Job number 090149

Document number 702

Former Mansell & Hatcher Orchid Farm, Rawdon

PROPOSED DEMOLITION METHOD STATEMENT

Rev A. Amended in accordance with discussions regarding retention of existing walls.

Introduction
This document has been prepared in order to satisfy the requirements to enable the
discharge of Condition 3 of Conservation Area Consent Approval Ref: 10/03014/CA.
No demolition shall take place before a method statement has been submitted to and
approved in writing by the Local Planning Authority. This method statement shall include
details of a timetable of works, method of demolition, protection, protection of boundary
walls, trees and retained structures and building, and removal of material from the site and
temporary restoration proposals. The demolition methods to be used shall ensure the
retention and protection of trees, shrubs, boundary walls and retained structures and
buildings on or adjacent to the site. The development shall only be implemented in
accordance with the approved method statement.
The development shall only be implemented in accordance with this Method Statement.

1.00

TIMETABLE OF WORKS

1.01

The client/contractor will give the council a minimum of one weeks notice
prior to commencement of demolition. The thorough preparation of the
site with regards the erection of protective fencing/hoarding and the
removal of undergrowth is likely to take a further week to complete.

1.02

Site preparation and demolition works are scheduled in November 2011

(subject to finalization of the Section 106 Agreement and receipt of the
final planning approval document) and are anticipated to continue through
to the start of the construction industry break at Christmas.

2.00

METHOD OF DEMOLITION

2.01

Please refer to Site Constraints drawing ref: 090149_115 revision E which

indicates the structures/buildings that are to be demolished, which are to
be retained and which are to be further assessed (with retention to be
agreed on site and with the Conservation / Planning Officer).

2.02

As indicated on the drawing (in orange), structures/buildings which are to

be retained are as follows:
Buttressed retaining wall to the rear of the monopitched structure
(location of proposed garage to Mansell)
The building referred to as the chapel and stone wall which
connects this to the boundary
The burial ground and surrounding walls

2.03

As indicated on the drawing (in pink), structures/buildings which are to be

further investigated (with retention to be confirmed) are as follows:
The mono-pitched structure (planned as becoming the garage to
Mansell). Structural investigations will determine if the
foundations are adequate and whether the structure is sound. It
will be retained where possible, if the structure is stable and the
prospect of underpinning is viable. If not, it will be rebuilt in the
same materials and appearance as the (draft) approved drawings
which assumed retention
Retaining wall to the rear of the monopitched structure (running
parallel with the rear of this proposed garage to Mansell)
Existing tiled walkway which currently links the brick building (to
be demolished) to the existing chapel (to be retained)
Walls around the perimeter of the glass houses to the north west
of the site. Some of these are deemed to be of early construction
and when investigated further may prove to be of aesthetic and
structural value.

Comment

Comment

2.04

As indicated on the drawing (hatched in light grey and with blue dashed
lines) structures/building which are to be demolished are as follows:
All glasshouse structures generally. These will be carefully
dismantled, utilizing appropriate tools, machines and vehicles, to
ensure minimal glass breakage. The timber/metal frames and
glass panels will be separated on site and carted away for
disposal or recycling where possible. The concrete bases shall be
broken up and crushed on site and utilised as a temporary road
surface for construction traffic or laid out and compacted where
appropriate to form the hardcore bases for the new buildings. Any
excess or unsuitable material will be carted away for disposal.
The brick structure in the middle of the site. This structure will be
carefully dismantled, utilizing appropriate tools, machines and
vehicles, with particular care taken when the burial ground
boundary walls and retained walkway are in close proximity. The
masonry elements shall be broken up and crushed on site and
utilised as a temporary road surface for construction traffic or laid
out and compacted where appropriate to form the hardcore bases
for the new buildings. Any excess or unsuitable material will be
carted away for disposal.
The water tanks (in dark green). These will be dismantled, carted
away from site, and scrapped for their recycling value. The tanks
are not in close proximity to trees as such, but the cutting gear
required to carry out these operations will nevertheless be
carefully selected so as to avoid the danger of unplanned fire.

