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Appendix C - Bushfire Hazard Assessment · 132008.1128
Attached to the e-mail 132008.1128.01 Request to change and extend development approval - - Grasstree Court, Sunrise Beach.
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Bushfire Constraint Assessment – Peer Review
BlueCare, Sunrise Beach
Prepared by: Prepared for:
RPS AUSTRALIA EAST PTY LTD BLUE CARE – UNITING CARE
PO Box 428 192 Ann Street
Hamilton NSW 2303 Brisbane QLD 4000
T: +61 2 4940 4200 T: +61 7 3253 4312
F: +61 2 4961 6794 F: +61 412 925 224
E: [email protected] E: [email protected]
Client Manager: Stuart Greville
Report Number: PR132938
Version / Date: Final / October 2016
rpsgroup.com.au
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BlueCare, Sunrise Beach
IMPORTANT NOTE
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright
Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent
of RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.
We have prepared this report for the sole purposes Blue Care (“Client”) for the specific purpose of only for which it is
supplied (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and does not
apply directly or indirectly and will not be used for any other application, purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information and documents
provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where
we have obtained information from a government register or database, we have assumed that the information is
accurate. Where an assumption has been made, we have not made any independent investigations with respect to the
matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect.
This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third
Party”). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the
prior written consent of RPS Australia East Pty Ltd:
(a) this report may not be relied on by a Third Party; and
(b) RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of
or incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter
contained in this report.
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the
consent of RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk
and releases and indemnifies and agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim
or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to
property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or
rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or
financial or other loss.
Document Status
Version Purpose of Document Orig Review Review Date
Draft Draft for Review LV/JD SG 26 September 2016
Final Final for Client SG SG 12 October 2016
Approval for Issue
Name Signature Date
Stuart Greville 12 October 2016
BPAD Certification
Stuart Greville
Accredited Bushfire Practitioner (NSW)
BPAD-26202
PR132938; Final / October 2016 Page ii
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BlueCare, Sunrise Beach
Contents
CONTENTS ....................................................................................................................................................... III
1.0 INTRODUCTION ...................................................................................................................................... 4
1.1 Site Particulars ............................................................................................................................. 4
1.2 Approved Development ............................................................................................................... 5
1.2.1 Recommendations of Bushfire Protection Assessment – Land Graphics 2009 ............. 5
2.0 BUSHFIRE HAZARD ASSESSMENT ..................................................................................................... 7
2.1 Bushfire Prone Land .................................................................................................................... 7
2.2 Vegetation Assessment ............................................................................................................... 7
2.2.1 Methodology ................................................................................................................... 7
2.3 Effective Slope Assessment ....................................................................................................... 8
2.3.1 Methodology ................................................................................................................... 8
3.0 GAP ANALYSIS.....................................................................................................................................10
4.0 CONCLUSION .......................................................................................................................................12
Figures
Figure 1 Site Location ......................................................................................................................................... 4
Figure 2 Locality Plan ......................................................................................................................................... 6
Figure 3 Excerpt from the State Planning Policy Risk Map ................................................................................ 7
Figure 4 Slope and Vegetation Assessment ...................................................................................................... 9
Appendices
Appendix 1 Noosa Planning Scheme – Overlay Code
PR132938; Final / October 2016 Page iii
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1.0 Introduction
RPS was engaged by Blue Care to provide bushfire advice and a preliminary bushfire hazard assessment in
relation to the subject site and the relevant state and local guidelines. RPS has been provided with a
Bushfire Assessment Report prepared by LandGraphics (June 2008) to accompany a development
application for a Material Change of Use; including the development of an aged care facility, serviced
apartments and independent living units.
1.1 Site Particulars
Locality Grasstree Court, Sunrise Beach, QLD
LGA Noosa Council
Area Approximately 6.6 hectares
Zoning The land is currently zoned as Community Services under the Noosa Plan 2006.
Boundaries The site is surrounded by residential subdivisions to the east, vegetation and a
school to the north, and vegetation to the west and south.
