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DOCUMENT CONTROL
Quality Assurance Statement
Revision Author Status Approved for Issue
No. Name Date
01 Rob Friend & Draft Rob Friend, Director, RF&A 23 October 2020
Lucy Ford
02 Lucy Ford Draft Rob Friend, Director, RF&A 08 March 2021
03 Lucy Ford FINAL Rob Friend, Director, RF&A 22 April 2021
This document has been prepared solely for the benefit of GH Properties and their consultants and Noosa Shire
Council is issued in confidence for the purpose only for which it is supplied. Unauthorised use of this document
in any form whatsoever is prohibited. No liability is accepted by Rob Friend & Associates Pty Ltd or any
employee, contractor or sub-consultant of this company with respect to its use by any other person.
This disclaimer shall apply notwithstanding that, the document may be made available to other persons for an
application for permission or approval or to fulfil a legal obligation.
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Table of Contents
Introduction ..................................................................................................................... 4
Site description ................................................................................................................ 4
Vegetation ............................................................................................................................... 5
Development proposal.............................................................................................................. 8
Bushfire Hazard Mapping ......................................................................................................... 8
Bushfire Hazard Assessment ............................................................................................. 9
Methodology ........................................................................................................................... 9
Findings ................................................................................................................................... 9
Discussion ...................................................................................................................... 11
Conclusion...................................................................................................................... 15
Recommendations ......................................................................................................... 15
1. Building location ............................................................................................................. 15
2. Landscaping.................................................................................................................... 15
3. Access............................................................................................................................. 16
4. Water Supply .................................................................................................................. 16
5. Future planning .............................................................................................................. 16
Appendix I - Response to Noosa Plan 2020 Natural Hazard Overlay Code ........................ 18
Appendix II – Bushfire Hazard Mapping .......................................................................... 22
Appendix III – Less Flammable Plant Species ................................................................... 24
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INTRODUCTION
Rob Friend & Associates Pty Ltd were engaged by Noosa Springs Real Estate Pty Ltd to undertake an
assessment of the bushfire hazard issues relative to the proposed development application over land
within the area commonly referred to as Noosa Springs, Noosa Heads, please find our advice below.
Site inspections of the development footprint and adjacent vegetated areas were undertaken on the
10 October 2017 and 28 September 2020 to inform this advice.
SITE DESCRIPTION
The subject site is located at Resort Drive, Noosa Heads and is described as Lot 4 on SP 178340,
covering an area of 3.802 ha, and under the local government jurisdiction of Noosa Shire Council.
Part of the land is currently used by the Noosa Springs Golf and Spa, auxiliary services, tennis courts
and car parking facilities.
The Noosa Springs is located to the south of Noosa Heads and is accessed via Noosa Springs Drive and
Links Drive, Noosa Heads. This road is a single access roadway and which services the golf course and
adjacent residential areas.
The subject site has a proposed Hotel in the eastern portion of the lot abutting Resort Drive. Noosa
Plan Zones (2020) maps the development footprint as Open Space and Recreation, with the
remainder of the subject site zoned as Tourist Accommodation.
The site of the proposed Hotel currently contains car parking facilities for the Golf Course & Spa and
tennis courts. Additionally, auxiliary structures are also present within this area, however, the
proposed plan of development indicates that these will be retained in situ.
Within the subject site four tennis courts are located on terraced land, having two on each level. The
car parking facilities are also on three terraces below the tennis courts. To the south is the Club House
and Day Spa complex and to the west are carparks and Pilates studio.
The surrounding area is mixed use (see Figure 1); To the west is an extended area of golf course,
waterways and residential lots, directly south is a new residential development and the greater area
to the north and east is the Council managed bushland area, Giraween Nature Reserve.
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Figure 1: Nearmap imagery of the subject site showing Giraween Nature reserve to the east (right of frame) and
the golf courses to the west (left of frame).
Vegetation
Queensland Globe maps a polygon in the northern corner of the subject site as remnant vegetation
containing Category A or B that is least concern (Figure 2). The Regional Ecosystem (RE) is described
as:
RE12.2.5: Open forest to low closed forest. Species can include Corymbia intermedia,
Lophostemon confertus, Banksia integrifolia subsp. integrifolia, B. aemula, Callitris columellaris,
Acacia spp., Livistona spp. and Endiandra sieberi. Melaleuca quinquenervia in swales.
