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Attachment 1 - Gondwana Ecology Advice.pdf
Gondwana Ecology Group Pty Ltd
ABN 20 143 747 326
PO Box 535
Kenmore
QLD 4069
11 November 2022
Attention: Phil Starkey
c/o Shane Adamson
Adamson Town Planning Pty Ltd
PO Box 894
COOROY QLD 4563
Mr Starkey
RE: FURTHER INFORMATION FOR COUNCIL – PROPOSED “BOUTIQUE HOTEL” AT 61 NOOSA SPRINGS
DRIVE, NOOSA HEADS
1.0 Background
The land is part of the existing Noosa Springs Golf Estate with the subject site formally identified as Lot 4
on SP 178340 and encompasses some 3.8ha. The proposed development is for the redevelopment of part
of the land for a luxury boutique hotel.
Gondwana Ecology Group prepared an ecological assessment report dated February 2020 and provided
additional information to Council and the State Assessment Referral Agency (SARA). The proposal includes
the redevelopment of the land generally associated with the Noosa Springs Golf and Spa Resort, including
the existing tennis courts, ancillary buildings and landscaped/planted beds surrounding these structures.
Vegetation, primarily regrowth and planted vegetation (including native vegetation and trees) will be
removed as part of the proposal.
A financial contribution for offset of 19 koala habitat trees within the mapped koala habitat area is proposed
and has been conditioned by the SARA1, with additional planting of koala habitat trees also been proposed
within the golf course, which is beyond the statutory obligations.
2.0 Meeting with Council
A meeting was held on site with Council2 on 31 October 2022. The vegetated portion of the land surrounding
the existing tennis courts and ancillary buildings was inspected.
Council have requested further information regarding tree retention and removal (particularly koala
habitat/feed trees – i.e. brushbox, gums, bloodwoods3) for the balance land (i.e. land outside the koala
mapped area in the north). In addition information regarding any she-oak (Allocasuarina species).
1
SARA response dated 5 May 2022.
2
Meeting - David Burrows (Conservation Partnerships Officer) and Patrick Murphy (Coordinator Planning) with Phil
Starkey (Noosa Springs) and Shane Adamson (Adamson Town Planning).
3
Typical koala habitat/feed trees in the location of the proposed development.
Gondwana Ecology Group Pty Ltd 1
[OCR of page images]
Gondwana Ecology Group Pty Ltd
ABN 20 143 747 326
PO Box 535
Kenmore
QLD 4069
11 November 2022
Attention: Phil Starkey
c/o Shane Adamson
Adamson Town Planning Pty Ltd
PO Box 894
COOROY QLD 4563
Mr Starkey
RE: FURTHER INFORMATION FOR COUNCIL — PROPOSED “BOUTIQUE HOTEL” AT 61 NOOSA SPRINGS
DRIVE, NOOSA HEADS
1.0 Background
The land is part of the existing Noosa Springs Golf Estate with the subject site formally identified as Lot 4
on SP 178340 and encompasses some 3.8ha. The proposed development is for the redevelopment of part
of the land for a luxury boutique hotel.
Gondwana Ecology Group prepared an ecological assessment report dated February 2020 and provided
additional information to Council and the State Assessment Referral Agency (SARA). The proposal includes
the redevelopment of the land generally associated with the Noosa Springs Golf and Spa Resort, including
the existing tennis courts, ancillary buildings and landscaped/planted beds surrounding these structures.
Vegetation, primarily regrowth and planted vegetation (including native vegetation and trees) will be
removed as part of the proposal.
A financial contribution for offset of 19 koala habitat trees within the mapped koala habitat area is proposed
and has been conditioned by the SARA}, with additional planting of koala habitat trees also been proposed
within the golf course, which is beyond the statutory obligations.
2.0 Meeting with Council
A meeting was held on site with Council? on 31 October 2022. The vegetated portion of the land surrounding
the existing tennis courts and ancillary buildings was inspected.
Council have requested further information regarding tree retention and removal (particularly koala
habitat/feed trees — i.e. brushbox, gums, bloodwoods?) for the balance land (i.e. land outside the koala
mapped area in the north). In addition information regarding any she-oak (A/locasuarina species).
1 SARA response dated 5 May 2022.
2 Meeting - David Burrows (Conservation Partnerships Officer) and Patrick Murphy (Coordinator Planning) with Phil
Starkey (Noosa Springs) and Shane Adamson (Adamson Town Planning).
