Council archive · source document
Attachment C - Bushfire Management Plan · 132008.1128.04
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20 July 2020
Ms Chiara Towler
Senior Planner, RPS
Level 4, HQ South
520 Wickham Street
FORTITUDE VALLEY QLD 4006
Dear Chiara
Minor change application relating to approved Residential Aged
Care and Retirement Facility at 6 Grasstree Court, Sunrise Beach
We write in relation to the abovementioned project and attach
an updated Bushfire Hazard Assessment Report and Management
Plan in support of the Minor Change application submitted to
Noosa Shire Council.
The previously approved Bushfire Hazard Assessment Report and
Management Plan dated 2018 has been updated to incorporate
not only the amended site plan relating to the residential aged
care (RAC) facility, but also includes updated content in relation
to:
• State Planning Policy guidance material released by the
State Government in late 2019; and
• The amended AS3959-2018 which now replaces AS3959-
2009.
No amendment to content relating to the retirement facility
component of the reporting has been made. The revised site
layout for the RAC facility continues to comply with the identified
asset protection zone provisions as per previously assessed and
approved reporting.
The amendments to the report reflect the nature of the SPP
guidance material and specifically that of the Bushfire Resilient
Communities non-statutory guideline prepared by Queensland
Fire and Emergency Services. The report is now aligned to the
assessment methodology required by the non-statutory guideline.
This reflects the voluntary commitment to ensuring the bushfire
hazard assessment report considers best practice provisions,
noting the development which is the subject of this report has
been historically approved and the minor change process relates
to the planning provisions and instruments in place at the time the
original approval was given.
The amendments to the attached reporting do not alter the
findings or recommendations of the report in any significant
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manner than that which has been previously assessed by Noosa Shire Council. We trust this information is sufficient for your needs however, please do not hesitate to contact us should you have any questions. Yours sincerely Laura Gannon Principal Meridian Urban Pty Ltd [email protected] 0400 264 041
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6 GRASSTREE COURT, SUNRISE BEACH Bushfire Hazard Assessment and Management Plan PREPARED FOR UNITING CARE QUEENSLAND AND LENDLEASE July 2020
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Retirement Living & Aged Care Facility
6 Grasstree Court, Sunrise Beach
DISCLAIMER
This document has been prepared for Uniting Care Queensland and LendLease. No liability is
accepted by this company or any employee or sub-consultant of this company with respect to its
use by any other person.
This report is prepared for the benefit of the named Client only. No third party may rely upon any
advice or work completed by Meridian Urban in relation to the services, including this report, except
to the extent expressly agreed in writing by Meridian Urban.
It is acknowledged and agreed that the site may be subject to a degree of bushfire hazard. The
client acknowledges and agrees that Meridian Urban has not created or contributed to the creation
or existence of this hazard and the Client indemnifies Meridian Urban for claims arising out of or
resulting from a bushfire event except to the extent attributable to the negligence of Meridian
Urban.
The Client agrees that the Consultant shall have no liability in respect of any damage or loss incurred
as a result of bushfire. Compliance with this report shall be the responsibility of the Client and/or
land owners.
This disclaimer shall apply notwithstanding that the report may be made available to local and/or
State government and other persons for an application for permission or approval to fulfil a legal
requirement.
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Retirement Living & Aged Care Facility
6 Grasstree Court, Sunrise Beach
REVISION SCHEDULE
SIGNATURE OR TYPED NAME (DOCUMENTATION ON FILE)
REV
DATE DESCRIPTION PREPARED CHECKED REVIEWED APPROVED
NO.