Understorey generally shrubby and can include vine forest species. Occurs on Quaternary
coastal dunes, beach ridges and sandy banks of coastal streams. (BVG1M: 9f)
We note that the area containing trees and some understorey and groundcover specimens between
the existing tennis courts and Resort Drive is not mapped as remnant vegetation due to its potential
historic impacts, contains species in the canopy and understorey which are analogous with the
Regional Ecosystem 12.2.5.
We further note parts of the groundcover has been invaded and colonised by a range of
environmental weed species such as Asparagus africana (African asparagus), Coral berry (Ardisia
crenata) and Lantana camara (Lantana) with Megathyrsus maximus (Guinea grass) around the
perimeter.
Adjacent to, above and beside the car parking areas and tennis courts is a line of disturbed vegetation
containing Bribie Island pine (Callitris columellaris), Pink bloodwood (Corymbia intermedia), Brush box
(Lophostemon confertus) and Red honeysuckle (Banksia serrata) along with a range of planted
specimens which includes native plants such as Native daphne (Pittosporum undulatum), Hovea
(Hovea acutifolia) and Blueberry ash (Elaeocarpus reticularis) (see Photographic Plate 1). The
understorey and groundcover coverage are low in places with small areas containing a range of exotic
and native landscape amenity shrubs.
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Figure 2 – Regional Ecosystem Mapping by Queensland Globe.
Photographic Plate 1 – view of the proposed location of the hotel from the upper tennis court bench at its
northern extent
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8m
3m
Photographic Plate 2 – view of Girraween Nature Refuge to the east of the subject site (left side of photograph),
Note Resort Drive and a footpath separate the subject site from the vegetation to the east.
Photographic Plate 3 – view of upper car parking area below the existing tennis courts
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Development Proposal
GH Properties is proposing to develop a boutique hotel near the Noosa Springs Clubhouse complex
(see Figure 3). The proposal is for two and three storey buildings with a large pool and three tennis
courts as well as the usual associated infrastructure such as a café and reception.
The proposal also intends to revegetate an area to the east of the proposed development, currently a
tennis court and a partly vegetated area, abutting Resort Drive as part of the landscaping works.
We further note, ingress and egress the proposed Hotel will remain via existing road, Links Drive from
Noosa Heads.
Figure 3 – Development Plan for Lot 4 SP 178340, 61 Noosa Springs Drive, Noosa Heads.
Bushfire Hazard Mapping
The Noosa Plan (2020) Bushfire Hazard Overlay Map, maps areas of High Potential Bushfire Intensity
in the vegetated, northern portion of the subject site, parts of Resort Drive and the Girraween Nature
Refuge (see Appendix II). The remainder of the subject site is covered by a Potential impact buffer.
We do note that areas of the car park and tennis courts are mapped as High potential bushfire
intensity and as such on a property scale the mapping does contain some inaccuracies.
We note that the State Planning Policy (2019) Natural Hazards, Risk and Resilience, Bushfire Hazard
Mapping also maps areas of High potential bushfire intensity in the vegetated, northern portion of the
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subject site, parts of Resort Drive and the Girraween Nature Refuge (see Appendix II). The majority of
the remainder of the subject site is covered by a Potential impact buffer.
In addition, as the Noosa Plan (2020) Natural Hazard Overlay Mapping is similar to the State Planning
Policy (2017) Natural Hazards, Risk and Resilience, Bushfire Hazard Mapping we will respond to the
bushfire overlay mapping in the Noosa Plan (2020).
BUSHFIRE HAZARD ASSESSMENT
In accordance with the Bushfire Overlay Planning Scheme Policy, the site was inspected to ascertain
the status of bushfire hazards over the site and adjacent lands and to enable a comparison with the
Noosa Plan Natural Hazards Overlay mapping for the purpose of, if required, providing a response to
the Bushfire Overlay Code.
