4 - Bushfire Response

Page 2

Eldon Bottcher Architect ty. Ltd
EJB:VAB: FM 5810 L1 FINO BPOMrcuelk WLCUIECr KIA ra

Postal Office
5/10/22 PO. Box 3606 145 Varsity Pde
Robina Town Centre Varsity Lakes QLD 4227
. QLD 4230 ABN 61010354604
Mr S Godwin W  www.eb-a.com.au P 07 55920082
Ci/- E_ [email protected] F 07 56380374

Property Projects Australia
Level 1 618 Brunswick Street New Farm.

Attention . Mr S Godwin

Project; Proposed Subdivision
43 Summit Road
Pomona

Dear Sir

We, Eldon Bottcher Architects as competent persons have been requested to provide further
advice in relation to an Information Request dated 20 September from Noosa Council in relation
to the One into Two Subdivision of property scheduled below.

1.1. Address:
43 Summit Road
Pomona

1.2, Local Authority
Noosa Shire Council

1.3. R.P.D.
Lot 3 on SP186019

It is my understanding that the issues have in the main been previously addressed by the Town Planner
Mr Marcus McNee of Property Projects Australia, but | provide my further advice in response to the
Information Request, in particular Items 9 to 11 in relation to Bushfire Hazard

Item 9
a.
The report clearly provides a plan which sets out BAL Contours from threat vegetation, a table in Section
2.4 of the report which sets out the distances and respective BAL levels, and support information at the
rear of the report provides the computer printouts supporting those distances.

You will note that the plan provided as part of the report clearly sets out the proposed subdivision
boundaries and the BLE’s within those proposed boundaries. It is quite clear from the plan that the
proposed easiern lot has approximately haif of the lot within which a proposed building would be
required to be a BAL 12.5 construction, and that there are no construction requirements in relation to
bushfire for the proposed western Lot. | attach as Appendix A, a copy of the plan provided in the report.

Section 2.4 of the report also includes the following:

Construction Levels are shown as part of a comprehensive Bushtire Management Plan.

They are provided for the end user of the land and its eventual occupants.

They are not provided for assessment by Local Authority, in accordance with the Planning Act 2016, The
State Planning Policy, and The Building Act 1978.

| attach extracts from the Planning Act (Sections 7, 5&6) in relation to this as Appendix B

SL A A LS
Architecture | Interior Design | Bushfire Management Planning | Bushfire Safety Engineering

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22 1

Page 3

b

There are no “Asset Protection Zones”. The site is essentially well managed, however Section 3.8 of the
report details generally vegetation management across the whole of the site to ensure that responsible
management continues to occur across the site.

ce
There is no “extent of clearing”! The vegetation management only requires understory vegetation to be
removed with no trees of protected sized to be removed. Refer to Section 3.8 of the report.

d
There is no management required of any protected size vegetation and no management along creek
lines— see Section 3.8

6
See Section 3.8, which outlines that there is no vegetation management along creek lines. No further
detail is required as no management is required in these areas.

Section 3.8 of the report is attached as Appendix C with relevant areas underlined.

Item 10
See Appendices D for Noosa Council Overlay Code and Appendix E for State Interests Overlay Code

Item 11

The access track is dealt with in sections 3.6, 3.7 and 3.11 of the Report- see Appendix F. It is required to
comply with “Fire Hydrant and Vehicle Access Guidelines for Residential, Commercial and Industrial
Lots” published by QFES and Qid Government, and is along an access strip approved by council as part
of an earlier subdivision.

Yours faithfully

  
 
  

ELDON BOTTCHER.
Grad. Dip/DBPA (UWS) Dip. Arch. (QIT), Cert. R.F.M. (USQ), F.R.A.LA., M.A.LE.S. AlFireE
Archite
BPAD¢L3 Practitioner

a IS ENT SS ST SURG SY SSS SP SS
Architecture | Interior Design | Bushfire Management Planning | Bushfire Safety Engineering

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22 2

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APPENDIX A
PLAN SHOWING BAL CONTOURS

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Page 5

 

 

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22 4

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APPENDIX B
EXTRACTS FROM PLANNING ACT

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Page 7

Planning Act 2016

 

 

Chapter 2 Planning
[s 7]
7 Act binds all persons

 

(1) This Act binds all persons, including—

(a) the State, other than the Coordinator-General when
performing functions under the State Development Act;
and

(b) the Commonwealth and the other States, to the extent
Parliament’s legislative power allows.

