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REV A ISSUED TO DISCHARGE CONDITION 37 24/02/2023
This document is a Landscape Maintenance Plan for the proposed landscape at the Breakwater scheme located on the western outskirts of Port Erin, Isle of Man. This document will provide guidance for the establishment, maintenance and future management of external landscaped areas and planting around the development.
This plan has been developed to establish long term management objectives and practices for all ‘public’ external areas associated with the proposed mixed-use scheme. The plan presumes that all the external elements have been built in accordance with the approved planning drawings:
The management plan provides 12-month schedules, which are to be applied to 5-year guidance and actions. It is considered that these actions will continue beyond the 5-year period to a minimum of a 10-year period, unless identified within the text of the report.
A clear understanding of the design aims and intentions will help to ensure that the landscape reaches maturity in the form in which it has been designed.
The company responsible for maintaining the landscaping around the development will also be responsible for inspecting the site and for keeping a logged record of inspections, faults and rectified works. Following the handover, ongoing site maintenance will become the responsibility of the management company and the management will be in perpetuity.
The client is required to appoint a Landscape Contractor, whether that is the original installation contractor or a separate, competent and appropriately certified contractor. It is recommended that the landscape contractor is BALI registered. The name and contact details of contractor and management company are to be inserted into the Landscape Management plan on appointment.
Objectives The overall objectives for the maintenance of the landscape include the following:
The site is on the coast, on the western outskirts of Port Erin in the Isle of Man and within close proximity to the Port Erin Bay Marine Nature Reserve (MNR).
The northern stretch is flat, offering access to the water. The southern section comprises a steep, vertical rock face, with a Public Right of Way/PRoW running down onto an adjacent road. There is an existing building on north-east of the site, formerly the Marine Interpretation Centre. The north-west of the site is currently used as a car park.
The following potential hazards have been identified within the proposed development site which may have implications for maintenance operations:
Methods for reducing the potential site risks are well established and should be common practice for competent management companies. The management company is expected to identify the hazards associated with any maintenance operations they propose, together with an assessment of the risks involved and methods for reducing the risks. The Risk Assessment should be recorded and retained for reference in the future if necessary.
The management company is to adhere to the latest guidance on safe working practice, including information from the recognised industry body, the local authority and the government Health and Safety Executive.
The management company is to carry out all operations with regard to the safety and welfare of the general public, private and public property, domestic and native flora and fauna and Statutory Services.
All operations shall consider the proximity of the Marine Nature Reserve and ensure that no potentially harmful substances or material is allowed to wash off surfaces into this area. Any operations likely to create arisings or spillages are to be carried out only following submission of a method statement aimed at preventing such materials entering the sea. Any liquid spillages should be cleaned up/contained immediately with sand and promptly removed from site. Any operations with potential to generate solid arising such as wood shavings, rust, dust, stripped paint etc should only be carried out in suitable conditions where wind/rain are unable to spread the arisings. Any arising should be swept up promptly and removed from site.
All, rubbish, leaves, grass and general arisings removed from the site are to be deposited at a licensed tip and in an appropriate manner.
Maintenance operations are to be carried out in order to provide a clean, inviting and safe environment. For the purposes of this plan it is assumed that all the works required by the planning approval have been carried out in accordance with the approved drawings.
All paving, kerbs edges and fences should be fit for purpose, robust and in good condition. Any damage arising from the management and maintenance works must be reinstated to the original condition and in accordance with the relevant specification of the client.
All hard works to be installed under the recommendation of the manufacturer’s instructions. Hard works should not be carried out in undesirable weather condition e.g. frost, extreme rain events
Maintenance objective All roads, footpaths and fences are to be maintained in a safe and clean condition free from any defects or debris which could potentially cause a trip hazard.
Inspections A visual inspection is to be carried out by the management company at 6 monthly intervals or following reports from residents that surfaces require repairing. A report of the inspection are rectified works should be logged.
Maintenance Operations Surfaces are to be kept free from litter, mud, arisings, deleterious material and hazardous obstructions. Surfaces are to be uniform in appearance, form a level surface and constructed from a homogenous material, free from ruts, grooves, cracks, hollows and pot-holes (holes greater than 75mm in diameter and 10mm depth).
Hard standing areas are to be repaired within 1 month of a reported fault unless the potential hazard is severe in which case the area is to be cordoned off and repaired at the earliest available opportunity.
