridge are issues which affect us all – those living in and around Mill Road, in Cambridge, all of the surrounding villages and our nearby market towns. The post is open for contributions. You are welcome to continue the debate.