(2) However, the Commonwealth or a State can not be prosecuted

for an offence against this Act.

 

Chapter 2 Planning

Part

1

Introduction

 

What are planning instruments

@)

(2)

 

A planning instrument is an instrument that sets out policies
for planning or development assessment, and is either—

(a) a State planning instrument; or
(b) a local planning instrument.

A State planning instrument is a planning instrument made

by the Minister to protect or give effect to State interests, and

is either—

(a) a State planning policy (including a temporary State
planning policy); or

(b) aregional plan.

 

(3)

A local planning instrument is a planning instrament made
by a local government, and is either—

(a) aplanning scheme; or
(b) aTLPI; or

 

Page 22

Current as at 10 June 2022
Authorised by the Parliamentary Counsel

 

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22

 

 

Page 8

(4)

Planning Act 2016
Chapter 2 Planning

[s 9]

(c) _aplanning scheme policy.

 

 

To the extent of any inconsistency—

(a) a State planning policy applies instead of a regional plan
or local planning instrument; and

(b) a regional plan applies instead of a local planning
instrument; and

(c) aplanning scheme applies instead of a planning scheme
policy; and

(d) aTLPI applies instead of a planning scheme or planning
scheme policy.

 

Note—

A TLPI may also suspend, or otherwise affect, the operation of a
planning scheme or planning scheme policy—see section 23(3).

 

6)

(6)

 

A local planning instrument must not include a provision
about building work, to the extent the building work is
regulated under the building assessment provisions, unless
allowed under the Building Act.

To the extent a local planning instrument does not comply
with subsection (5), the local planning instrument is of no
effect.

 

 

9 When planning instruments and designations have effect

(1)

(2)

@)

This section explains when certain instruments made under
this chapter start to have effect.

The effective day is the day when the following instruments
start to have effect—

(a) aplanning instrument or designation;

(b) an amendment or repeal of a planning instrument or
designation.

If this chapter requires public notice of the instrument to be

published, the effective day is—

(a) _ the day on which the notice is published in the gazette;
or

 

Current as at 10 June 2022 Page 23

Authorised by the Parliamentary Counsel

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22

 

Page 9

APPENDIX C
REPORT SECTION 3.8

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22 8

Page 10

3.8. Vegetation management
3.8.1. All grass and existing mid storey vegetation within the site shall be always kept to a maximum of 100mm or be
of jess flammable or rain forest species.
3.8.2. Existing non rainforest trees within this area are to be reduced to give a noncontinuous canopy cover between
trees with a total Lover of Jess than 30% af the. area

3.8.3.
3.8.4,

 

3.8.5. a imber to be "removed from the sites and_removed from site.

3.8.6. Requirements nated above may be subject to State and Local Authority approval. Those approvals must be
obtained prior to implementation of any of these measures.

3.8.7. Refer to Sections 14 and 19 of the Planning Act 2016 in relation to Local

3.8.8. The management referred to above is regarded as “Essential Mere a et opeecenee to Renimi'ok feckion
the imminent risk that the vegetation poses of serious personal injury or damage to infrastructure” under the
Sustainable Planning Regulation Schedule 24, It is recommended that the owner register any clearing work
with www.dnrm.ald.gov.au, “Vegetation management notification form for self-assessable codes’

3.8.9. This legislation is currently under review. It is the owner's responsibility to make any necessary enquiries to
ne compliance with the current legislation with important amendments made in December 2019., as noted

low:

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22

Page 11

APPENDIX D
COMPLETED NOOSA COUNCIL BUSFIRE HAZARD OVERLAY CODE

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22 10

Page 12

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Page 17

APPENDIX E
STATE INTERESTS BUSHFIRE HAZARD OVERLAY CODE

ELDON BOTTCHER ARCHITECT PTY LTD © 5/10/22 16

Page 18

 

 

Assessment Benchmark Compliance
benchmark Commentary
4.1 Not applicable

Erosion prone areas within a
coastal management district

 

4.2
Erosion prone areas within a
coastal management district

Not applicable

 

43

Bushfire, flood,

landslide, storm inundation, and
erosion prone areas outside the
coastal management district

Development other than that
assessed against (1) above,
avoids natural hazard areas, or
where it is not possible to avoid
the natural hazard area,
development mitigates the risk to
people and property to an
acceptable or tolerable level.

