Wornington Green phase 2B – planning objection on behalf of Wornington Trees Community Group
Trees
This plan is woefully lacking in provision of amenity trees in the public realm. Evidence that increased canopy cover is beneficial for CO2 reduction, air quality, absorption of particulate matter, biodiversity, physical and mental health, flood mitigation, crime and anti-social behaviour reduction, increased property values and economic activity is overwhelming and near-universally accepted.
As can be seen from the attached plan, 99 trees once stood in publicly accessible space on the land to be developed for phase 2B. Only 2 of those have been retained by the developers – and the concession to retain those two was only made after overwhelming protest (including street protests and signing of petitions) on the part of RBKC residents and business owners. It is also important to note that a number of mature trees were also felled on land within the boundaries of phase 3, prior to planning permission for phase 3 being applied for or granted.
It is widely understood that large trees provide greater benefit than small trees (see, e.g: https://environment-review.yale.edu/carbon-capture-tree-size-matters-0).The majority of trees that once stood on land earmarked for development in phase 2B were large, broad-leaved species. The 97 trees felled in the public realm included: 61 platanus acerifolia (London plane), 8 tilia platyphyllos rubra (large-leafed linden or lime), 5 robinia pseudoacacia (black locust), 4 prunus avium (wild cherry), and 1 acer platanoides (Norway maple), as well as numerous medium trees including several sorbus aucuparia (Rowan), Betula pendula (silver birch), and crataegus prunifolia (common hawthorn). There were countless additional trees growing in private gardens, including the famous fruiting avocado.
The loss of this huge number of mature trees has been devastating to the local environment and the wellbeing of the local community. The CAVAT value of the loss of trees in the public realm on land earmarked for phase 2B is estimated at £9,107,844.00. This does not include the CAVAT loss of trees in private gardens.
The developers’ plan for phase 2B includes only 22 new trees in the public realm. Only two of the proposed trees (2 x platanus hispanica) can truly be described as large, broad-leaved varieties. The remainder are classed as medium or small trees. A report carried out by Arup on behalf of DEFRA, Natural England, Glasgow City Council, and the Forestry Commission found that “on average the annual net benefit of planting large species trees is 44 per cent greater than for a medium species trees and 92 per cent greater than for a small species trees.” (Armour, Job, & Canavan, 2012).
The CAVAT value of these proposed 22 new trees is £37,674.00. This represents a net CAVAT loss to the community of £9,070,170.00.
There is definitely space to plant many more street trees. The developers’ plans show 9 medium-sized street trees along the stretch of Murchison Gardens – whereas 25 London planes were felled on the former ‘link road’. Plans show 11 street trees (7 medium-sized trees, 2 retained mature plane trees, and 2 sapling plane trees) along the pavement of the new ‘Athlone Gardens’, whereas 14 London planes and 3 silver birches once lined the nearby – now obliterated – Wheatstone Gardens. To make way for the new ‘Athlone Gardens’ (street) 24 London planes, 10 Wild Cherries, 6 Silver Birches, and 1 Norway Maple were felled. The plans show zero street trees on Portobello Road, and only 4 small-sized trees on Wornington Road. We urge the Council to insist that street trees be planted at a maximum distance of <10m apart (denser planting can be supported for small and/or slender trees). We also urge the developers and council to create widened footpaths and many curb extensions that will provide additional space for tree planting, greening, and the provision of SUDS infrastructure. Only in this way can we hope to meet the requirements of the London Plan and the London Urban Forest Plan.
Given the devastating impact of tree loss in the local area over the past 13 years of the Wornington Green development, we also advocate the planting of a greater number of mature and semi-mature trees. Trees do not begin to deliver their full beneficial impacts on C02 storage, filtration of particulate matter, cooling, wildlife and insect habitat, and property values until they reach adulthood – in the case of, for example, a London plane, that is after 20- 40 years.