Paths should be repaired within 1 week of a reported fault (or as soon as the material required for repair is available), if the fault presents a risk to the users of the site that area should be cornered off until the repair can be completed. Footpath foundations and surfaces are to be repaired to the original specification, unless otherwise agreed with the service provider.
Any weeds, algae and moss growing on hard surfaces, between paving joints or kerbs should be manually removed. Any gaps in the joints should be filled with either sand or mortar as per the original specification. Any weeds discovered which are classified as injurious or invasive (please refer to DEFA Guidelines) should be reported to the site manager and appropriate action taken to eradicate or prevent the further spread of these weeds.
One operation per month = x Operation Months Notes J F M A M J J A S O N D Hardstanding Areas: Roads and Footpaths Carry out 6 monthly inspections, report to be logged; any faults reported should be rectified as required. Visual inspection of footways, roadways and paving areas
x x
Keep surfaces free of litter, leaves, mud, arisings and any hazardous objects. Sweep and remove any arisings, keep all areas weed free. Any build-up of moss or algae should be treated as required to ensure surfaces
General Cleaning of Paving
x x x x x x x x x x x x
| are not slippy or dangerous.<br><br> | |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Clean paved areas annually using a mechanical cleaner<br><br> | x | Acids, bleaches or potentially toxic cleaning liquids are not permitted for use on site<br><br> | |||||||||||
| Repair | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | Repair surfaces when reported or in line with faults as identified in the inspections report. Repair to original specification. Check grouting to paving and reinstate where necessary<br><br> |
| Ensure water is drained from footways to prevent pooling<br><br> | x | x | When specified or as necessary after prolonged periods of wet weather<br><br> |
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
Maintenance objective All ‘Edges’ should be maintained in a safe and clean condition and fit for purpose. All edging and kerbs should be secure and firmly in place.
Inspections A formal visual inspection is to be carried out at 6 monthly intervals or following reports from the client / resident that a fault or damage has occurred. A report of the inspections and rectified works should always be logged.
Maintenance Operations All ‘Edges’ are to be kept free of litter, deleterious material and hazardous protuberances. Surfaces are to be maintained uniform in appearance and with seamless levels vertically. Grout mortar between kerbs are to be inspected and topped up where necessary with matching colour. Concrete or timber edging to be neat and secured firmly in place and aligned straight or follow smooth uniform curves. Loose edging to be reinstated and secured. Any damaged edging to be removed and replaced with same specification. Weeds should be manually removed.
Faults are to be repaired within 1 month of a reported fault, unless the potential hazard is severe, in which case the area surrounding the fault should be cordoned off, the fault should be repaired at the earliest available opportunity.
These works will be the sole responsibility of the contractor and at all times the edges should be maintained in sound condition. One operation per month = x Operation Months Notes
J F M A M J J A S O N D Edges:
Carry out 6 monthly inspections, report to be logged; any faults reported should be rectified as required.
Visual inspection of edges
x x
| Clean edges | x | Carry out annually and remove detritus/ chewing gum.<br><br> | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Hand removal of weeds<br><br> | x | x |
x
Any damaged boards should be repaired within 1 month of a reported fault, the section that is damaged should be replaced with a piece of decking of the original specification. Where the fault may cause a risk to the user of the site the item should be cornered off until the fault is repaired.
These works will be the sole responsibility of the contractor and at all times the decking should be maintained in a clean, safe and sound condition.
Maintenance objective All timber elements should be maintained in a safe and clean condition. Surfaces should be smooth to the touch (avoiding potential for splinters/ injury), fixings secure and flush with the finished surface. The wood structures should be sound avoiding the potential for failure due to rot.
Inspections A visual inspection is to be carried out at 6 monthly intervals or following reports from the public or residents that a fault or damage has occurred. A report of the inspections and rectified works should be logged.
Maintenance Operations Any timber elements that have originally been stained should have the surface treatment reapplied annually in the spring to rejuvenate the appearance of the wood. The wood should be pressure treated timber, however if this is not the case then the wood should be treated with a wood preserver at least once every two years (this could be combined with the wood stain application if the colour or products matches the original specification). Where wood has been painted then the paint should be re-applied once every 2-3 years or as required to ensure that the surface looks clean and bright and free from cracks and peeling paint. The surface should be sanded down and prepared with a primer to ensure that the surface paint is long lasting. Colour to match the original specification. The timber should be repaired within 1 month of a reported fault, the section of wood that is damaged or rotten should be replaced with a piece of timber of the original specification. Where the fault may cause a risk to the user of the site the item should be cornered off until the fault is repaired.