Figure 1 Site Location
PR132938; Final / October 2016 Page 4
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1.2 Approved Development
Noosa Council (formerly Sunshine Coast Council) issued a Development Permit for a Material Change of
th
Use and for Configuring a Lot on 13 January 2012 (App. No. 132008.1128). The approved development
comprises the following:
Multiple housing – Type 3 Retirement and Special Needs (109 x 2 bedroom units);
Commercial Business – Type 2 Medical; and
Wellbeing – Type 1 Health (118 beds).
The approved development also included the cancelling of Lot 1 & 9 on SP177650. The plan outlining the lot
reconfiguration (lot cancelling) included a 10m wide buffer zone along the entire southern boundary of Lot 9,
and a 10m + 20m wide buffer zone along the western boundary of Lot 9. There are no other buffer zones or
Asset Protection Zones identified on the approved plans listed on page 17 of the Decision Notice.
Several Permit Conditions detailed in the Decision Notice directly related to bushfire hazard management.
Condition 21 and 22 require the Bushfire Management Plan submitted with the DA to be amended and
updated to the satisfaction of the Queensland Fire and Emergency Services (QFES); including the
preparation of a bushfire evacuation plan. In addition to the recommendations contained in the original BMP,
the updated BMP is to provide (but not limited to) the following:
Building setbacks (Asset Protection Zones);
Bushfire Attack Levels (BALs) to determine level of construction under AS3959-2009;
Emergency evacuation procedures; and
Landscaping strategy to include local native species.
1.2.1 Recommendations of Bushfire Protection Assessment – Land Graphics 2009
Fire Breaks – 12m – 15m fire break;
Fire Trails - along western and southern side of the proposed development;
Water supplies – connection to reticulated water supplies;
Gas and electricity supplies – installed and maintained in accordance with AS1596;
Building Construction Standards – AS3959-1999 Level 1 for buildings within 50m of the vegetation and
Level 2 for buildings directly adjoining the vegetation on the southern and western boundaries;
Street numbering – easily identifiable;
Internal roads – capable for use by urban 2 wheel drive vehicle;
First Aid Fire Fighting – provide hose reels on all buildings on western and southern side of perimeter
road;
Evacuation Plan – develop an evacuation plan (reference to NSW RFS bushfire evacuation plan
guideline);
Landscaping – consider requirements of asset protection zones; and
Maintenance – all bushfire mitigation measures to be suitably maintained.
PR132938; Final / October 2016 Page 5
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44
42
40
38
36
34
32
30
28
46
48
50
26
24
20
22
18
16
14
12
Location N
k
8
Cooroibah
10
Tewantin
Noosa
Heads
IMPORTANT N OTE
1. Th is plan was prep ared for the so le purposes o f the client for the
Noosaville
specific purpose of produ cing a photographic overlay plan.
Sunshine
This p lan is strictly limited to th e Purpos e and does not ap ply d irectly
or indirectly an d will not be used for an y oth er application, p urpose,
use or matter. The plan is presen ted without the assumption of a duty of
Beach
care to any other p erso n (other than the Clien t) ("Third Party") and
Legend
may not be relied on by Third Party.
2. RPS Australia E ast Pty Ltd will not be liable (in neg ligence
Sunrise
or otherwise) for an y direct or ind irect loss , damage, liability or claim
aris ing ou t of or in cidental to :
a. a T hird Party publishing, us ing o r relying on the plan;
Beach Site Location
b. RPS Australia E ast Pty Ltd relying on information p ro vided to it by
the Client or a Third Party wh ere the in fo rmation is inco rrect,
incomp lete, inaccu rate, ou t-of-d ate o r u nreason able;
c. an y inaccuracies or other faults with in fo rmation or
data s ourced from a Third Party;
Cadastre
d. RPS Australia E ast Pty Ltd relying on surface in dicators
that are incorrect or inaccurate;
Castaways
e. the Client or any Third Party not verify ing informatio n in
this plan where recommended by RPS Australia Eas t Pty Ltd;
2m Contours
f. lod gment o f this plan with any local authority ag ainst the
Beach
recommendation of RPS Aus tralia East Pty Ltd;
g. the accuracy, reliability, suitability o r completeness of any
app ro ximations or es timates made or referred to by RPS Australia
Eas t Pty Ltd in this plan.
