PROJECT: PROPOSED INDUSTRIAL DEVELOPMENT, TIGHES HILL
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Our ref: 7407.5-ldr-01. doc
DATE:
May, 2007
Landscape Design Report PROJECT:
Proposed Industrial Development.
SITE:
Lot 1, D.P 434884 73 Elizabeth Street, Tighes Hill.
CLIENT:
Lee Clarke & Co.
COUNCIL:
Newcastle City Council.
1.0
General Description The following landscape design report has been prepared in accordance with the requirements of Newcastle City Council Development Control Plan 2005 and Landscaping Technical Manual, having regard to a Category 3 development.
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The Site The site is located within the western boundary 4(a) Urban Services Zone of Newcastle, approximately 500 metres to the east of the Pacific Highway (Maitland Road) and approximately 600m to the west of Hannell Street. The site is bounded by Elizabeth Street and residential dwellings to the north [zoned 2(a) Residential], Throsby Creek to the south, an industrial site to the east (formerly BOC Gasses) and two residential dwellings to the west. The site’s western boundary adjoins 2(b) zoning (Urban Core), based on Newcastle City Council’s Local Environmental Plan 2004. The Pacific Highway and Hannell Street both provide major links from the northern suburbs into the city of Newcastle. Elizabeth Street runs perpendicular to both and has a steep incline towards the north-western corner of the site. As a result of extensive excavation works previously undertaken, the site is relatively level, approximately 3 metres above Throsby Creek, with only a slight fall from the north towards the creek. Earth mounds to 1.5 metres high contain unmaintained grasses and weeds and four seedling trees (Casuarina glauca and Acacia longifolia) provide the only canopy cover on site. Entry to the site is from the north-eastern corner at Elizabeth Street grade. As Elizabeth Street ascends to the west, an earth embankment begins and becomes steeper, eventually forming an 8 metre high rocky cliff face in the north- western corner. A shallow water body and rock platform are present at the base of the cliff face and occupy approximately 30% of the site.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue1, May 2007.
PROJECT No.7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
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FIGURE 1: LOCATION OF SITE.
FIGURE 2: AERIAL PHOTO SHOWING SITE RELATIVE TO THE INDUSTRIAL / RESIDENTIAL CONTEXT.
FIGURE 3: PROPOSED DEVELOPMENT SITE VIEWED FROM THE NORTH-EASTERN CORNER. VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
3.0
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The Soils The site falls into the Cockle Creek (CC) soil landscape classification, as defined by the Department of Land and Water Conservation (Matthei, L.E, 1995). Generally the soil landscapes comprise deep (>200cm) narrow floodplains, alluvial fan deposits and broad delta deposits. These soils are characterised by having a water erosion and flood hazard, localised high water tables and waterlogging, infertile, having low wet strength and low pH. As discussed, previous excavation has resulted in the almost complete removal of original soil, especially within the western half of the site, exposing a rock platform and cliff face. The lack of endemic vegetation, the presence of irregular earth mounds and extensive weed infestation suggests that the remainder of the site has had soil disturbance, either during these excavations or previously. The presence of a rock platform indicates that the construction of raised planter beds will be required to provide sufficient soil depth for nominal plant growth. The inclusion of imported Premium grade and General Purpose soils to all raised planter beds, in addition to a 75mm mulch layer will ensure optimum growing conditions. The proposed carpark tree locations will require excavation to a minimum 600mm depth backfilled with Structural Soils and the addition of root control barriers and drainage lines.
FIGURE 4: ROCK PLATFORM, SHALLOW WATER BODY AND CLIFF FACE TO BACKGROUND.
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Vegetation The vegetation of the southern half of the proposed site once consisted of open forest containing Eucalypt us robust a (Swamp Mahogany), Eucalypt us umbra (Bastard Mahogany), Eucalypt us amplifolia (Cabbage Gum)and Eucalypt us deanei (Mountain Blue Gum) as the dominant species. Melaleuca spp. and Casuarina glauca (Swamp Oak) occurred in poorly drained areas and flood channels. All endemic vegetation has been completely cleared from the site as a result of previous excavation works. It is suspected that the three immature Casuarina glauca (Swamp She Oak) and one Acacia longifolia (Sydney Golden Wattle) have self-germinated since excavation, due to their immature status. The remainder of the site is covered in exotic grasses and weed species, with occasional Acacia longifolia seedlings up to one metre high attempting to recolonise.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
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FIGURE 5: VIEW TO EAST ACROSS SITE SHOWING EXTENT OF GRASS AND WEED GROWTH AND IMMATURE TREES.
