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Bushfire Risk Assessment 2025 Final - Noosa Springs 2022026.pdf
BUSHFIRE RISK ASSESSMENT v3
SELECT AREAS WITHIN THE NOOSA SPRINGS RESIDENTIAL AREA
FOR
NOOSA SPRINGS BODY CORPORATE PTY LTD
FEBRUARY 2026
PO Box 385 Peregian Beach QLD 4573
ABN: 60 625 108 625
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Bushfire Risk Assessment v3 NCES REF: J001433
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DOCUMENT CONTROL
Document: Bushfire Risk Assessment
Client: Noosa Springs Body Corporate Pty Ltd
Project Number: J001433
Site: Select Areas of Noosa Springs Residential Estate, Noosa Heads
File Ref: C:\CLIENTS\NOOSA SPRINGS\December 2025 Assessment\04
REPORTING\Bushfire Risk Assessment v3 - Noosa Springs 23122025.docx
Version Date Distribution Author/s Approved
1 14/01/2026 Mark Jeffs, Kim Petrovic – Joshua Lee (B. Sc. Joshua Lee (B. Sc. AES)
Noosa Springs AES) – Director / – Director / Principal
Principal Environmental Scientist
Environmental
Scientist
2 11/02/2026
3 20/02/2026
DISCLAIMER
To the extent permitted by law, North Coast Environmental Services (including its employees, partners and consultants)
excludes all liability to any person for any consequences, including but not limited to all losses, damages, costs,
expenses, and any other compensation, arising directly or indirectly, from using this publication (in part or whole) and
any information or material contained in it.
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EXECUTIVE SUMMARY
North Coast Environmental Services (NCES) have been engaged to provide a Bushfire Risk
Assessment for select areas within the Noosa Springs residential estate. The purpose of the
Assessment was to confirm the current bushfire risk and the impact such risk may have on
adjacent properties. This report represents an update to the risk assessment completed by NCES
in December 2019.
This risk has been confirmed by a combination of site inspection, bushfire risk modelling and
bushfire mapping prepared consistent with the methodology described in State Planning Policy
Natural Hazards Risk and Resilience 2019 and the Bushfire Resilience Communities 2019. It is
noted the previous 2019 assessment utilised an earlier iteration of the SPP methodology and
some key changes have occurred which have affected the assessment results.
The resultant Local Hazard Map identifies most of the site is affected by a Low Potential Bushfire
Intensity area with limited Potential Impact Buffers. Areas 1 and 4 are in a Low Potential Bushfire
Intensity area. The western limit of Area 3 and the eastern limit of Area 4 are both affected by a
Potential Impact Buffer. It is noted that SU6 was previously assigned a VHC 9.1 Moist to dry
eucalypt open forest classification however following several years of above average rainfall and
subsequent development of a clearly dominant vineforest understorey, it has now been assigned
a VHC 8.1 Wet eucalypt tall open forest.
None of the buildings in the precincts investigated are mapped in a bushfire prone area under the
Noosa Plan or the SPP bushfire overlay. Assessment against AS3959-2018 is therefore not
applicable to the subject buildings irrespective of the site-specific mapping produced in this report.
The site or part thereof may be mapped in a Designated Bushfire Prone Area via future mapping
updates to the SPP Bushfire Hazard Overlay or the Noosa Council Bushfire Hazard Overlay. To
better understand the implications of this scenario, bushfire modelling has been completed to
identify the extent of separation required to achieve <29 kW/m² radiant heat flux exposure at any
point on the buildings. The assessment also included a qualitative assessment including
discussion of past fire behaviour/history, likely fire paths, site factors that would minimise or
maximise fire behaviour, fuel arrangements and loads, fire run distances towards houses (or
proposed house sites), slopes and any other matter considered important in respect to the issue.
The site is connected to the town water supply and includes, and flanks, numerous large water
bodies. This is a significant advantage during a bushfire event for both QFES and Noosa Springs
staff and residents. It is envisaged any fire that takes hold in the narrow corridors the focus of this
assessment could be significantly suppressed, if not extinguished, by a combined resident /
QFES effort.
Numerous bushfire reduction measures have been recommended to assist in the protection of
people and property during a bushfire emergency. The following priority recommendations have
been set:
• Maintain existing APZ’s for the life of the development;
• Review bushfire overlay maps on an annual basis to confirm whether the site has been
included in a Designated Bushfire Prone Area;
• Install a multi directional sprinkler system along the vegetation edge between Areas 2 and
3 and the adjacent houses. Ideally the sprinkler system could be activated both manually
(in the event of a comms failure) and electronically from a remote location. The need to
install such a system for Areas 1 and 4 is currently not deemed a high priority.
• A site wide Vehicular Access Plan be developed which identifies the existing access
opportunities and constraints across the site for QFES vehicles including standard rapid
response Landcruiser’s and MRV’s (i.e. yellow trucks).
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• An emergency vehicular access point be formalised and confirmed accessible from Noosa
Springs Drive to southern edge of Area 2.
• Future landscaping within Areas 1-4 comprises low flammability flora species.
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Contents
1 INTRODUCTION 6
1.1 BACKGROUND 6
1.2 DEVELOPMENT PROPOSAL 7
1.3 THE NOOSA PLAN BUSHFIRE HAZARD OVERLAY MAP 7
1.4 STATE PLANNING POLICY ASSESSMENT BENCHMARK MAPPING 7
2 SITE DESCRIPTION 10
2.1 AREA 1 – GATEHOUSE ENTRY 10
2.1.1 LAND USES 10
2.1.2 TOPOGRAPHY 10
2.1.3 VEGETATION HAZARD CLASSES 11
2.2 AREA 2 – THE RIDGE ESCARPMENT 11
2.2.1 LAND USES 11
2.2.2 TOPOGRAPHY 12
2.2.3 VEGETATION HAZARD CLASSES 12
2.3 AREA 3 - THE PALMS 13
2.3.1 LAND USES 13
2.3.2 TOPOGRAPHY 14
2.3.3 VEGETATION HAZARD CLASSES 15
2.4 AREA 4 16
2.4.1 LAND USES 16
2.4.2 TOPOGRAPHY 17
2.4.3 VEGETATION HAZARD CLASSES 17
3 HAZARD ASSESSMENT 19
3.1 HAZARD ASSESSMENT METHODOLOGY 19
3.1.1 MAPPING METHODOLOGY 19
3.2 VEGETATION HAZARD CLASSES 20
3.3 BUSHFIRE HAZARD SUB-UNITS 23
3.4 OVERALL LOCAL HAZARD MAP 23
3.5 QUANTITATIVE MODELLING 26
4 BUSHFIRE RISK QUALITATIVE ASSESSMENT 33
4.1 PAST FIRE HISTORY 33
4.2 LIKELY FIRE PATHS 34
4.3 PAST FIRE HISTORY IN AREAS 1-4 35
4.4 SLOPE INFLUENCES 35
4.5 POTENTIAL IGNITION POINTS 36
4.6 WATER SUPPLY 36
5 BUSHFIRE MANAGEMENT ADVICE 37
5.1 GENERAL 37
5.2 ASSET PROTECTION ZONES 37
5.2.1 EXISTING ASSET PROTECTION ZONES 38
5.2.2 POTENTIAL FUTURE ASSET PROTECTION ZONE REQUIREMENTS 38
5.3 WATER SUPPLY 40
5.4 FIRE BREAKING TRAILS 41
5.5 ROADS AND DRIVEWAYS 41
5.6 LANDSCAPING AND REGROWTH 41
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Bushfire Risk Assessment v3 NCES REF: J001433 Select Areas of Noosa Springs Residential Estate, Noosa Heads 5.7 FENCING 42 5.8 GENERAL PROPERTY MAINTENANCE 42 5.9 EMERGING BUSHFIRE DETECTION AND AUTOMATED RESPONSE TECHNOLOGIES 42 6 CONCLUSIONS 44 6.1 CONCLUSION 44 7 REFERENCES 45 © 2026 5
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1 INTRODUCTION
1.1 Background
North Coast Environmental Services (NCES) have been engaged to provide a Bushfire Risk
Assessment for select areas within the Noosa Springs residential estate. The purpose of the
Assessment was to confirm the current bushfire risk associated with the selected bushland areas
and the impact such risk may have on adjacent properties. This report represents an update to the
risk assessment completed by NCES in December 2019. The areas targeted for the risk assessment
are shown in Plate 1.
1
4
2
3
Plate 1 – Areas to be assessed
The level of risk has bene confirmed by undertaking a bushfire hazard assessment consistent with
the methodology detailed in:
• Department of Infrastructure, Local Government and Planning’s Natural Hazards, Risk and
Resilience –– Bushfire (December 2019) State Planning Policy – state interest guidance
material; and
• Queensland Fire and Emergency Services - (2019) Planning for Bushfire Resilient
Communities.
It is noted the previous 2019 assessment utilised an earlier iteration of the SPP methodology and
some key changes have occurred which have affected the assessment results including values
related to Forest Fire Danger Index (FFDI), VHC fuel loads, and slope inputs for flat land.
The risk has been further assessed by carrying out a Method 2 Bushfire Attack Level Assessment
to identify the extent of separation required to achieve <29 kW/m² radiant heat flux exposure at any
point on the buildings. The <29 kW/m² radiant heat flux level represents the threshold set for non-
vulnerable uses (i.e. residential) in Assessment Benchmark 4 of the State Planning Policy Natural
hazards, risks and resilience – December 2019. Assessment Benchmark 4 is typically adopted by
NSC and other local authorities as the governing minimum benchmark to be achieved when
designing new developments in bushfire prone areas. It can therefore be used as a surrogate
benchmark to ascertain whether the current separation circumstances are ‘fit for purpose’ with
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respect to complying with the current NSC standards.