3 Typical koala habitat/feed trees in the location of the proposed development.
Gondwana Ecology Group Pty Ltd 1
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Page 2
3.0 Tree Survey
The vegetated part of the land surrounding the tennis courts was surveyed on 7 November 2022. It is
acknowledged that the survey is not a detailed survey4 and the following methodology was employed:
• State koala mapping and Council biodiversity mapping was disregarded, and the area treated
equally for the purposes of the tree count;
• The area was divided into four broad area based upon the location of the land, patch of vegetation
and the extent of earthworks (refer Figure 1 in Attachment A);
• The areas of earthworks (tree removal) vs no earthworks (tree retention) were qualified by
reference to the Walsh Earthworks Layout Plan, the Marchese Partners Site Plan and a recent
Nearmap aerial photograph;
• A manual count through site traverses was undertaken for trees generally greater than 150mm
diameter at breast height (DBH); and
• Within each area the trees to be retained vs the trees to be removed were counted.
The four survey areas (Figure 1), include:
• Area 1 – area in west between the existing car park and tennis courts – no earthworks proposed
with the area of vegetation being retained and embellished as a landscape area. This area is not
mapped under any overlays and includes a combination of natural vegetation and landscaped
plantings (e.g. palms, lilly pilly).
• Area 2 – area in north between existing tennis courts and Resort Drive. Vegetation on subject land
is fenced. This area includes a portion that is mapped as koala habitat and Council biodiversity
mapping which extends to the west. Trees beyond the fence (subject land boundary) in the
northwest and northeast (being part of the “patch”) were also counted. The development in this
location includes an extension of the tennis courts with retention of a patch of vegetation in the
north.
• Area 3 – area is located in the east between the existing tennis courts and the subject land boundary
fence (and Resort Drive) and includes mostly regrowth brushbox with cleared areas and buildings.
Vegetation retention in this location is restricted to a band along the fence.
• Area 4 – area is located in the southeast and is setback from Resort Drive. The area is to be
landscaped with retained vegetation. She-oaks, regrowth brushbox and planted trees occur
(including palms, figs and lilly pilly).
In addition to the count for koala (and other large) trees in the four areas, all she-oak trees were counted.
It was also recorded whether the trees supported cone and if any of the trees exhibited evidence of
cockatoo feeding, i.e. orts (chewed cones).
The result of the tree counts per area are provided in the tables in Attachment A. In summary, based on
the survey count, 94 koala feed trees (gums, bloodwood or brushbox) will be removed. This includes the 19
trees within the mapped koala area. The majority (>70) of the koala trees to be removed are brushbox.
4
A detailed survey was completed for the area mapped as koala habitat.
2
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3.0 Tree Survey
The vegetated part of the land surrounding the tennis courts was surveyed on 7 November 2022. It is
acknowledged that the survey is not a detailed survey* and the following methodology was employed:
e State koala mapping and Council biodiversity mapping was disregarded, and the area treated
equally for the purposes of the tree count;
e The area was divided into four broad area based upon the location of the land, patch of vegetation
and the extent of earthworks (refer Figure 1 in Attachment A);
e The areas of earthworks (tree removal) vs no earthworks (tree retention) were qualified by
reference to the Walsh Earthworks Layout Plan, the Marchese Partners Site Plan and a recent
Nearmap aerial photograph;
e A manual count through site traverses was undertaken for trees generally greater than 150mm
diameter at breast height (DBH); and
e Within each area the trees to be retained vs the trees to be removed were counted.
The four survey areas (Figure 1), include:
e Area 1— area in west between the existing car park and tennis courts — no earthworks proposed
with the area of vegetation being retained and embellished as a landscape area. This area is not
mapped under any overlays and includes a combination of natural vegetation and landscaped
plantings (e.g. palms, lilly pilly).
e Area 2-area in north between existing tennis courts and Resort Drive. Vegetation on subject land
is fenced. This area includes a portion that is mapped as koala habitat and Council biodiversity
mapping which extends to the west. Trees beyond the fence (subject land boundary) in the
northwest and northeast (being part of the “patch”) were also counted. The development in this
location includes an extension of the tennis courts with retention of a patch of vegetation in the
north.
e Area 3-—area is located in the east between the existing tennis courts and the subject land boundary
fence (and Resort Drive) and includes mostly regrowth brushbox with cleared areas and buildings.
Vegetation retention in this location is restricted to a band along the fence.
e Area 4 — area is located in the southeast and is setback from Resort Drive. The area is to be
landscaped with retained vegetation. She-oaks, regrowth brushbox and planted trees occur
(including palms, figs and lilly pilly).
In addition to the count for koala (and other large) trees in the four areas, all she-oak trees were counted.
It was also recorded whether the trees supported cone and if any of the trees exhibited evidence of
cockatoo feeding, i.e. orts (chewed cones).
