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Original Application Part 10 - Landscape Rationale & Vegetation Report [As Published] · 132008.1787
LANDSCAPE DESIGN RATIONALE AND
VEGETATION REPORT
SEAHAVEN – HASTINGS ST, NOOSA
HEADS (ISSUE F)
Prepared for
SEAHAVEN DEVELOPMENT PTY LTD
October 2008
104 Camp Flat Road, Bli Bli
Telephone: 5450 8088
www.landgraphics.com.au
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Lands subject to this application are listed below.
• 19 HASTINGS STREET, NOOSA HEADS
• LOT 12 ON RP908660
• 9 HASTINGS STREET, NOOSA HEADS, DESCRIBED AS LOT 4 ON RP893438
• 11 HASTINGS STREET, NOOSA HEADS, DESCRIBED AS LOT 5 ON RP893438
• LOTS 4 - 11, 14 - 17 & 22 - 24 ON BUP4864 AND LOTS 28 - 35 & 36 - 39 ON
SP103607
• COMMON PROPERTY OF CTS10326, CREATED BY BUP4864 AND SP103607.
Commercial in Confidence
All the information contained in this document is provided in strict commercial confidence. It
shall not be disclosed to any third party or reproduced in any way without the express written
consent of LandGraphics.
Copyright
© LandGraphics 2008.
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LANDSCAPE DESIGN RATIONALE AND
REPORT ON EXISTING VEGETATION
1.0 INTRODUCTION
Sea Haven Noosa
Approach to landscape provision
The situation with the Seahaven site is somewhat unique in Hastings Street in that it
represents a single development lot of extensive frontage. Side boundary setbacks that
provide for landscape separation and buffer strips as required by the town plan occur at either
end of the site though considerable separated by a frontage of some 90 metres.
The architectural template recognizes the virtue of scale and articulation in presenting a
modulated facade with individually presented (though integrated through design) discrete
buildings over a common basement. This single common basement is a consequence of the
schemes requirement for a single point of vehicular access off Hastings Street, and while it
affords certain efficiencies in services provision it has the irrefutable effect of confining much
of the sites landscape treatments to podium. Measures for development of innovative, high
quality and sustainable planting areas within these podium areas are therefore integral to the
landscape design approach adopted throughout this development.
While the detailed calculations and explanations are reported elsewhere, this design rationale
attempts to demonstrate mechanisms that have been adopted in the design to facilitate the
delivery of a project that meets or exceeds:
• The expectations of the landscape codes as expressed in the scheme,
• Visual character established within the Hastings street residential and commercial
precinct
• Broader community aspirations as demonstrated in the “attributed community benefit”
referenced within the landscape plans
In addressing acceptable measures of the planning scheme the landscape design takes a
threefold approach to deliver the quality of hard and soft landscape features that are expected
to accompany a development of this caliber in this unique position within the Hastings street
precinct.
In short these objectives are to summarized as follows:
1. The incorporation of innovative horticulturally responsive construction measures to
ensure that podium planting areas can function as true “deep Planting areas”
supporting advanced and multi-tiered planting combinations in situations that meet or
exceed the planting opportunities afforded in the Hastings street frontage.
2. The multi -purpose or layering of design (code) requirements, such that a pedestrian
access to the western boundary designed as a floating boardwalk can function to
facilitate active street frontage, permeability, public pedestrian connectivity to the
beach as well as fulfilling requirement for water sensitive urban design, (watertable
replenishment, nutrient stripping, runoff control and the like)
3. The presentation of quality soft landscape elements in profile areas such that they
contribute significantly to the visual amenity, the microclimatic conditions and the
general feel of the of the Hastings Street and Beach side precincts adjoining.
[Seahaven Hastings Street – Existing Vegetation Report] Page 3
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An audit of the sites existing and surrounding vegetation has been undertaken to inform the
proposed landscape design of the Seahaven redevelopment.
2.0 SITE CHARACTERISTICS
2.1 Site Location
LOT 12 ON RP908660
•
9 HASTINGS STREET, NOOSA HEADS, DESCRIBED AS LOT 4 ON RP893438
•
11 HASTINGS STREET, NOOSA HEADS, DESCRIBED AS LOT 5 ON RP893438
•
LOTS 4 - 11, 14 - 17 & 22 - 24 ON BUP4864 AND LOTS 28 - 35 & 36 - 39 ON
•
SP103607
COMMON PROPERTY OF CTS10326, CREATED BY BUP4864 AND SP103607
Map 1: Site Location
Subject Site
[Seahaven Hastings Street – Existing Vegetation Report] Page 4
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3.0 EXISTING VEGETATION
Existing trees were surveyed by State Wide Survey Group Consulting Surveyors. Vegetation
was mapped and data collected to include trunk diameter, height and spread data for each
tree and palm in the vicinity. For practical reasons shrubs and groundcovers were not
recorded though can be detailed further if required. Vegetation was then identified by
LandGraphics and is presented in table 1 below. The table should be read in conjunction with
the plan prepared survey plan accompanying this submission.