These works will be the sole responsibility of the contractor and at all times the furniture and structures should be maintained in sound condition and the site secure.
One operation per month = x
Operation Months Notes J F M A M J J A S O N D
| Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> | Proposed Furniture:<br><br> |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Visual inspection of Furniture<br><br> | x | x | Carry out 6 monthly inspections, report to be logged; any faults reported should be rectified as required.<br><br> | ||||||||||
| Repaint/ Restain as required<br><br> | x | Carry out once a year or as necessary.<br><br> |
Powder-coated surfaces are to be kept clean from dirt through regular washing using a solution of warm water and mild detergent applied with a soft cloth or sponge. If the coating starts to flake off and look unsightly, repaint as required to the same specification as the original in accordance with the manufacturer’s instructions ensuring that any rust is removed and the surface prepared and primed before the paint is applied.
Stainless steel surfaces are to be wiped down with water and a mild detergent. Small marks to be repaired in situ with an appropriate abrasive cloth in line with the manufacturer’s instructions.
All metalwork is to be repaired within 1 month of a reported fault, unless the potential hazard is severe, in which case the area surrounding the fault should be cordoned off and the boundary made secure, the fault should be repaired at the earliest available opportunity.
These works will be the sole responsibility of the contactor and at all times the site boundaries should be maintained in sound condition and the site secure.
One operation per month = x
Operation Months Notes
J F M A M J J A S O N D Proposed Furniture:
Visual inspection of Metalwork
x x
Carry out 6 monthly inspections, report to be logged; any faults reported should be rectified as required.
Clean any metal work
x
Carry out annually and remove detritus / rust
Repaint as required
x
Carry out once a year or as necessary
Maintenance objective All structures should be maintained in a safe and clean condition. Surfaces should be smooth to the touch (avoiding potential for splinters/ injury), fixings secure and flush with the finished surface. The wood structures should be sound avoiding the potential
for failure due to rot.
Inspections A visual inspection is to be carried out at 6 monthly intervals or following reports from the public or residents that a fault or damage has occurred. A report of the inspections and rectified works should always be logged.
Maintenance Operations Any timbers that have originally been stained/painted should have the wood stain/paint (or similar approved) reapplied annually in the spring to rejuvenate the appearance of the wood. The wood should be pressure treated timber, however if this is not the case then the wood should be treated with a wood preserver at least once every two years (this could be combined with the wood stain application if the colour or products matches the original specification).
Where wood has been painted then the paint should be re-applied once every 2-3 years or as required to ensure that the surface looks clean and bright and free from cracks and peeling paint. The surface should be sanded down and prepared with a primer to ensure that the surface paint is long lasting. Colour to match the original specification.
The structures should be repaired within 1 month of a reported fault, the section of wood/metal/glass/plastic that is damaged or rotten should be replaced with a piece of timber/metal/glass/plastic of the original specification. Where the fault may cause a risk to the user of the site the item should be cornered off until the fault is repaired.
These works will be the sole responsibility of the contractor and at all times the structures should be maintained in sound condition and the site secure. One operation per month = x
Operation Months Notes
J F M A M J J A S O N D Proposed Structures:
Carry out 6 monthly inspections, report to be logged; any faults reported should be rectified as required.
Visual inspection of Structures
x x
Clean any metal work
Carry out annually and remove detritus / rust
x
Repaint/Restain as required
Carry out once a year or as necessary
x
Maintenance objective All features should be maintained in a safe and clean condition, and in a good state of repair. Surfaces should be smooth to the touch (avoiding potential for injury), any fixings secure and flush with the finished surface.
Inspections A visual inspection is to be carried out at 6 monthly intervals or following reports from the public/ residents that a fault/ damage has occurred. A report of the inspection should be logged.
Maintenance Operations Wipe the surface with a non-abrasive cloth to keep the feature clean. Ensure that the feature is securely fixed into the ground and the sculpture is secure to the plinth. The artwork/sculpture is to be maintained in line with the manufacturer’s guidelines. Following an inspection or reports from the public or residents that a fault / damage has occurred, the contractor should contact the supplier to arrange for the fault / damage to be repaired at the earliest available opportunity. The features should be repaired within 1 month of a reported fault to the original specification. Where the fault may cause a risk to the user of the site the item should be cornered off until the fault is repaired.
