LANDSCAPE DEVELOPMENT PLAN REPORT

LANDSCAPE DEVELOPMENT PLAN REPORT KOSCIUSZKO ROAD JINDABYNE SNOWY RIVER COUNCIL MARCH 2006 KOSCIUSZKO ROAD JINDABYNE LANDSCAPE DEVELOPMENT PLAN REPORT Submitted to: Prepared 7th March 2006 by: dsb Landscape Architects 1868 Kosciuszko Road, Jindabyne. February 2006 Table of Contents 1. INTRODUCTION……………………………………………………………………………..2 Background Information……………………………………………………………2 Project Aim…………………………………………………………………………….3 1.1 1.2 2. PROJECT KEY ISSUES………………………………………………………………………..4 Methodology Development……………………………………………………….4 Stage 1. Client Briefing…………………………………………………………….4 Stage 2. Site Analysis………………………………………………………………5 Stage 3. Opportunities…………………………………………………………….5 Stage 4. Draft Concept Plan…………………………………………………….6 Stage 5. Landscape Development Plan………………………………………6 2.1 2.1.1 2.1.2 2.1.3 2.1.4 2.1.5 3. KEY FEATURES OF THE LANDSCAPE DEVELOPMENT PLAN...………………………...7 Entry and Exit Points………………………………………………………………….8 Cohesive Street Tree Character…………………………………………………..8 Avenue Plantings…………………………………………………………………..8 Grouped Plantings…………………………………………………………………9 Planting Amongst Existing………………………………………………………...9 Planting at Road Cuttings………………………………………………………..9 Vehicle Control Barriers and Bollards……………………………………………10 Textured Walls………………………………………………………………………..10 Road Verge Paving………………………………………………………………...11 Median Strips………………………………………………………………………...11 Pedestrian Crossings………………………………………………………………..11 Pedestrian Footpaths………………………………………………………………12 3.1 3.2 3.2.1 3.2.2 3.2.3 3.2.4 3.3 3.4 3.5 3.6 3.7 3.8 dsb Landscape Architects 1868 Kosciuszko Road, Jindabyne. February 2006 4. FUTURE ACTIONS AND PRIORITIES………………………………………………………13 Short Term Development………………………………………………………….13 Entry and Exit Points………………………………………………………………13 Pedestrian Crossings……………………………………………………………..14 Vehicle Control Barriers and Bollards…………………………………………14 Medium Term Development……………………………………………………...14 Plantings……………………………………………………………………………14 Medians and Pedestrian Paths………………………………………………...15 Street Furniture…………………………………………………………………….15 4.1 4.1.1 4.1.2 4.1.3 4.2 4.2.1 4.2.2 4.2.3 5. CONTACTS…………………………………………………………………………………16 APPENDICES…………………………………………………………………………………….17 Appendix 1: Vehicle Control Barriers and Bollards……………………………………...17 Appendix 2: Planting Species……………………………………………………………….18 Appendix 3. Paving Types and Textures…………………………………………………..19 TABLE OF DRAWINGS Figure 1. Site Analysis……………………………………………………………………………... Figure 2. Site Opportunities Plan……………………………………………………………….. dsb Landscape Architects 1868 Kosciuszko Road, Jindabyne. February 2006 1 Introduction 1.1 Background Information The Snowy River Council commissioned dsb Landscape Architects in June 2005, to prepare a Landscape Development Plan for Kosciuszko Road corridor through the built up area of Jindabyne. The Landscape Development Plan outlines development guidelines for the landscape and the beautification of the Kosciuszko Road corridor as it passes through the centre of Jindabyne. The area covered by The Landscape Development Plan is Kosciuszko Road, from Barry Way roundabout at the northern end, to the 60km speed sign approximately 700 metres south of the Munyang and Banjo Patterson intersection at the southern end. The Landscape Development Plan gives due consideration to a range of management and planning issues raised in the revised draft version of the Lake Jindabyne Southern Foreshore management Plan, November 2004. These issues are: • The deficiencies in the quality and/ or comprehensiveness of facilities in high use areas. • The conflicts between uses that are apparent and in particular the impacts of uncontrolled vehicle access to many parts of the foreshore. • The barren condition of large areas of ground that is not directly or only occasionally affected by change in lake levels. • The absence of an integrated facility and signage system across the foreshore, and • The presence of a number of environmental weeds (i.e. poplars, willows, briar rose and firethorn). dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 2 1.2 Project Aim The aim of the Landscape Development Plan is to identify design issues for improving the visual amenity of Kosciuszko Road through an upgrade of the landscape setting. This will create a sense of identity for Jindabyne and include existing significant heritage and cultural elements. The project process, includes the following project principles, • Stakeholder Input from the Snowy River Council. • Sound environmentally sustainable design principles, which considers the appropriateness of proposed vegetation materials, elements and design solutions. • Existing site elements, access and circulation that incorporates linkages between precincts along the roadway. The project process acknowledges the existing landscape, historical/cultural elements and infrastructure of the road corridor. • Quality landscape development planning that establishes design cohesiveness for existing and future works. It establishes a functional iconic streetscape, which integrates with existing urban areas and recreational activities and enhances vistas to surrounding landscapes. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 3 2 Project key issues Environmental Sustainability Landscape treatments, high quality design. Stakeholder Consultation Appropriate involvement to identify stakeholder responses. Kosciuszko Road Landscape Development Plan Quality Detailed Design Plan Cohesive environment respecting the visual and commercial integrity of the site and functional needs. Access & Circulation Circulation and connection to surrounding precincts, visual connectivity, access for all. Site Elements Environmental, cultural and commercial values, and infrastructure needs. 2.1 Methodology development The methodology used for the project incorporates five stages: Client Briefing, Site Analysis, Site Opportunities Plan, Draft Concept Plans and Final Landscape Development Plan. Each stage concluded with stakeholder consultation and review of project progression and identification of issues to be addressed, prior to commencement of the next stage. 2.1.1 Stage 1. Client Briefing Snowy River Shire Council representatives initiated the project commencement with a client briefing and site inspection. The briefing outlined expectations of the Kosciuszko Road landscape upgrade and the site visit enabled key elements as outlined in the brief, such as road verge management, vehicle control, visual dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 4 amenity, and pedestrian movement to be identified. As part of the data collection, photos were taken of the entire site for reference and review. Snowy River Shire Council provided aerial photographs and road design drawings (for part of the roadway) for use as base plan material. The quality of the base plans provides adequate detail for the landscape planning process, however the accuracy of these plans is limited by the age of the photography and the less detailed road drawings. 2.1.2 Stage 2. Site Analysis Following review of the collected data, client briefing, photographs and notes, dsb undertook a Site Analysis of the road corridor landscape and adjacent areas of the key elements as outlined in the brief. The analysis process developed a comprehensive understanding of existing landscape elements within the project area. The Site Analysis documentation was assembled for stakeholder review and consultation. (See: Table of Drawings, Figure 1). 2.1.3 Stage 3. Site Opportunities Plan The Site Opportunities Plan followed the initial site assessment and analysis. This plan appraises the existing landscape and identifies areas or locations of landscape development opportunity that would improve the amenity of the road corridor. The Site Opportunities Plan identified development opportunities that would: • • • • Kosciuszko Road entry points. Manage road batter slopes, road verge areas and informal car parking Improve visual amenity through the road corridor landscape. Encourage Kosciuszko Road pedestrian walkability and permeability. The Site Opportunities Plan documentation was assembled for stakeholder review and consultation. (See Table of Drawings, Figure 2). dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 5 The stakeholder review and consultation response to the Site Opportunities Plan generally agreed with the development opportunities dsb proposed. 2.1.4 Stage 4. Draft Concept Plan Review of the Site Analysis and Site Opportunities plans identified areas adjacent and along the road corridor for the development of design concepts to improve the visual amenity of the corridor. The Draft Concept Plans were developed utilising the project principles and design development along with the Snowy River Shire Council review comments from the Site Opportunities Plan. The Draft Concepts Plans include specific design concepts that enabled stakeholders to review and visually assess proposals at a development planning level for comment. The Snowy River Shire Council review and consultation response to the Draft Concept Plans were in general agreement to the concepts. Further direction was given regarding, relocation of a pedestrian crossing linking the shopping centre (adjacent to Thredbo Tce) to the park at a ponit of works for future toilet facilities. 2.1.5 Stage 5. Landscape Development Plan Review information received from the Snowy River Shire Council regarding the Draft Concept Plan allowed for the development of The Landscape Development Plan. The Landscape Development Plan communicates visually, streetscape design concepts proposed for Kosciuszko Road and how this relates to surrounding landscapes and existing corridor elements. The Landscape Development Plan Report outlines the design process and key features within the proposed streetscape design concepts for the road corridor. The report provides a list of landscape design elements fundamental to achieving improvement to the visual amenity of the road corridor and a themed landscape character. The Landscape Development Plan establishes the basis for an action plan for future work to upgrade the landscape amenity. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 6 3 Key Features of the Landscape Development Plan The project process for the Landscape Development Plan sought to address Council expectations of upgrading the amenity of the Kosciuszko Road corridor whilst maintaining the road functions and urban infrastructure facility. Landscape design for entry points were developed to provide a sense of identity and arrival at the Jindabyne Township. Proposals for cohesive street tree character to provide seasonal colour and shade, shelter amenity and frame views to the surrounding landscape are included. Landscape treatment is proposed for road cuttings to alleviate the current non-maintained appearance and create a significant urban design feature. Improvements to the urban streetscape infrastructure such as, street furniture, verge paving, median strip treatment, pedestrian crossings and paths are indicated to enable functional use of the streetscape, improve visual quality, resolve shortcomings in existing facilities and develop a themed amenity. Construction materials will be indicative of the Jindabyne area and the snowy mountain region, street furniture to meet all utilitarian functions, robust and to withstand local climatic conditions. Paving and planting at existing median strips will soften the road corridor at the commercial precincts and provide visual interest. Pedestrian crossings were developed to provide safe crossing points at prominent locations allowing access to high use facilities. Pedestrian footpaths were augmented to provide connectivity along the road corridor. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 7 3.1 Entry Points Entry point treatments will be significant landscape elements that create a gateway within the road corridor. This gateway effect will be achieved by: • Conifer gateway planting to create strong vertical elements contrasting with other landscape features. • • Shrub and groundcover planting adjacent to road pavement. Up lighting to illuminate trees for dramatic night time effect. GATEWAY: TYPICAL SECTION 3.2 Cohesive Street Tree Character A cohesive street tree character planting style will formulate the basis for an “Autumn Leaves” theme for Jindabyne. A cohesive street tree character will be achieved through avenue plantings, grouped plantings, planting amongst existing and planting at road cuttings. 3.2.1 Avenue Plantings • Avenue style planting along Kosciuszko Road verge to formalise streetscape. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 8 • Large deciduous tree plantings to offer dapple sunlight during winter and shade during the summers. • Repetitive nature to break up view sheds to built forms and provide vistas through to important visual elements. 3.2.2 Grouped Plantings • Grouped deciduous tree plantings located at intermittent points along the Kosciuszko Road verge. • Deciduous tree species to offer contrasting or complimentary colour to the existing landscape for seasonal interest. • Locations of plantings to screen undesirable views to built forms. 3.2.3 Planting Amongst Existing • Tree planting amongst existing to strengthen forms of existing group plantings to screen buildings or emphasize vistas. • Tree planting to define areas and precincts along the road corridor. Shrub and groundcover planing at batters to alleviate maintenance requirements and improve visual amenity. • 3.2.4 Plantings at Road Cuttings • Deciduous avenue plantings to provide seasonal colour interest and enclose road cutting space. • Shrub and groundcover planting to retaining wall edge to provide seasonal colour interest. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 9 3.3 Vehicle Control Barriers and Bollards Vehicle control barriers and bollards will enhance the visual amenity of the road corridor by providing a management solution towards informal parking at Kosciuszko road verges: • Vehicle control barriers to manage informal parking at locations such as: the corner of Barry Way roundabout. • Bollards to manage informal parking along road verges of commercial buildings. • Vehicle control barriers and bollard design form will be more formalized with honed and polished surfaces as the locality centralizes towards the shopping centre precinct. 3.4 Textured Walls Textured retaining walls will be prominent landscape elements that provide a significant design feature for the Jindabyne Township: • Low textured retaining walls located at the southern end of design area road cuttings and at east of Barry Way round about to stabilize existing steep batters and allow for planting. • Up lighting to illuminate texture and design motif features for dramatic night time effect. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 10 3.5 Road Verge Paving Paving at road verges will replace existing concrete and create new areas for pedestrian movement. • Paving at road verges around high use commercial areas will manage high volumes of pedestrian traffic. • Paving type of earthy tones and granite type textures will reflect the local character of the surrounding landscape. 