The Elizabeth Street turfed verge contains five trees in declining health (Eucalypt us robust a, Eucalypt us maculat a, Acacia sp.), whilst a Jacaranda mimosifolia is growing in front of the adjoining property to the north-western corner of the site.
FIGURE 6: ELIZABETH STREET LOOKING SOUTH EAST TOWARDS SITE.
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Existing Landscape Character The existing landscape character of the site and surrounding area is a combination of residential and industrial development with no specific landscape theme. As discussed above, the site is devoid of all endemic vegetation and no plants in cultivation occur on site. Five existing trees adjoin the site on the Elizabeth Street verge, however they are in declining health and do not complement any other street tree plantings. Casuarina glauca is the dominant tree species in the former BOC Gasses site to the east, in addition to advanced Phoenix canariensis (Date Palm) and Ficus hillii (Hills Fig) along the Elizabeth Street frontage. New industrial lots containing very minimal landscaping of mixed exotics and natives occur to the far north east of the site, whilst Kings Road, to the perpendicular north of the site, contains established, mainly exotic gardens in varying degrees of maintenance. Street tree planting along Kings Road consists of Lagerst roemia indica (Crepe Myrtle) and advanced Ficus hillii (Hills Fig), which provide a shady avenue and feeling of enclosure to the residences. VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
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A vertical rock face adjoins Elizabeth Street to the immediate north of the site, with older style residential dwellings situated on top of the cliff face. Occasional canopy trees are evident including Eucalypt us sp. and palms, however overall the landscaping is minimal, assuming the residents aim to maintain views to the south. The lack of screen planting along the southern boundary of these properties enables direct views into the proposed development site. More significant landscaping occurs along the remainder of Elizabeth Street, to the north west of the site, where older style residential dwellings characterise this area. Planting is variable and although generally well maintained, consists of a combination of native and exotic species with no distinct theme. More contemporary style dwellings occur along Throsby Street, adjoining the site’s immediate south-western boundary. Landscaping is minimal, low growing and planting themes are more formal, consisting of clipped hedges and topiary to complement the clean lines of the rendered buildings. Throsby Creek to the south of the site contains a turfed embankment and distant creekline planting of Casuarina glauca. Although no trees occur along the site’s southern boundary, the Casuarinas adjoining other properties along the creekline create the impression of continuity, whilst providing a degree of upper canopy cover and screening the residences and industrial lots along the southern bank of the creek.
FIGURE 7: VIEW EAST INTO FORMER BOC GASSES SITE.
FIGURE 8: VIEW NORTH ALONG KINGS ROAD FROM ELIZABETH STREET.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
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FIGURE 9: VIEW NORTH WEST ALONG ELIZABETH STREET.
FIGURE 10: VIEW SOUTH WEST ALONG ELIZABETH STREET FROM SITE.
FIGURE 11: VIEW WEST ALONG THROSBY STREET. CONTEMPORARY HOUSING WITH MINIMAL LANDSCAPING.
FIGURE 12: Casuarina glauca ALONG SOUTHERN BANK OF THROSBY CREEK.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
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FIGURE 13: VIEW EAST ALONG THROSBY CREEK. SITE TO LEFT OF FENCE WITH NO TREE PLANTING. Casuarina glauca IN DISTANCE ALONG SOUTHERN CREEKLINE.
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Visual Amenity The visual amenity of the area comprises a combination of industrial complexes and single and double storey older style weatherboard dwellings. An indication of the changing style of the area is represented in Throsby Street, with the emergence of contemporary rendered masonry dwellings. The greatest visual impact of the proposed development is likely to be experienced from the residences above the cliff face to the north and those adjoining the western boundary of the site. Additionally, direct sight lines occur from across Throsby Creek to the south. As the former BOC Gasses site to the east is currently unoccupied, no immediate visual impact will be experienced, however views in from prospective future tenants should be considered. As previously discussed, Elizabeth Street is aligned perpendicular to two main thoroughfares and as such has a medium scenic value for passing motorists. Although the proposed units contain upper level mezzanines, the modified topography of the site enables the buildings to be set down within the hillside, therefore the roofline will not exceed that of the adjoining double storey residences to the west. Subsequent tree planting in raised planters to the north of the site will provide an upper canopy and assist in screening the buildings from the street.