Code “-“ indicates Removal
“ + indicates Retention
* Indicates weed species, (E) exotic species, (NE) non-endemic species
Number Botanical Name Common Trunk Height Spread Retain /
Name Diameter Remove
1 Cupaniopsis anacardiodes Tuckeroo 0.2 4 2 -
2 Lophostemon confertus Brushbox 0.1 5 2 -
3 Acmena hemilampra Satinash - 3 3 -
4 Callitris columellaris White Cypress 0.6 15 6 -
Pine
5 Cupaniopsis anacardiodes Tuckeroo 0.2 15 5 -
6 Cupaniopsis anacardiodes Tuckeroo 0.2 15 5 -
7 Hibiscus tiliaceus Cotton Tree 0.1 4 2 -
8 Syzygium jambos (E) Powder Puff 0.1 4 2 -
Lilly Pilly
9 Lophostemon confertus Brushbox 0.1 4 2 -
10 Grevillea baileyana (NE) White Oak 0.2 7 2 -
11 Cupaniopsis anacardiodes Tuckeroo 0.2 4 2 -
12 Syagrus romanzoffiana* Queen Palm 0.3 5 8 -
13 Cupaniopsis anacardiodes Tuckeroo 0.4 10 10 -
14 Cupaniopsis anacardiodes Tuckeroo 0.1 4 4 -
15 Eleaocarpus obovatus Hard 0.1 4 4 -
Quandong
16 Archontophoenix alexandrae (NE) Alex Palm 0.8 5 4 -
17 Archontophoenix alexandrae (NE) Alex Palm 0.3 5 4 -
18 Archontophoenix alexandrae (NE) Alex Palm 0.3 5 4 -
19 Archontophoenix alexandrae (NE) Alex Palm 0.3 5 4 -
20 Archontophoenix alexandrae (NE) Alex Palm 0.3 5 4 -
21 Archontophoenix alexandrae (NE) Alex Palm 0.3 5 4 -
22 Cupaniopsis anacardiodes Tuckeroo 0.2 6 3 -
23 Archontophoenix alexandrae (NE) Alex Palm 0.2 4 2 -
24 Archontophoenix alexandrae (NE) Alex Palm 0.2 4 2 -
25 Koelreuteria elegans* Golden Rain 0.4 10 5 -
Tree
26 Cupaniopsis anacardiodes Tuckeroo 0.4 10 5 -
27 Dypsis lutescens (E) Golden Cane 0.2 8 3 -
Palm
28 Callitris columellaris White Cypress 0.7 15 8 -
Pine
29 Cupaniopsis anacardiodes Tuckeroo 0.3 7 5 -
30 Alectryon coriaceous Beach Birds 0.3 10 10 -
Eye
31 Ficus (NE) Fig 0.3 10 10 -
32 Archontophoenix alexandrae (NE) Alex Palm 0.2 5 2 -
33 Syzygium jambos (E) Powder Puff 0.2 5 2 -
Lilly Pilly
34 Syzygium jambos (E) Powder Puff 0.1 5 2 -
Lilly Pilly
35 Ficus hillii (NE) Hills Fig 0.4 6 10 -
36 Ficus hillii (NE) Hills Fig 0.4 4 3 -
37 Dypsis lutescens (E) Golden Cane 0.4 10 3 -
Palm
38 Cyathea cooperi Scaly Tree 0.2 6 1 -
Fern
39 Archontophoenixcunninghamiana Picabeen 0.3 10 3 -
Palm
[Seahaven Hastings Street – Existing Vegetation Report] Page 5
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40 Dypsis lutescens (E) Golden Cane 0.2 10 2 -
Palm
41 Archontophoenix cunninghamiana Picabeen 0.2 10 2 -
Palm
Number Botanical Name Common Trunk Height Spread Retain /
Name Diameter Remove
42 Archontophoenix cunninghamiana Picabeen 0.3 8 3 -
Palm
43 Archontophoenix cunninghamiana Picabeen 0.3 8 3 -
Palm
44 Casuarina equistifolia Beach Sheoak 0.4 10 8 +
45 Casuarina equistifolia Beach Sheoak 0.4 10 8 +
46 Casuarina equistifolia Beach Sheoak 0.7 10 8 +
47 Pandanus tectorius Screw Pine 0.2 4 4 +
48 Ficus oblique Small Leaved 0.7 15 10 +
Fig
49 Cocos nucifera (E) Cocos Palm 0.4 15 5 +
50 Cocos nucifera (E) Cocos Palm 0.4 15 5 +
51 Pandanus tectorius Screw Pine 0.2 7 5 +
52 Pandanus tectorius Screw Pine 0.2 7 5 +
53 Pandanus tectorius Screw Pine 0.2 7 5 +
54 Pandanus tectorius Screw Pine 0.2 7 5 +
55 Pandanus tectorius Screw Pine 0.2 7 5 +
56 Pandanus tectorius Screw Pine 0.2 7 5 +
57 Ficus oblique Small Leaved 0.8 7 10 +
Fig
58 Cocos nucifera (E) Cocus Palm 0.4 10 3 +
59 Cocos nucifera (E) Cocus Palm 0.4 10 3 +
60 Ficus elastic (E) Rubber Tree 0.3 12 20 +
61 Pandanus tectorius Screw Pine 0.4 8 6 +
62 Pandanus tectorius Screw Pine 0.4 8 6 +