3. With out limitin g paragraph 1 or 2 above, th is plan may not be copied,
distributed, o r reproduced by any process unless this note is clearly
0 50 100 150 m
display ed on th e plan.
4. Th e aerial photography us ed in this p lan has not been rectified.
This image has been overlaid as a best fit on the bou ndaries shown
and position is approximate only.
SCALE 1:3,000 AT A3 SIZE
TITLE : FIGURE 2: LOCALITY PLAN LOCATION : NOOSA, QLD DATUM:GDA 1994 DATE : 7/09/2016 VERSION (PLAN BY): A A3 (amy.obrien)
PROJECTION: GDA 1994 MGA Zone 56 PURPOSE: BTA PATH: J:\JOBS\Qld Jobs\132938 S unshine B each\10 - Drafting\Arcgis Map Documents\BTA \132938 Figure 1- S ite Location A A3 20160907.mxd
RPS AUSTRALIA EAST PTY LTD (ABN 44 140 292 762)
CLIENT: .
241 DENISON STREET BROADMEADOW PO BOX 428 HAMILTON NSW 2303
creativepeople
ma ki ng a di fference
JOB REF: PR132938-2 T: 02 4940 4200 F: 02 4961 6794 www.rpsgroup.com.au
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Bushfire Constraint Assessment – Peer Review
BlueCare, Sunrise Beach
2.0 Bushfire Hazard Assessment
2.1 Bushfire Prone Land
Bushfire activity is prevalent in landscapes that carry fuel and the two predominant bushfire types are
grassland and forest fires. Factors such as topographic characteristics and quantity of fuel loads influence
the intensity and spread of fire. The scale of a bushfire hazard is tailored to the characteristics of the hazard,
the size and characteristics of the affected population, types of land use exposed to bushfire, predicted
development growth pressures and other factors affecting bushfire risk.
The State Planning Policy (SPP) Bushfire Overlay (2015) identified a large portion of the site as having a
High Potential Bushfire Intensity (see Figure 2). Vegetation to the west and south of the site is classified as
either Medium or High Potential Bushfire Intensity, with the buffers from this vegetation extending throughout
the remainder of the site.
Figure 3 Excerpt from the State Planning Policy Risk Map
2.2 Vegetation Assessment
2.2.1 Methodology
Vegetation classification over the site has been carried out as follows:
Aerial Photograph Interpretation to map the vegetation classification and extent; and
Noosa Council Biodiversity Overlay mapping.
PR132938; Final / October 2016 Page 7
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An assessment of the vegetation over a distance of 140m in all directions from the site was undertaken.
Vegetation that may be considered a bushfire hazard was identified in all directions from the site.
2.3 Effective Slope Assessment
2.3.1 Methodology
An assessment of the slope affecting the bushfire behaviour was undertaken for a distance of 100m from the
edge of the site boundary in the direction of the bushfire hazard.
The slopes both within the site and leading away from the site in the direction of the identified bushfire
threats have been evaluated to identify both the average slope and by identifying the maximum slope
present. These values help determine the level of gradient which will most significantly influence the fire
behaviour of the site.
PR132938; Final / October 2016 Page 8
Page 9
28
26
24
30.5m
22
20
B
!
18
26m T10
100m
B
! 2.00 deg
16
14
T9
100m 27m
12
1.15 deg
10
B
!
24m
T8 B
!
13m
100m
B
! 4.57 deg
21m
31m T1
B
! 100m
B
! 2.00 deg
35m
B
!
T2
190m 35m
31m
T7 1.21 deg
Legend N 100m 18m B
! B
!
k
4.00 deg
11m B
!
! RL
B B
!