FIGURE 14: NEW INDUSTRIAL DEVELOPMENT TO THE NORTH EAST OF PROPOSED SITE.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
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FIGURE 15: VIEW WEST ACROSS SITE INDICATING POTENTIAL VIEWS IN FROM NEARBY RESIDENCES.
FIGURE 16: VIEW INTO SITE FROM ELIZABETH STREET ROADSIDE VERGE.
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Proposed Development The proposed development consists of up to 45 industrial shop units within four separate buildings. The northern section of the site will contain 15 car parking spaces and 21 double storey units within the one building block. Lower floor levels are set at approximate grade, then increase by 500mm every 6 units to a maximum RL of 4.0 in the north-western corner. Three separate buildings comprising a total of 24 units in two east-west aligned rows are proposed for the southern section of the site. The southern row of units will be single storey creating an approximate 16 metre roofline setback from the building footprint. This roofline incline to the north will minimise the visual impact from Throsby Creek and views down into the creek from Elizabeth Street. An additional 72 car parking spaces are proposed for the southern sector of the site. The carpark layout enables adequate turning area for an 8.8 metre long truck. The main entry to the site will be at the north eastern corner from Elizabeth Street, whilst emergency vehicle access only is proposed for the south western corner, at the termination of Throsby Street.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
8.0
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Proposed Landscape Works The proposed landscape works includes the provision of upper canopy trees (Cupaniopsis anacardioides) within the carpark islands. Excavation to a minimum of 600mm depth and the inclusion of Structural Soil and drainage lines to each tree planting hole will ensure sufficient planting depth and the appropriate nutrients are provided for successful tree growth. Underplanting of low growing shrubs and grasses will assist in softening the carpark expanse, whilst ensuring sight lines are maintained for driver and pedestrian safety. As previously noted, the landscaping works within the northern sector of the site will require the construction of raised planter beds, backfilled with Premium and General Purpose soil and the addition of a 75mm layer of mulch. 2.5 x 1m wide cut outs within the planter bed walls will accommodate bench seats to make available a shaded sitting area for employees / visitors. Due to the close proximity of the rock face the gardens will encounter some overshadowing, therefore shade tolerant plant species are selected. As the landscaping along Elizabeth Street has no specific theme, species selection is dependant upon site and climatic suitability. Tree planting will consist of Lilly Pilly’s, Blueberry Ash, Melaleuca sp. and Casuarinas to provide upper canopy connection and assist in filtering views into the site from the north. A limited plant palette of low maintenance species has been selected to create continuity and simple lines along the garden beds, with occasional accent planting, in preference to numerous species planted at random. All raised planters shall be finished to complement the building materials. Screen planting of Casuarina glauca along the western and eastern boundaries will provide a low maintenance visual link throughout the site and complement the existing creekline vegetation. Additionally, Casuarina planting shall occur along the southern site boundary, where space permits in the wider garden beds. These are aligned adjacent to the carparking blocks, therefore the screening provided from these plantings will filter views into the carpark and through to the northern building. Interplanting of informal hedges along the southern boundary will also assist in screening where space does not permit tree growth due to turning area required from units.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5
PROJECT: PROPOSED INDUSTRIAL DEVLOPMENT, TIGHES HILL
9.0
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References
Matthei, L.E (1995)
Soil Landscapes of Newcastle 1:100,000 Sheet, Department of Land and Water Conservation, Sydney
NCC, (2005).
Newcastle City Council DCP 2005 Element 4.4, Landscaping, Newcastle City Council.
NCC, (2005).
Newcastle City Council DCP 2005 Element 7.1, Indust rial Development, Newcastle City Council.
NCC, (2005).
Newcastle City Council DCP 2005 Landscaping Technical Manual, Newcastle City Council.
NCC (2003)
Newcast le Local Environment Plan, Newcastle Cit y Council.
UBD (1998)
Newcast le St reet Directory 15th Edition, Universal Press Pty Ltd, Macquarie Park, NSW.
VERGE LANDSCAPE ARCHITECTS, 412 KING STREET, NEWCASTLE, PHONE 4929 4926, FAX 4926 3069 Issue 1, May 2007
PROJECT No7407.5