It is envisaged that where the separation is deemed inadequate this report may be used as evidence
of the need to undertake additional vegetation management initiatives within the site.
The assessment will also include a qualitative assessment including discussion of past fire
behaviour/history, likely fire paths, site factors that would minimise or maximise fire behaviour, fuel
arrangements and loads, potential ignition points, fire run distances towards houses (or proposed
house sites), slopes and any other matter considered important in respect to the issue.
The assessment has included a detailed inspection of the 4 selected bushland areas to determine
in-situ vegetation hazard classes, fuel loads and slopes for bushfire assessment purposes.
1.2 Development Proposal
Not applicable. The assessment relates to existing development.
1.3 The Noosa Plan Bushfire Hazard Overlay Map
The Noosa Council’s Bushfire Hazard Overlay Map depicts the presence of predominantly Medium
Potential Bushfire Intensity areas to the west of Noosa Springs Estate along the Lake Weyba
foreshore, and Medium to High Potential Bushfire Intensity areas beyond Links Drive to the east and
to the south of Resort Drive at the southern terminus of the estate and golf course. Assessment
Areas 1 and 4 are entirely mapped in a non-Bushfire Prone Area (BPA). The western end of Area 2
and the eastern end of Area 3 is mapped in a Potential Impact Buffer, meaning they are located
within 100m of mapped Potential Bushfire Intensity Areas (refer to Plate 2).
1
4
2
3
Plate 2 – NSC Bushfire Hazard Overlay Areas
1.4 State Planning Policy Assessment Benchmark Mapping
The State Planning Policy (SPP) Interactive Mapping System’s Bushfire Prone Area mapping largely
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reflects the Noosa Council mapping with respect to the class and distribution of Potential Bushfire
Intensity areas and Potential Impact Buffers. The SPP mapping removes several small and narrow
corridors/extensions of bushfire prone areas shown on the Council overlay. As per the Council
overlay, Assessment Areas 1 and 4 are entirely mapped in a non-Bushfire Prone Area (BPA) whilst
the western end of Area 2 and the eastern end of Area 3 is mapped in a Potential Impact Buffer
(refer to Plate 3).
1
4
2
3
Plate 3 – SPP Bushfire Prone Area Mapping
The Potential Bushfire Intensity Classes adopted for the SPP mapping, and subsequently adopted
for the NSC mapping, are divided into five classes as per Table 1 below.
Table 1 Potential Bushfire Intensity Classes
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Bushfire Risk Assessment v3 NCES REF: J001433 Select Areas of Noosa Springs Residential Estate, Noosa Heads Natural Hazards, Risk and Resilience – Technical Manual – A ‘fit for purpose’ approach in undertaking natural hazard studies and risk assessments. The Potential Fireline Intensity classes are determined, in part, from a combination of forest fire danger index, slope and vegetation hazard class influences. Council’s Bushfire Hazard Overlay Code applies to assessable development impacted by Council’s Bushfire Hazard Overlay mapping. Under Chapter 2, Part 1, Section 8, Item 4(a) of the Planning Act 2016, where there is an inconsistency between a State Planning Policy and local government planning instrument, the State Planning Policy applies over the local planning instrument. Therefore, in this instance, the SPP Bushfire Hazard Areas mapping prevails with respect to the hazard classes mapped on the site and the trigger for any assessment under the NSC Bushfire Hazard Overlay Code. © 2026 9
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2 Site Description
2.1 Area 1 – Gatehouse Entry
2.1.1 Land Uses
Area 1 represents a vegetated mound located to the south of the gatehouse entry point to the estate.
It is flanked to the north by the main access and exit sealed bitumen route to the Estate and to the
south by a linear row of residential dwellings. This vegetation extends for approximately 330m to the
east along Noosa Springs Drive and a short distance to the west where it terminates around a lake.
The total area of the vegetation tract measures approximately 0.8ha. It is functionally separated from
that on the north side of Noosa Springs Drive by the two-lane carriage way and a concrete footpath.
An approximate 2m wide access trail abuts the boundary fence lines of the residences. The
vegetation is irrigated.
Plate 4 details site conditions.
Plate 4 – Area 1 Context (Source: Nearmap)
2.1.2 Topography
Area 1 comprises a manufactured soil laden mound to approximately 10m-30m width host to planted
vegetation aligned parallel to Noosa Springs Drive. It exhibits gentle to moderate convex slopes with
short slope lengths of only 6-10m distance coupled with a ridge width of approximately 3-5m. For all
intents and purposes, the slope under the Area 1 can be considered level, being equalled out by
both the positive and negative slopes present.
Plate 5 – Area 1 Topography (Source: Noosa Council Maps)
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2.1.3 Vegetation Hazard Classes
Area 1 is comprehensively dominated Vegetation Hazard Class 3.1 - Notophyll vine forest,
comprised of planted rainforest trees and shrubs which have attained an approximate height of 12m-
16m. Numerous large figs are present throughout Area 1. The understorey is generally sparse and
significant surface fuel loads were observed, albeit they exhibit low flammability characteristics by
virtue of the rainforest species origin.
Area 1 and its immediate surrounds comprise the following vegetation hazard classes (classified in
accordance with BRC 2019):
• Vegetation Hazard Class 3.1 - Notophyll vine forest (planted);
• Vegetation Hazard Class 41.4 – Continuous low grass or tree cover in built up areas; and
• Vegetation Hazard Class 42.6 – Nil to very low vegetation cover.
Plate 6 depicts typical conditions within Area 1 which is shown on the left-hand side of the image.
Plate 6 – Area 1 Vegetation (Source: Google Maps)
2.2 Area 2 – The Ridge Escarpment
2.2.1 Land Uses
Area 2 comprises a narrow bushland corridor of approximately 15-25m north south width positioned
on a moderate to steep sloping escarpment nestled between a golf course fairway to the south and
residential dwellings to the north. This vegetation corridor terminates at its intersection with Noosa
Springs Drive to the east and extends westward for several hundred metres through to the Lake
Weyba foreshore and to the north through to Bumpy Ash Lane.
The vegetation can be easily accessed along its southern perimeter via the golf course however
access is functionally constrained to moving through individual backyards if trying to access the
northern perimeter. The vegetation is not currently irrigated. Plate 7 details Area 2 conditions.
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Plate 7 – Area 2 Context (Source: Nearmap)
2.2.2 Topography
Area 2 exhibits generally uniform topography comprised of a simple sedimentary escarpment which
reaches a topographic high of approximately 12m AHD on the northern escarpment margin and a
topographic low of approximately 2-3m AHD on its southern toe. Slopes range from 5-10 degrees in
the east to 25-30 degrees in the far west including steeper slopes in parts. Given the lack of fire run
potential from the south and north of the slope, this fire hazard assessment has adopted cross
contour conditions for Area 2 commensurate with the slope conditions underlying the most likely fire
run scenarios being from the north-west and south-east.
Plate 8 depicts topographic conditions within and adjacent to the site.
Plate 8 – Area 2 Topography (Source: Noosa Council Maps)
2.2.3 Vegetation Hazard Classes
Area 2 was previously assigned a VHC 9.1 Moist to dry eucalypt open forest classification however
following several years of above average rainfall and subsequent development of a clearly dominant
vineforest mid storey and understorey, it has now been assigned a VHC 8.1 Wet eucalypt tall open
forest. The canopy tree height has not necessarily attained 30m, which is the structural threshold for
tall open forest, however, can be expected to in the future hence a conservative approach has been
adopted in the VHC 8.1 assignment.
Area 2 comprises of a mosaic of native bushland intermixed with planted exotics adjacent to
dwellings. In general, the mid to upper slopes comprise open forest over a disturbed weedy
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understorey whilst the mid to lower slopes comprise regrowth rainforest.
The canopy is dominated by a mix of mature Eucalyptus tereticornis, Corymbia intermedia and
Lophostemon confertus over a rainforest mid-canopy of cheese tree, tuckeroo, wattle, green kamala
and macaranga +/- paperbarks. The understorey, where present, is host to low flammability
rainforest species including bolwarra, barbed wire vine, rasp fern, dodder vine, native ginger,
cordylines as well as weed species and exotic garden escapees.
Significant surface fuels loads (>35mm depth) are present throughout Area 2 with accumulation rates
affected by slope wash. Surface fuels are expected to be drier and therefore more prone to ignition
in the disturbed parts of Area 2 which have been subject to past clearing impacts.
The following vegetation hazard classes (classified in accordance with BRC 2019) were associated
with Area 2 and its surrounds:
• Vegetation Hazard Class 8.1 – Wet eucalypt tall open forest;
• Vegetation Hazard Class 41.4 – Continuous low grass or tree cover in built up areas; and
• Vegetation Hazard Class 42.6 – Nil to very low vegetation cover; and
• Vegetation Hazard Class 43.6 - Water bodies or very low vegetation cover.
Plate 9 depicts typical conditions within Area 2.
Plate 9 – Area 2 Vegetation
2.3 Area 3 - The Palms
2.3.1 Land Uses
Area 3 comprises a narrow bushland corridor of approximately 50m width positioned on a moderate
to steep sloping escarpment and alluvial terrace nestled between the Lake Weyba foreshore to the
west and south and residential dwellings to the north and east. This vegetation corridor is continuous
along the Lake Weyba foreshore to the north and south.