As an example: the developers Landscape Masterplan 2 drawing document 9A547969891D5EB4C91AE361320A792B shows the two mature London plane trees that the community successfully fought to save from felling. These will now stand on a widened footpath area at the eastern junction the proposed new Athlone Gardens (street). This arrangement is mirrored in the plan with the proposed planting of two sapling London planes. We advocate that these two London Planes should be semi mature trees with a trunk diameter of 20-25cm. We advocate widening the footpaths of the new Athlone Gardens (street) and Murchison Gardens, and the provision of numerous curb extensions on Portobello and Wornington Roads to accommodate the planting of a large number of street trees. A significant number of these should be mature or semi-mature, large, broad-leaved varities.
Instead of exceeding the 10% increase in canopy cover called for in the London Environment Strategy, the developers plan to deliver a significant decrease in canopy cover. This will further damage public health, air quality, biodiversity, urban heat island effect, and sustainable urban drainage.
The developers’ plan to replace our once urban forest with a “fairy dusting” of small-to-medium decorative trees cannot be supported by RBKC.
Publicly accessible amenity green space
There is zero provision for publicly accessible amenity green space in the phase 2B plans. Our calculations show that, prior to demolition, the land earmarked for phase 2B included 5730 square metres of publicly accessible green space.
Along Portobello Road the building line seems to be encroaching on what was a public footpath. This appears to be achieved by a narrowing of Portobello Road. We agree with the narrowing of Portobello Road, but only in order to provide a wider footpath, with more space for trees and public seating (that is to say a footpath of a similar width to that on the East side of Portobello Road adjacent to Athlone Gardens).
Private roof gardens and ‘green roofs’, whilst a welcome addition, are no substitute for designated local green space that is accessible to all, mature trees in contiguous green space, and large street trees. It is notable that the roof gardens in the earlier phases of development have had very little care and attention and are currently limited in terms of a green and flourishing nature.
We also note zero provision for community food-growing.
Flood prevention / drainage / drought mediation
Planting of trees and greening at ground level helps to reduce flooding and mediate drought. We advocate a significant increase in tree planting and creation of curb extensions to accommodate SUDS infrastructure. The photograph included in the plans submitted shows that paved front gardens are proposed. We believe that all front gardens should be greened to improve drainage and reduce flooding.
Canopy cover also reduces the Urban Heat Island Effect. In summer 2022, London recorded street temperatures of >40°C. Hence, many more trees are urgently needed in our streets and amenity spaces.
Roads
We fundamentally disagree with the plan to allow through traffic from Wornington and/or Portobello Roads to Ladbroke Grove and have objected to this plan in response to the developers’ phase 3 planning application. With that in mind, it makes sense to both minimise traffic and increase amenity use of street space in phase 2B.
At the very minimum, this should include: widening footpaths and creating curb extensions. This would create space for trees, greening, and SUDS. Narrowing roads and building curb extensions also contributes to traffic-calming. Specifically – the newly built road Murchison Gardens is straighter, wider, and hence ‘faster’ than the old link road, hence there is scope to widen the footpaths and build curb extensions on both the North and South sides. There is scope to widen the footpath on the East side of Portobello Road between Murchison Gardens and Athlone gardens (street). This will match the width of the footpath adjacent to Athlone Gardens (park), create space for tree planting and seating, and create a pleasant way to walk to the market. The proposed Athlone Gardens (street) would also benefit from the effects of narrowing and curb extensions in the case of Athlone Gardens this is essential as it is adjacent to a children’s playground and park. Wornington Road would benefit from curb extensions that would allow for more tree planting.
We go further and call for these streets to be converted to ‘street parks’ as part of London’s ‘green ribbon’.
Phasing
We cannot support the current phasing plan.
It is now urgent that completion of the park be prioritised. The developers originally promised that an area of high-quality green-space half the size of the original park would be provided throughout the period of the development, and that the completed park would be delivered by 2018. As is widely known, both of those commitments have been dishonoured.
As can be seen from the developers’ phasing plan, a child born locally in 2010 has had access to a woefully sub-standard green space until the age of 9; access to a green space half the size of the original park from the ages of 9-11, might have access to an expanded, but not completed, park from the age of 19 (if the current phasing timetable is met), and may possibly have access to a completed park at some distant, unspecified date in the future – after he or she has graduated from university.
