Frequently Asked Questions — Tree Surveys & Arboricultural Advice

Do I need a tree survey for my planning application?

If there are trees on or near your application site — including trees on neighbouring land whose canopy or roots may affect the development — your local planning authority will almost certainly require a BS5837 tree survey before they validate your application. Most local planning authorities in Greater Manchester, Lancashire, and Cheshire include BS5837 surveys on their Local Validation Lists as a standard requirement for applications involving trees. If you are unsure whether your application requires a tree survey, contact Urban Tree Management and we will advise you based on your specific site and the relevant local planning authority.

What is a Tree Preservation Order?

A Tree Preservation Order (TPO) is a legal protection placed on a tree or group of trees by the local planning authority under the Town and Country Planning Act 1990. It is a criminal offence to cut down, top, lop, uproot, or wilfully damage a TPO-protected tree without the written consent of the local planning authority. TPOs can protect individual trees, groups of trees, or whole woodlands, and can apply to trees of any species or size. If you are unsure whether a tree in your garden or on your land has a TPO, you can check with your local planning authority. Urban Tree Management provides TPO advice and submits TPO applications on behalf of homeowners, developers, and landowners across the North West.

Can I carry out works to a tree in a conservation area?

Trees in conservation areas are protected under Section 211 of the Town and Country Planning Act 1990 even where no individual TPO exists. You are required to give the local planning authority six weeks written notice before carrying out any works to a tree in a conservation area — this gives the authority time to consider whether to place a TPO on the tree before the works are carried out. Failure to give notice is a criminal offence. Urban Tree Management advises homeowners and landowners on conservation area tree obligations and prepares Section 211 notices on their behalf.

What This Means for Your Development

A mortgage tree report — also known as a pre-purchase tree survey or homebuyer tree report — is an independent arboricultural assessment of trees near a property being purchased, produced for the benefit of the mortgage lender or the buyer. Lenders request these reports where a surveyor has flagged trees close to the building on the mortgage valuation — typically where trees are within falling distance of the property or where roots may be affecting foundations or drainage. Urban Tree Management produces mortgage tree reports accepted by all major lenders, typically delivered within 48 hours of the site visit.

How much does a tree survey cost?

Tree survey costs vary depending on the type of survey, the number of trees, the size of the site, and the level of reporting required. Urban Tree Management provides all surveys on a fixed-fee basis — you will always know exactly what you will pay before we attend site. Contact us with your site address and a brief description of your requirements and we will provide a detailed written quote, typically within two hours during working hours. See our dedicated tree survey costs page for a guide to typical price ranges for different survey types.

How often should trees be inspected?

The appropriate frequency of tree inspection depends on the risk profile of the tree population and the targets present — people, buildings, and infrastructure nearby. Trees in high-target areas such as school grounds, public parks, housing estate paths, and car parks typically require annual inspection. Trees in lower-risk locations may be suitable for inspection every two to three years. Following any significant storm event, all trees should be checked for storm damage regardless of when they were last formally inspected. Urban Tree Management advises all clients on an appropriate inspection frequency for their specific tree population and site.

What qualifications should an arboricultural consultant have?

For most arboricultural consultancy work — including BS5837 surveys, tree risk assessments, TPO applications, and mortgage reports — you should look for a consultant holding at minimum a Level 4 or Level 6 Diploma in Arboriculture, the Lantra Professional Tree Inspection Certificate, and professional membership of the Arboricultural Association (MArborA). For tree risk assessments on high-risk sites, QTRA (Quantified Tree Risk Assessment) accreditation is strongly recommended. For specialist decay detection work, look for a consultant trained and certified in the use of sonic tomography and Resistograph equipment.

Urban Tree Management's consultants hold all of these qualifications — see our About Us page for full details.

What is QTRA?

QTRA — Quantified Tree Risk Assessment — is the industry-leading methodology for assigning a numerical probability to tree risk. Developed by Barrell Tree Consultancy and now widely used by local authorities, housing associations, and arboricultural consultancies across the UK, QTRA evaluates the probability of failure, the probability of impact, and the consequences of failure to produce a quantified risk figure that can be compared against established tolerance thresholds. Urban Tree Management's consultants are licensed QTRA users and apply the methodology on all risk assessments where quantified evidence of risk level is required.

What is sonic tomography?

Sonic tomography is a non-invasive technique for assessing the internal condition of a tree stem or branch. Sensors placed around the circumference of the stem send stress waves through the wood, and the time taken for the waves to travel between sensors is analysed to produce a cross-sectional image of the internal condition of the wood — revealing the location and extent of internal decay, cavities, and structural defects that cannot be identified by external inspection alone.

Urban Tree Management uses the Arbotom sonic tomography system — one of the most advanced and clinically validated tools available for this type of assessment — alongside IML Resistograph resistance drilling to provide the most comprehensive picture of internal tree condition currently available.

Do I need an arboricultural survey for a planning application in a conservation area?

Yes — if your planning application is in a conservation area and involves development near trees, you will almost certainly need a BS5837 tree survey. Conservation area designations increase the level of scrutiny applied to tree-related planning applications, and local authority tree officers in conservation areas are particularly active in requiring detailed arboricultural documentation before applications are validated. Urban Tree Management has extensive experience producing BS5837 surveys for applications in conservation areas across Greater Manchester, Lancashire, and Cheshire.