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Pedestrian access and possibly 4wd access is available to a cleared and level lawn area measuring
approximately 6-10m width adjacent to the dwellings on the ridge top. No pedestrian and vehicle
access is available from the south end care of recent landscaping within Lot No 755 which extends
the ridge crest margin. There is no formal access trail, vehicular or pedestrian, through the alluvial
terrace component of Area 3. The vegetation is not currently irrigated.
Plates 10 and 11 detail site conditions.
Plate 10 – Area 3 Context (Source: Nearmap)
Plate 11 – Existing cleared APZ Area 3
2.3.2 Topography
Area 3 exhibits generally uniform topography comprised of a simple sedimentary escarpment which
reaches a topographic high of approximately 15m AHD on the northern escarpment margin and a
topographic low of approximately 2-3m AHD on its southern and western toe. Slopes are level
adjacent to Lake Weyba and range from 5-10 degrees in the east to 15-20 degrees in the centre and
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far west of the side slope including steeper slopes in parts. Given the lack of fire run potential from
the south and west of the slope (i.e. Lake Weyba), this fire hazard assessment has adopted cross
contour conditions for Area 3 commensurate with the slope conditions underlying the most likely fire
run scenarios being from the north-west and south-east.
Plate 12 depicts topographic conditions within and adjacent to the site.
Plate 12 – Area 3 Topography (Source: Noosa Council Maps)
2.3.3 Vegetation Hazard Classes
Area 3 was previously assigned a VHC 9.1 Moist to dry eucalypt open forest classification however
following several years of above average rainfall and subsequent development of a clearly dominant
vineforest mid storey and understorey, it has now been assigned a VHC 8.1 Wet eucalypt tall open
forest. The canopy tree height has not necessarily attained 30m, which is the structural threshold for
tall open forest, however, can be expected to in the future hence a conservative approach has been
adopted in the VHC 8.1 assignment. The northern end of Area 3 is particularly sparse and technically
reflective of VHC 9.1 fuel loads and vegetation structure. However, adopting a conservative
approach, is expected to transition to VHC 8.1 consistent with what has occurred in the balance of
Area 3.
Area 3 comprises a mosaic of native open forest, coastal rainforest and wetland floras. In general,
the mid to upper slopes comprise open forest over a disturbed vine forest and weedy understorey
subject to numerous steep slopes and occasional slips subject to remediation effort. The mid to lower
slopes comprise a mosaic of scattered eucalypts over regrowth rainforest whilst the flats comprise
palustrine wetland (i.e. paperbarks and swamp she-oaks). A narrow assemblage of mangroves is
also often present on the tidal limit.
The canopy on the mid to upper slopes is dominated by a mix of mature Eucalyptus tereticornis,
Corymbia intermedia and Lophostemon confertus to 18-26m height whilst the canopy on the lower
slopes was host to low flammability coastal regrowth rainforest species including Glochidion
sumatranum (dominant), Waterhousia floribunda, Macaranga tanarius and Cupaniopsis
anacardioides along with scatterings of Archontophoenix cunninghamiana (Bangalow palm).
Several prominent Ficus trees are also present. The mid-storey is often dense and dominated by
low flammability coastal rainforest species. The understorey is generally host to recruiting rainforest
tree and shrub species along with wetland species such as Gahnia aspera and Lomandra longifolia
as well as numerous vine species. Supplejack and barbed wire vine are common throughout. The
coastal lake margin was host to coastal and wetland species including Cupaniopsis anacardioides,
Melaleuca quinquenervia, Lophostemon suaveolens, Hibiscus tiliaceus and Casuarina glauca.
Limited high flammability surface fuel loads are present throughout Area 3 because of the low-
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density eucalypt canopy and the prevalence of rainforest flora in the midstorey and understorey. Fuel
loads had been actively reduced in the north of Area 3. The areas of regrowth Melaleuca
quinquenervia and Lophostemon suaveolens over Gahnia aspera (which is a particularly flammable
species) probably offer the highest concentrations of flammable surface and shrub ladder fuels in
Area 3.
Surface fuels were noticeably drier and therefore more prone to ignition in the disturbed parts of Area
3, of which there are several, which have been subject to past clearing impacts.
The following vegetation hazard classes (classified in accordance with BRC 2019) were associated
with Area 3 and its surrounds:
• Vegetation Hazard Class 3.1 - Notophyll vine forest;
• Vegetation Hazard Class 8.1 – Wet eucalypt tall open forest;
• Vegetation Hazard Class 41.4 – Continuous low grass or tree cover in built up areas;
• Vegetation Hazard Class 42.6 – Nil to very low vegetation cover; and
• Vegetation Hazard Class 43.6 - Water bodies or very low vegetation cover.
Plate 13 depicts typical conditions within Area 3.
Plate 13 – Area 3 Vegetation
2.4 Area 4
2.4.1 Land Uses
Area 4 was previously assigned a VHC 9.1 Moist to dry eucalypt open forest classification however
following several years of above average rainfall and subsequent development of a clearly dominant
vineforest mid storey and understorey, it has now been assigned a VHC 8.1 Wet eucalypt tall open
forest. Area 4 is set within a narrow (20-30m width), shallow gully flanked by housing to the north
and south and the golf course to the east. Noosa Springs Drive flanks the western end of the
vegetation unit and fragments it from a north south aligned narrow roadside corridor of vegetation.
Plate 14 details site conditions.
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Plate 14 – Area 4 Context (Source: Nearmap)
2.4.2 Topography
Area 4 comprises a narrow (20-30m width), shallow gully which directs catchment waters to the east
towards the golf course.
It reaches a topographic high of approximately 10m AHD in the west and declines towards the east
to a topographic low of approximately 5m AHD. Area 4 exhibits a dominant easterly aspect with
gentle slopes between 0-5 degrees. The landform is considered across slope relative to adjacent
housing stock.
Plate 15 depicts topographic conditions within and adjacent to the site.
Plate 15 – Area 4 Topography (Source: Noosa Council Maps)
2.4.3 Vegetation Hazard Classes
Area 4 is dominated by Vegetation Hazard Class 8.1 Wet eucalypt tall open forest to 20-30m width.
Dominant canopy species include Eucalyptus tereticornis (forest red gum) to approximately 24m
height over Melaleuca quinquenervia (broad-leaved paper bark) to approximately 16m height. The
canopy tree height has not necessarily attained 30m, which is the structural threshold for tall open
forest, however, can be expected to in the future hence a conservative approach has been adopted
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in the VHC 8.1 assignment.
The mid storey and understorey are dominated by low flammability rainforest floras including
Glochidion sumatranum (dominant), Waterhousia floribunda, Macaranga tanarius and Cupaniopsis
anacardioides along with scatterings of Livistona australis (Cabbage Palm). The edge of the
understory is laden with exotic plantings and weed species with Singapore daisy prevalent
throughout.
The following vegetation hazard classes (classified in accordance with Leonard & Opie (2017)) were
identified within the assessment area which includes a 100m buffer about the site:
• Vegetation Hazard Class 8.1 – Wet eucalypt tall open forest;
• Vegetation Hazard Class 41.4 – Continuous low grass or tree cover in built up areas; and
• Vegetation Hazard Class 42.6 – Nil to very low vegetation cover.
Plate 16 depicts typical conditions within Area 4.
Plate 16 – Area 4 Vegetation
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3 HAZARD ASSESSMENT
3.1 Hazard Assessment Methodology
The SCRC Planning Scheme requires that a site-specific bushfire hazard assessment be prepared
to assess the degree of bushfire hazard acting on a development site captured within a mapped
Designated Bushfire Hazard Area. The SPP Bushfire Prone Area mapping prevails over the SCRC
Bushfire Hazard Area mapping with respect to the currency of the methodology adopted to prepare
the mapping. Accordingly, the site-specific hazard mapping required by the Bushfire Hazard Overlay
Code is to be prepared consistent with the methodology adopted to prepare the SPP mapping.
The methodology used to prepare the SPP mapping is described in:
• Department of Infrastructure, Local Government and Planning’s Natural Hazards, Risk and
Resilience –– Bushfire (December 2019) State Planning Policy – state interest guidance
material; and
• Queensland Fire and Emergency Services - (2019) Planning for Bushfire Resilient
Communities.
Site-specific hazard maps are referred to as Local Hazard Area Maps in the SPP documents. The
preparation of Local Hazard Area Maps has been undertaken for the site in accordance with the
methodology described in the above referenced documents.
3.1.1 Mapping Methodology
The mapping presented herein was prepared by adopting the following methodology:
• Categorizing the vegetation within the site in accordance with the vegetation hazard classes
derived from QFES (2019);
• Using the patch and corridor filtering process to remove narrow corridors and small patches
of VHC’s1;
• Subdividing the identified vegetation hazard classes into bushfire hazard sub-units based on
slope differences and vegetation hazard classes. All upslope and across slope vegetation
units are allocated an underlying slope of 1 degree as per methodology prescribed within
Queensland Fire and Emergency Services - (2019) Planning for Bushfire Resilient
Communities. The maximal slope recorded within 25m x 25m grids within the VHC’s is
adopted as the effective slope underlying the VHC. A conservative approach is adopted
where multiple slopes persist within VHC’s;
• Assigning SPP Potential Bushfire Intensity classes to the sub-units;
• Application of 100m Potential Impact Buffers to the amended sub-units to derive an overall
Local Hazard Area Map.