It is important to note that the developers’ current commitment is to deliver a park of only equivalent size to the original Athlone Gardens, and only after completion of the entire development project (whenever that may be) – even though the population of the Wornington Green estate will approximately double as a result of this development.
We insist that phase 2B is re-phased to include substantial expansion, infrastructure improvement, and landscaping of Athlone Gardens (park) by summer 2024.
Inadequate public consultation
There has been no public consultation on tree planting, species selection, greening, shared use of street space, provision of publicly accessible amenity space, and numerous other matters that affect the wider area, residents, and local businesses.
We also question the role played by Newman Francis and the Residents Steering Group. We understand that currently there is no functioning Resident Steering Group and that Newman Francis have withdrawn from their role as independent tenant advisors. We further understand that there is currently no Independent Tenants’ Advisory Service in place.
Negative impact on quality of local life
Whilst this application applies to phase 2B, the impact of the whole development on the local environment and community wellbeing must be viewed in its entirety.
Over the past thirteen years, residents have suffered the loss of their beautiful park, public amenity spaces, and approximately 250 mature trees. In return, they have received what is projected to be 20 years of noise, dust and particulate matter pollution, disruption, a barren environment, increased traffic, more demands on local services, and constant disputes with the developers. The developers have yet to completely fulfil their negligible tree-planting commitments in phase 1 – with only 9 saplings in Athlone Gardens (park) and 14 street trees planted to date, despite phase 1 having been “completed in 2015”.
We ask that further planning permission for phase 2B be withheld until, at the very minimum, more trees are planted in phases 1 and 2B, and phase 2B is re-phased to include substantial expansion of Athlone Gardens (park) and a significant increase in planting of street trees and other public amenity trees, particularly large, broad-leaved species. Opposition to the felling of existing trees and support for the planting of a large number of additional trees has been demonstrated through two petitions previously presented to RBKC.
To date, the re-development of Wornington Green can only be seen as a huge and lamentable failure of planning policy, of environmental policy, of public health policy, of enforcement of standards and planning conditions, of community involvement, and of imagination. Let us take every opportunity to reverse the errors of past decisions.
Trees
This plan is woefully lacking in provision of amenity trees in the public realm. Evidence that increased canopy cover is beneficial for CO2 reduction, air quality, absorption of particulate matter, biodiversity, physical and mental health, flood mitigation, crime and anti-social behaviour reduction, increased property values and economic activity is overwhelming and near-universally accepted.
As can be seen from the attached plan, 99 trees once stood in publicly accessible space on the land to be developed for phase 2B. Only 2 of those have been retained by the developers – and the concession to retain those two was only made after overwhelming protest (including street protests and signing of petitions) on the part of RBKC residents and business owners. It is also important to note that a number of mature trees were also felled on land within the boundaries of phase 3, prior to planning permission for phase 3 being applied for or granted.
It is widely understood that large trees provide greater benefit than small trees (see, e.g: https://environment-review.yale.edu/carbon-capture-tree-size-matters-0).The majority of trees that once stood on land earmarked for development in phase 2B were large, broad-leaved species. The 97 trees felled in the public realm included: 61 platanus acerifolia (London plane), 8 tilia platyphyllos rubra (large-leafed linden or lime), 5 robinia pseudoacacia (black locust), 4 prunus avium (wild cherry), and 1 acer platanoides (Norway maple), as well as numerous medium trees including several sorbus aucuparia (Rowan), Betula pendula (silver birch), and crataegus prunifolia (common hawthorn). There were countless additional trees growing in private gardens, including the famous fruiting avocado.
The loss of this huge number of mature trees has been devastating to the local environment and the wellbeing of the local community. The CAVAT value of the loss of trees in the public realm on land earmarked for phase 2B is estimated at £9,107,844.00. This does not include the CAVAT loss of trees in private gardens.
The developers’ plan for phase 2B includes only 22 new trees in the public realm. Only two of the proposed trees (2 x platanus hispanica) can truly be described as large, broad-leaved varieties. The remainder are classed as medium or small trees. A report carried out by Arup on behalf of DEFRA, Natural England, Glasgow City Council, and the Forestry Commission found that “on average the annual net benefit of planting large species trees is 44 per cent greater than for a medium species trees and 92 per cent greater than for a small species trees.” (Armour, Job, & Canavan, 2012).
