Trees in Development Applications

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Overview

The location and type of tree or vegetation in the vicinity of a development, both on the subject site and on adjoining land (within five metres of the boundaries of the subject site), must be detailed in any Development Application.

The Development Application should also aim to adhere to the following Council principles:

  • existing trees should be retained and incorporated into proposed developments wherever the existing trees are of appropriate species and have an adequate life expectancy
  • where trees are identified to be retained, they must be protected during construction in accordance with best practice
  • an arborist's report is required to be submitted with any development application where works are proposed within five metres of a tree, or where Council deems the vegetation on site is significant enough to warrant such a report
  • where an existing tree(s) are approved for removal as part of a development, adequate space in the landscaped area is to be provided for a replacement canopy tree or trees appropriate to the site and scale of development.

Replanting requirements

When Council grants a Development Consent or approval of a Tree Management Permit, it may require trees to be replanted, including:

  • replacement tree species will be specified or approved by Council and will be of a type suitable for the site
  • where insufficient space is available on the site of a development, Council may require the planting of replacement trees in a specified location on public land, or levy a fee from the developer to fund Council's planting of such trees on public land
  • all work must be carried out in accordance with the Australian Standard for Pruning of Amenity Trees and Council may condition that the work be carried out by a qualified arborist.

Arborist reports

This page outlines the different types of arboricultural reports that a consultant arborist may have to prepare depending on the conditions of the development site or stage of the Development Application process and must lodge as part of the Development Application to North Sydney Council. 

The consultant arborist

North Sydney Council only accepts reports from consultant arborists who have an Australian Qualification Framework (AQF) Level 5, Diploma of Arboriculture, or equivalent.

The consultant arborist should:

  • Be involved in the design stage of the development
  • Monitor works at critical stages (refer to AS 4970:2025
  • Provide written reports including clearly identifiable photos where relevant
  • Certify protection measures
  • Assess tree condition at practical completion
  • Document compliance
  • Specify remedial or ongoing care, if required
  • Issue final certification
  • Act independently and provide their expert opinion rather than advocating for or against the owner of the subject trees.

Types of Arboricultural Reports

Depending on the development context, one or more reports could be required for submission to Council.

Turn the report titles into links – pressing on them would take the browser to the relevant paragraph.

  • Preliminary Tree Assessment Report
  • Arboricultural Impact Assessment (AIA) Report
  • Tree Protection Plan (TPP) and Tree Protection Specifications (TPS)
  • Pruning Specifications Report
  • Root Mapping Report

Preliminary Tree Assessment Report

This assessment is undertaken at the beginning of the development project after completion of site surveys. The report aims to identify all trees on development site and those on neighbouring properties where works may occur within their Notional Root Zone (NRZ). All relevant trees must be represented on the project plans, numbered and with photos for reference, and must be provided with quantitative and qualitative information, as detailed in section 2.2.2 of AS 4970:2025.

Arboricultural Impact Assessment (AIA) Report

Where works will occur in the NRZ of one or more tree, the project arborist is required to present Council with an Arboricultural Impact Assessment (AIA) report, once the final development design is complete.

It is recommended that the arborist be present along the design process to minimise the impacts on trees.

An AIA report must:

  • Identify and discuss extent of likely impacts on all trees;
  • Assess design of associated works (e.g. proposed domain works, such as footpath, overhead or underground services, hoarding and scaffolding, etc.);
  • Justify tree removals;
  • Detail any methods to be implemented to minimise or avoid impacts on retained trees;
  • Quantify the NRZ, SRZ, TPZ and percentage of TPZ encroachments (minor: ≤10% NRZ and outside of SRZ; moderate: 10% < NRZ ≤ 20% and outside SRZ; major: NRZ >20% or inside the SRZ);
  • Attach or include Tree Protection Specifications (TPS) and Tree Protection Plan (TPP).

Refer to section 2.2.5 of AS 4970:2025 for a list of all the documents required to be attached to the AIA report.

Tree Protection Plan (TPP) and Tree Protection Specifications (TPS)

These documents outline the appropriate measures to implement for the protection of retained trees during construction.

The TPS includes, but is not limited to, written instructions regarding:

  • Protection fencing
  • Ground protection
  • Root protection methods
  • Crown spread protection
  • Monitoring requirements
  • Critical inspection stages (undertaken by consultant arborist)
  • Certification requirements

The TPP consists of a graphical site plan illustrating TPZs for trees being retained and the location of specified tree protection devices, as well as location of trees to be removed or transplanted.  

The TPS and TPP are to be updated whenever development plans change and must be shown clearly on all amended plans and construction documents.

Refer to section 2.2.6 of AS 4370:2025 for details on what to include in TPS and TPP.