Methodology
An assessment of the bushfire hazard was undertaken using a desktop review. Resources
such as historic and current aerial photography, the Noosa Plan Natural Hazard Overlay
Mapping and the State Planning Policy (2017) Natural Hazards, Risks and Resilience Bushfire
Hazard Mapping were used as part of the desktop analysis.
A site inspection was undertaken to identify the status of vegetation within and around the
site and to determine the likelihood of a bushfire on the site presenting risk to life and
property.
The field data was then used to inform the Fireline Intensity Model (after Leonard et al,
(2014)) to determine the level of bushfire hazard intensity within and around the
development site.
With regard to the radiant heat flux and the minimum setback distance necessary to achieve
an acceptable level of risk, as defined under the State Governments, Bushfire Resilience
Communities, Technical Reference Guide for the State Planning Policy (Oct 2019), the AS3959
Minimum Distance Calculator has been implemented.
Findings
The findings outlined below are based on the bushfire hazard areas contained on the Noosa Plan
Natural Hazard Overlay Mapping which potentially has a constraint on the development of the subject
site.
The land form has a general slope of approximately 6.5 degree or 11.40% slope. We note that
this slope has been significantly modified and now contains car parking platforms and
benching for the tennis courts. We do note however, the areas currently containing
vegetation have not been significantly altered in terms of changes to the “pre-development”
slopes across the site. We further understand, the proposed development will be
incorporating these benches into the hotel footprint and as such the bulk earth works will be
kept to a minimum and not that it would increase the existing slopes and land form within the
development footprint.
The area of vegetation in the northern portion and north-eastern boundary of the subject site
mapped as High potential bushfire intensity:
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o With regard to the vegetation, it has a minimal shrub layer with a sparse understorey (see
Photographic Plate 5).
o The species include:
T1: Lophostemon confertus, Callitris columellaris, Eucalyptus propinqua, Corymbia
intermedia.
T2: Banksia serrata, Corymbia intermedia, Jagera pseudorhus, Callitris columellaris,
Pittosporum undulata, Polyscias elegans, Cupaniopsis anacardioides, Syagrus
romanzoffiana (w), Elaeocarpus obovatus, Allocasuarina littoralis, Schinus
terebinthifolius (w).
S1: Acmena smithii, Clerodendrum floribundum, Lantana camara (w), Ochna serrulata
(w), Hovea acutifolia, Schefflera actinophylla (w).
G1: Asparagus africanus (w), Austromyrtus dulcis, Dianella sp., Wikstroemia indica,
Imperata cylindrica, Lomandra multiflora.
o An external ring road (Resort Drive) provides an interface between this vegetation and the
Girraween Nature Refuge to the east.
o The area is a small patch however has connectivity to linear landscape plantings and
corridors within the subject site and surroundings.
o We would note this patch of vegetation is connected to smaller linear patches of
vegetation within the subject site and in close proximity to a significantly large area of
woody vegetation (Girraween Nature Refuge) and as such does present a threat to the
potential future hotel accommodation within the subject site. We therefore form a
similar view to the Noosa Council with respect to this patch of vegetation, namely it
presents a bushfire hazard.
Photographic Plate 5 – view of vegetation on north-eastern boundary of the subject site.
The Girraween Nature Refuge and surrounding vegetation to the north and east of the subject
site mapped as High potential bushfire intensity:
o Vegetation in this area is generally consistent with the Regulated Vegetation Management
Mapping. That is the area is consistent with Regional Ecosystem 12.2.5 which fits under
broad vegetation group 9f - Corymbia intermedia +/- Lophostemon confertus +/- Banksia
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spp. +/- Callitris columellaris open forest on beach ridges usually in southern half of
bioregion.
o Our site inspection was analogous with the RE mapping as we observed a Callitris
columellaris, Corymbia intermedia and Lophostemon confertus low open forest to
woodland with a “wallum” open understorey (see Photographic Plate 6).
Photographic Plate 6 – view of vegetation inside Girraween Nature Refuge.
The risk associated with bushfire is mostly from outside the proposed development area i.e.
Girraween Nature Reserve to the north and east. The vegetation within the site is located
around the perimeter of the site and any fires which may involve this vegetation will initially
be of low intensity and burn up the dominant slope and as such away from any of the existing
infrastructure.