Transect
Site Location
50
140m Building Buffer
48
8
T3
100m Building Buffer 30m
46
T6 18m 100m
102m B
! 0.00 deg
Exisiting Buildings
44
3.65 deg B
! 30m
11.5m
42
100m Slope Buffer B
!
40
B
!
30
140m Vegetation Buffer
32
38
36
Cadastre
34
24m
Surrounding Vegetation
Boundary T5 B
!
167m 32.5m
2m Contours 3.77 deg
T4
B
!
Vegetation Classification 233m
(AS 3959 2009) 13m 4.05 deg
Cleared/ Managed Land B
! IMPORTANT NOTE
1. This plan was prepared for the sole purposes of the client for the
specific purpose of producing a photographic overlay plan.
This plan is strictly limited to the Purpose and does not apply directly
Tall Heath
or indirectly and will not be used for any other application, purpose,
16m
use or matter. The plan is presented without the assumption of a duty of
care to any other person (other than the Client) ("Third Party") and
may not be relied on by Third Party.
Short Heath
2. RPS Australia East Pty Ltd w ill not be liable (in negligence
B
! or otherwise) for any direct or indirect loss, damage, liability or claim
arising out of or incidental to:
a. a Third Party publishing, using or relying on the plan;
b. RPS Australia East Pty Ltd relying on information provided to it by
Low Threat Vegetation
the Client or a Third Party where the information is incorrect,
incomplete, inaccurate, out-of-date or unreasonable;
c. any inaccuracies or other faults with information or
data sourced from a Third Party;
d. RPS Australia East Pty Ltd relying on surface indicators
that are incorrect or inaccurate;
Urban
e. the Client or any Third Party not verifying information in
this plan where recommended by RPS Australia East Pty Ltd;
f. lodgment of this plan w ith any local authority against the
recommendation of RPS Australia East Pty Ltd;
g. the accuracy, reliability, suitability or completeness of any
approximations or estimates made or referred to by RPS Australia
East Pty Ltd in this plan.
0 50 100 150 m
3. Without limiting paragraph 1 or 2 above, this plan may not be copied,
distributed, or reproduced by any process unless this note is clearly
displayed on the plan.
4. The aerial photography used in this plan has not been rectified.
This image has been overlaid as a best fit on the boundaries shown
SCALE 1:2,500 AT A3 SIZE and position is approximate only.
TITLE : FIGURE 2: SLOPE AND VEGETATION ASSESSMET LOCATION : NOOSA, QLD DATUM:GDA 1994 DATE : 28/09/2016 VERSION (PLAN BY): A A3 (james.hugo)
(AS 3959-2009)
PROJECTION: GDA 1994 MGA Zone 56 PURPOSE: BTA PATH: J:\JOBS\Qld Jobs\132938 Sunshine Beach\10 - Drafting\Arcgis Map Documents\BTA\132938 Figure 2- Vegetation and Slope Assessment C A3 20160928.mxd
RPS AUSTRALIA EAST PTY LTD (ABN 44 140 292 762)
CLIENT: .
241 DENISON STREET BROADMEADOW PO BOX 428 HAMILTON NSW 2303
creativepeople
JOB REF: PR132938-2 T: 02 4940 4200 F: 02 4961 6794 www.rpsgroup.com.au
ma ki ng a di fference
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BlueCare, Sunrise Beach
3.0 Gap Analysis
Table 1 Gap Analysis
Assessment Identified Information Gaps
Action – Bushfire Management Plan
Guideline (2011 Decision Notice)
Bushfire Management Plan to be
BPA did not address Division 9 of the
completed by an appropriately qualified
Noosa Plan – Natural Hazards
Noosa Plan person in accordance with SPP State
Overlay Code; specifically Table 13.9
Interest Guidelines for Natural Hazards,
Bushfire hazard areas
Risk and Resilience and the Noosa Plan.
BPA prepared in accordance with the Bushfire Management Plan to be
repealed SPP 1/03. The current SPP completed by an appropriately qualified
was adopted in April 2016 person in accordance with SPP State
State Planning Policy Interest Guidelines for Natural Hazards,
Risk and Resilience.