The bushfire Mitigation report
provides several _— mitigation
measures which mitigates the
risks to people and property to
an acceptable or tolerable level.

 

44
All natural hazard areas

Development supports, and does
not hinder, disaster management
response or recovery capacity or
capabilities

The bushfire Mitigation report
provides several _— mitigation
measures which to support
disaster management response

including vegetation
management, access facilitating
service intervention and
dedicated water storage

requirements.

 

4.5
All natural hazard areas

Development directly, indirectly,
and cumulatively avoids an
increase in the severity of the
natural hazard and the potential
for damage on the site or to other
properties.

The bushfire Mitigation report
provides several _— mitigation
measures which satisfy this
benchmark including vegetation
management, access to and
within the subject property
including access to adjoining
properties which satisfy this
benchmark.

 

4.6
All natural hazard areas

Risks to public safety and the
environment from the location of
hazardous materials and the
release of these materials as a
result of a natural hazard are
avoided.

No hazardous materials will be
stored on site.

 

 

4.7
All natural hazard areas

 

The natural processes and the
protective function of landforms
and vegetation that can mitigate
risks associated with a natural
hazard are maintained or
enhanced.

 

There are no landforms or
vegetation on the subject or
adjoining sites that mitigate the
risk of bushfire

 

ELDON BOTTCHER ARCHITECT PTY LTD ©

5/10/22 17

 

Page 19

APPENDIX F
ACCESS TRACK REQUIREMENTS

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Page 20

3.6,
3.6.1.

3.6.2.

3.6.3,

3.6.4,

3.6.5.

37.

 

3.11.
3.11.1.

3.11.2.

Construct a Fire Trail/Emergency Access track

‘The existing vehicular fire/access trail is to be upgraded to meet the standards set out in the Fire Management
report except for gradient. Tuming and protection areas are to be formed with a minimum dimension of 8m in
the locations Indicated on the plans

Anew vehicular fire trail is to bs established around the building envelopes. This trail is to comply fully with the
Standards as set out in this Report

All Building Envelopes are to have a 6m wide defendable space, generally complying with the requirements
(except for width) of the vehicular fire trall requirements to the whole perimeter. This space is not to be
obstructed by structures or landscaping.

The road access and all boundary crossings through fences to these trails can be sither a gate or a fence
cutting point consisting of strainer posts 3.6m apart with fencing wire between

The location shown is Indicative only and can be modified to sult terrain and vegetation.

Minimum Vehicular Fire Trail Standards

The Fire/Maintenance trail has: -.

Aminimum formed width of 4m.

A minimum height of 4.8m

A maximum gradient of 16% or one that has been satisfactorily test driven with the type of Fire Service
Appliance that would be utilised on the site during a fire event with adequate drainage to pravent soil erosion
and minimise ongoing trail maintenance
Turing /passing areas at a maximum of 400m with a maximum gradient of 5%

Provided in accordance with “Fire Hydrant and Vehicle Access Guidelines for Residential, Commercial and

Industrial Lots” published by QFES and Qld Government.

Fire Trail and Fire Break Maintenance
The existing Driveway and any proposed driveways are to be kept in a condition suitable for 2wd Heavy

Vehicles at all times.
The fire trails are to be kept mowed to a maximum of 50mm at all times and to be kept in a manner suitable

for 4wd Fire Vehicles and to the satisfaction of the Fire Brigade.

Pectin Aaa natn

ELDON BOTTCHER ARCHITECT PTY LTD @ 5/10/22

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APPENDIX G
DEDICATED WATER SUPPLY REQUIREMENTS

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Page 22

Proposed Fire Fighting Infrastructure

The proposed buildings are to always have a minimum dedicated firefighting water reserve of 50001.