Resort Drive forms a firebreak that would be sufficient for most ground fires, however, would
a significant bushfire involve the Girraween Nature Reserve on a high fire danger day with an
easterly wind it is likely that a fire would involve the understorey and depending on
connectivity between the understorey and canopy, it may also involve the canopy and such a
fire has the potential to cross Resort Drive and involve the vegetation within the subject site.
DISCUSSION
Further to our findings above and based on the vegetation types, and consequently the Vegetation
Hazard Classes, as described by Leonard et al (2014),1 we have formed the view that:-
1 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.
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1. With respect to the vegetation in the northern portion and north-eastern boundary of the subject
site, based on the Standard Bushfire Hazard mapping methodology2, the area presents as a High
potential bushfire intensity:
a. The site inspection confirmed the area’s proximity to the significant patch of vegetation to the
north and east (Girraween Nature Refuge). The area has similar vegetation to that observed in
the Girraween Nature Refuge although is more disturbed, having a presence of weeds and
lack of a prominent shrub layer/wallum understorey.
b. The area is separated from vegetation to the north and east by Resort Drive.
c. We understand some of this vegetation will be cleared for the construction of the new tennis
courts and parking facilities.
d. We note this is analogous to both the SPP mapping and Noosa Plan mapping.
e. Table 1 below provides the derived Potential bushfire intensity level using the methodology
after Leonard et al (2014) and as contained in the State Planning Policy – Natural Hazards,
Risks and Resilience – Technical Manual – A fit for Purpose approach in undertaking natural
hazard studies and risk assessment (April 2016).
Table 1 - Fireline Intensity Model Data for vegetation in the northern portion and north-
eastern boundary of the subject site
Characteristic Input/output value
Vegetation hazard class 9.1 Moist to dry eucalypt open forests on
coastal lowlands and ranges
Potential fuel load (t/ha) 24.1 t/ha
FFDI 55
Slope (degrees) 6.8 degrees
Potential fireline intensity (kW/m) 32,104 kw/m
Potential Bushfire Hazard Class High
i. The VHC 9.1 – moist to dry eucalypt open forests on coastal lowlands and ranges has been
used based on the RE mapping and species observed during the site inspection.
ii. The Potential fuel load is attributed with a potential fuel load by the State Government after
Leonard et al. (2014).
iii. The FFDI for area is determined by the State Government after Leonard et al. (2014).
iv. The slope was estimated using slope analysis and field data.
2. With respect to the Girraween Nature Refuge and surrounding vegetation to the north and east of
the subject site, the area presents as a High potential bushfire intensity:
a. The site inspection confirmed the vegetation type of the area to be analogous with current
Regional Ecosystem mapping.
b. Table 2 below provides the derived Potential bushfire intensity level using the methodology
after Leonard et al (2014) and as contained in the State Planning Policy – Natural Hazards,
2 DILGP, 2016. State Planning Policy – Technical Manual- A ‘fit for purpose’ approach in undertaking
natural hazard studies and risk assessments, DILGP.
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Risks and Resilience – Technical Manual – A fit for Purpose approach in undertaking natural
hazard studies and risk assessment (April 2016)
Table 2 - Fireline Intensity Model Data for vegetation in Giraween Nature Refuge and
surrounding vegetation to the east and north of the subject site
Characteristic Input/output value
Vegetation hazard class 9.1 Moist to dry eucalypt open forests on
coastal lowlands and ranges
Potential fuel load (t/ha) 24.1 t/ha
FFDI 55
Slope (degrees) 5.58 degrees
Potential fireline intensity (kW/m) 29,963 kw/m
Potential Bushfire Hazard Class High
i. The VHC 9.1 – moist to dry eucalypt open forests on coastal lowlands and ranges has been
used based on the RE mapping and species observed during the site inspection.
ii. The Potential fuel load is attributed with a potential fuel load by the State Government after
Leonard et al. (2014).
iii. The FFDI for area is determined by the State Government after Leonard et al. (2014).
iv. The slope was estimated using slope analysis and field data.