One operation per month = x
Operation Months Notes J F M A M J J A S O N D
| Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> | Proposed Structures:<br><br> |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Visual inspection of Structures<br><br> | x | x | Carry out 6 monthly inspections, report to be logged; any faults reported should be rectified as required.<br><br> | ||||||||||
| Clean any stonework/woodwork<br><br> | x | Carry out annually and remove any build up of dirt.<br><br> | |||||||||||
| Clean/Polish any metalwork<br><br> | x | Carry out annually and remove any build up of dirt.<br><br> |
Maintenance objective Fences, balustrades and screens are to be maintained in a secure, safe and clean condition and in good working order. Gates which are intended for controlled access should not be left open during the maintenance operations.
Inspections A formal visual inspection is to be carried out at 6 monthly intervals or following reports from the public / residents that a fault or damage has occurred. A report of the inspections and rectified works should always be logged.
Maintenance Operations Fences, balustrades and screens are to be kept free of litter, deleterious material and hazardous protuberances. Surfaces and finishes are to be maintained uniform in appearance and coated in a homogenous paint, stain, enamel, or plastic coating in accordance with the original specification.
All items are to be repaired within 1 month of a reported fault, unless the potential hazard is severe, in which case the area surrounding the fault should be cordoned off and the boundary made secure, the fault should be repaired at the earliest available opportunity.
Glass on balustrade to be maintained in a clean condition and cleaned in line with the proposed building’s window cleaning schedule.
For timber fence or any timbers elements which have originally been stained or treated should have the original wood stain product or colour (or similar approved) reapplied annually in the spring to rejuvenate the appearance of the wood. For pressure treated wood this should not be required unless the wood needs to be stained or oiled to bring out the colour. Repaint fences, balustrades and screens as required if the paint starts to flake off and look unsightly to the same specification as the original ensuring that any rust is removed and the surface prepared and primed before the paint is applied.
These works will be the sole responsibility of the contactor and at all times the boundaries should be maintained in sound condition. One operation per month = x Operation Months Notes J F M A M J J A S O N D Proposed Fences, Balustrades, Screens Carry out 6 monthly inspections, report to be logged; any faults reported should be rectified as required. Visual inspection of boundaries
x x
| Clean Metalwork<br><br> | x | Carry out annually, removing dust and dirt being careful to not remove or damage surface finish<br><br> | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Repaint/Restain | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | As required following inspection<br><br> |
| Strip back and repaint metalwork to match existing<br><br> | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | as required | Every 5 years or as required following inspection<br><br> |
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
For the purpose of this report it is assumed that all planting and initial tree work have been carried out in line with the approved planning drawings and any failed plant or tree replaced by the original contractor at the end of the 5 Year rectification period.
Inspections Inspect on an annual basis when the trees are in full leaf to ensure that the trees are thriving, and record defects requiring remedial works. Maintenance Operations Any weeds should be removed by hand from the base of each tree and 75mm deep mulch maintained around the trunk. If the trees show signs of poor growth or reduced vigour, investigations should be carried out, including the ground conditions for signs of compaction, contamination, poor quality topsoil. Remediate any problems uncovered with the soil. Should the remediation works not resolve the problem a replacement tree may need to be planted to replace the dead/dying tree. During establishment trees will require regular watering particularly during prolonged dry periods. Mulch should also assist in retaining moisture within the soil. Water the trees minimum once a week during periods of limited rainfall over May-September (during the first full growing season) ensuring that the soil is fully saturated. Ensure all irrigation pipes are free from debris. Water shall be applied at 40litres per individual tree. Where water restrictions apply (hosepipe bans, drought orders) an alternative supply of water shall be used if possible. Tree ties should be inspected twice annually as part of the general maintenance visits and adjusted accordingly. Damaged ties or stakes should be replaced. When the trees are established and can support themselves the ties should be carefully removed, and the stakes cut down to ground level. This operation is likely to be required after 3 to 5 years dependant on establishment rates, stability and growing conditions. Underground tree guys, tree stakes and tree ties should be inspected twice annually as part of the general maintenance visits and adjusted accordingly. Damaged guys/ties should be replaced. Guys/ties will require adjusting as it is likely to take 3 to 5 years for the trees to establish dependant on stability and growing conditions. Pruning of young trees should not generally be required unless they have dead or diseases branches. In such cases the tree branch should be pruned back (using a sharp clean knife) to an outward facing bud whilst maintaining the natural shape of the tree. These works will be the sole responsibility of the contractor and at all times trees should be maintained in good health and in a safe condition. One operation per month = x