3.00

PROTECTION OF BOUNDARY WALLS, TREES AND RETAINED

STRUCTURES AND BUILDINGS

3.01

The perimeter boundary walls are unlikely to be affected by the proposed

works, since most of the development activity is taking place within the
centre of the site on previously developed land. No site hoardings will be
constructed near to the boundary walls as all fall within the root protection
areas. Instead, the tree root protective fencing will also act as site
security, with gates to be added at the site entrance. This will inevitably
lead to the fencing being of a robust nature and ensure that its line is not
altered, as per the requirements of the Arboricultural Method Statement
(unless otherwise agreed in writing with the Local Planning Authority).

3.02

Trees are to be protected in accordance with the Initial Tree Works

Schedule and Arboricultural Method Statement as provided by David
Houldershaw of Northern Resource Consultants, a copy of which is
appended to this document for ease of reference. Please also refer to
Site Constraints drawing ref: 090149_115 revision E which colour codes
the root protection area, its protective fence line, areas which are
proposed to not be protected, existing trees, and trees to be removed.

Comment

3.03

Listed boundary walls which immediately surround the listed burial ground
and chapel will be protected with fencing and signed as being a site
exclusion zone as per the Arboricultural Method Statement. Access will
be limited to only those site personnel undertaking agreed conservation
and repair works to the tombs and walls.

3.04

The tiled walkway which currently links the brick building to the existing
chapel will be protected with fencing and signed as being a site
exclusion zone. Access will be limited to only those site personnel
undertaking agreed conservation and repair works (if retention agreed).

3.05

Existing retaining walls and the mono-pitched structure to the west of the
site will be signed as to be retained, and all site personnel will be inducted
as to the limits of their demolition works.

4.00

REMOVAL OF MATERIAL FROM SITE

4.01

Demolition materials will be initially sorted and separated on site. This will
help to minimize the number of vehicular movements to and from the site.

4.02

Where possible, existing concrete and masonry elements shall be broken

up and crushed on site and utilised as a temporary road surface for
construction traffic or laid out and compacted where appropriate to form
the hardcore bases for the new buildings. Any excess or unsuitable
material will be carted away for disposal.

4.03

Glass, metal and timber will be taken off site and recycled wherever
possible.

4.04

Removed trees will be chipped on site and spread as a mulch in suitable

agreed areas.

5.00

TEMPORARY RESTORATION PROPOSALS

5.01

Any scars created through the removal of masonry adjacent to retained

walls or structures will be repaired with a matching material and mortar. In
the unlikely event of this being adjacent to the listed burial ground then
the Conservation Officer will be contacted and the best solution agreed.

Prepared by Laura Jeary

For and on behalf of Seven Architecture Ltd
Issue date: 21st October 2011

Comment

Comment

APPENDIX A BY NORTHERN RESOURCE CONSULTANTS

ARBORICULTURAL METHOD STATEMENT

(including ecological protection as appropriate)
All work to be carried out in the order set out in this Method Statement except where
specifically stated or otherwise agreed with the Arboricultural Consultant

Agreement with Leeds City Council

NB Prior to any work commencing on site the following must be
prepared & agreed with Leeds City Council :1.

Prepare tree works schedule & plan identifying all tree works likely to be
required to allow site works to be undertaken.

2.

Prepare tree protection plan identifying tree protection fence locations.

3.

Prepare services plan identifying the routes of all services required.

4.

Prepare plan showing all forms of site accommodation including cabins,

toilets, storage compounds, storage heaps for demolition & construction.

5.

Agree tree works schedule, tree protection plan, services plan, site
accommodation plan & this Method Statement with Leeds City Council.

Tree Work
6.

Arboricultural Consultant to mark with paint trees to be removed prior

to felling commencing.

7.

Carry out tree work as per agreed tree works schedule prior to any other
work commencing on site (except where trees are to be removed in the
general site clearance area).

8.

All surplus arisings to be removed from site & no fires to be lit.

9.

Except in the general site clearance area, any trees to be removed as

per the tree works schedule will be felled & the stumps left or ground.

Demolition & Site Clearance

10. Demolition contractor to meet with Arboricultural Consultant prior to any
work commencing on site to discuss Method Statement. Leeds City
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Council to be informed in advance to allow council to attend should they

wish.
11.

Demolition contractor to comply with this Method Statement and to liaise

with Arboricultural Consultant as necessary to ensure compliance.

12.

Where trees are to be removed by the demolition contractor as part of

the general site clearance work these trees will be marked in advance by
the Arboricultural Consultant except where the trees grow inside buildings
where the trees will be removed as part of the demolition work.