The result of the tree counts per area are provided in the tables in Attachment A. In summary, based on
the survey count, 94 koala feed trees (gums, bloodwood or brushbox) will be removed. This includes the 19
trees within the mapped koala area. The majority (>70) of the koala trees to be removed are brushbox.
4 A detailed survey was completed for the area mapped as koala habitat.
Page 3
Of the 26 she-oak trees counted, 11 exhibited cones. Of the trees, eight will be removed, three of which
have cones. No she-oak trees exhibited evidence of being used as a cockatoo feed tree5.
The count also noted another 20 koala feed trees and another nine she-oak trees within the verge,
vegetated patches immediately beyond the subject land, between the boundary fence and Resort Drive,
which won’t be affected by the development of the site (refer Attachment A).
4.0 Offset
As reported previously, in accordance with the State Offset legislation, the project proposes to deliver
“offsets” by way of financial payment which will be a condition of approval. Section 5.4 of the Gondwana
Ecology Report (dated February 2020) states the following: The impact area (koala habitat in SEQ6) for the
subject land in hectares is 19 X 0.004ha = 0.076ha. This equates, based on the financial calculator, to
$8,702.76. The State has conditioned this in the SARA response to the referral of the application dated 5
May 2022 (Attachment 1 – Referral agency conditions, condition 4).
In addition to the financial contribution, it was recommended in early 2022 that a further 60 koala trees be
planted on the golf course7. Suitable planting locations were identified.
5.0 Recommendations
Noting that 94 (in total) koala trees will be removed, and regardless of the mapping (or absence of mapping)
it is recommended that in addition to the State offset, an additional 60 koala trees be planted within the
golf course to offset the tree removal on the site (i.e. 120 in total – ratio of more than 2:18). I would
recommend planting E.tereticornis or similar as these trees are preferred over brushbox which would be
considered a “secondary” food species.
Further to the koala tree planting I would recommend that in the order of 25 (ratio of approximately 3:1)
she-oak be planted amongst the 120 koala tree plantings.
The additional koala tree and she-oak tree planting can be a condition of approval, including the long term
maintenance.
In addition to the compensatory planting, I note that the landscaping plan (Place Design) includes the use
of brushbox in two of the planting areas. This would essentially replace the brushbox in these locations
following development.
5
Note: as reported previously there is historical evidence (pers.obs.) of feeding activity along the road verge, beyond
the subject land fence.
6
https://apps.des.qld.gov.au/offsets-calculator/ - The Financial Settlement Offset Calculator was designed to calculate
the financial settlement offset using hectares. Therefore in SEQ the number of non-juvenile koala habitat trees being
impacted must be converted into an area in hectares. Using an average tree density of 250 tress per hectare for koala
habitat in SEQ, the total area of impact for a single non-juvenile koala habitat tree in SEQ is taken to be 40m2 (0.004ha).
7
It is noted that both Lots 3 & 4 on SP178340 are under covenant and cannot be sold separately.
8
Recognising the State offset already accommodates 19 trees removed – balance is 55 (i.e. 74-19).
3
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Of the 26 she-oak trees counted, 11 exhibited cones. Of the trees, eight will be removed, three of which
have cones. No she-oak trees exhibited evidence of being used as a cockatoo feed tree®.
The count also noted another 20 koala feed trees and another nine she-oak trees within the verge,
vegetated patches immediately beyond the subject land, between the boundary fence and Resort Drive,
which won't be affected by the development of the site (refer Attachment A).
4.0 Offset
As reported previously, in accordance with the State Offset legislation, the project proposes to deliver
“offsets” by way of financial payment which will be a condition of approval. Section 5.4 of the Gondwana
Ecology Report (dated February 2020) states the following: The impact area (koala habitat in SEQ6) for the
subject land in hectares is 19 X 0.004ha = 0.076ha. This equates, based on the financial calculator, to
$8,702.76. The State has conditioned this in the SARA response to the referral of the application dated 5
May 2022 (Attachment 1 — Referral agency conditions, condition 4).
In addition to the financial contribution, it was recommended in early 2022 that a further 60 koala trees be
planted on the golf course’. Suitable planting locations were identified.
5.0 Recommendations
Noting that 94 (in total) koala trees will be removed, and regardless of the mapping (or absence of mapping)
it is recommended that in addition to the State offset, an additional 60 koala trees be planted within the
golf course to offset the tree removal on the site (i.e. 120 in total — ratio of more than 2:18). | would
recommend planting E.tereticornis or similar as these trees are preferred over brushbox which would be
considered a “secondary” food species.