There is currently no Bushfire Assessment
Code under the SPP.
Bushfire Management Plan to be
BPA carried out bushfire attack level completed by an appropriately qualified
assessment in accordance with the person including a bushfire attack level
AS3959-2009 methodology contained in the assessment in accordance with the
repealed AS3959-1999 (Level 1, 2 or methodology in Section 2 of AS3959-2009
3 construction). (BAL-12.5, BAL-19, BAL-29, BAL-40, and
BAL-FLAME ZONE).
Whilst the Leicester model is able to
calculate radiant heat exposure, the View
BAL Modelling
BPA used the Leicester model to
Factor method is generally used by the
calculate radiant heat exposure.
industry to calculate radiant heat; and
subsequently; BALs.
Table 2 Comparison between approved recommendations and current requirements
Bushfire
Mitigation LandGraphics 2009 2016 Requirements Comment
Measures
Recommend an APZ/ Fire break is
provided equivalent to the distance
required to achieve BAL-29. The APZ
shall be along all boundaries of the
development, not just Lot 9. BAL-29
Noosa Plan requires 20m is likely to be less than 20m.
Asset Protection
12m -15m Fire Break fire break/ perimeter road However, in NSW APZs for seniors
Zones/ Fire Breaks
or 6m fire access track housing, aged care and similar types
of development occupied by persons
potentially more vulnerable to the
effects of bushfire (eg. smoke) are
equal to BAL-10; which can be up to
50m.
Agree with 2009 recommendation –
Provide network of fire but not as a replacement of the
trails to allow access to If a fire break isn’t provided, APZs/ fire breaks. The fire trail
Fire Trails western and southern a 6m wide fire trail/ access network should provide access for
side of the proposed track must be provided. emergency personnel through the
buildings. site and into the vegetation to the
south and west.
Water Supplies and Provide connection to Provide connection to Complies (able to comply)
PR132938; Final / October 2016 Page 10
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Bushfire
Mitigation LandGraphics 2009 2016 Requirements Comment
Measures
Fire hydrants reticulated water supply reticulated water supply
and relevant Australian and fire hydrants in
Standard accordance with AS 2419
Agree with 2009 recommendation
Gas and Electricity Comply with AS1596 No specific requirements (and electrical lines are to be located
underground)
Construction requirements
Construct buildings to
Building Construction based on BAL – calculated BALs must be recalculated – target to
Level 1 and 2 per
Standards using Method 2 detailed in be no greater than BAL-29.
AS3959-1999
AS3959-2009
Street Numbering Clear and easily
No specific requirements Agree with 2009 recommendation
and Identification identifiable
No specific requirements
Internal Roads 2 wheel drive (no cul-de-sacs for lot Agree with 2009 recommendation
reconfigurations)
First Aid Fire Fighting Install fire hose reels No specific requirements Agree with 2009 recommendation
No specific requirements –
Prepare Evacuation
Evacuation Plan but required by Decision Evacuation Plan must be prepared
Plan
Notice.
Consider requirements
Landscaping No specific requirements Agree with 2009 recommendation
of APZ
Maintenance Regular maintenance No specific requirements Agree with 2009 recommendation
PR132938; Final / October 2016 Page 11
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4.0 Conclusion
In accordance with the Conditions (Conditions 21-25) contained in the Decision Notice, an amended and
updated Bushfire Management Plan (BMP) must be prepared and submitted for approval by DFES/ QFRS.
Compliance with these conditions will require a new BMP to be prepared as the LandGraphics Bushfire
Protection Assessment (2009) was prepared prior to the implementation of all current legislation (AS3959-
2009, Noosa Plan and SPP Natural Hazards) and guidelines. Notwithstanding, the general content and
recommendations contained within the LandGraphics BPA are considered acceptable and would have
satisfied the documents current at the time of production.