With regard to the radiant heat flux and the minimum setback distance necessary to achieve an
acceptable level of risk, as defined under the State Governments, Bushfire Resilience Communities,
Technical Reference Guide for the State Planning Policy (Oct 2019), using the AS3959 Minimum
Distance Calculator with an FFDI of 48, a Vegetation Hazard Class of 9.1 – Moist to dry eucalypt open
forest on coastal lowlands and ranges, an downslope characteristic of 8 degrees and a surface fuel
load of 17.2t/ha and a total fuel load of 24.2t/ha the calculations is provided below in Table 3.
Calculated October 9, 2020, 4:49 pm (MDc v.4.8)
Table 3- Noosa Springs - Minimum Distance Calculator - AS3959-2018 (Method 2)
Inputs Outputs
Fire Danger Index 48 Rate of spread 1.75 km/h
Vegetation Forest Flame length 14.28 m
classification
Surface fuel load 17.5 t/ha Flame angle 54 °, 64 °, 72 °, 76 °, 78 ° & 83 °
Overall fuel load 24.2 t/ha Elevation of receiver 5.57 m, 6.14 m, 6.39 m, 6.36 m,
6.31 m & 5.47 m
Vegetation height n/a Fire intensity 21,888 kW/m
Effective slope 8° Transmissivity 0.872, 0.854, 0.828, 0.803, 0.79
& 0.728
Site slope 1° Viewfactor 0.599, 0.4456, 0.3007, 0.2045,
0.1663 & 0.0451
Flame width 100 m Minimum distance to < 40 11.7 m
kW/m²
Windspeed n/a Minimum distance to < 29 15.7 m
kW/m²
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Inputs Outputs
Heat of 18,600 Minimum distance to < 19 23 m
combustion kJ/kg kW/m²
Flame temperature 1,090 K Minimum distance to < 32.4 m
12.5 kW/m²
Minimum distance to < 10 38.4 m
kW/m²
Rate of Spread - Mcarthur, 1973 & Noble et al., 1980
Flame length - NSW Rural Fire Service, 2001 & Noble et al., 1980
Elevation of receiver - Douglas & Tan, 2005
Flame angle - Douglas & Tan, 2005
Radiant heat flux - Drysdale, 1999, Sullivan et al., 2003, Douglas & Tan, 2005
The setback distance required to achieve a radiant heat flux of less than 29kW/m2 is 15.7m from the
potentially hazardous vegetation to the north. Figure 4 below designates the setback edge of
hazardous vegetation where the distance to the proposed building is 21.9m from the north-eastern
most corner, and 24.4m from the north-western most corner. This will achieve a Radiant Heat Flux
within 19-29kW/m2 which is within the sates acceptable level of risk. Compliance with AS3959-2018
for a Class 3 Structure will be required.
Figure 4: Proposed development location opposite potentially hazardous vegetation. A setback
distance from the nominal ‘Hazardous Vegetation Effective Edge Line’ of 15.7m will achieve a Radiant
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Heat Flux less than 29kW/m2. The actual distance of the proposed development to hazardous
vegetation is 21.9m.
CONCLUSION
Based on the above findings and discussion it our opinion that: -
1. The Bushfire hazard mapping over the vegetated parts of the subject site and surrounding areas
to the north and east, is supported by aerial photography and confirmed by the site visit
2. The area of vegetation within the northern portion and along the north-eastern boundary of the
subject site is an area of High Potential Bushfire Intensity as determined using the State Planning
Policy – Natural Hazard, Risks and Resilience, Technical Report methodology after Leonard et al
(2014). We note this reflects both State Planning Policy – Natural Hazard Risks and Resilience
bushfire hazard mapping and the Noosa Plan Natural Hazard overlay mapping.
3. The area of vegetation in and surrounding Girraween Nature Refuge is also confirmed to be an
area of High Potential Bushfire Intensity.
4. Based on the proposed layout plan the development will fall within the 100-metre-wide Potential
Impact Buffer and as such a response to the Natural Hazards Overlay Code – Bushfire Hazard
Areas will be required, see Appendix I below.
5. Therefore, based on the requirements of the Noosa Planning Scheme, the development will
require a response to the Bushfire Overlay Code and a Bushfire Management Plan will be
required.