1 The patch and corridor filtering process to remove or downgrade hazard levels of small patches and narrow corridors involves the
following three stages:
• Merging small patches of a single Vegetation Hazard Class less than 0.5 ha;
• Merging small Vegetation Hazard Class patches between 0.5 and 1 ha with higher or moderate fuel loads (greater than 8
tonnes/ha); and
• Removing narrow corridors of vegetation less than 50m wide through a process of patch erosion and dilation. These small
patches are merged with surrounding vegetation by allocating a patch to the Vegetation Hazard Class that is most common to
the patch boundary (Leonard et al., 2017).
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Select Areas of Noosa Springs Residential Estate, Noosa Heads
3.2 Vegetation Hazard Classes
The following vegetation hazard classes (classified in accordance with QFES (2019)) were identified
within the assessment area which includes a 100m buffer surrounding the site:
• Vegetation Hazard Class 3.1 - Notophyll vine forest;
• Vegetation Hazard Class 8.1 – Wet eucalypt tall open forest;
• Vegetation Hazard Class 41.4 – Continuous low grass or tree cover in built up areas;
• Vegetation Hazard Class 42.6 – Nil to very low vegetation cover; and
• Vegetation Hazard Class 43.6 - Water bodies or very low vegetation cover.
Plan BF01a and BF01b – Vegetation Hazard Classes depicts the distribution of the VHC’s across
the assessment area.
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KEY ASSESSMENT AREAS © 100M BUFFER TO ASSESSMENT AREAS. VHC 3.1 - NOTOPHYLL VINE FOREST Ml VHC 8.1 - WET EUCALYPT TALL OPEN FOREST VHC 9.1 - MOIST TO DRY EUCALYPT OPEN FORESTS ON COASTAL LOWLANDS AND RANGES (VHC 22.1 - MELALUECA OPEN FORESTS ON SEASONALLY INUNDATED LOWLAND COASTAL SWAMPS, MM) VHC 35.3 - SHRUBLAND ASSOCIATED WITH MANGROVES AND TIDAL SALTMARSHES GBB VHC 41.4 - LOW GRASS OR TREE COVER IN BUILT UP AREAS IB VHC 42.6 - NIL TO VERY LOW VEGETATION COVER GB VHC 43.6 - WATERBODIES OR VERY LOW VEGETATION COVER Metres Services —— NOOSA HEADS QLD North Caaet | Poaorans BUSHFIRE RISK ASSESSMENT Y nvironmental Peregian Beach, QLD 4573 SELECT AREAS OF NOOSA SPRINGS ESTATE JOB REFERNCE: J001433 NORTH FIGURED DIMENSIONS TO BE READ IN PREFERENCE TO SCALING. SCALE: 1:5000 A3 DRAWN: JL. TITLE DATE: 06.01.2026 SHEET NO: F1B.00 VHC'S NORTH
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KEY ASSESSMENT AREAS (3 100m BUFFER TO ASSESSMENT AREAS MB VHC 3.1 - NOTOPHYLL VINE FOREST MM VHC 8.1 - WET EUCALYPT TALL OPEN FOREST VHC 9.1 - MOIST TO DRY EUCALYPT OPEN FORESTS ON COASTAL LOWLANDS AND RANGES VHC 22.1 - MELALUECA OPEN FORESTS ON SEASONALLY INUNDATED LOWLAND COASTAL SWAMPS Ml) VHC 35.3 - SHRUBLAND ASSOCIATED WITH MANGROVES AND TIDAL SALTMARSHES. GB OVHC 41.4 - LOW GRASS OR TREE COVER IN BUILT UP AREAS VHC 42.6 - NIL TO VERY LOW VEGETATION COVER GB VHC 43.6 - WATERBODIES OR VERY LOW VEGETATION COVER North Coast PO Box 385 BUSHFIRE RISK ASSESSMENT JOB REFERNCE: J001433 NoRTH | FIGURED DIMENSIONS TO | SCALE: 1:5000 43 DRAWN: J.L TITLE Y TO SCALING. Environmental — |Peregian Beach, ao 4573, SELECT AREAS OF NOOSA SPRINGS ESTATE ¢ BE READ IN PREFERENCE SEVIS ES comma) MPN! 50 25 108828 NOOSA HEADS QLD DATE: 06.01.2026 SHEETNO:F1A.00 | VHC’s SOUTH
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Bushfire Risk Assessment v3 NCES REF: J001433 Select Areas of Noosa Springs Residential Estate, Noosa Heads 3.3 Bushfire Hazard Sub-Units Plan BF02 – Sub-Units identifies the site scale Potential Bushfire Intensity classes across the site. Plan BF02 identifies most of the site is affected by a Low Potential Bushfire Intensity area with only the western limit of Area 3 and the eastern limit of Area 4 affected by a Potential Impact Buffer. Several sub-units, including sub unit 6 which dominates Assessment Area 2 and 3, are eligible to be patch and corridor filtered out of Figure 2 due to their limited patch size (i.e. each individual unit is less than 0.5ha and/or less than 50m width). These small sub-units have been merged with the dominant adjoining Vegetation Hazard Class. 3.4 Overall Local Hazard Map Plan BF03 – Local Hazard Map identifies the Potential Bushfire Intensity classes across the site and includes a 100m wide Potential Impact Buffer. Plan BF03 identifies most of the site is affected by a Low Potential Bushfire Intensity area with limited Potential Impact Buffer areas. Areas 1 and 4 are in a Low Potential Bushfire Intensity area. The western limit of Area 3 and the eastern limit of Area 4 affected by a Potential Impact Buffer The Local Hazard Map presented in Plan BF03 is to supersede the SPP broadscale mapping attributed to the site and should be used to guide the formulation of appropriate site-based bushfire management measures for the proposal. © 2026 23
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‘Sub Unit 1 iz Fire Maximum Potential ‘. Vegetation Se ce Weather Landscape Fireline peer Hazard Class Severity Slope Intensity aa Load (t/ha) (wha) feat (deuees) (aE Intensity’ VHC 34 — Notophyll Vine 45 4s 48 1 645 Forest ‘Sub Unit 2 : Fire Maximum Potential 5 Vegetation Sunn ee Weather Landscape Fireline pon Hecard (Class Load (t/ha) (tha) aay en rend Intensity” VHC 35.3 - ‘Shrubland associated with 0 0 mangroves and 48 1 ° tidal ‘saltmarshes ‘Sub Unit 3 : Fire Maximum Potential i Vegetation Soe 1 Weather Landscape Fireline potential Hazard Class Severity Slope Intensity 2, Ford (ine ie) (FFD!) (degrees) (kwim) uneasy VHC 41.4— Low grass or parlors ot 25 3 48 1 230 built up areas ‘Sub Unit 4 " Fire Maximum Potential Vegetation Pelee ees Weather Landscape Fireline ewndal Bera l e Load (t/ha) (ha) ya ( dowees) ‘hana Intensity* VHC 42.6 — Nil to very low vegetation 2 2 48 1 127 cover ‘Sub Unit 5 Fire Maximum Potential ; Vegetation suental, | Tue kel | Weather Landscape Fireline Botential Hazard Class* Severity Slope Intensity pre} pea a (FFD) (degrees) ewirn) eee) VHC 43.6 - Waterbodies or very low 0 0 48 1 o vegetation cover Sub Unit 6 ; Fire Maximum Potential ; Vegetation Soe rete el Weather Landscape Fireline Fotential Hazard Class* Severity Slope Intensity ushiew) ease) ie) (FDI) (degrees) (awim) ieee) VHC 8.1 — Wet eucalypt tal 31 35 48 1 34,506 open forests ‘Sub Unit 7 Fire Maximum Potential Vegetation eee CT Weather Landscape Fireline Boerne Hazard Class* Severity Slope Intensity ustiee) pees fue (FDI) (degrees) (awim) ses) VHC 22.1 - Melaleuca open forests on seasonally 23.4 28.4 48 1 21,190 inundated lowland coastal swamps Sub Unit 8 : Fire Maximum Potential ; Vegetation Siena to Weather Landscape Fireline Bona Hazard Class* Severity Slope Intensity ushiew) es ite) (FDI) (degrees) awim) ee) VHC 9.1 - Moist to dry eucalypt oS 21 24.2 48 1 16,204 Medium coastal c lowiands and ranges KEY ASSESSMENT AREAS (3) SuB-UNIT BOUNDARIES GB HIGH POTENTIAL BUSHFIRE INTENSITY AREA () MEDIUM POTENTIAL BUSHFIRE INTENSITY AREA Note 1 = Sub Units which Sh dior <50: idth bb jote 1 - Sub Units which measure < 0.5ha and/or <50m width are to be LOW POTENTIAL BUSHFIRE INTENSITY AREA aggregated into the surrounding sub unit as per the patch and corridor PATCH AND CORRIDOR FILTERED SUB UNITS filtering process. This includes the majority of the sub-unit 6 polygons. B ta ROBIE BUSHFIRE RISK ASSESSMENT JOB REFERNCE: J001433 NorTH — | FIGURED DIMENSIONS TO_ | SCALE: 1:80000 A3 DRAWN: J.L. TITLE eregian Beach, BE READ IN PREFERENCE So eonn cea SELECT AREAS OF NOOSA SPRINGS ESTATE BE READIN] eee ceased Gonadal NOOSA HEADS QLD - DATE: 06.01.2026 SHEET NO: F2.00 SUB UNITS
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KEY. ASSESSMENT AREAS (3) 100M BUFFER TO DEVELOPMENT AREA MB HIGH POTENTIAL BUSHFIRE INTENSITY AREA (@l MEDIUM POTENTIAL BUSHFIRE INTENSITY AREA J POTENTIAL IMPACT BUFFER AREA Saati Perogian Beach, QLD 4573 BUSHFIRE RISKASSESSMENT JOB REFERNCE: J001433 NORTH | FIGURED DIMENSIONS To __ | SCALE: 1:8000 43 DRAWN: JL. | TITLE Servi ABN: 60 625 108 625 SELECT AREAS OF NOOSA SPRINGS ESTATE BE READ IN PREFERENCE Y COS cai teaauiel NOOSA HEADS QLD TO SCALING. DATE: 06.01.2026 SHEET NO: 3.00 | LOCAL HAZARD AREA MAP
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3.5 Quantitative Modelling
Quantitative modelling of the potential bushfire conditions that may be experienced within the
dominant vegetation hazard classes located adjacent to each of the 4 assessment areas has
been undertaken to assist in determining the attributable risk associated with each area.