Based on the preliminary slope and vegetation assessment, it is unlikely that a new BMP would result in any
recommendations that would affect the approved layout, however advice regarding the treatment of the 10m
and 20m buffer areas will be provided during the detailed design stage to ensure these areas separating the
development from the adjoining vegetation provide suitable defendable space to allow emergency service
personnel to operate and to reduce the level of exposure to radiant heat.
PR132938; Final / October 2016 Page 12
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Appendix 1
Noosa Planning Scheme – Overlay Code
Specific Outcomes Probable solutions Solution
13.33 Effects of use
and works
New Uses S4.1 The use is sited on land that is
O4 The proposed use does not in a Medium or High Bushfire
not compromise the safety of Hazard Area38;
people or property from OR A site specific Bushfire
bushfire. Management Plan (BMP) will be
prepared demonstrating the
S4.2 The use is sited on land that is approved/ proposed development
determined as low bushfire risk by a does not place people or property
at an unacceptable risk from the
site specific bushfire hazard threat of bushfire attack.
assessment.39
Protection of Infrastructure S5.1 Community Uses and
and Community Uses Infrastructure Uses are not located
O5 Community Uses and in a High or Medium Bushfire
Infrastructure Uses, Hazard Area identified on Overlay
including that identified Maps OM1.4 to OM9.4;
below, are able to function OR
effectively during and S5.2 Building work will not involve
immediately after bushfire more than an additional 20m 2 of
events— gross floor area to an existing A site specific Bushfire
a) Emergency service building; Management Plan (BMP) will be
prepared demonstrating the
facilities; OR approved/ proposed development
b) Hospitals; does not place people or property
c) Education Type 4 uses, S5.3 Where located in a High or at an unacceptable risk from the
including stores for valuable threat of bushfire attack.
records or items of historic or Medium Bushfire Hazard Area
cultural significance; and identified on Overlay Maps OM1.4 to
d) Service and utility uses, OM9.4, uses are designed to
including electricity
substations, major electrical function effectively during and
depots and water treatment immediately after bushfire events40.
plants.
Hazardous materials
O6 Public safety and the S6.1 Hazardous materials are not Hazardous materials are not
environment are not
adversely affected by the manufactured and stored on the site. manufactured and stored on the
detrimental impacts of site.
bushfire on hazardous
materials manufactured or
stored in bulk.
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S7.1 Uses and works including Setbacks are to be equivalent to
O7 Uses and works including building works are sited— BAL-29.
building works are sited, a) on lots greater than 2500m 2;
designed and constructed i) in locations of lowest hazard within
to— the lot (Figure 13.5 provides
a) minimise the number of guidance); and
people and property subject ii) to achieve setbacks from
to bushfire risk; and hazardous vegetation of 1.5 times
b) maximise the protection of the predominant mature canopy tree
people and property during height or 10m whichever is the
the passage of a fire front. greater; and
iii) 10m from any retained vegetation
strips or small areas of vegetation;
and
iv) so that the elements of the
development least susceptible to fire
are sited closest to the bushfire
hazard;
b) on lots 2500m2 or less - to
maximise setbacks from hazardous
vegetation37
S8.1 For premises not in a water The site is in a water service
O8 An adequate and service area— each lot has an area.
accessible water supply is accessible dam, swimming pool or
provided for fire fighting water tank accessible by the fire
purposes. brigade that contains at least 5000
litres of water.
