Change Representations - CYC 2025 (version 2 19.01.25)

Condition 98 – fire trail

98.       The development site must be provided with an Emergency Bushfire
          Evacuation Route connecting to Council’s “Road 176”. The emergency route
          is to be used for emergencies only and is not to be used for deliveries or
          general access. The works must be undertaken in accordance with an
          Operational Works approval and Section 5.5 of North Coast Environmental
          Services’ Bushfire Hazard Assessment and Management Plan (J001061, v.4)
          dated 11 September 2024, and include, but not be limited to:
                 a.    a design prepared by a suitably qualified person (RPEQ) that is
                       to an acceptable standard to cater for a HRV, 14.5m rigid
                       vehicle (i.e., bus) and appropriate firefighting appliances;
                 b.    a design that allows for unbroken access for a HRV, 14.5m rigid
                       vehicle (i.e., bus) and appropriate fire-fighting appliances
                       through the site (i.e., from “Road 176” to all parking and
                       manoeuvring areas and through to Kabi Road);
                 c.    a design that includes passing bays and turning areas;
                 d.    the emergency route, all internal roads and associated
                       manoeuvring areas must not exceed a gradient of 12.5%;
                 e.    the emergency route must have a maximum cleared width of
                       10.0 metres and a minimum cleared width of 6.0 metres; and
                 f.    the necessary upgrades to “Road 176” and associated
                       drainage infrastructure, which must be maintained by the
                       applicant during the life of the development.
                 g.    Consultation must occur with the existing resident(s) that
                       access “Road 176” in relation to the proposed works.

We seek for the condition to be amended to a much lesser standard. BMC Traffic advises
the following:

          For the purpose of emergency access, Council requires an alternate road connection for
          the site. This road will be gated and will not be used for day-to-day operations.

          It is my opinion that standard road design requirements, which are designed around daily
          traffic use, are not directly applicable for an emergency access road. The clearing of trees
          to enable the passage of a single lane of traffic (bus traffic, exit only) is appropriate. Civil
          engineering advice would be useful in terms of the gradient, width (single lane, noting
          passing bays are not required) and surface treatment of the emergency fire escape route.

Recor Consulting Engineers also provide advice about minimum upgrade requirements
for emergency access:

          Min update requirements to private Access Track:

      •   Min width track of 4m with 0.5m additional shoulders
      •   Passing bays at approx. every 200m, this can be extended based on the sight distances
          available.
      •   All weather surface, compacted gravel
      •   Appropriate grading is achievable
      •   Substantial clearing

          Min update requirements to Road 176:

      •   Removal of existing track (very poor condition) and upgrade to match that of Cootharaba
          Downs Road.
      •   4m-6m wide gravel track.
      •   Minimal stormwater considerations with exception to possible swales located adjacent the
          track.
      •   Additional clearing of trees located to the south of the track due to proximity