Compiled Plans & Documents OPW18-0342 02

                                                              Retirement Living & Aged Care Facility
                                                                     Grasstree Court, Sunrise Beach

mitigation is instead identified. Whilst the strategic asset protection zones are not fire trails or
firebreaks per se, their performance could be construed as so. Each of the strategic asset protection
zones is designed to be vehicle-accessible. The western and southern zones in particular are
designed to allow for fire appliance access across grassed tracks, with immediate fall-back
opportunity to the balance of the facility by vehicle (refer to the emergency egress location marked
at Appendix E). The northern asset protection zone is able to be reached via vehicle however, it is
noted this zone includes important feeding trees for the endangered Glossy Black Cockatoo,
habitat trees for koala and selected grass trees, which are sought to be retained as isolated
specimens. The proposed retention and landscaping outcome for this zone does not impact upon
the bushfire risk from the north, as the understorey is to be completely removed, but does facilitate
the retention of important habitat trees. Due to this, vehicle access across the northern asset
protection zone is not envisaged, but can be reached via an easement adjacent to the western
boundary of Lot 6, as well as via the adjoining is not Stages 2-5 are of a design which largely negates
the need for any specific fire trail or fire break network to be established above and beyond that
required to manage the overall Structure Plan Area. However, there does remain one area which
attracts specific requirements. An interim fire break is required immediately adjoining church site,
shopping centre and Grasstree Court.

Continued access to the broader fire trail network will also be maintained via the cul-de-sac head
at Grasstree Court. Refer to the bushfire management plan at Appendix D for further detail.

7.5         Building Design and Construction
The bushfire management plan provided at Appendix D includes radiant heat contours based on
FFDI 48 for Bushfire Attack Level (BAL) classifications.

It is noted the approved RAC facility, as a likely Class 9 structure pursuant to the Building Code of
Australia, is not subject to assessment or compliance with AS3959-2009 – Construction of Buildings in
a Bushfire Prone Area. AS3959-2009 only applies to Class 1, 2, 3 and selected Class 10a structures in
Queensland, and this has been the case since the original approval was issued. Despite this, a range
of opportunities exist with respect to building design and construction to satisfy AS3959-2009 (insofar
as reasonably practical) and these are highlighted at Section 7.5.1 below.

BlueCare confirms it will voluntarily comply with AS3959-2009 in relation to the RAC facility, pursuant
to the provisions below. This enhances the overall level of bushfire protection afforded to the RAC
facility, in conjunction with building siting, design and access. In so far as AS3959-2009 compliance,
the RAC facility will involve BAL-29 construction for the northern building façade and entirety of the
roof structure of the building, and BAL-19 construction for the balance east, west and southern
facades on the basis of the building shielding provisions at Part 3.5 of AS3959-2009.

The approved retirement living units across Lot 9 also attract BAL construction requirements in
accordance with AS3959-2009, adopting the Method 2 BAL assessment conducted by RPS in 2016
(refer to Appendix B) and verified by FLAMESOL (Refer to Appendix E). Refer to Appendix D for the
relevant BAL classification and construction provisions.

7.5.1       Building Design
It should be noted certain building design approaches can effectively simplify AS3959-2009
compliance, decrease construction costs associated with meeting the provisions of AS3959-2009,
and enhance the overall resilience of each building through design (rather than construction)
measures. Some of these approaches include:

     •    slab on ground construction;

     •    brick / masonry / concrete veneer as opposed to timber cladding or timber features;

     •    consideration of the location of windows and window design, avoiding floor-to-ceiling
          glazing and raising windows at least 400mm off the ground and away from any adjoining
          timber structures such as decking;


Status: Final                                                                                 March 2019
Project No.: 18-030                                                                              Page 34