Firebreaks and fire access S9.1 Firebreaks are provided by— Firebreaks between the site and
tracks a) a cleared road reserve not less the bushfire threat include;
O9 Firebreaks or fire access than 20m wide located around the
To be included in final
tracks provide— perimeter of the development;
design
a) adequate access for fire
fighting and other emergency OR
vehicles; and b) fire access tracks between the
b) adequate width to development and surrounding
minimise the risk of fire vegetated lands that—
crossover. i. are a minimum cleared width of
6m;
ii. have a maximum grade of 1 in 8
(12.5%) ;
iii. have a formed pavement;
iv. have access at each end and in
other locations where necessary;
v. have passing areas and turning
areas;
vi. have clearly identified access
points for emergency vehicles; and
vii. are located on public land or
within access easements that are
granted in favour of the Sunshine
Coast Regional Council and the
Queensland Fire and Rescue
Service.41
General S10.1 The proposed lots are not
O10 The safety of people located on land that is subject to A site specific Bushfire
and property are maintained Medium or High Bushfire Hazard on Management Plan (BMP) will be
by overlay maps OM1.4-OM9.442; prepared demonstrating the
approved/ proposed development
a) Locating house site areas OR does not place people or property
and other sensitive uses on S10.2 The proposed lots are sited at an unacceptable risk from the
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that part of the land least on land determined as low bushfire threat of bushfire attack.
affected by the bushfire risk by a site specific bushfire hazard
hazard; and assessment.43
b) fire mitigation methods are AND
used that are adequate for
the Potential Bushfire S10.3 Additional lots are not created
Hazard rating of the
individual site, having regard where their only vehicular access
to – route is through a Medium or High
i. vegetation type; Bushfire Hazard area shown on
ii. slope;
iii. aspect; overlay maps OM1.4-OM9.4
iv. on-site and off-site fire
hazard implications of the
development;
v. bushfire history;
vi. conservation values of the
site; and
vii. ongoing maintenance.
Firebreaks and fire access S11.1 Firebreaks are provided by— An APZ equivalent to BAL-29 will
tracks a) a cleared road reserve not less be provided between the
O11 Firebreaks or fire than 20m wide located around the proposed development and any
access tracks provide— perimeter of the subdivision, identified bushfire hazard.
a) adequate access for fire between the created lots and
fighting and other emergency surrounding vegetated lands;
vehicles; and
b) adequate width to OR
minimise the risk of fire b) fire access tracks (may be in the
crossover. form of an access easement)
between the created lots and
surrounding vegetated lands that—
i. are a minimum cleared width of
6m;
ii. have a formed pavement;
iii. have access at each end and in
other locations where necessary;
iv. have passing areas and turning
areas;
v. have clearly identified access
points for emergency vehicles; and
vi. are located on public land or
within access easements that are
granted in favour of the Sunshine
Coast Regional Council and the
Queensland Fire and Rescue
Service44.
S12.1 Culs-de-sacs or no-through No culs-de-sacs are used within
O12 Roads provide for the roads are not used in the street the street networks.
network unless— Roads Will have a maximum
safe and effective evacuation grade of less than 12.5%
of users of premises and a) a perimeter road reserve with a
access by Emergency minimum reserve width of 20m and
services. a formed width of cul-de-sacs or no-
through roads are provided with fire
trails or access easements, capable
of being navigated by conventional
vehicles, that link to through roads
(see Figures 13.3 and 13.4);
AND
PR132938; Final / October 2016 Page 15
Page 16
Bushfire Constraint Assessment – Peer Review
BlueCare, Sunrise Beach
S12.2 Roads have a maximum
grade of 1 in 8 (12:5%).
Lot design S13.1 Each residential lot— The site will be utilised by an
O13 Lot design and building a) includes a house site area, aged care housing facility.
siting minimises bushfire identified on the plan of subdivision;
hazard to people and b) is of sufficient size and
property having regard to dimensions to accommodate a
slope, aspect, existing dwelling and ancillary buildings and
vegetation and adequate use areas;
separation from hazardous c) for lots more than 2,500m—
vegetation. i. conform with the principles for
house site numbers 1, 2 or 3 shown
in Figure 13.5; and
ii. are separated from hazardous
vegetation for a distance the
minimum of 1.5 times the
predominant mature canopy height
or 10m, whichever is the greater;
and
d) for lots less than 2,500m2,
maximise separation of buildings
from hazardous vegetation.
S13.2 Residential lots are designed
so that their size and shape allow for
efficient emergency access to
buildings for fire fighting appliances
(e.g. by avoiding long narrow lots
with long access driveways).
PR132938; Final / October 2016 Page 16
Used in these records
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