63 Pandanus tectorius Screw Pine 0.3 6 6 +
64 ? A Tree 0.5 10 6 +
65 Syagrus romanzoffiana* Queen Palm +
66 Pandanus tectorius Screw Pine 0.5 6 5 +
67 Macaranga tanarius Bullocks Heart 0.4 10 6 +
68 Eucalyptus robusta Swamp 0.5 12 7 +
Messmate
69 Pandanus tectorius Screw Pine 0.4 6 4 +
70 Banksia integrifolia Coastal 0.4 10 6 +
Banksia
71 Archontophoenix cunninghamiana Picabeen 0.3 12 3 +
Palm
72 Archontophoenix cunninghamiana Picabeen 0.3 12 3 +
Palm
* Indicates weed species, (E) exotic species, (NE) non-endemic species
Throughout the design development process, the design team has been cognisant of the
importance of retention and integration of existing vegetation within the Hasting Street and
Beach precincts. While a number of existing site trees will be affected (many of which are
non-endemic or exotic species) the Seahaven development presents an opportunity to
contribute to the recently completed streetscape works. All efforts will be focussed on the
retention of trees in Public Lands in a manner responsive to their value and contribution to the
Noosa Character. These trees will be subject to an investigation and management plan by a
suitable qualified and locally recognised project Arborist who will advise, direct and certify
appropriate measures to safeguard the trees for retention.
[Seahaven Hastings Street – Existing Vegetation Report] Page 6
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As mentioned above, many of the trees required for removal are non-endemic (mostly North
Qld) or exotic and included among these are some that are listed as weeds species.
Generally vegetation on the site and the Hastings Street frontage will be replaced with
commensurate species due to the practical considerations of construction and servicing.
Existing understorey planting comprises of a variety of local and exotic species such as
Dianella, Bromeliads, Red Edged Dracena’s, Liriope’s, Dwarf Date Palm’s, Phyllanthus spp,
Cycad’s and Raphis Palms.
The applicant acknowledges the significance of trees as character elements in the landscape
and will work in association with the design teams and nominated Council officers to
determine appropriate replacement trees as indicated in section 5 of this report. We expect
in the detailed design process that parties to the development process will note the significant
contribution in the embellishment of soft landscape elements to Hastings Street that is
appropriate to both the pedestrian environment and the existing street character.
4.0 TREE PROTECTION MEASURES
Trees identified for retention are to be retained in accordance with the following or as
otherwise specified by the Project Arborist to be appointed.
(a) An arborist (min level 5 and ISA certification) must be appointed to implement the
following works prior to the commencement of any site works:
i) Appropriate measures to ensure that the natural hydraulic regime for
the protected trees tree is maintained
ii) That no cutting (including cutting and filling) occurs within 2 metres of
the drip line of the protected trees tree unless performed by
vaxcavator and under supervision of the project arborist
iii) The erection of hard temporary fencing around the protected trees to
enclose and protect the entire root zone, rhizosphere and tree stems
from mechanical injury, compaction / de-oxygenation and fuel or
chemical spills prior to the commencement of any works on the site.