Operation Months Notes
J F M A M J J A S O N D Proposed Trees
| Visual inspection of trees<br><br> | x | Inspect trees for signs of disease, damage or as required following adverse weather. Replant if necessary.<br><br> | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Weeding/ mulch | x | x | x | x | x | x | Remove weeds and top up mulch (mulch topped up once annually) to retain a weed free around the base of each tree.<br><br> | ||||||
| Tree stakes and ties<br><br> | x | x | Check and adjust, replace or remove as required until the tree has established. Check and re-adjust after strong winds. Remove in year 3-5 or as required.<br><br> | ||||||||||
| Tree guying | x | x | x | x | x | x | x | x | x | x | x | x | Repair and adjustment. Check and re-adjust after strong winds<br><br> |
| Watering | weekly | weekly | weekly | weekly | Water once a week during the growing season and as necessary in periods of drought only during the first 2 years until the trees have established.<br><br> | ||||||||
| Routine Pruning | x | x | Should not be required for the first few years, after which pruning should only include the removal of dead or diseased branches.<br><br> | ||||||||||
| Deadwood | x | x | Large woody material (girth of over 10cm) should be collected to create log piles within the woodland areas. Other deadwood to be retained unless cause identified as being due to disease or if the deadwood poses a risk to public safety<br><br> | ||||||||||
| Tree Replacements<br><br> | x | x | x | x | Any trees that have failed should be replaced to the original specification and planted within the next planting season.<br><br> |
Objectives The proposed native shrub will soften the built form in the surrounding environment and will contribute to the local amenity. The planting will reinforce the existing vegetation and define the site boundary. They will also provide important habitats for birds and mammals. All shrub mixes should be maintained to ensure strong early establishment and ongoing development.
Inspections / Monitoring Inspect the planting twice annually when they are in fully leaf to ensure that they are thriving and record defects requiring remedial works. Ensure the shelter guards are intact, installed correctly and are not restricting growth.
Short Term Management Operations (5 years) Bare root stock take some time to establish, and until this occurs they are subject to competition from weeds. To reduce competition, an area around the plants should be maintained with an area of bark mulch around the base and kept weed free.
Any failed shrub mixes should be replaced to the original specification; however, this should be carried out between September-February to avoid the bird nesting season.
During establishment shrub mixes may require regular watering particularly during prolonged dry periods during the summer months. These areas should be watered if there has been a period of dry weather between May to September.
Shelter guards, canes and ties should be inspected and adjusted accordingly to ensure they are not restricting growth. Damaged guards, canes or ties should be replaced. When the plants are established and can support themselves the guards, canes and ties should be removed to avoid constricting growth. This operation is likely to be required after 3 to 5 years’ dependant on establishment rates, stability and growing conditions. The guards should be checked after strong winds and reaffixed where necessary.
Long Term Management Operations (5+ years) Once the whips have established and their canopies begin to touch, it is important to consider thinning. This is likely to be required at around 10 years of growth. The operation must be carried out by a qualified contractor with a felling licence. Ensure thinning works are carried out between September-February to avoid the bird nesting season.
More regular / routine pruning of the whip planting on establishment should only be carried out on the shrubs which are close to publicly accessible areas and should include the following operations:
As part of the annual inspection of the trees any works should aim to: Report and/ or treat any incidence of pests and diseases where they pose a risk. If any specialist pruning such as crown thinning and reduction is required, this work must be undertaken by an approved arboriculturalist. If large specimens or groups have to be significantly reduced in height or felled, appropriate replacement planting should be carried out by prior negotiation discussion with the local authority.
All works are to be carried out by a suitably qualified arboriculturalist to the best arboricultural standards, considering all safety implications (working within areas accessible by the public) and working in accordance with BS 3998 2010 and in accordance with good practice for the protection of bats or nesting birds or bats which could potentially be using the site.