13.

No demolition or other site clearance works to be undertaken until tree

protection fencing has been erected.

14.

Except on the south side of the existing access drive & Mansell
garage where the accumulated debris will be removed by hand prior to
the erection of the tree protection fencing in this area.

15.

Part of the tree protection includes existing walls which are not to be
demolished. These walls will be identified on site to the demolition
contractor by the Arboricultural Consultant prior to any demolition
commencing.

Bats
16.

Prior to demolition of the buildings & works to the former chapel, the
Arboricultural Consultant shall arrange for a final check for bat roosts to be
made the details of this survey to be agreed in advance with the Council
ecologist.

17.

If evidence of bats is found, the affected building(s) will be fenced off with 2
m high weld mesh fencing and pre-printed laminated waterproof signs at
least A4 in size to be securely fixed on the site side of the fence at
maximum 5 m intervals bearing the words :PROTECTED BAT ZONE
NO STORAGE OR OPERATIONS IN FENCED AREA
FENCE NOT TO BE MOVED OR TAKEN DOWN

.
18.

If such fencing is required, the fencing to remain in an effective &

serviceable condition & subject to daily checks whilst mitigation measures
are agreed with the Council & English Nature & only removed on the written
authority of the Arboricultural Consultant who will oversee the work of the
bat surveyor and any subsequent discussions/ agreements required.

Birds
19.

Any demolition & site clearance work undertaken after the 1st February is
only to be undertaken after the relevant areas have been checked by the
Arboricultural Consultant for the presence of nesting birds.

20.

If nesting birds are found, the affected area will be fenced off with weld
mesh fencing as previously described & the fencing is to remain until the
end of the nesting season or the nest is abandoned & the fencing is only to
be removed on the written authority of the Arboricultural Consultant.

21.

Pre-printed laminated waterproof signs at least A4 in size to be securely

fixed on the site side of any such fencing at maximum 5 m intervals bearing
the words :PROTECTED BIRD ZONE
NO STORAGE OR OPERATIONS IN FENCED AREA
FENCE NOT TO BE MOVED OR TAKEN DOWN

.
22.

Similarly during the construction phase, any nests which are made in the
working area will be similarly protected as per 20 & 21 above.

Tree Protection Fencing

23.

Prior to demolition & other site clearance work commencing on site,

erect tree protection fencing in accordance with the agreed Tree
Protection Fencing Plan.

24.

Tree protection fencing to be minimum 2 m high weld mesh herras type

fencing panels bolted to metal posts erected in the locations shown on the
agreed tree protection fencing plan.

25.

Posts to be driven into ground to prevent easy of the movement taking care
to identify and avoid all existing services in the ground.

26.

Pre-printed laminated waterproof signs at least A4 in size to be

securely fixed on the site side of the fence at maximum 5 m intervals
bearing the words :PROTECTED TREE ZONE
NO STORAGE OR OPERATIONS IN FENCED AREA
FENCE NOT TO BE MOVED OR TAKEN DOWN

27.
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The ground between the tree protection fencing & the southern wall of the
Mansell garage is to be protected by scaffold boards laid on the ground to

cover the entire width of the ground between the fence & the garage
(irrespective of whether the garage remains or is rebuilt). These boards to
be laid at the same time as the erection of the tree protection fencing.
28.

The tree protection fencing & ground boarding to be maintained for the
duration of the demolition and construction work.

29.

Elements of the tree protection fencing can be replaced with

permanent fencing and/ or walling at the appropriate time during the
construction phase with the prior agreement with the Arboricultural
Consultant and Leeds City Council.

Mammals

30.

The tree protection fencing is intended to have the dual purpose of

acting as animal protection fencing principally against easy access
by badgers, deer & foxes to the working site area.

31.

To ensure that the fencing is effective the barrier across the access road will
be closed each night to ensure that the working site area is entirely
enclosed by fencing.

32.

The regular checks of the fencing will include checks for signs of
animal breaches. If any are seen or suspected, the Arboricultural Consultant
is to be informed who will visit the site to assess the situation & make
proposals for increasing the effectiveness of the fencing.

33.