RECOMMENDATIONS
With respect to this development proposal we make the following recommendations: -
The development will occur primarily over land that is already cleared and be utilised for structures
like tennis courts and landscaping. The hazardous vegetation retained in proximity to the
development site is separated by Resort Drive, tennis courts and auxiliary parking which will provide a
buffer between hazardous vegetation and proposed structures.
1. Building location
a. The development on top of the ridge, abutting Resort Drive, in close proximity to hazardous
vegetation contains structures that are at risk of exposure to bushfire hazard from Giraween
Nature Reserve to the east.
b. A minimum setback between any future habitable structures and the edge of potential
hazardous vegetation is 15.7 metres which achieves a radiant heat flux of less than 29kW/m2
and as such an acceptable level of risk as defined under the State Planning Policy, Natural
Hazards, Risk and Resilience.
2. Landscaping
a. It is noted a significant area upslope of the proposed hotel buildings will be landscaped.
Much of this area is currently occupied by the tennis courts and other grassed benched areas.
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b. While the landscaping may be required to replicate the adjacent regional ecosystem, 12.2.5
we note this regional ecosystem contains a number of understorey species which can be
considered to be less flammable. These species represent a mature phase woodland and one
which has not been subjected to a fire for several years.
c. Two bands of understorey treatment should be considered in the landscape planning where
maximum distances are permitted:
i. A band of vegetation up to 20-metre-wide along Resort Drive is to contain 100% of less
flammable plant species.
ii. The remaining area greater than 20m from Resort Drive can contain no less than 50%
less flammable plant species in the understorey and groundcover
d. A list of recommended “less flammable” plant species which could be utilised within the
landscaping of this area is contained in Appendix III. The use of less flammable plant species
should comprise of a minimum 70% of all groundcover and understorey species to be used in
this area.
e. We further note that it is likely this landscaped area will be subjected to regular maintenance
due to the type of development i.e. the boutique hotel and as such the use of less flammable
plant species would also be regularly maintained to ensure they perform the task of reducing
the flammability of the groundcover and understorey within the landscaped area.
3. Access
a. As there are constraints with the existing vehicle access, into the site, improvements to the
Resort Drive verge the removal of vegetation from along the roads edge to extend the width
of accessible road reserve is required. This will improve sight lines and impacts of vegetation
with resident vehicles and emergency vehicle response.
4. Water Supply
a. We believe the existing facility is connected to reticulated water and this will be sufficient for
the proposed hotel. However, the hydraulic engineering consultants should ensure there is
capacity to meet potential needs should a structural and/or vegetation fire threaten the
structures.
b. Sufficient hydrant standpipes or inground hydrants are to be located within and around the
facility to ensure compliance with relevant guidelines and standards.
c. It is noted that the golf course also has extensive irrigation separate to reticulated supply,
sourced from a local lake, and this could be channelled into an auxiliary supply for bushfire
purposes.
5. Future planning
a. A bushfire management plan will be required due to the facilities proximity to identified
bushfire hazard areas.
b. An emergency response plan which will include an evacuation plan should also be considered
to provide a set of responses should a vegetation fire involve adjacent vegetation and visitors
and staff need to be located to ensure they are safe until the fire is brought under control by
the relevant authorities. Within the community titles this could involve either
i. evacuation onto the golf course
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ii. evacuation within the community titles area, located behind buildings with fire safety
standards.
iii. Within the hotel evacuation of visitors and staff to reception area for further instruction is
sufficient.
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APPENDIX I - RESPONSE TO NOOSA PLAN 2020 NATURAL HAZARD OVERLAY CODE
8.2.3 Bushfire Hazard Overlay Code
8.2.3.1 Application
1. This code applies to assessable development:
1. subject to the Bushfire Hazard Overlay shown on the overlay maps contained within
Schedule 2 (Mapping); and
2. identified as requiring assessment against the Bushfire Hazard overlay code by the
tables of assessment in Part 5 (Tables of assessment).
2. All provisions in this code are assessment benchmarks for applicable assessable development.
Editor's note—PSP 8 - Natural Hazards provides guidance on preparing bushfire hazard assessments and
mitigation reports.