First 5 years One operation per month = x Operation Month Notes J F M A M J J A S O N D Proposed Native Shrub Mixes Inspect shrubs for signs of disease, damage or as required following adverse weather, replant if necessary
Visual x x
| Weeding/ mulch | x | x | x | x | x | x | Remove weeds and top up mulch (mulch topped up once annually) to retain a weed free around the base of each plant. Report any non-native invasive species and carry out process for removal in accordance with national legislation<br><br> | ||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Tree stakes and ties | x | x | Check and adjust, replace or remove as required until the tree has established. Check and re-adjust after strong winds. Remove in year 3-5 or as required.<br><br> | ||||||||||
| Watering | weekly | weekly | weekly | weekly | weekly | Water once a week during the growing season and as necessary in periods of drought only during the first growing season until the vegetation has established<br><br> | |||||||
| Routine Pruning | x | x | Pruning should only be carried out where trees are in close proximity to public access, or where they pose a potential safety risk<br><br> | ||||||||||
| Plant Replacements<br><br> | x | x | x | x | Any plants that have failed should be replaced to the original specification and planted within the next planting season<br><br> |
weekly
weekly
weekly
weekly
weekly
5+ years One operation per month = x Operation Month Notes J F M A M J J A S O N D Proposed Native Shrub Mixes Inspect shrubs for signs of disease, damage or as required following adverse weather, replant if necessary
Visual x x
Remove weeds (mulch should not be required). Report any non-native invasive species and carry out process for removal in accordance with national legislation
Weeding/ mulch x x
| Thinning/Felling trees<br><br> | as required | as required | as required | as required | as required | as required | Thin out shrubs once canopies begin to touch to allow sufficient sunlight to reach understorey planting. Felling to be carried out by a qualified contractor approximately every 10-15 years<br><br> | ||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Routine Pruning | x | x | Pruning should only be carried out where trees are in close proximity to public access, or where they pose a potential safety risk<br><br> | ||||||||||
| Deadwood | x | x | Deadwood to be retained unless cause identified as being due to disease or if the deadwood poses a risk to public safety<br><br> |
as required
as required
as required
as required
as required
as required
Objectives The proposed ornamental hedges will help to define the edges of spaces and route ways and create enclosure to spaces. The hedges should be maintained to ensure strong early establishment and ongoing development.
Inspections Inspect the hedges twice annually and record gaps which need filling with additional plants or trimming to encourage growth to fill gaps. Record if there are any areas of significant failure to thrive which may require remedial works to the soil.
Maintenance Operations Hedge planting takes some time to establish, and until this occurs they are subject to competition from weeds. To reduce competition, an area around the plants should be maintained with an area of bark mulch around the base and kept weed free.
Do not trim the top of formal hedges until they have achieved the desired height - height 1200mm above planter level. Until the desired height has been achieved trim the sides of the hedges to promote dense growth and then trim on an annual basis during the spring to promote bushy growth. To prevent weed growth maintain a 75mm depth of bark mulch at thebase of the hedge until the hedge has established.
During establishment hedges will require regular watering particularly during prolonged dry periods. Water a minimum of once a week during periods of limited rainfall over May-September (during the first growing seasons) ensuring that the soil is fully saturated.
Any failed shrubs should be replaced to the original specification; however, this should be carried out outside of the bird nesting season.
These works will be the sole responsibility of the contactor, the hedges should not be allowed to exceed the height as specified above to ensure visibility and safety across the site is not compromised.
One operation per month = x Operation Months Notes J F M A M J J A S O N D Proposed Ornamental Hedge Inspect hedges for signs of disease, damage or as required following adverse weather. Replant if necessary. Visual inspection of hedges
x x
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
Repair and adjustment. Check and re-adjust after strong winds and firm ground at base
Inspect hedges after strong winds (as required)
weekly
Water once a week during the growing season and as necessary in periods of drought only during the first growing season until the vegetation has established.
weekly
weekly
weekly
weekly
Watering
Replace dead and dying hedges to original specification during the next planting season
Any hedge plants that have failed should be replaced to the original specification and planted within the next planting season.
x x x x
Remove and dispose of accumulations of winter leaves
To be carried out to reduce risk of slipping and to maintain a tidy environment
x x
Remove weeds and top up mulch (mulch topped up once annually) to retain a weed free around the base of each plant. Report any nonnative invasive species and carry out process for removal in accordance with national legislation.