Further to the koala tree planting | would recommend that in the order of 25 (ratio of approximately 3:1)
she-oak be planted amongst the 120 koala tree plantings.
The additional koala tree and she-oak tree planting can be a condition of approval, including the long term
maintenance.
In addition to the compensatory planting, | note that the landscaping plan (Place Design) includes the use
of brushbox in two of the planting areas. This would essentially replace the brushbox in these locations
following development.
5 Note: as reported previously there is historical evidence (pers.obs.) of feeding activity along the road verge, beyond
the subject land fence.
® https://apps.des.qld.gov.au/offsets-calculator/ - The Financial Settlement Offset Calculator was designed to calculate
the financial settlement offset using hectares. Therefore in SEQ the number of non-juvenile koala habitat trees being
impacted must be converted into an area in hectares. Using an average tree density of 250 tress per hectare for koala
habitat in SEQ, the total area of impact for a single non-juvenile koala habitat tree in SEQ is taken to be 40m? (0.004ha).
7 It is noted that both Lots 3 & 4 on SP178340 are under covenant and cannot be sold separately.
® Recognising the State offset already accommodates 19 trees removed — balance is 55 (i.e. 74-19).
Page 4
I would also recommend additional ecological enhancement measures as follows:
• Installation of nest-boxes within the golf course or other land as supported by Council;
• Salvage of any “habitat” material (hollows/dead wood/logs) for use elsewhere in the landscape;
• A protective mechanism (e.g. covenant) if Council considers this necessary, for the retained
vegetation in the north generally consistent with Area 2A (Attachment A); and
• Reconfirming that a rehabilitation/landscaping plan would ensure the control of invasive weed
species9 and planting with suitable native alternatives. This will enhance local habitat values.
These are all measures that I would expect could be a condition of approval and reasonably imposed in the
circumstances.
Please do not hesitate to give me a call on 0407 410 099 if you need to discuss further.
Kind regards
Justin Watson (PhD; CEnvP.)
Director/Principal Ecologist
Gondwana Ecology Group
Encl.
ATTACHMENT A – Tree Survey Results and Figure 1 – Survey Areas
9 Noting the weed understorey associated with the vegetation on the subject land.
4
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| would also recommend additional ecological enhancement measures as follows:
e Installation of nest-boxes within the golf course or other land as supported by Council;
e Salvage of any “habitat” material (hollows/dead wood/logs) for use elsewhere in the landscape;
e A protective mechanism (e.g. covenant) if Council considers this necessary, for the retained
vegetation in the north generally consistent with Area 2A (Attachment A); and
e Reconfirming that a rehabilitation/landscaping plan would ensure the control of invasive weed
species? and planting with suitable native alternatives. This will enhance local habitat values.
These are all measures that | would expect could be a condition of approval and reasonably imposed in the
circumstances.
Please do not hesitate to give me a call on 0407 410 099 if you need to discuss further.
Kind regards
Justin Watson (PhD; CEnvP.)
Director/Principal Ecologist
Gondwana Ecology Group
Encl.
ATTACHMENT A - Tree Survey Results and Figure 1 — Survey Areas
° Noting the weed understorey associated with the vegetation on the subject land.
Page 5
ATTACHMENT A – Subject Land and Surrounds
Refer Figure 1 for Area reference
1. SITE (INSIDE FENCE)
AREA 1
RETAIN {1A} REMOVE {1B}
TREE
Brushbox 25 14
Gum (red gum/hybrid/ash) 2
Tallowwood 1
She-oak 2 2