Where the tree protection fencing crosses a regular badger track, eg. points
B on the Tree Protection Plan, a ground level opening will be provided to
allow continued badger access. Where practical, regular badger tracks
through the working site area will be within fenced corridors & where not
practical, excavations will be temporarily fenced against badger ingress and
the additional precaution of providing ramped exits to all excavations will be
taken. It is likely that the measures required will require alteration for the
various stages of the development & these will be agreed with the Council in
advance at the appropriate times.

34.

The Arboricultural Consultant is make such regular checks as are required

to ensure the suitability of the protection afforded to badgers & to report any
problems to the Council together with recommendations for remedy; and will
additionally update the Council as to the general efficacy of the protection.

Burial Ground fencing

35.

Prior to demolition & other site clearance work commencing on site, erect
fencing around the burial ground as per 15 to 19 above with the only
variation being the wording of the signs
LISTED BURIAL GROUND
NO STORAGE OR OPERATIONS IN FENCED AREA
FENCE NOT TO BE MOVED OR TAKEN DOWN

Access Road

36.

The access road runs through the root protection areas of various trees to
be retained & care must be exercised to protect the underlying roots.

37.

Using a machine fitted with a flat bucket ie. no tines, scrape off surface
debris only to expose underlying stone of the existing access road.

38.

Test loading bearing capacity to determine depth of additional stone

required for the road.

39.

Assess the width of the existing adequately stoned roadway to determine

whether any widening is required & where to achieve the finished 3.3 m as
per the planning permission.

40.

If any widening is required within the root protection areas, the Arboricultural
Consultant will prepare a specification for a suitable no-dig, surface build
construction type & methodology for construction including all necessary
tree protection measures & this shall be agreed with the Council before any
widening is undertaken.

41.

The Arboricultural Consultant will identify the lengths of road within root
protection areas where excavation for kerbing is not allowable (A-A).

42.

The Arboricultural Consultant will agree with the architects appropriate nodig, surface installation kerbing for these areas & agree these with the
Council.

43.

Carry out road works as per the planning permission including as

modified by 40 to 42 above.

44.

NB. tarmac to be air and water porous.

Passing Place
45.

Further site investigation is required before the final location of the passing
place(s) is determined; this investigation to be supervised on site by the
Arboricultural Consultant where within the root protection areas of adjacent
trees

46.

The passing place location(s) will be agreed with the Council after the
further site investigation is complete & before construction.

47.

This to include such details of construction & tree protection as the

Arboricultural Consultant deems appropriate; after construction tree
protection fence to be re-erected at back of passing place(s).

Bin Collection Point

48.

The details of the bin collection point will be agreed at a later date with the
Council & & details of construction & methodology of construction including
tree protection measures will be provided in conjunction with the
Arboricultural Consultant in advance of construction of the bin collection
point.

House 1 Mansell Garage Construction

49.

The Mansell garage is at the edge of the Root Protection Areas of the
adjacent trees.

50.

The ground boarding between the tree protection fencing & the garage is to
be checked for its effectiveness by the Arboricultural Consultant prior to
garage renovation (or replacement) & is to be maintained until after the
garage works are completed.

Retaining Wall

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51.

As part of the garage works, any work to the length of the retaining wall
beyond the rear of the garage is to be assessed & discussed with the
Arboricultural Consultant.

52.

Prior to any work to the retaining wall being undertaken, the Arboricultural
Consultant will agree the methodology with the Council & issue further
instructions for the protection of the trees in this area.

53.

After the garage works & retaining wall works are completed, the
Arboricultural Consultant will issue instructions for the removal of the ground

boarding & movement of the tree protection fencing to end at the front
corner of the garage (rather than the rear)
House Construction
54.

Construct houses & carry out chapel annexe works as per planning
permission.

55.

Carry out burial ground restoration work as per planning permission.

Services
56.

All services to be laid outside the fenced tree protection areas as per
the agreed services plan. This services plan to be subject to a final check by
the Arboricultural Consultant prior to any work being undertaken.

Individual plot completion works

57.

Carry out landscape works outside the fenced tree protection areas as per
the agreed landscape plan.

58.

After all construction & associated landscape works are complete for any
plot or part of a plot, the Arboricultural Consultant will provide Leeds City
Council with one weeks written notification of the intent to remove tree
protection fencing with a plan indicating the location of the fencing to be
removed.

59.