The models used comprise industry standard bushfire equations which have been built into the
FPAA endorsed FLAMESOL computer model. FLAMESOL allows numerous input variables to
be adjusted including fuel loads, fire danger index, site slope and distance to vegetation.
FLAMESOL uses the following algorithms:
• Rate of Spread – McArthur (1973) and Nobel et al. (1980)
• Flame Length – NSW Rural Fire Service (2001) and Nobel et al. (1980)
• Elevation of Receiver – Douglas and Tan (2005)
• Flame Angle – Douglas and Tan (2005)
• Radian Heat Flux – Drysdale (1999), Sullivan et al. (2003) and Douglas and Tan (2005)
The FLAMESOL Minimum Distance calculator has been used and comprises an AS 3959:2018
Method 2 (Appendix B) based calculator which calculates a range of bushfire behaviour outputs
including the minimum distances required to achieve a range of different radiant heat flux
thresholds. Fuel load inputs have been drawn from BRC 2019 based on the calculated potential
fuel loads for the relevant VHC. The output results are shown in Plates 17 -22.
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Calculated December 23, 2025, 5:18 pm (MDc v.4.9)
Area 1 SU1 VHC 3.1
SU1
Minimum Distance Calculator - AS3959-2018 (Method 2)
Inputs Outputs
Fire Danger Index 48 Rate of spread 0.27 km/h
Vegetation
Rainforest Flame length 2.34 m
Classification
Understorey fuel load 4.5 t/ha Flame angle 55 °, 66 °, 73 °, 78 °, 80 ° & 85 °
0.92 m, 1.02 m, 1.04 m, 1.04 m, 1.02 m
Total fuel load 4.5 t/ha Elevation of receiver
& 0.85 m
Vegetation height n/a Fire intensity 645 kW/m
Effective slope 1° Transmissivity 0.898, 0.894, 0.888, 0.88, 0.875 & 0.837
0.5807, 0.4137, 0.2789, 0.1833, 0.1476
Site slope 1° Viewfactor
& 0.039
Minimum distance to < 40
Flame width 20 m 2m
kW/m²
Minimum distance to < 29
Windspeed n/a 2.8 m
kW/m²
Minimum distance to < 19
Heat of combustion 18,600 kJ/kg 4.1 m
kW/m²
Minimum distance to < 12.5
Flame temperature 1,090 K 5.9 m
kW/m²
Minimum distance to < 10
7.1 m
kW/m²
Plate 17 – Area 1 VHC 3.1 - Notophyll vine forest - 1º
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Calculated December 23, 2025, 7:35 pm (MDc v.4.9)
Area 1 SU8 VHC 9.1
Minimum Distance Calculator - AS3959-2018 (Method 2)
Inputs Outputs
Fire Danger Index 48 Rate of spread 1.29 km/h
Vegetation
Forest Flame length 11.32 m
Classification
Understorey fuel load 21 t/ha Flame angle 36 °, 41 °, 47 °, 52 °, 55 ° & 70 °
3.18 m, 3.54 m, 3.93 m, 4.21 m, 4.36 m & 4.79
Total fuel load 24.2 t/ha Elevation of receiver
m
Vegetation height n/a Fire intensity 16,204 kW/m
0.889, 0.881, 0.871, 0.86, 0.854 &
Effective slope 1° Transmissivity
0.8080000000000001
0.5899, 0.4295, 0.2825, 0.1889, 0.1531 &
Site slope 1° Viewfactor
0.0403
Minimum distance to < 40
Flame width 10 m 8.1 m
kW/m²
Minimum distance to < 29
Windspeed n/a 9.6 m
kW/m²
Minimum distance to < 19
Heat of combustion 18,600 kJ/kg 11.8 m
kW/m²
Minimum distance to < 12.5
Flame temperature 1,090 K 14.3 m
kW/m²
Minimum distance to < 10
15.8 m
kW/m²
Plate 18 – Area 1 and Area 3 VHC 9.1 – Moist to dry open forest - 1º
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Calculated December 23, 2025, 5:23 pm (MDc v.4.9)
Area Area
2 SU6 VHC8.1
2 VHC 8.1
Minimum Distance Calculator - AS3959-2018 (Method 2)
Inputs Outputs
Fire Danger Index 48 Rate of spread 1.91 km/h
Vegetation
Forest Flame length 16.63 m
Classification
Understorey fuel load 31 t/ha Flame angle 41 °, 46 °, 52 °, 57 °, 59 ° & 73 °
5.23 m, 5.71 m, 6.22 m, 6.56 m, 6.67 m
Total fuel load 35 t/ha Elevation of receiver
& 7.08 m
Vegetation height n/a Fire intensity 34,596 kW/m
Effective slope 1° Transmissivity 0.878, 0.866, 0.85, 0.834, 0.826 & 0.771
0.597, 0.4395, 0.2928, 0.1956, 0.1588 &
Site slope 1° Viewfactor
0.0424
Minimum distance to < 40
Flame width 20 m 12.4 m
kW/m²
Minimum distance to < 29
Windspeed n/a 15 m
kW/m²
Minimum distance to < 19
Heat of combustion 18,600 kJ/kg 18.9 m
kW/m²
Minimum distance to < 12.5
Flame temperature 1,090 K 23.3 m
kW/m²
Minimum distance to < 10
25.9 m
kW/m²
Plate 19 – Area 2 VHC 8.1 – Wet eucalypt tall open forest - 1º
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Calculated December 23, 2025, 5:27 pm (MDc v.4.9)
Area 3 SU6 VHC 8.1
Minimum Distance Calculator - AS3959-2018 (Method 2)
Inputs Outputs
Fire Danger Index 48 Rate of spread 1.91 km/h
Vegetation
Forest Flame length 16.63 m
Classification
Understorey fuel
31 t/ha Flame angle 49 °, 56 °, 62 °, 66 °, 68 ° & 78 °
load
6.04 m, 6.59 m, 6.94 m, 7.08 m, 7.13 m & 6.94
Total fuel load 35 t/ha Elevation of receiver
m
Vegetation height n/a Fire intensity 34,596 kW/m
0.872, 0.855, 0.834, 0.8139999999999999,
Effective slope 1° Transmissivity
0.804 & 0.748
0.6026, 0.4437, 0.2979, 0.2014, 0.1626 &
Site slope 1° Viewfactor
0.0438
Minimum distance to < 40
Flame width 40 m 13.2 m
kW/m²
Minimum distance to < 29
Windspeed n/a 17 m
kW/m²
Minimum distance to < 19
Heat of combustion 18,600 kJ/kg 22.8 m
kW/m²
Minimum distance to < 12.5
Flame temperature 1,090 K 29.3 m
kW/m²
Plate 20 – Area 3 VHC 8.1 – Wet eucalypt tall open forest - 1º
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Calculated December 23, 2025, 5:34 pm (MDc v.4.9)
Area 3 SU7 VHC 22.1
Minimum Distance Calculator - AS3959-2018 (Method 2)
Inputs Outputs
Fire Danger Index 48 Rate of spread 1.44 km/h
Vegetation
Forest Flame length 12.79 m
Classification
Understorey fuel
23.4 t/ha Flame angle 53 °, 63 °, 70 °, 74 °, 75 ° & 82 °
load
4.92 m, 5.45 m, 5.65 m, 5.66 m, 5.61 m & 5.05
Total fuel load 28.4 t/ha Elevation of receiver
m
Vegetation height n/a Fire intensity 21,190 kW/m
0.876, 0.859, 0.837, 0.8139999999999999,
Effective slope 1° Transmissivity
0.803 & 0.742
0.5957, 0.4429, 0.2976, 0.2009, 0.1635 &
Site slope 1° Viewfactor
0.0442
Minimum distance to < 40
Flame width 65 m 10.5 m
kW/m²
Minimum distance to < 29
Windspeed n/a 14 m
kW/m²
Minimum distance to < 19
Heat of combustion 18,600 kJ/kg 20.2 m
kW/m²
Minimum distance to < 12.5
Flame temperature 1,090 K 27.8 m
kW/m²
Plate 21 – Area 3 VHC 22.1 – Paperbark open forest - 1º
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Calculated December 23, 2025, 5:29 pm (MDc v.4.9)
Area 4 SU6 VHC 8.1
Minimum Distance Calculator - AS3959-2018 (Method 2)
Inputs Outputs
Fire Danger Index 48 Rate of spread 1.91 km/h
Vegetation
Forest Flame length 16.63 m
Classification
Understorey fuel load 31 t/ha Flame angle 41 °, 46 °, 52 °, 57 °, 59 ° & 73 °
5.23 m, 5.71 m, 6.22 m, 6.56 m, 6.67 m &
Total fuel load 35 t/ha Elevation of receiver
7.08 m
Vegetation height n/a Fire intensity 34,596 kW/m
Effective slope 1° Transmissivity 0.878, 0.866, 0.85, 0.834, 0.826 & 0.771
0.597, 0.4395, 0.2928, 0.1956, 0.1588 &
Site slope 1° Viewfactor
0.0424
Minimum distance to < 40
Flame width 20 m 12.4 m
kW/m²
Minimum distance to < 29
Windspeed n/a 15 m
kW/m²
Minimum distance to < 19
Heat of combustion 18,600 kJ/kg 18.9 m
kW/m²
Minimum distance to < 12.5
Flame temperature 1,090 K 23.3 m
kW/m²
Minimum distance to < 10 25.9 m
Plate 22 – Area 4 VHC 8.1 – Moist to Dry open forest - 1º
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4 BUSHFIRE RISK QUALITATIVE ASSESSMENT
4.1 Past Fire History
Several prominent bushfires have occurred in the northern Sunshine Coast and Noosa region in
recent years. The frequency of fire events appears to have significantly increased since 2015 and
peaked in late 2019 during what is known as the Black Summer bushfire season of 2019-2020.