BY BY BY BY
A 25.11.18 Draft L Gannon SD SD
B 14.11.18 Final L Gannon SD SD
C 20.03.19 Revised Final L Gannon SD SD
D 20.07.20 Updated Final L Gannon SD SD
FPAA NSW Level 3 BPAD Accreditation No. 33131
Member Planning Institute of Australia
Member Fire Protection Association of Australia
Member International Association of Wildland Fire
Member Natural Hazard Mitigation Association (USA)
Status: Final July 2020
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Retirement Living & Aged Care Facility
6 Grasstree Court, Sunrise Beach
Uniting Care Queensland and LendLease
Bushfire Hazard Assessment and Management Plan for 6
Grasstree Court, Sunrise Beach
CONTENTS
Executive Summary ................................................................................................................................ 7
Construction recommendations ........................................................................................................... 7
Ongoing Operational Recommendations ........................................................................................... 8
1 Introduction ................................................................................................................................. 9
1.1 Impetus for Bushfire Hazard Assessment ................................................................................... 9
1.2 Site Details .................................................................................................................................. 10
2 Site and Locality Context ......................................................................................................... 11
3 Approved Development .......................................................................................................... 13
3.1 2011 Development Approval ................................................................................................... 13
3.2 2017 DA Extension Approval .................................................................................................... 14
3.3 2018 Minor Change Application.............................................................................................. 14
4 Understanding Bushfire Hazard ............................................................................................... 15
4.1 Bushfire Attack ........................................................................................................................... 15
4.1.1 Direct Flame Contact ........................................................................................................ 16
4.1.2 Ember and Firebrand Attack ............................................................................................. 16
4.1.3 Radiant Heat Flux ............................................................................................................... 16
4.1.4 Fire Driven Wind .................................................................................................................. 17
4.1.5 Smoke .................................................................................................................................. 17
4.2 Vegetation Communities ......................................................................................................... 17
4.3 Topography ................................................................................................................................ 17
4.4 Landscape and Localised Fire Hazard ................................................................................... 17
4.5 Fire Weather ............................................................................................................................... 18
5 Regulatory Bushfire Assessment ............................................................................................... 19
5.1 Reliability Assessment ................................................................................................................ 19
5.1.1 Designated Bushfire Prone Area ....................................................................................... 19
5.1.2 Noosa Plan Bushfire Hazard Overlay ................................................................................ 20
5.1.3 State-wide Bushfire Prone Area Mapping ........................................................................ 20
5.1.4 State Planning Policy Assessment ..................................................................................... 21
5.1.5 SPP Guidance Material ...................................................................................................... 23
5.2 AS 3959 – Construction of Buildings in Bushfire Prone Areas ................................................. 24
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6 Site-based Bushfire Hazard Assessment .................................................................................. 26
6.1 Methodology ............................................................................................................................. 26
6.2 Fire Weather ............................................................................................................................... 26
6.3 Vegetation Communities ......................................................................................................... 27
6.4 Effective Slope ........................................................................................................................... 31
6.5 Aspect ........................................................................................................................................ 31
6.6 Bushfire Behaviour Assessment and Extent of Hazard ........................................................... 32
6.6.1 Fire History ............................................................................................................................ 32
7 Bushfire Management and Mitigation .................................................................................... 34
7.1 Noosa National Park Fire Management ................................................................................. 34
7.2 Urban Design (Structure and Settlement Pattern) ................................................................. 34
7.3 Strategic Asset Protection Zones ............................................................................................. 35
7.4 Fire Trails and Firebreaks ........................................................................................................... 35
7.5 Building Design and Construction ........................................................................................... 36
7.5.1 Building Design .................................................................................................................... 36
7.5.2 Limitations of Building Construction Provisions................................................................. 37
7.6 Access and Egress ..................................................................................................................... 38
7.6.1 Evacuation .......................................................................................................................... 38
7.7 Landscaping .............................................................................................................................. 39
7.7.1 Fencing and Retaining ....................................................................................................... 40
7.8 Water Supply and Firefighting Infrastructure .......................................................................... 40
8 Interim Construction Land Management ............................................................................... 41
9 Summary of Recommendations .............................................................................................. 42
9.1 Construction recommendations .............................................................................................. 42