Weeding/Mulch x x x x x x
| Hedge trim / routine pruning<br><br> | x | x | Should not be required for the first few years, after which pruning should only include the removal of dead or diseased branches. Pruning should only be carried out where vegetation is in close proximity to public access, or where they pose a potential safety risk<br><br> | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Plant Replacements<br><br> | x | x | x | x | Any plants that have failed should be replaced to the original specification and planted within the next planting season.<br><br> |
Objectives
The shrub and herbaceous beds should have total vegetation cover with no gaps in order to minimise maintenance requirements and to provide a neat and tidy appearance to the gardens. Pruning operations should be carried out under the guidance of a horticulturally qualified manager, with a view to allowing the shrubs and herbaceous plants to achieve their species potential in terms of form, flower and structure.
Inspections Inspect the shrub beds annually and record gaps that need filling with additional plants, areas that require thinning, or pruning operations to encourage growth to fill gaps. Where there has been a significant failure of plants to thrive, carry out investigations to locate the source of the problem and consult the landscape architect prior to replacement planting.
Maintenance Operations Newly planted areas take some time to establish. Until this occurs, young plants are subject to competition in their root zone from any weeds that may become present. During this time weeds should be removed by hand and the bark mulch should be maintained to the original specified depth (75mm) until the canopies meet. Any weeds discovered which are classified as injurious or invasive (please refer to DEFA Guidelines) should be reported to the site manager and appropriate action taken to eradicate or prevent the further spread of these weeds.
During establishment all the plants will require regular watering particularly during prolonged dry periods. Water the shrub beds a minimum of once a week during periods of limited rainfall during May - September (the first full growing season) ensuring that the soil is fully saturated. Water from rain water harvesting systems should be used (when available) using a flexible hose and attachment to reach the desired location.
Shrubs which grow over paths or obscure sight lines should be pruned. Should individual species grow excessively during the first five years, pruning should consist of the removal of individual branches to maintain the natural shape of the plant or selective thinning.
Routine annual pruning of shrubs should not be required within the first three years, although some of the herbaceous plants and flowering shrubs should be maintained in accordance with the list below to encourage new growth and longer flowering periods.
Herbaceous Plants General These are the plants which generally have soft stems and will die back in the winter months. Any dead stems and leaves should be tidied up in the spring when the threat of frost has gone. Old and dead vegetation can be cut with secateurs back to the base or gently pulled by hand, to encourage the new growth to push through, arisings should be disposed of in the green waste. Allow seed heads to remain on the plants for winter interest and insect habitats. Some herbaceous plants can be spilt and replanted if they start to become open or scruffy.
Grasses Seed heads on grasses should be allowed to remain on the plants throughout the winter for visual interest. In the spring cut back old seed heads and any dead vegetation to encourage new growth.
Flowering herbaceous plants Some of the more prolific early summer flowering plants will benefit from a light prune after flowering to encourage a second flowering in early autumn, prune the plants back to young new leaf growth removing all of the old flower heads.
Specimen shrubs in planting beds Allow the shrubs to establish as individual specimens. In the case of the multi stemmed woody shrubs, clear leaves from the base to allow herbaceous vegetation and shrubs to establish underneath.
One operation per month = x Operation Months Notes J F M A M J J A S O N D Proposed Shrub and Herbaceous Beds Inspect Plants for signs of disease, damage or as required following adverse weather. Replant if necessary. Visual inspection of Shrubs and Perennials
x x
Hand weed beds up to once a fortnight during the summer months, remove weeds and tidy up the bark mulch surface.
fortnightly
fortnightly
fortnightly
fortnightly
fortnightly
Hand Weed x
Water once a week during the growing season as necessary in periods of drought only during the first two years until the shrubs have established.
monthly
monthly
monthly
monthly
monthly
Watering
Top up mulch in the spring once the bed has been weeded, this should not be required after year 3- 5 when the planting has established.
Mulch x
Replace dead and dying plants to original specification during the next planting season. Plant replacement x x x x Remove and dispose of foliage and stems. If diseased remove as necessary as soon as possible.
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
Remove dead foliage and old flower stems
Should not be required in the first 1- 3 years, however remove any branches that are obstructing paths, growing into the grassed areas or taking over other plants in the bed.
General pruning x x In year 5 when the plants have established, thin out plants if overcrowded in the bed. Selective thinning x
For maintenance of Cornus and Viburnum carry out specific maintenance operations as fully described in item 5.5
Plant specific maintenance
x
Objectives The grass should be well maintained at all times.