The frequency of fires has abated since 2021 following repeated La Nina summer wet seasons
which have significantly suppressed typical fire weather and fuel load availability. The wet
seasons have contributed to significant vegetation and fuel load growth throughout SEQ.
A substantial bushfire broke out on 5th September 2019 to the south of the site in the Peregian
Springs bushland and burnt on a northerly trajectory through coastal open forest and eventually
paperbark wetland on the eastern foreshore of Lake Weyba. The fire extinguished near Area 3
within the highly flammable SU7 paperbark wetland community interface with the golf course and
modified vegetation areas between Area 3 and the paperbark community (refer Plates 23 and
24). The fire forced the evacuation of thousands of residents and took about two days and the
efforts of over 100 fire crews to be brought under control.
Area 3
SU7
Modified Area
Plate 23 – Limit of September 2019 fire (red linework)
Area 3
SU6
SU7
Plate 24– September 2019 bushfire impact.
Significant bushfire events also occurred through the Peregian section of the Noosa National
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Park to the south of Noosa Springs as well as around the Cooroibah area in the 2020 fire season,
resulting in mass evacuations of local communities. These fires temporarily reduced local fuel
loads whilst promoting fire prone vegetation regeneration. Post fire fuel loads can attain pre fire
volumes within +/- <5 years because of low decomposition rates and rapid regrowth following fire.
The repeated wet seasons since the fires has substantially contributed to post fire fuel load re-
accumulation.
The occurrence of a fire that occurred >3 years ago should not be misinterpreted to mean fuel
loads remain at minimal volumes and bushfire risk remains low, particularly for heathland and
paperbark communities whose combined surface fuels significantly influence fire behaviour.
Indeed, the SU7 VHC 22.1 paperbark community, which was razed during the September 2019
bushfire, has now redeveloped close to maximum surface load fuels and exhibits dense areas of
paperbark and wattle regeneration to 2-4m height. The paperbark canopy remains in a low foliage
state with whole stands of paperbark trees also appearing to be dead (refer Plate 25).
Thin canopy foliage
Canopy spp recruitment
Dense understory foliage
Plate 25– SU7 VHC 22.1 understorey regeneration following September 2019 bushfire impact.
4.2 Likely Fire Paths
Standard fire paths are considered to be a south east to north-east trajectory during the fire
season being driven by hot and dry north westerly to south westerly winds. Late autumn/spring
weather patterns over the last decade has seen the number of high to very high fire weather days
increase significantly, resulting in increased moisture loss from forest fuels hence increased
combustion potential. Given the recent fire examples, it is considered any flammable fire pathway
toward a site should be viewed with extra caution, irrespective of whether it is located in traditional
high-risk fire pathway (i.e. from the north-west to west) or not.
Area 1 and to a lesser extent Area 4 are exposed to limited fire run distances because of fuel
load fragmentation in the landscape (i.e. low fuel load roadways, cleared lawns, houses and golf
courses etc). Area 4 is beyond likely direct flame transmission contact from the open forest to the
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Bushfire Risk Assessment v3 NCES REF: J001433 Select Areas of Noosa Springs Residential Estate, Noosa Heads west in the Elysium development but readily within spot fire transmission risk of this off-site vegetation. Area 2 is exposed to a fire run distance of approximately 1.5km to the north-west along the eastern foreshore of Lake Weyba and its supply tributary from the Noosa River, as well as a secondary fire run from the north, within the Noosa Springs estate, of approximately 350m. The north-west Lake Weyba fire run is host to a mosaic of open forest and riverine coastal paperbark forest on its western margin to approximately 80m width and introduced low flammability rainforest on its eastern margin about the periphery of the Elysium residential estate. Variable width mangrove communities are also present about the intertidal zone. The corridor width pinches within 130m of the site to only 40m width where it is dominated by low flammability figs and rainforest plantings. The likelihood of a direct fire front intersecting Area 2 from the west is therefore considered relatively low whilst the risk of spotting and ember attack generating a fire within Area 2 is deemed high. The Elysium fire run to the north comprises mid-dense VHC 8.1 fuels loads and could be expected to burn toward Area 2 under seasonal fire winds from the north to north-west. The corridor is quite narrow at <30m east west width and pinches to <20m width adjacent to Area 2. The narrow width of this community infers only a low to moderate intensity fire front would take hold. Nonetheless the flammability of the in-situ vegetation infers high risk of fire transmission onto Area 2. Area 3 is exposed to a narrow (30-40m width) foreshore fire run from the north-west which is host to a combination of coastal vine forest/ wet eucalypt forest and paperbark wetland flanked by mangroves. The narrow width of this community infers only a low to moderate intensity fire front would take hold. The fire run is however aligned along a high-risk north-west axis to Area 3 hence typical fire season winds would be expected to drive a fire toward Area 3. A substantial fire run distance of approximately 8-10km is present to the south-east and south of Areas 3 along the eastern foreshore of Lake Weyba through to the Coolum High School. This fire run traverses highly flammable wet and dry heathland, paperbark swamp and open forest vegetation hazard classes which, based on recent years, is highly prone to fire during the fire season. The fire run offers a maximum potential east west fire front width of approximately 1.2 - 1.3 km. The width of the fire run decreases dramatically within 120m of the eastern end of Area 3 from approximately 100m down to only 20m. The vegetation type also changes about this location from highly flammable paperbark wetland to regenerating coastal vine forest +/- scattered eucalypts in the canopy. This is likely a significant contributing factor as to why the recent fire did not continue to burn through the site to Area 3. 4.3 Past Fire History in Areas 1-4 No evidence of recent past fire history was observed in Areas 1-4. Areas 1 and 4 are functionally isolated from intact bushland hence are highly unlikely to be exposed to a bushfire event that originates beyond their extent. 4.4 Slope Influences Areas 1 and 4 are considered unconstrained by slope influence by virtue of the or relatively low- grade slopes. Areas 2 and 3 are host to steep but relatively short length slopes. Slopes can have a significant influence on fire behaviour, with rate of spread predicted to double with every 10º increase in slope compared to flat ground. Steep slopes facilitate flame tipping which preheats vegetation fuel sources ahead of the fire front, drying them out and subsequently resulting in quicker combustion times. Whilst the slopes in Areas 2 and 3 are steep, it is unlikely that a fire front would intercept the slopes on a perpendicular alignment to the slopes, given the presence of virtually zero fuel loads on the flats adjacent to the toe of the slopes care of the flanking water bodies and © 2026 35
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Bushfire Risk Assessment v3 NCES REF: J001433 Select Areas of Noosa Springs Residential Estate, Noosa Heads golf course fairways. It is considered more likely a fire run would generally travel along the contour of the slope which offers the most consistent fuel source arrangement and fire run distance to support a fire, noting both Areas 2 and 3 are considered too narrow to qualify as a bushfire prone area under the QLD SPP. 4.5 Potential Ignition Points The most likely potential ignition points within the assessment areas comprise the southern flank of Area 3, adjacent to the highly flammable Noosa National Park paperbark wetland, and the western flank of Area 2 which is exposed to a fire run from a high risk north-westerly direction along the Lake Weyba Foreshore reserve, noting north westerly winds are strongly correlated with bushfire events. Both scenarios assume ignition would occur external of the site and burn towards the site under unfavourable wind patterns. Within the site, the highest risk ignition points comprise the edge of the vegetation corridors which are typically host to drier edge vegetation types. Ignition sources would most likely be anticipated to be from careless disposal of unextinguished cigarettes into bushland from either residents in back yards, bushland walkers such as through Area 3, or golfers. Other sources may comprise sparks from home handy man activities or less likely dry lightning strike. 4.6 Water Supply The site is connected to pressurized town water supply and includes, and flanks, numerous large water bodies. This situation is of significant advantage during a bushfire event for both QFES and Noosa Springs staff and residents. It is envisaged any fire that takes hold in the narrow corridors the focus of this assessment could be significantly suppressed, if not extinguished, by a combined resident effort. Recommendations pertaining to water supply have been offered in Section 5.3 © 2026 36
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5 BUSHFIRE MANAGEMENT ADVICE
5.1 General
The following sections offer advice concerning bushfire risk reduction measures that could be
employed to reduce the risk of bushfire impact to people and property commensurate with the
level of bushfire hazard and risk identified herein. Current research indicates that building
construction standard and resident preparedness form the major influence on the volume of
human and property loss because of bushfires.