3.6 Median Strips Median strips are areas of opportunity to enhance the visual amenity of the road corridor. • Planting low level shrubs and groundcovers at two median strips adjacent to the shopping centres will soften road elements. • • • • Low height planting to ensure sight line requirements are maintained. Planting types to compliment adjacent batter plantings. Granite median paving to be consistent with road verge paving types. Plant selection to reflect local environmental conditions and require low maintenance when established. 3.7 Pedestrian Crossings Pedestrian crossings provide safety crossing points for pedestrians at desirable crossing points and an opportunity to slow traffic along the road corridor: • Pedestrian crossings located adjacent to high use commercial areas such as; shopping centres. • Pedestrian crossings to provide linkages from commercial facilities to recreational and other commercial facilities. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 11 3.8 Pedestrian Footpaths Pedestrian footpaths are to encourage walkability of the road corridor they will provide linkage points from residential and recreational areas to the commercial precincts. • The relocation of footpaths from the road verge to allow for open space movement and shrub /groundcover planting. • Open space footpath to formalise desire lines connections to shopping centres, Bowling club, Holiday Park and connection to residential precincts. • Open space footpath to form connections with existing footpaths along existing commercial building verges. • Ramped pedestrian path to caravan park in accordance with Australian Standards. • Continuation of existing pedestrian paths along desire lines to link commercial and residential areas. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 12 4 Future Actions and Priorities The Landscape Development Plan is to develop an action plan that outlines proposed development within a short and medium term time frame. The Landscape Development Plan acknowledges short-term development projects are in accordance with scheduled development, stakeholder’s preferences and identified utilitarian infrastructure requirements, such as: Entry Points that establish a sense of arrival to the Jindabyne Township. Pedestrian Crossings provide for pedestrian safety and access to a new public toilet facility. Vehicle Control Barriers and Bollards provide control over informal parking to road verges at commercial areas and Barry Way round about. The Landscape Development Plan identifies medium term development to be staged with the masterplanning and implement, as the council requires on a priority basis. The Landscape Development Plan provides a guide and establishes a framework for the planned upgrade of the Kosciuszko Road corridor. As a planning tool the Landscape Development Plan development provides the basis for detail design and documentation of landscape improvements for implementation. 4.1 Short Term Development Short term development identifies concept design components of the Landscape Development Plan the Council can implement towards the establishment of formalising the Kosciuszko Road streetscape and attending to pedestrian safety. 4.1.1 Entry and Exit Points Analysis: The Snowy River Council has identified the requirement for formal entry points to provide a distinct transition from the highway environment to the Jindabyne Township. Action: Textured retaining walls with up-lighting and formed view style planting. Specimen Coniferous trees at nominated entry and exit locations, with up lighting for dramatic night time effect. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 13 4.1.2 Pedestrian Crossings Analysis: Pedestrian crossing provides safe pedestrian movement across Kosciuszko Road from shopping centres to recreational precincts. Action: Locate pedestrian crossings at points adjacent to shopping centres, which provides a direct access connection to the lake, proposed toilet facility in park and Holiday Park. 4.1.3 Vehicle Control Barriers and Bollards Analysis: Areas that have been identified for informal car parking at prominent areas such as the proposed entry point at Barry Way roundabout and road verges adjacent to commercial/ residential areas. Action: Iconic landscape bollards and vehicle control barriers will provide immediate response to control informal car parking. Implementation of iconic landscape elements will initiate the development of a themed town. 4.2 Medium Term Development Medium term development outlines landscape design concept from the Landscape Development Plan for future development by the Council as other scheduled developments commence or as funding becomes available. These design concepts are integral towards achieving councils expectations however short term development is not necessary 4.2.1 Plantings Analysis: Existing plantings along the Kosciuszko Road corridor provide little structure framing views to prominent landscape elements such as the lake and mountains. The typical sloping nature of the site lends itself to many road cuttings and the formation of many batters, which are currently a maintenance issue with the local authority. Due to the winding nature of the road many grouped plantings are thin and provide little visual interest or offer little screening to buildings. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 14 Action: Planting of oak trees through the road corridor will frame view to surrounding landscapes and assist in screening sightlines to unwanted view-sheds. Planting of shrubs and groundcovers to road cuttings and verges will assist in lower maintenance requirements and improve visual amenity. Planting of grouped seasonal trees at specific areas will screen views to buildings and provide year round visual interest. Additional tree plantings to existing grouped plantings will establish a prominent landscape feature by providing structure and visual interest. 4.2.2 Medians and Pedestrian Paths. Analysis: Current medians located in front of the central shopping area offer little visual interest with the degraded grass. Pedestrian path systems lack connectivity through the Kosciuszko Road corridor, to recreational facilities such as the lake and parks and to residential precincts. Action: Provision for low levels of shrub/ground cover plantings to medians where width allows. At thinner alignments decorative iconic paving will replace the plantings. New pedestrian paths will link with existing path systems, they will take routes that offer view sheds to surrounding landscape vistas while remaining functional in transporting pedestrian movement along Kosciuszko Road corridor to residential, recreational and commercial areas. 4.2.3 Street Furniture Analysis: There is a lack of adequate seating and litterbins at potential areas to take advantage of surrounding views to the lake and mountainous landscapes and around existing commercial areas. Action: The design of complimentary iconic landscape furniture is required to create a sense of place for Jindabyne. Design planning for locations of seating, litterbins, street lighting and pedestrian lighting is required to accommodate utilitarian requirements and for pedestrian safety. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 15 5 Contact information DSB Partners Pty Ltd Trading as dsb Landscape Architects ABN 94 052 528 293 Directors: Paul Bombardier, Paul Scholtens, Michael Reeves Deakin Chambers 14 Hannah Place Deakin ACT 2600 Phone 02 6285 1955 Fax 02 6281 6668 Email dsb@dsbla.com.au Web www.dsbla.com.au dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 16 Appendices These appendices are provided as indication design guides to illustrate appropriate elements and treatments. These can form the basis for detail design development and documentation for future works. Appendix 1. Vehicle Control Barriers and Bollards Vehicle control barriers and bollards as shown below indicate a landscape element that refines as location centralises towards town centres. RURAL TOWN INTERFACE: Barriers and Bollards INTERMEDIATE AREAS dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 17 TOWN CENTRE: Appendix 2. Planting Species The plant list below is indicative of expectations sought by the council, which meets the planting requirements as outlined in the Landscape Development Plan. Indicative Plant List: Oaks: Quercus coccinea (Scarlet Oak) Spruce: Picea pungens ‘Glauca’ (Blue Spruce) Coniferous Entry Points: Cupressus sempervirens ‘Swains Gold’ (Pencil Pine) Grouped Tree Plantings: Prunus cerasifera (Cherry Plum) Prunus serrulata (Japanese Flowering Cherry) Liquidambar styraciflua (Liquidambar) Pyrus ussuriensis (Manchurian Pear) Fraxinus oxycarpa (Desert Ash) Fraxinus oxycarpa ‘Raywood’ (Claret Ash) dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 18 Shrubs: Callistemon ‘Cherry Time’ (Bottlebrush) Coleonema pulchellum (Golden Diosma) Correa ‘Dusky Bells’ Cytisus ‘Burkwoodii’ (Scotch Broom) Hebe ‘Autumn Glory’ Kunzea capitata Leptospermum ‘Merinda’ Nandina domestica (Nandina) Photinia ‘Robusta’ Sprirea thunbergii Viburnum tinus (Laurustinus tinus) Groundcovers: Ajuga reptans (Ajuga) Grevillea ‘Raptor Juniperus Conferta (‘Blue Pacific’ Juniper) Juniperus Sabina (Savin Juniper) Phlox subulate (Phlox) Appendix 3. Paving Types and Textures The indicative paving types, colours and textures below specify an iconic style that will be present through the design area of Jindabyne. The paving type and retaining wall texture reflect the rugged nature of the surrounding landscape. dsb Landscape Architects 1868 Kossciuszko Road, Jindabyne. February 2006 2 Quality assurance information Report title: Kosciuszko Road, Jindabyne: Landscape Development Plan Job number: 1868 Date: 28 February 2006 Prepared by: Ben Heydon Reviewed by: Paul Bombardier Revision history Revision Number 1 Revision Date 28/02/06 Details BH Authorised by PB