Inspections Grassed areas can be inspected as part of regular maintenance operations, although they should be formally inspected annually to assess requirements in terms of topdressing, over seeding etc.
Maintenance Operations Remove any litter or leaves before cutting. Remove weeds by hand and dispose of appropriately.
The sward should be cut to maintain the grass between 25mm and 50mm height. The grass should be cut min 12 times per year during the growing season which may require weekly cuts during some months.
One operation per month = x Operation Month Notes J F M A M J J A S O N D Grassed Areas
Carry out an inspection of the establishment of the grass sward to identify any damaged areas, excessive weed growth, poor grass cover etc. which may require remediation works over the coming year
Inspection x
fortnightly
fortnightly
fortnightly
fortnightly
fortnightly
Cut grass to 25-50mm with an appropriate mechanical mower, remove all arisings.
Cut x
x
Edges to paths and shrub beds to be cut with a neat edge avoiding damage to the shrubs and tree trunks and the arisings removed from the beds or swept off the paths and disposed of in a licensed tip.
fortnightly
fortnightly
fortnightly
fortnightly
fortnightly
Cut edges x
x
Twice a year the soft grass edges should be redefined with a half moon spade to form neat straight edges and any grass encroaching onto footpaths taken
Reform Edges
x x
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
as required
Topdressing, over seeding, scarifying, spiking.
As required if identified in the annual inspection
| Remove fallen leaves, debris and litter<br><br> | x | x | x | x | x | x | x | x | x | x | x | x | Remove prior to cutting (do not blow or sweep into adjacent planting beds)<br><br> |
|---|
Extensive roofs are especially low maintenance and often do not require irrigation. They offer all of the environmental and structural advantages of extensively planted rooftops with naturalistic plant styles that are for the most part selfsupporting. The plants are drought resistant herbaceous, perennial plants which grow in the natural habitat under harsh conditions.
Sedum / Wild Flower/ Shrub/ Grass Cover
Objectives This area has been created to provide habitat to attract insects and look aesthetically pleasing, whilst assisting in rainwater retention capability. The management objective is therefore to establish the sedum matting to ensure its long term success.
Inspections A visual inspection should be carried out once a month to identify any build-up of litter, debris or undesirable invasive weed growth or mammalian problems. A more thorough inspection should be carried out annually in March-April to inspect the establishment of the vegetation by a qualified green roof specialist, and a remediation plan put in place to identify and rectify any problems.
Maintenance Operations During the first growing season water the vegetation in periods of drought to aid establishment.
Once a month visually inspect the site for the accumulation of litter or other debris. If found then remove from site careful to shake the material before removing in case insects are sheltering in it.
Rainwater outlets should remain free from obstructions for example gravel or vegetation. These outlets should be accessible at all times.
Once annually, remove any self-seeded weeds which has encroached into the vegetation cover or obstructing any drainage elements from the roof. Remove the weeds from the sedum roof by hand before they have a chance to set seed. If prolific weeds occur then consult an ecologist on the most appropriate product to use.
If any bare patches are identified then repair (ideally in March-April or late August). Take clumps of sedum from areas of abundant growth and place on bare patches pressing gently into the soil. Lightly sprinkle with a mixture of sand mixed with compost.
One operation per month = x
| Maintenance Objectives | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 + |
|---|---|---|---|---|---|
| Rooftop Visual Inspection | x | x | x | x | x |
| Water to establish | x | as required | as required | as required | as required |
| Remove self-set weeds | annually | annually | annually | annually | annually |
| Repair any bare patches | annually | annually | annually | annually | annually |
Objectives The green wall will provide an attractive vertical façade to the stair core adjacent to the proposed external dining area. The vertical facade should look visually attractive throughout the year and provide a degree of seasonal interest.
Inspections The Greenwall specialists should be appointed to undertake the future management and maintenance of the vegetative wall to ensure that it thrives and flourishes.
Maintenance Operations All maintenance operations should be undertaken by the specialist Green wall company. The green wall system is linked to an irrigation and feeding system that requires specialist input.
The maintenance period will run concurrently with the rectification period so it may be prevalent to have the same contractor for both the construction side of the operations and the Maintenance Contractor, to help avoid disputes. After the rectification period the management and maintenance objections need to remain in place for the following operational years of the development site.
To ensure a smooth handover between management contractor companies a clearly documented record of works will be required.
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