Based on the findings of this risk assessment, no vegetation clearing is deemed necessary
to reduce the identified risk to a level deemed acceptable to society. Nonetheless numerous
management measures can be employed to increase the level of bushfire preparedness and
protection on the site.
The scope of referenced management measures herein have been derived from (where
applicable):
• Bushfire Hazard Overlay Code 2014. Sunshine Coast Planning Scheme 2014. Sunshine
Coast Council;
• SC6.7 Planning Scheme Policy for the Bushfire Hazard Overlay Code. Sunshine Coast
Planning Scheme 2014. Sunshine Coast Council;
• Department of Infrastructure, Local Government and Planning’s State Planning Policy –
State interest guidance material – Natural hazards, risk and resilience – Bushfire
(December 2019);
• Queensland Fire and Emergency Services. (2018). Planning for Bushfire Resilient
Communities; and
• Australian Standard 3959-2018 Construction of Buildings in Bushfire Prone Areas
(AS3959 (2018)).
5.2 Asset Protection Zones
The provision of adequate building separation from the hazardous vegetation is considered a
priority management measure to ensure a reasonable level of safety is afforded to future site
occupants, infrastructure and emergency services staff.
Asset Protection Zones (APZ) provide a defensive tool to assist in the reduction of potential
bushfire impact to people and property situated in bushfire prone areas. For illustrative purposes,
Plate 26 depicts the concept of an APZ surrounding a dwelling in a bushfire prone areas.
Plate 26 – Asset Protection Zones
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5.2.1 Existing Asset Protection Zones
None of the buildings in the precincts investigated are mapped in a bushfire prone area under the
Noosa Plan or the SPP bushfire overlay. Provision of specific setbacks / APZ’s is therefore not
mandated under the Noosa Plan, the QLD SPP 2019 or AS3959-2018. Nonetheless all vegetation
can burn under extreme conditions and adopting the precautionary principle, it is recommended
the existing cleared separation provided between buildings and adjacent bushland is maintained.
This will ensure flammable woody encroachment does not occur which may elevate the risk acting
on the dwellings.
5.2.2 Potential Future Asset Protection Zone Requirements
The site or part thereof may be mapped in a Designated Bushfire Prone Area via future mapping
updates to the SPP Bushfire Hazard Overlay or the Noosa Council Bushfire Hazard Overlay. This
would potentially trigger development and building assessment against the Noosa Plan, the QLD
SPP 2019 and or AS3959-2018 bushfire criteria. To better understand the implications of this
scenario, bushfire modelling has been completed to identify the extent of separation required to
achieve <29 kW/m² radiant heat flux exposure at any point on the buildings. <29 kW/m² radiant
heat flux exposure represents the acceptable exposure risk benchmark set under the SPP and
represents a mid-level BAL under AS3959 to which most builders are content to carry out building
work. To be clear, the results of the modelling can help inform potential future development / APZ
setback requirements and or AS3959 construction requirements. The results should not be
interpreted as identification of any current setback / APZ requirements or recommendations.
5.2.2.1 State Planning Policy – State interest guidance material: Natural hazards, risks
and resilience – Bushfire December 2019
The Department of State Development, Manufacturing, Infrastructure and Planning’s State
Planning Policy – State interest guidance material – Natural hazards, risk and resilience –
Bushfire (December 2019) contains the development assessment benchmarks for natural
hazards, risk and resilience - bushfire. The SPP assessment benchmarks prevail over those
prescribed in the NC Bushfire Hazard Overlay Code where they involve the same design
elements. Assessment Benchmark 4 provides a quantitative benchmark for the sizing of Asset
Protection Zones. Compliance with Assessment Benchmark 4 is generally required for
assessable development in Designated Bushfire Prone Area and is deemed to generate an
Acceptable to Tolerable level of risk.
Assessment Benchmark 4 states:
Where reconfiguring a lot creating lots of 2000 square metres or less (i.e. Noosa Springs urban
lots)
To ensure emergency access and operational space for firefighters, the subdivision layout results
in lots that are sited so that they are separated from the closest edge to the adjacent medium,
high or very high potential bushfire intensity area by a distance that achieves a radiant heat flux
level of 29 kilowatt per square metre or less at:
1. The building envelope, if identified at RaL stage, or
2. Where a building envelope is not identified, at all the lot boundaries.
5.2.2.2 Radiant Heat Flux Setbacks
Determination of the building setbacks required to satisfy Assessment Benchmark 4 can be
identified from the quantitative modelling output presented in Section 5.2 herein. The Flamesol
output results detailed in Plates 17-21 identify the setback requirements to achieve the <29 kW/m²
radiant heat flux exposure. These setback requirements have been summarised in Table 3.
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Table 3 – <29 kW/m² Radiant Heat Flux Setbacks
Area / VHC Radiant Heat Flux (kW/m²) Minimum Separation required
(metres)*
1 / 3.1 <29 2.8
1 /9.1 <29 9.6
2 / 8.1 <29 15
3 / 8.1 <29 17
3 / 22.1 <29 14
4 / 8.1 <29 15
* Source – Flamesol Minimum Distance calculator
Based on site observations, most dwellings flanking Area 1 readily satisfy the applicable 2.8m
separation distance to VHC 3.1 and 9.1. Conversely, most dwellings flanking Areas 2-4 do not
satisfy the applicable separation distances required to achieve <29 kW/m² radiant heat flux
exposure. This comparison does not indicate non-compliance with any statutory requirement, but
reflects assessment against a surrogate risk benchmark.
An example of insufficient separation occurs adjacent to Lot 54 in Area 3 as shown in Plate 27.
Vegetation in
17m APZ
17m building
offset approx.
Plate 27 – Lot 54 (Area 3) with woody vegetation within 17m of the <29 kW/m² separation requirement.
5.2.2.3 Asset Protection Zone Design
Any lots subsequently mapped in the future in a Designated Bushfire Prone Area should seek to
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reduce the potential for bushfire impact to buildings, structures and occupants, by achieving the
applicable <29 kW/m² RHF separation distances (to be referenced as APZ’s). Lots that continue
to be located in non-bushfire prone areas should maintain existing separation distances.
The allotment boundary privacy planting on the north side of Area 4 acts as a desirable radiant
heat and ember screen to a fire that may occur in the adjacent open forest vegetation and
therefore should be maintained.
The nominated APZ’s should be maintained for the life of the development according to the
following criteria:
• Be measured from the most external point of the building;
• Be maintained as a low threat zone with the surface layer dominated by mowed grass to
a nominal 100mm height. A mulch layer is not to be installed in lieu of grass cover. Pebble
cover is acceptable;
• Any landscaping within the APZ satisfies the low threat vegetation criteria prescribed in
section 2.2.3.2 of AS 3959:2018 (refer below) or later iterations thereof, where applicable,
and be planted as discrete isolated clumps of low flammability vegetation aligned parallel
the building to aid in interception of ember and smoke attack and not perpendicular and
in a manner which could transmit fire toward the building;
• No woody mulch is used within 2m of buildings;
• Future landscaping works/plantings maximise the use of locally indigenous, low
flammability species and or low density plantings of suitable open forest /woodland
species with low bark shedding characteristics. Landholders should consult their local
native plant nursery for suitable species selection;
• Surface fuels and woody regrowth be controlled in the APZ to maintain a low fuel load
environment. Roof tops, roof gutters and other areas of the dwellings and including
ancillary infrastructure such as garden sheds be regularly inspected, and debris removed
to reduce the risk of spot fires developing in the properties during a bushfire event.
• An annual branch trimming program is enacted to maintain APZ widths and prevent low
hanging foliage encroachment into the APZ.
Section 2.2.3.2 Exclusions—Low threat vegetation and non-vegetated areas sub-clause (f) of AS
3959:2018 defines the general conditions required within the APZ to ensure it is not
representative of assessable vegetation ensuring the setback distance remains applicable to the
BAL standard of construction. Low threat vegetation is defined in sub clause (f) as:
(f) Low threat vegetation, including managed grassland, maintained lawns, golf courses,
maintained public reserves and parklands, botanical gardens, vineyards, orchards, cultivated
ornamental gardens, commercial nurseries, nature strips and wind breaks.
5.3 Water Supply
The availability of a reliable water supply for firefighting purposes is a vital tool in the defence of
bushfire impact. The Noosa Springs site is connected to a reticulated water supply which has a
minimum pressure and flow of 10 litres a second at 200kPa.
To improve the protection of residences it is recommended Noosa Springs utilises the availability
of pressured town water and:
• Installs a multi directional sprinkler system along the vegetation edge between Areas 2
and 3 and the adjacent houses. The sprinkler system should be contained in a sub-
surface trench along the ridge crest to avoid the risk of failure during a bushfire (i.e.
melting). The aim of the sprinkler system is not to extinguish a fire, as it would be unlikely
to be effective at such a task, but to increase the moisture content of the vegetation and
surface fuels abutting the houses thereby reducing their availability to combust and
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transmit a bushfire fire. Ideally the sprinkler system could be activated both manually (in
the event of a comms failure) and electronically from a remote location.
The need to install such a system for Areas 1 and 4 is currently not deemed a high priority.