8.2.3.2 Purpose and overall outcomes
1. The purpose of the Bushfire Hazard overlay code is to ensure that development avoids or mitigates the
potential adverse impacts of bushfire on people, property, economic activity and the environment.
a. The overall outcomes sought for the Bushfire Hazard overlay code are:
b. Development in areas at risk from bushfire hazard is compatible with the nature of the hazard.
c. The risk to people, property and the natural environment from bushfire hazard is minimised.
d. Development does not result in a material increase in the extent and severity of bushfire
hazard.
e. Bushfire risk mitigation treatments are accommodated in a manner that avoids or minimises
impacts on the natural environment and ecological processes.
f. Development supports and does not unduly burden disaster management response or
recovery capacity and capabilities.
g. Community infrastructure essential to the health, safety and wellbeing of the community is
located and designed to function effectively during and immediately after a bushfire event.
h. Development avoids the release of hazardous materials as a result of a bushfire hazard event.
Table 8.2.3.3 - Criteria for assessable development
Performance outcomes Acceptable outcomes Response
Safety of people and property
PO1 AO1.1 R1.1
Development maintains the safety of people and Development which will materially increase the number 1. The subjec
property from the adverse impacts of bushfire. of people living or congregating on premises, bushfire h
including reconfiguring a lot, is not located within a vegetation
medium or high bushfire hazard area. intensity in
Mapping w
AO1.2
bushfire in
Development maximises setbacks from 2. Site specif
hazardous vegetation to achieve an acceptable risk. potential b
3. A Bushfire
Editor’s Note — PSP8 Natural Hazards provides
satisfy the
guidance for assessing bushfire hazard risk and
preparing a bushfire hazard management plan.
Impacts on Ecologically Important Areas
PO2 No acceptable outcome provided R2.1
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Performance outcomes Acceptable outcomes Response
Bushfire mitigation measures do not adversely impact The site does not contain any areas of biodiversity
on: values, connectivity of ecosystem functioning OR natural
waterways, wetland or areas of native vegetation that
1. biodiversity values, connectivity and ecosystem
could be adversely impacted upon by bushfire mitigation
functioning; and
measures.
2. the long term physical integrity of waterways,
wetland and areas of native vegetation.
Water Supply for Fire Fighting Purposes
PO3 AO3.1 R3.1
Development provides an adequate water supply for Premises are connected to the reticulated water
fire fighting purpose which is reliable, safely located supply. The subject site has access to a reticulated water
and freely accessible. supply/is in a water service area.
Editor's note—For reconfiguring a lot, water supply
needs to provide for a minimum flow and pressure of 10
litres a second at 200kPa at all times for fire fighting
purposes.
OR
AO3.2
Where there is no available reticulated water supply,
the premises has:
1. an accessible dam, swimming pool or water tank
available for fire fighting purposes with an onsite
water volume of not less than 5,000 litres; and
2. a water supply outlet pipe 50 millimetres in
diameter fitted with a standard fire brigade fitting
connected to the water supply (other than where
the water supply is in a swimming pool or dam).
Editor’s Note—Water supply capacity for fire fighting
purposes is in addition to water supply capacity for
other uses and activities on the premises.
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Performance outcomes Acceptable outcomes Response
and after a bushfire event in accordance with a Bushfire
Hazard Management Plan.
Editor’s Note— PSP8 Natural Hazards provides
guidance for assessing bushfire hazard risk and
preparing a bushfire hazard management plan.
Hazardous Materials
PO5 AO5 R5
Public safety and the environment are not adversely Hazardous materials are not manufactured or stored in
affected by the impacts of bushfire on hazardous bulk in a bushfire hazard area. The proposed development will not involve the
materials manufacturing or storing in bulk. manufacture or storage of large quantities of hazardous
materials.
Access and Evacuation Routes
PO6 AO6.1 R6.1
Roads provide for easy and safe evacuation of The road layout provides for through-roads and avoids
residents of premises and access by emergency cul-de-sacs and dead-end roads. Not applicable
services.
OR
AO6.2 R6.2
The development has a perimeter road reserve with a
minimum width of 20 metres and maximum gradient of Not applicable
12.5%.
OR
R6.3
AO6.3
Cul-de-sacs or no-through roads are provided with fire
Resort Drive is a no-through road with a road reserve
trails or access easements, which are capable of being
width of 12m, which is capable of being navigated by
navigated by conventional vehicles and which link to
conventional vehicles and which links to Links Drive.
through roads.