The CAVAT value of these proposed 22 new trees is £37,674.00. This represents a net CAVAT loss to the community of £9,070,170.00.
There is definitely space to plant many more street trees. The developers’ plans show 9 medium-sized street trees along the stretch of Murchison Gardens – whereas 25 London planes were felled on the former ‘link road’. Plans show 11 street trees (7 medium-sized trees, 2 retained mature plane trees, and 2 sapling plane trees) along the pavement of the new ‘Athlone Gardens’, whereas 14 London planes and 3 silver birches once lined the nearby – now obliterated – Wheatstone Gardens. To make way for the new ‘Athlone Gardens’ (street) 24 London planes, 10 Wild Cherries, 6 Silver Birches, and 1 Norway Maple were felled. The plans show zero street trees on Portobello Road, and only 4 small-sized trees on Wornington Road. We urge the Council to insist that street trees be planted at a maximum distance of <10m apart (denser planting can be supported for small and/or slender trees). We also urge the developers and council to create widened footpaths and many curb extensions that will provide additional space for tree planting, greening, and the provision of SUDS infrastructure. Only in this way can we hope to meet the requirements of the London Plan and the London Urban Forest Plan.
Given the devastating impact of tree loss in the local area over the past 13 years of the Wornington Green development, we also advocate the planting of a greater number of mature and semi-mature trees. Trees do not begin to deliver their full beneficial impacts on C02 storage, filtration of particulate matter, cooling, wildlife and insect habitat, and property values until they reach adulthood – in the case of, for example, a London plane, that is after 20- 40 years.
As an example: the developers Landscape Masterplan 2 drawing document 9A547969891D5EB4C91AE361320A792B shows the two mature London plane trees that the community successfully fought to save from felling. These will now stand on a widened footpath area at the eastern junction the proposed new Athlone Gardens (street). This arrangement is mirrored in the plan with the proposed planting of two sapling London planes. We advocate that these two London Planes should be semi mature trees with a trunk diameter of 20-25cm. We advocate widening the footpaths of the new Athlone Gardens (street) and Murchison Gardens, and the provision of numerous curb extensions on Portobello and Wornington Roads to accommodate the planting of a large number of street trees. A significant number of these should be mature or semi-mature, large, broad-leaved varities.
Instead of exceeding the 10% increase in canopy cover called for in the London Environment Strategy, the developers plan to deliver a significant decrease in canopy cover. This will further damage public health, air quality, biodiversity, urban heat island effect, and sustainable urban drainage.
The developers’ plan to replace our once urban forest with a “fairy dusting” of small-to-medium decorative trees cannot be supported by RBKC.
Publicly accessible amenity green space
There is zero provision for publicly accessible amenity green space in the phase 2B plans. Our calculations show that, prior to demolition, the land earmarked for phase 2B included 5730 square metres of publicly accessible green space.
Along Portobello Road the building line seems to be encroaching on what was a public footpath. This appears to be achieved by a narrowing of Portobello Road. We agree with the narrowing of Portobello Road, but only in order to provide a wider footpath, with more space for trees and public seating (that is to say a footpath of a similar width to that on the East side of Portobello Road adjacent to Athlone Gardens).
Private roof gardens and ‘green roofs’, whilst a welcome addition, are no substitute for designated local green space that is accessible to all, mature trees in contiguous green space, and large street trees. It is notable that the roof gardens in the earlier phases of development have had very little care and attention and are currently limited in terms of a green and flourishing nature.
We also note zero provision for community food-growing.
Flood prevention / drainage / drought mediation
Planting of trees and greening at ground level helps to reduce flooding and mediate drought. We advocate a significant increase in tree planting and creation of curb extensions to accommodate SUDS infrastructure. The photograph included in the plans submitted shows that paved front gardens are proposed. We believe that all front gardens should be greened to improve drainage and reduce flooding.