9.2 Ongoing Operational Recommendations ............................................................................. 43
10 Conclusions ............................................................................................................................... 44
Appendix A Original Approved Site Plan .................................................................................. 2
Appendix B 2017 Bushfire Peer Review Report and Plans ....................................................... 3
Appendix C Current Site Plans .................................................................................................... 4
Appendix D Bushfire Management Plan ................................................................................... 5
Appendix E FLAMESOL calculations in verification of the RPS Method 2 Assessment from
2016 .......................................................................................................................... 6
Appendix F RAC Bushfire Emergency Provisions ....................................................................... 7
Appendix G Retirement Living Village Bushfire Emergency Provisions ................................... 8
Appendix H Code Compliance Statement .............................................................................. 9
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LIST OF TABLES
Table 1 - State Interest Policy and Assessment Benchmarks for Planning for Safety and Resilience to
Natural Hazards ..................................................................................................................................... 22
Table 2 - Vegetation communities in proximity to the site ................................................................ 27
Table 3 - Assessment of vegetation structure in accordance with Part 6 of the QFES Bushfire
Resilient Communities Guideline .......................................................................................................... 28
LIST OF FIGURES
Figure 1 – Aerial imagery of site location (Source: Queensland Government, 2018) .................... 11
Figure 2 – Site locality and context (Source: Queensland Government, 2018) .............................. 12
Figure 3 - The typical phases of bushfire attack (derived from Ramsay & Rudolph, 2003) ........... 15
Figure 4 - The effects of radiant heat (NSWRFS, 2006; Drysdale, 1999, CFA, 2012) ......................... 16
Figure 5 - Fire danger ratings (Source: RFSQ, 2013) ............................................................................ 18
Figure 6 - Overview of the Bushfire Hazard Assessment process as per the Bushfire Resilient
Communities Guideline (Source: Queensland Fire and Emergency Services, 2019) ..................... 19
Figure 7 - Excerpt from the Noosa Plan - Eastern Beaches Natural Hazard: Bushfire & Acid Sulfate
Soils Overlay (Source: Noosa Shire Council, 2017) ............................................................................. 20
Figure 8 - Excerpt of SPP Bushfire Prone Areas mapping (Source: Queensland Government, 2018)
.................................................................................................................................................. 21
Figure 9 - Excerpt from AS3959-2018 (Source: Standards Australia, 2018) ....................................... 25
Figure 10 - Excerpt of Regional Ecosystem (Biodiversity Status) mapping (Source: Queensland
Herbarium, 2018) .................................................................................................................................... 28
Figure 11 - Catalyst Fire Management System vegetation hazard class tiles (Source: QFES, 2020)29
Figure 12 - Vegetation occurring to the north-west of the subject site ........................................... 29
Figure 13 - Vegetation to the immediate west of the subject site, within Noosa National Park ... 30
Figure 14 – AS3959 Vegetation classifications relating to the subject site (Source: Derived by DNRM,
2018) .................................................................................................................................................. 30
Figure 15 - Effective slope assessment relating to the subject land (Source: Imagery derived from
DNRM, 2018 with slope values derived from Land Graphics, 2008 and RPS, 2016) ........................ 31
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Executive Summary
This report considers the bushfire mitigation measures required for the development and ongoing
operation of a previously approved residential aged care (RAC) and retirement living facility over
land at 6 Grasstree Court, Sunrise Beach. Based upon previous bushfire work conducted and in
conjunction with on-site inspections and analysis, a range of mitigation measures are identified
herein to aid in the defence against bushfire with respect to areas of classifiable vegetation which
surround the development site.
The methodology adopted for the following bushfire hazard assessment and preparation of a
bushfire management plan and facility-specific bushfire emergency provisions is based upon a
detailed analyses of the following:
• Regulatory bushfire hazard context of the site and the approved facilities;
• Fire weather based on 20% annual exceedance probability (AEP) forest fire danger index
(FFDI)
• Vegetation communities (at maturity) within 100m of the site;
• Effective slope assessment relative to key fire runs;
• Aspect;
• Bushfire behaviour assessment and extent of hazard;
• Adoption of the 2017 Method 2 assessment of AS3959-2009, conducted by RPS and verified
via this assessment using FLAMESOL relative to the updated AS3959-2018.
This report contains a number of recommendations relating to specific bushfire mitigation measures
and activities, pursuant to an assessment of the above characteristics. These recommendations are
summarised below for ease or reference (and may also prove useful as a compliance checklist),
and must be implemented by the relevant organisation (either the developer, operator or Noosa
Shire Council) both during construction and in perpetuity.
Construction recommendations
Once these conditions have been satisfied, they do not require ongoing management and are
taken to be satisfied upon completion of construction.
1. Upon Council acceptance of this report, provide a copy of this report to the local fire brigade
for their information purposes.
2. Consider providing a copy of this report to Queensland Parks and Wildlife Service for their noting
purposes.
3. Carry out the approved development in accordance with the measures, including relevant
asset protection zones and BAL construction provisions, identified in this report and as per the
Bushfire Management Plan contained at Appendix D.
4. Voluntarily comply with AS3959-2018 for the construction of the RAC facility, requiring BAL-29
construction for the northern façade of the building and the entirety of the roof structure (for
the whole building), and BAL-19 construction for the western, eastern and southern building
facades pursuant to the building shielding provisions at Section 3.5 of AS3959-2018.
5. Consider the design suggestions at Section 7.5.1 for all buildings to simplify AS3959-2018
compliance and enhance the overall resilience of each building through design (rather than
construction) measures.
6. Undertake all landscaping activity in accordance with the provisions set out at Section 7. The
landscape concept plan for the site has been prepared in accordance with these provisions.
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7. Any and all chemicals must be stored indoors and ideally within rooms which do not share an
immediate interface or have windows directly facing a hazard source.
8. Ensure the collective range of bushfire mitigation measures as identified within this report and
illustrated at Appendix D are implemented to ensure the bushfire attack levels identified are
achieved.