R6.4
AO6.4
Safe access and egress is available at all times to all of
the development for emergency vehicles and Safe access and egress is available at all times to all of
personnel. the development for emergency vehicles and personnel.
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Performance outcomes Acceptable outcomes Response
appliances (e.g. by avoiding battle-axe/hatchet lots north. Additionally, a pool will separate the hotel
and long narrow lots with long access driveways to from the vegetation to east and in the east of the
buildings); subject site. The tennis court construction will
3. where more than 2500m², achieves setbacks from require the removal of vegetation.
hazardous vegetation in line with Bushfire Attack 3. A 10m setback from hazardous vegetation for the
Level 29 requirements as per AS3959; and hotel is achieved in the proposed layout plan. The
4. is designed so that buildings and structures are tennis courts will require clearing of and
sited in locations of lowest hazard within the lot management of hazardous vegetation on the
and elements of the development least susceptible northern end of the subject site.
to fire are closest to the fire hazard. 4. The tennis courts and pool are the least susceptible
structures to fire and are sited closest to the
bushfire hazard.
Firebreaks and fire access tracks
PO8 AO8.1 R8.1
Firebreaks and fire access tracks provide: Where development involves the creation of a new
road and lots, a firebreak is provided by providing a 1. Firebreaks are provided between the hazardous
1. adequate access for fire fighting and other cleared road reserve not less than 20 metres wide and vegetation of Girraween Nature Refuge by Leslie
emergency vehicles; and maximum gradient of 12.5% around the perimeter of Drive, existing carparks and existing pedestrian and
2. adequate access for the evacuation of residents the subdivision, between the created lots and service vehicle infrastructure.
and emergency personnel in an emergency surrounding vegetated lands. 2. The total width of these existing firebreak is
situation. approximately 11 metres
OR
AO8.2
Fire access tracks are provided between the created lots
and surrounding vegetated land that:
1. have a cleared minimum width of 6 metres;
2. have a maximum gradient of 12.5%;
3. provide unbroken access for fire fighting vehicles;
4. provide passing bays and turning areas;
5. are located within an access easement that is
granted in favour of Noosa Council and the
Queensland Fire and Rescue Service.
AO8.3
Bushfire management measures are carried out on the
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APPENDIX II – BUSHFIRE HAZARD MAPPING
Bushfire Hazard Assessment | Noosa Springs RFA17-040 22 April 2021
Rob Friend & Associates Pty Ltd
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Bushfire Hazard Assessment | Noosa Springs RFA17-040 22 April 2021
Rob Friend & Associates Pty Ltd
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APPENDIX III – LESS FLAMMABLE PLANT SPECIES
The following list of species has been derived from the Regional Ecosystem Technical Descriptions
(Dept. of Science, Information Technology, Innovation and the Arts, 2012), for the Regional ecosystem
12.2.5 or are ubiquitous in coastal vegetation communities.
Understorey stratum
Family/Species Common name Form
Elaeocarpaceae
Elaeocarpus reticulatus Blueberry ash st
Lauraceae
Cryptocarya glaucescens Jackwood t
Cryptocarya triplinervis Three-veined Cryptocarya st
Endiandra sieberi Hard corkwood t
Phyllanthaceae
Glochidion sumatranum Cheese tree t
Picrodendraceae
Petalostigma pubescens Quinine tree st
Rhamnaceae
Alphitonia excelsa Red ash st
Vitaceae
Cissus hypoglauca Native grape v
Sapindaceae
Cupaniopsis anacardioides Tuckeroo st
Jagera pseudorhus Foam bark st
Asparagaceae
Bushfire Hazard Assessment | Noosa Springs RFA17-040 22 April 2021
Rob Friend & Associates Pty Ltd
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Lomandra longifolia Long-leafed mat-rush g
Lomandra multiflora Many-headed Mat-rush g
Form code – t = tree; st = Small tree, s = shrub; v = vine; g = grass or grass like
Bushfire Hazard Assessment | Noosa Springs RFA17-040 22 April 2021
Rob Friend & Associates Pty Ltd