Canopy cover also reduces the Urban Heat Island Effect. In summer 2022, London recorded street temperatures of >40°C. Hence, many more trees are urgently needed in our streets and amenity spaces.
Roads
We fundamentally disagree with the plan to allow through traffic from Wornington and/or Portobello Roads to Ladbroke Grove and have objected to this plan in response to the developers’ phase 3 planning application. With that in mind, it makes sense to both minimise traffic and increase amenity use of street space in phase 2B.
At the very minimum, this should include: widening footpaths and creating curb extensions. This would create space for trees, greening, and SUDS. Narrowing roads and building curb extensions also contributes to traffic-calming. Specifically – the newly built road Murchison Gardens is straighter, wider, and hence ‘faster’ than the old link road, hence there is scope to widen the footpaths and build curb extensions on both the North and South sides. There is scope to widen the footpath on the East side of Portobello Road between Murchison Gardens and Athlone gardens (street). This will match the width of the footpath adjacent to Athlone Gardens (park), create space for tree planting and seating, and create a pleasant way to walk to the market. The proposed Athlone Gardens (street) would also benefit from the effects of narrowing and curb extensions in the case of Athlone Gardens this is essential as it is adjacent to a children’s playground and park. Wornington Road would benefit from curb extensions that would allow for more tree planting.
We go further and call for these streets to be converted to ‘street parks’ as part of London’s ‘green ribbon’.
Phasing
We cannot support the current phasing plan.
It is now urgent that completion of the park be prioritised. The developers originally promised that an area of high-quality green-space half the size of the original park would be provided throughout the period of the development, and that the completed park would be delivered by 2018. As is widely known, both of those commitments have been dishonoured.
As can be seen from the developers’ phasing plan, a child born locally in 2010 has had access to a woefully sub-standard green space until the age of 9; access to a green space half the size of the original park from the ages of 9-11, might have access to an expanded, but not completed, park from the age of 19 (if the current phasing timetable is met), and may possibly have access to a completed park at some distant, unspecified date in the future – after he or she has graduated from university.
It is important to note that the developers’ current commitment is to deliver a park of only equivalent size to the original Athlone Gardens, and only after completion of the entire development project (whenever that may be) – even though the population of the Wornington Green estate will approximately double as a result of this development.
We insist that phase 2B is re-phased to include substantial expansion, infrastructure improvement, and landscaping of Athlone Gardens (park) by summer 2024.
Inadequate public consultation
There has been no public consultation on tree planting, species selection, greening, shared use of street space, provision of publicly accessible amenity space, and numerous other matters that affect the wider area, residents, and local businesses.
We also question the role played by Newman Francis and the Residents Steering Group. We understand that currently there is no functioning Resident Steering Group and that Newman Francis have withdrawn from their role as independent tenant advisors. We further understand that there is currently no Independent Tenants’ Advisory Service in place.
Negative impact on quality of local life
Whilst this application applies to phase 2B, the impact of the whole development on the local environment and community wellbeing must be viewed in its entirety.
Over the past thirteen years, residents have suffered the loss of their beautiful park, public amenity spaces, and approximately 250 mature trees. In return, they have received what is projected to be 20 years of noise, dust and particulate matter pollution, disruption, a barren environment, increased traffic, more demands on local services, and constant disputes with the developers. The developers have yet to completely fulfil their negligible tree-planting commitments in phase 1 – with only 9 saplings in Athlone Gardens (park) and 14 street trees planted to date, despite phase 1 having been “completed in 2015”.
We ask that further planning permission for phase 2B be withheld until, at the very minimum, more trees are planted in phases 1 and 2B, and phase 2B is re-phased to include substantial expansion of Athlone Gardens (park) and a significant increase in planting of street trees and other public amenity trees, particularly large, broad-leaved species. Opposition to the felling of existing trees and support for the planting of a large number of additional trees has been demonstrated through two petitions previously presented to RBKC.
To date, the re-development of Wornington Green can only be seen as a huge and lamentable failure of planning policy, of environmental policy, of public health policy, of enforcement of standards and planning conditions, of community involvement, and of imagination. Let us take every opportunity to reverse the errors of past decisions.