Cypress 11 12
Bloodwood 5 4
Lily pilly (planted/around tennis courts and hut) 2
Banksia 3 1
Palm (planted/around tennis courts and hut) 8 3
Fig 1
AREA 2
RETAIN {2A} REMOVE {2B}
TREE
Brushbox 24 23
Gum (red gum/hybrid/ash) 7 2
Tallowwood 4
She-oak 7 1
Cypress 14 26
Bloodwood 7 6
Lily pilly (planted) 1
Banksia 2
Wattle 4 7
Palm (planted north of courts) 16
Macaranga 1
AREA 3
RETAIN {3A} REMOVE {3B}
TREE
Brushbox 35 33
She-oak 3 2
Cypress 5 19
Bloodwood 9 6
Banksia 1 1
Wattle 4 2
AREA 4
RETAIN {4A} REMOVE {4B}
TREE
Brushbox 6 4
Bloodwood (hybrid landscape sp.) 1
She-oak 6 3
Cypress 6 3
Bloodwood 2 2
Fig (large near tennis hut) 2
Lily pilly (planted south of courts) 4
Wattle 3 2
Palm (planted north of courts) 4
5
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ATTACHMENT A - Subject Land and Surrounds
Refer Figure 1 for Area reference
1. SITE (INSIDE FENCE)
AREA 1
TREE RETAIN {1A} REMOVE {1B}
Brushbox 25 14
Gum (red gum/hybrid/ash) 2
Tallowwood 1
She-oak 2 2
Cypress 11 12
Bloodwood 5 4
Lily pilly (planted/around tennis courts and hut) 2
Banksia 3 1
Palm (planted/around tennis courts and hut) 8 3
Fig 1
AREA 2
TREE RETAIN {2A} REMOVE {2B}
Brushbox 24 23
Gum (red gum/hybrid/ash) 7 2
Tallowwood 4
She-oak 7 1
Cypress 14 26
Bloodwood 7 6
Lily pilly (planted) 1
Banksia 2
Wattle 4 7
Palm (planted north of courts) 16
Macaranga 1
AREA 3
TREE RETAIN {3A} REMOVE {3B}
Brushbox 35 33
She-oak 3 2
Cypress 5 19
Bloodwood 9 6
Banksia 1 1
Wattle 4 2
AREA 4
TREE RETAIN {4A} REMOVE {4B}
Brushbox 6 4
Bloodwood (hybrid landscape sp.) 1
She-oak 6 3
Cypress 6 3
Bloodwood 2 2
Fig (large near tennis hut) 2
Lily pilly (planted south of courts) 4
Wattle 3 2
Palm (planted north of courts) 4
Page 6
2. TOTAL SUMMARY (INSIDE SITE)
TREE RETAIN REMOVE
Brushbox 90 74
Gum 9 2
Cypress 36 60
Wattle 11 11
Bloodwood 23 18
She-oak 18 8
Banksia 6 2
3. SHEOAK BREAKDOWN - SUMMARY
Inside Fence
AREA CONES? RETAIN REMOVE
1 YES 1
NO 1 2
2 YES 3
NO 4 1
3 YES 1
NO 2 2
4 YES 3 3
NO 3
18 (8 with cones) 8 (3 with cones)
Outside Fence {ALL RETAIN}
• Area 2C: 1 x no cones
• Area 2D: 5 x cone, 3 x no cones
4. TOTAL OUTSIDE SITE {ALL RETAIN}
TREE AREA 2C AREA 2D
Brushbox 5 9
She-oak 1 8
Cypress 12 2
Bloodwood 1 4
Wattle 3 1
Gum 2
• Plus – verge road in north: hybrid bloodwood x 1, bloodwood x 1, gum x 1, lily pilly, tuckeroo
• Plus – verge road east/south: wattle x 1, bloodwood x 1, cypress x 1, brushbox x 1
REFER FIGURE 1 overleaf:
• Areas “1-4 A” (yellow = trees retained)
• Areas “1-4 B” (red = trees removed)
• Areas “2 C & D” (green = retained)
6
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2. TOTAL SUMMARY (INSIDE SITE)
TREE RETAIN REMOVE
Brushbox 90 74
Gum 9 2
Cypress 36 60
Wattle 11 11
Bloodwood 23 18
She-oak 18 8
Banksia 6 2
3. SHEOAK BREAKDOWN - SUMMARY
Inside Fence
AREA CONES? RETAIN REMOVE
1 YES 1
NO 1 2
2 YES 3
NO 4 1
3 YES 1
NO 2 2
4 YES 3 3
NO 3
18 (8 with cones) 8 (3 with cones)
Outside Fence {ALL RETAIN}
e =Area 2C: 1x no cones
e Area 2D:5 x cone, 3 x no cones
4. TOTAL OUTSIDE SITE {ALL RETAIN}
TREE AREA 2C AREA 2D
Brushbox 5 9
She-oak 1 8
Cypress 12 2
Bloodwood 1 4
Wattle 3 1
Gum 2
DW
@
m g
zy S
Rea?
e Plus — verge road in north: hybrid bloodwood x 1, bloodwood x 1, gum x 1, lily pilly, tuckeroo
e Plus — verge road east/south: wattle x 1, bloodwood x 1, cypress x 1, brushbox x 1
REFER FIGURE 1 overleaf:
e Areas “1-4 A” (yellow = trees retained)
e Areas “1-4 B” (red = trees removed)
e Areas “2 C & D” (green = retained)
Page 7
2C
2A
2D
2B
3B
1A
3A
1B 4A
4B
FIGURE 1. Survey Areas with Trees Retained (yellow or green) vs Removed (red) identified (Note – all areas indicative only)
7
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FIGURE 1. Survey Areas with Trees Retained (yellow or green) vs Removed (red) identified (Note — all areas indicative only)