The fence must be constructed 1 metre outside the drip line of the
trees tree or directed by the Project Arborist
iv) The placement of signage on the tree protection fence(s) containing
the following wording “Significant Tree - no work is to be performed on
or within the drip line of this tree without the approval of the project
arborist”
v) The treatment of compacted soils within the drip line of the trees tree
in accordance with standard aeration methodology to ensure that all
root systems are well oxygenated
vi) The placement of composted mulch to a depth of 100-150mm spread
within the drip line of each tree
vii) The tree root systems are located and clearly marked to ensure that
any construction work on the approved development plan is only
undertaken following root pruning or other remedial works / design
solutions recommended by the project arborist
(b) During the construction of the development:
i) No works or activities of any kind will be allowed within the drip line of
the trees except for arboriculture programs supervised by the Project
Arborist
ii) No stripping of leaf litter or topsoil within the drip line of the protected
trees tree unless performed by a ‘vaxcavator’ and supervised by the
Project Arborist
iii) Any pruning works must be undertaken by or supervised by the
Project arborist in accordance with AS 4373 - Pruning of Amenity
Trees
(c) Prior to final inspection with the Council:
i) Corrective pruning is undertaken by the Project Arborist in
accordance with AS 4373
[Seahaven Hastings Street – Existing Vegetation Report] Page 7
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ii) Each tree is treated for any pest and disease in accordance with
arboreal / horticultural best practice by the project arborist
5.0 REPLACEMENT TREES
Replacement trees to the site’s Hastings Street frontage will be chosen from Council’s list of
preferred street trees. Street trees will be included generally as indicated on the landscape
concept plan prepared by this office.
Street trees will be established using the horticultural best practice methods for urban
environments and will be developed in consultation with the Project Arborist. Various potential
methods include the use of structured cells, structured soils, root paths, trench systems, soil
vaults and sand aggregate. These soil preparation methods and technologies will greatly
enhance the area available for deep planting than the existing streetscape scenario resulting
in better performing and more sustainable landscape.
Any works occurring in the vicinity of the existing newly constructed streetscape will be
undertaken in close consultation with Council’s Infrastructure works professionals.
Potential species include:
• Syzygium jambos;
• Ficus platypoda;
• Cupaniopsis anacardiodes;
• Alectryon coriaceous; and
• Acmena hemilampra.
The streetscape is to be redeveloped in accordance with the existing streetscape theme of
Hasting Street and the requirements of the Noosa Planning Scheme. Please refer to the
landscape master plan prepared by this office for further detail.
[Seahaven Hastings Street – Existing Vegetation Report] Page 8
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Photos
1 2
3
4
Photos
1: Trees to be retained.
2. Juvenile Brushbox
3. Ficus oblique to be retained.
4. Exotic and Non-endemic
Palms.
[Seahaven Hastings Street – Existing Vegetation Report] Page 9
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Beach Side
1. Tuckeroo 2. Brushbox 3. Satinash 4.White Cypress Pine 5. Tuckeroo
6. Tuckeroo 7. Cotton Tree 8. Powder Puff 9.Brushbox 10.White Oak
11.Tuckeroo 12.Queen Palm 13.Tuckeroo 14.Tuckeroo 15.Hard Quandong
16.Alex Palm 17.Alex Palm 18.Alex Palm 19.Alex Palm 20.Alex Palm
21.Alex Palm 22.Tuckeroo 23.Alex Palm 24.Alex Palm 25.Golden Rain Tree
26.Tuckeroo 27.Golden Cane 28.Cypress Pine 29.Tuckeroo 30.Beach Birds Eye
31.Fig 32.Alex Palm 33.Powder Puff 34.Powder Puff 35.Hills Fig
36.Hills Fig 37.Golden Cane 38.Tree Fern 39.Picabeen Palm 40.Golden Cane
41.Picabeen Palm 42.Picabeen Palm 43.Picabeen Palm 44.Beach Sheoak 45.Beach Sheoak
46.Beach Sheoak 47.Screw Pine 48.Fig 49.Cocus Palm 50.Cocus Palm
51.Screw Pine 52.Screw Pine 53.Screw Pine 54.Screw Pine 55.Screw Pine
56.Screw Pine 57.Fig 58.Cocus Palm 59.Cocus Palm 60.Rubber Tree
61.Screw Pine 62.Screw Pine 63.Screw Pine 64.? 65.Queen Palm
66.Screw Pine 67.Bullocks Heart 68.Swamp Mess. 69.Screw Pine 70.Coastal Banksia
71.Picabeen Palm 72.Picabeen Palm
October 2008
Hastings Street
EXISTING TREE MAP AS SURVEYED BY STATE WIDE SURVEY GROUP CONSULTING SURVEYORS
10
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