Refer to section 4 of AS4970:2025 for requirements for tree protection measures.

Note: For smaller projects, the TPP and TPS may form part of the AIA. For complex projects, they may be standalone documents.

Pruning Specifications Report

A technical document detailing required pruning works in accordance with Australian Standards 4373:2007 and 4970:2025 to facilitate development project. It must discuss:

  • the impact on future building clearances;
  • the impact on the trees form and health to maintain Council’s target clearances (refer to section 3.1.2.2 of the North Sydney Development Control Plan 2025);
  • the delivery, use and removal of construction equipment and machinery on site (e.g. crane, piling rig, location of proposed works and construction zones, etc.);
  • photos, referenced with the tree’s unique number, marked up with the required pruning works, and annotated with the calculated percentage of canopy loss

Root Mapping Report

An investigation to identify the location and distribution of significant tree roots, conducted when the assessment cannot determine whether the tree would remain viable after completion of development project. It should always use non-destructive techniques such as hand excavation, and air excavation. This report must include:

  • a plan outlining the location of all the excavation lines;
  • photos of the completed excavation lines, clearly referenced;
  • a schedule of findings;
  • a list of all works outside the building envelope (e.g. paths, stairs, landscaping, underground services, boundary walls, driveways, etc.).   

Layout of Arboricultural Reports

All arboricultural reports must include the following information. Council recommends consultant arborist structure their reports using the layout outlined below.

All reports are to be submitted in an accepted academic format.

Cover page

  • Arborist details: name, address, contact number, email, ABN, qualifications and experience (AQF Level 5 or equivalent*define what ‘equivalent’ means at the bottom of the paragraph);
  • Report title;
  • Address of the site containing the trees and name of the client for which the report was prepared;
  • Date of inspection;
  • Revision number and date (if available).

Executive summary

A concise overview of:

  • Number of trees assessed
  • Retention and removal recommendations
  • Key impacts
  • Protection measures proposed

Scope of the report and purpose

Defines why the report was prepared, what standards were used, what areas were inspected and any limitations.

Introduction

  • Plans and documents that have been assessed including version numbers and dates.

Site plan

A plan of the site must include, but is not limited to, the information below:

  • Locations of all individual or group of trees on the site and any trees on adjoining properties where works may occur within their Notional Root Zone (NRZ);
  • A unique reference number for each relevant tree, to be used consistently to identify each tree throughout the report(s);
  • NRZ for each relevant tree, calculated as per section 3.2 of AS4970:2025.
  • Structural Root Zone (SRZ) of each tree represented on the map, calculated as per section 3.4 of AS 4970:2025;
  • Tree Protection Zone (TPZ) of each represented tree, determined as per section 3.3 of AS 4970:2025;
  • Location/routing of any above or below ground services or structures on the site (existing and proposed);
  • Location of other features (e.g. streams, creeks, watercourse, buildings, etc.);
  • Spot heights of ground level to allow the impact of level changes to be assessed.

Tree data

This is a table showing for each tree surveyed:

  • Unique reference number;
  • Scientific and common names;
  • Age class;
  • Tree dimensions – estimated height, trunk diameter at standard height at 1.3m (DSH), trunk diameter above basal swelling (DAB), canopy spread to the four cardinal points, height to the lowest branch;
  • Health and structural condition inc. estimate of ULE, tree hazard assessment details (at the time the report is submitted to Council);
  • NRZ;
  • SRZ;
  • TPZ;
  • TPZ encroachment (%);
  • Location.

Site information

A summary of relevant site information, such as soils, drainage, pests and diseases, location relative to existing site features (e.g. proximity to bushland), ecological and habitat values, landscape significance, heritage or cultural matters, amenity values, retention value, and other matters relevant to the site (e.g. surface roots or infrastructure that might prevent root growth).

Supporting evidence such as annotated photographs and laboratory results must be included where relevant.

Methods or techniques used in the inspection

Discussion and recommendations

  • A discussion of all available options, including why they are recommended or not.
  • Description of the recommended protection measures to be implemented to ensure the protection of retained trees.
  • The scientific and common names of all tree species proposed for planting, including recommendations on the size and quality characteristics of trees to be planted.
  • Considerations to landscape designs for development sites located in a bushland buffer zone should be taken as detailed in Section 3.2 of North Sydney Development plan 2025. Refer to Council’s public mapping interface and Native vegetation and plant species in North Sydney – North Sydney Council to identify the relevant local plant communities and their respective species. 

Bibliography

All resource material, including calculation formulae are to be referenced clearly using Harvard format.

Appendices

This section includes any supporting information, such as clear photographs of trees (identified with their unique reference number) and highlighting defects or site constraints.

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