Subject to no objections being raised by the Council, the agreed section of

tree protection fencing will be removed - NB. all other tree protection fencing
to remain in situ until agreed for removal.

60.

Marry in the edges of the previously fenced areas with the site areas
taking care to avoid excavation in the tree protection areas. This work
to be carried out by hand to avoid damage to the underlying tree roots.

61.

Carry out any remaining landscape works within the tree protection
areas as per the agreed landscape plan and in accordance with any
further methodology required by the Arboricultural Consultant who will
agree such with the Council in advance.

General rules to be followed at all times

62.

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No fires to be lit at any time during the period of any work on site.

63.

Tree protection fencing to remain in situ as per the agreed Tree Protection
Fencing Plan and not to be moved or removed except as specifically
outlined as previously in this Method Statement.

64.

Tree protection fencing to be maintained in a serviceable effective condition

for the duration of the build and only removed with the permission of the
council as set out above.

65.

No access to fenced tree protection areas.

66.

No excavation in the fenced tree protection areas for any reason.

67.

No storage of materials of any kind including stripped soil in the fenced tree
protection areas.

68.

No storage of materials of any kind including stripped soil against or within 1

m of tree protection fencing.

69.

No storage of bags of cement, plaster, etc., within 5 m of tree protection

fencing.

70.

No storage of fuel & no refuelling of vehicles or machinery to be carried out

within 12 m of the fenced tree protection zone.

71.

No mixing of mortar or concrete to occur within 12 m of the fenced tree

protection zone.

72.

No washing down of machinery, equipment, tools, etc. within 12 m of

fenced tree protection zones.

Site management

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73.

The site agent is responsible for ensuring that this Method Statement is
complied with.

74.

If the site agent is absent from site, the agent will delegate responsibility to
the most appropriate person on site.

75.

The tree protection fencing is to be checked daily to ensure that the

fencing is in the correct locations and is in a complete and effective
condition.

76.

The tree protection areas are to be checked daily to ensure that there
has been no access to these areas.

77.

The checks are to be carried out by the most senior person on site on that
day and a record is to kept that such checks have been made.

78.

Any breaches are to be immediately reported to the Arboricultural

Consultant who will assess the situation and inform the client and the
council together with recommendations to remedy the situation.

79.

All workers on the site are to be informed that all the trees on this site are
protected and that failure to comply with this Method Statement could result
in prosecution for tree damage or destruction with, on conviction, fines of up
to 20,000 per tree in the Magistrates Court with the potential of unlimited
fines if deemed sufficiently serious to refer to Crown Court.

Changes to Method Statement

80.

This Method Statement is a working document to protect trees whilst

allowing construction as per the planning permission.

81.

It is recognised that situations can arise during the build process which are
unforeseeable at the start which have the potential to impact on trees and
thus require changes to the Method Statement.

82.

Should such a situation arise, the Arboricultural Consultant is to be

consulted as to the most appropriate action and this can be agreed
in writing with the council in advance of the action being taken.

Monitoring
83.

The Arboricultural Consultant shall make periodic visits to the site to monitor
compliance with this Method Statement & shall report any breaches to the
Council in writing within 24 hours together with an assessment of any
damage & measures to rectify.

Contacts

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84.

The architect is Laura Jeary, Seven Architecture Ltd, Clarendon House,

Victoria Avenue, Harrogate. HG1 1DY
01423 709807
[email protected]

85.

The Arboricultural Consultant is David Houldershaw, Northern Resource

Consultants, 22 Ethel Crescent, Knaresborough. HG5 0DJ.
01423 868952
[email protected]

86.

All ecological & wildlife matters are to be referred to the Arboricultural

Consultant who is co-ordinating this part of the work.
NB. This Method Statement is specific to the works contained in Seven
Architecture Ltd Drawing 090149_105 Rev. D at the Former Mansell &
Hatcher Orchid Farm, Rawdon & is not to be used for any other purpose
without the express permission of David C Houldershaw.
northern resource consultants 2011

Method Statement prepared by :David C Houldershaw BSc(For), FICFor, FArborA, CEnv, MAE, MBIAC
NORTHERN RESOURCE CONSULTANTS
22 Ethel Crescent
Knaresborough
North Yorkshire. HG5 ODJ
Tel :- 01423 868952
Email :- [email protected]

September 2011

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