This reserve can be in the form of a Tank and must be in place at the time of completion of the new Building.

3.5.3. The tank must be located a minimum of 9m from the nearest bullding, have fiat standing area immediately
adjacent, and be no further than 20m from the building and be located between the building and the road.

3.5.4. The tank storage can comprise part of a larger tank providing the normal outlet is positioned to reserve 50001
in the bottom for firefighting purposes only. Provide a 50mm male cam lock fitting outlet with isolating valve
for fire brigade purposes only.

3.5.5. The tank is to be of non -combustible materials.

 

ELDON BOTTCHER ARCHITECT PTY LTD © §/10/22

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Page 23

PROFILES
ELDON BOTTCHER

EDUCATION AND QUALIFICATIONS

Graduate Diploma in Design in Bushfire Prone
Areas

University of Western Sydney

Diploma in Architecture

Queensland Institute of Technology

Certificate of Rural Fire Management

University of Southern Queensland

Registered Architect

Queensland

A+ Architect

Australian institute of Architects

FPA Australia Certified Practitioner (BPAD-Level 3-
16935)

Bushfire Planning and Design (BPAD-LEVEL 3),
Altemate Solutions & DTS

PROFESSIONAL MEMBERSHIPS

Fellow

Australian Institute of Architects

Member

Australian Institute of Emergency Services
Member

Australian Institute of Engineers Society of Fire Safety
Member

Queensland Environmental Law Association.
Member Board of Experts

Bushfire Building Council of Australia
Associate Member

Institution of Fire Engineers

Corporate Member

Fire Protection Association of Australia

PROFESSIONAL EXPERIENCE

Director

Eldon Bottcher Architect Pty Ltd since 1978

Bushfire Assessment and Planning Consultant
since 1998

Group Officer

Albert Rural Fire Brigades Group

Queensland Fire and Rescue Service

Group Officer

Gold Coast Rural Fire Brigades Group

Queensland Fire and Rescue Service

Group Officer

South East Regional Support Group

Queensland Fire and Rescue Service

Planning Officer

Gold Coast Rural Fire Brigades Group

Queensland Fire and Rescue Service

Member Practice Committee AIA Qld Chapter

AIA delegate to Building Industry and Research
Consultation Panel on Bushfire Hazard advising
Queensland State Bushfire Committee

BBCA representation to Australian Standards
Committee FP20 {AS 3959 & AS 5414)

Life Member

Guanaba Rural Fire Brigade

Member

Clagiraba Rural Fire Brigade

ELDON BOTTCHER ARCHITECT PTY LTD

OTHER BUSHFIRE RELATED COURSES AND
TRAINING

1.C.S/AIIMS (40 hr. course) in Incident Command
Systems

Certificate 4 (Workplace Training and Assessment}
RFSQ Level 4

RFSQ Level 2 (Officer)

RFSQ Fire Management 1

RFSQ Crew Leader

Certificate Il in Public Safety (Firefighting Operations)
Fire Weather 1

QELA Expert Witness Workshop 2020

BUSHFIRE RELATED AWARDS

National Planning Award

State Planning Award

Planning Institute of Australia

Gold Coast Bushfire Management Strategy
(Co-I|nitiator and Member of Preparation Committee)

Australian Government

National Medal

Long and Distinguished Service to Fire fighting
Queensland Fire and Rescue Service
Diligent and Ethical Service Medal + Clasp
Service to Fire fighting

Queensland Government

Australia Day Medallion

Services to Rural Fire Fighting

Queensland Government

Year of the Volunteer Medallion

Services to Fire fighting

UDIA

Best Consultancy Team Award in 2007.
SERVICES OFFERED

Bushfire management Reports

Bushfire Safety Engineering

Bushfire Planning and Design

Bushfire Hazard Assessment

Alternative Solutions

Expert Witnessing

(See Planning and Environment Court of Queensland
Determination

File No. BD 624 of 2005 sections 28 to 35)
Continuing Professional Development Lectures
Tertiary Education Lectures and Tutorials

Town Planning Bushfire Codes for Local
Authorities

Bushfire Burn Pianning

General consultancy relating to all aspects of
Bushfire

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