5.4 Fire Breaking Trails
The provision of fire breaking trails and or fire access trails within a site located in a bushfire
prone area offers an important bushfire defence measure to assist in reducing the risk and
severity of bushfire ingress onto and through a site.
The current provision of trafficable fire break /access trails for Areas 1 -4 is described below along
with subsequent recommendations:
• Area 1 – Pedestrian trail only. Vehicular access not warranted. No recommendations set;
• Area 2 – Pedestrian along east and central top of escarpment but unavailable along
western top of escarpment. Vehicular access unavailable along top of escarpment nor
practicable to construct due to steep slopes nor warranted. Pedestrian and vehicular
access available along golf course edge. Recommend emergency vehicular access point
be formalised and confirmed accessible from Noosa Springs Drive to southern edge of
Area 2.
• Area 3 – Pedestrian and possibly 4wd along top of escarpment accessed from west end
only. No continuous vehicle access is available at the eastern end of Area 3 due to the
absence of a formed fire access trail in this location. No vehicular access along foreshore.
Recommend pedestrian access be maintained along top of escarpment. Any
consideration of 4WD emergency access within Area 3 would be subject entirely to
Queensland Fire and Emergency Services (QFES) operational advice. It is understood
QFES have previously advised the Palms Body Corporate that firefighting response in
this location would primarily utilise reticulated town water available from the street
frontage, with hose deployment undertaken via the sides of adjacent villas, as is common
practice where no rear access trail is available. Accordingly, the absence of a formed
bushland vehicle access route at the northern or eastern end of Area 3 does not prevent
the capacity for QFES to attack a fire at this location.
• Area 4 – Pedestrian trail only. Vehicular access not available nor warranted. No
recommendations set.
5.5 Roads and Driveways
Not Applicable.
5.6 Landscaping and Regrowth
Existing and future landscaping about Areas 2 and 3 should avoid increasing the potential for
bushfire hazard. AO17 of the SPP Bushfire 2018 seeks that ‘Landscaping treatments are
designed to achieve and maintain a:
(1) Potential available fuel load which is less than 8 tonnes/hectare in aggregate; and
(2) Fuel structure which is discontinuous (SPP Bushfire 2018).
To reduce the potential for bushfire impact to buildings, structures and occupants as a result of
future regrowth and landscaping works within Areas 1-4, it is recommended:
• Any landscaping within Areas 1-4 comprises low flammability flora species (i.e. rainforest).
• Any landscaping within the cleared areas adjoining Areas 1-4 satisfies AO17 of the SPP
Bushfire 2018, including the low threat vegetation criteria prescribed in section 2.2.3.2 of
AS 3959:2018 or later iterations thereof, where applicable, and be planted as discrete
isolated clumps of low flammability vegetation aligned parallel the building to aid in
interception of ember and smoke attack and not perpendicular and in a manner which
could transmit fire toward the building;
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• No landscaping occurs in any access recommended herein;
• No woody mulch is used within 2m of buildings fronting Areas 2 and 3;
• The degraded cleared areas in Areas 2 and 3 be revegetated with low flammability
vegetation to close canopy gaps and suppress excessive moisture loss from surface fuel
loads. The existing regeneration of low flammability vegetation be fostered;
• A dense Lomandra longifolia edge be established at 1.5m centres along the upper forest
edge of Areas 2 and 3 to delineate the management edge and suppress potential flame
extension from the vegetation. The recommended sprinkler system will need to be set in
manner whereby the Lomandra does not intercept the wet down process;
• An annual branch trimming program is enacted to maintain APZ widths and prevent low
hanging foliage encroachment into the APZ
5.7 Fencing
Any new fencing proposed adjacent to Areas 2 and 3 be comprised of low flammability materials
such as hardwood, colourbond steel or masonry. The use of treated and or untreated pine fencing
is not to be used as it has been proven to represent a fire hazard risk and a transmission source
for fire to encroach towards sensitive receivers.
5.8 General Property Maintenance
The undertaking of an appropriate level of property maintenance throughout the year, and in
particular prior to the fire season, can significantly reduce the severity of fire impact upon a site.
Queensland Fire and Emergency Services recommend the following general actions be
undertaken to prepare for the fire season:
Structure
• Clear leaves, twigs, bark and other debris from the roof and gutters.
• Purchase and test the effectiveness of gutter plugs.
• Enclose open areas under decks and floors.
• Install fine steel wire mesh screens on all windows, doors, vents and weep holes.
• Point LPG cylinder relief valves away from the house.
• Conduct maintenance checks on pumps, generators and water systems.
• Seal all gaps in external roof and wall cladding.
Access
• Display a prominent house or lot number, in case it is required in an emergency.
• Ensure there is adequate access to your property for fire trucks - 4 metres wide by 4
metres high, with a turn-around area.
Vegetation
• Reduce vegetation loads along the access path.
• Mow your grass regularly.
• Remove excess ground fuels and combustible material (long dry grass, dead leaves and
branches).
• Trim low-lying branches two metres from the ground surrounding your home.
Note the above recommendations are that of QFES and are offered herein for advisory purposes.
5.9 Emerging bushfire detection and automated response technologies
Emerging bushfire detection and automated response technologies are increasingly being
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Bushfire Risk Assessment v3 NCES REF: J001433 Select Areas of Noosa Springs Residential Estate, Noosa Heads 6 CONCLUSIONS 6.1 Conclusion This Bushfire Risk Assessment has been prepared to assess and offer management advice regarding the potential bushfire risk acting on select area of the Noosa Springs residential estate. A Local Hazard Map has been prepared for the site consistent with the State Planning Policy – Natural Hazards, Risk and Resilience – Technical Manual – A ‘fit for purpose’ approach in undertaking natural hazard studies and risk assessments. The Local Hazard Map has identified the 4 Assessment Areas are predominantly located in Low Bushfire Prone Area, with the western limit of Area 3 and the eastern limit of Area 4 both located within a Potential Impact Buffer Area. It is noted none of the buildings in the precincts investigated are mapped in a bushfire prone area under either the Noosa Plan or the SPP bushfire overlay. Assessment against AS3959-2018 is therefore not applicable to the subject buildings irrespective of the site-specific mapping produced in this report. The site or part thereof may be mapped in a Designated Bushfire Prone Area via future mapping updates to the SPP Bushfire Hazard Overlay or the Noosa Council Bushfire Hazard Overlay. To better understand the implications of this scenario, bushfire modelling has been completed to identify the extent of separation required to achieve <29 kW/m² radiant heat flux exposure at any point on the buildings. The assessment also included a qualitative assessment including discussion of past fire behaviour/history, likely fire paths, site factors that would minimise or maximise fire behaviour, fuel arrangements and loads, fire run distances towards houses (or proposed house sites), slopes and any other matter considered important in respect to the issue. Numerous bushfire reduction measures have been recommended herein, which if adopted, will assist in the protection of people and property during a bushfire emergency. Bushfire is an extremely serious and often unpredictable phenomenon that requires serious preparatory planning and decision making to avoid potential damage to infrastructure and or loss of life. All recommendations made herein have been formulated based on site conditions at the time of writing and therefore may not be appropriate in the event site conditions change over time. Implementation of the bushfire mitigation measures referenced herein is not implied nor intended to advocate that residents remain on the site during a bushfire event nor that people and property will be protected from bushfire impact. The measures are intended to reduce the potential severity of bushfire impact to persons and property and not prevent actual bushfire impact. The landowners and site managers are to be responsible for ensuring the measures prescribed herein are applied and stay up to date with site conditions and industry standards. Landholders/managers should therefore liaise with Queensland Fire and Rescue Services at regular intervals (e.g. recommended at least every 5 years). The first call in the event of a bushfire emergency should always be ‘000’. © 2026 44
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Bushfire Risk Assessment v3 NCES REF: J001433 Select Areas of Noosa Springs Residential Estate, Noosa Heads 7 REFERENCES Bushfire Hazard Overlay Code (2014). Sunshine Coast Planning Scheme 2014. Sunshine Coast Council. Cruz M.G., Gould J.S., Alexander M.E., Sullivan A.L., McCaw W.L., Matthews S. (2015) A Guide to Rate of Fire Spread Models for Australian Vegetation. CSIRO Land and Water Flagship, Canberra, ACT, and AFAC, Melbourne, Vic, 123pp. Department of Infrastructure, Local Government and Planning (2016a) - State Planning Policy - State Interest Guideline - Natural Hazards, Risk and Resilience Department of Infrastructure, Local Government and Planning (2016b) - State Planning Policy – Natural Hazards, Risk and Resilience -Technical Manual - A ‘fit for purpose’ approach in undertaking natural hazard studies and risk assessments Gould, McCaw, Cheney, Ellis & Matthews. (2007). Field Guide – Fuel assessment and fire behaviour in dry eucalypt open forest. Ensis-CSIRO, Canberra, ACT and Department of Environment and Conservation, Perth, WA. Leonard, J., Newnham, G., Opie, K., and Blanchi, R. (2014). A new methodology for state-wide mapping of bushfire prone areas in Queensland. CSIRO, Australia. Leonard, J. and Opie, K. (2017). Estimating the Potential Bushfire Hazard of Vegetation Patches and Corridors. CSIRO, Australia. NSW Rural Fire Service (2006). – Appendix 3 Planning for Bushfire Protection. NSW Government. Southeast Queensland Fire and Biodiversity Consortium – Operational Manual. Webster. (2002). The Complete Bushfire Safety Book. Random House (Aust) Pty Ltd. © 2026 45