9. Avoid timber fencing where possible, instead using metal, (pool) fencing, colorbond or masonry
fencing.
10. Avoid the use of timber retaining walls, instead using concrete, stone or masonry for
construction.
11. Should water tanks be provided, ensure they are constructed of fire-resistant material and are
located away from any potential bushfire source from which radiant heat may occur. Liaise with
QFES with regard to appropriate fire service fittings to enable fire brigade access to any tank.
For any potential underground tanks, or tanks which are not immediately visible from the street,
provide appropriate signage to enable their easy identification in an emergency.
12. Plastic gas fittings external to the building façade are not acceptable and must not be used.
13. Maintain the development site in a low fuel condition following site clearing and initial earthwork,
for the balance of construction and into maintenance phases to avoid inadvertent interim
hazard.
Ongoing Operational Recommendations
These recommendations must be satisfactorily built in to the relevant operational procedures
adopted for the approved facilities, ensuring they are carried out in perpetuity to ensure ongoing
bushfire risk management is addressed appropriately.
1. Provide a copy of this report to the operational management teams of the facilities and ensure
a copy is held on premises for ease of future reference.
2. Ensure the each of the bushfire emergency provisions documents are integrated into the overall
emergency plans for each facility, ensuring these provisions are updated on a regular basis.
3. Implement the staff and resident training and exercising measures identified in each of the
bushfire emergency provisions for the RAC and the retirement living facility.
4. Manage vegetation across the site in accordance with measures identified at Section 7 of the
report.
5. Undertake regular (twice yearly at a minimum) inspections of landscaped areas across the site
and maintain in a low fuel condition as set out at Section 7 of this report.
6. Ensure access to the strategic fire trail network servicing Noosa National Park is not inadvertently
hindered by any ongoing activity associated with the approved development, and notify
Queensland Parks and Wildlife should any notable issues arise relating to the accessibility of, or
ongoing use of its trail network is observed.
7. Maintain the identified asset protection zones across the site in a low fuel condition, and
permitting vehicle access to all asset protection zones.
8. Ensure the buildings across the site are maintained, with wear and tear repaired and in working
order, in perpetuity.
9. Ensure the on-site fire access network, comprising 4m wide trafficable tracks within a 5m wide
trail (including emergency egress tracks) are maintained year-round.
Status: Final July 2020
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Retirement Living & Aged Care Facility
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1 Introduction
This report is commissioned by Uniting Care Queensland and LendLease for the purposes of a site-
based Bushfire Hazard Assessment and Management Plan for a previously approved retirement
living and aged care facility at 6 Grasstree Court, Sunrise Beach. Noting the approval history of this
particular application, this report focusses on updating previous bushfire management plans
prepared by RPS Group in 2016 and LandGraphics in 2008. This report is prepared pursuant to the
provisions of the Noosa Plan as the relevant planning instrument. This report is also prepared having
regard to other instruments including the current State Planning Policy (SPP), the SPP bushfire
guidance material and AS3959-2018 – Construction of Buildings in Bushfire Prone Areas which
outlines the national building construction specifications for land situated within bushfire prone
areas.
The focus of this assessment report remains two-fold, both with respect to the statutory planning and
building requirements as they apply in this case pursuant to all relevant policies, standards and
regulation, and also end-user consideration. In addition, this report seeks to ensure fire risk and
evacuation for adjoining and nearby properties is not advertently adversely impacted.
This assessment report aims to mitigate the risk to life and property from bushfire threat and the
impact of bushfire attack which includes:
• Direct flame contact
• Ember and firebrand attack
• Radiant heat
• Fire-driven wind.
Building loss is typically associated with one or more forms of bushfire attack, the most common
being the combined effects of radiant heat and ember attack. Danger to human life is also
associated with these forms of bushfire attack in addition to smoke emission.
This assessment does not seek to remove the threat of any bushfire risk, but provide detailed siting,
layout, building and / or servicing information to assist the ability of the owner(s) and operators to
manage the potential threat of this risk. This assessment report is prepared in accordance with best
practice industry standards as applicable in Queensland and pursuant to both State and local
government bushfire hazard policies and guidelines.
1.1 Impetus for Bushfire Hazard Assessment
It is noted a development approval has been historically issued by Noosa Council (formerly Sunshine
Coast Regional Council) in January 2011, and later extended in 2017 and modified in 2019.
Despite the previous preparation of bushfire hazard assessment and management reporting relating
to the abovementioned application and approval processes, the current approval conditions
require updated reporting, including a bushfire-specific evacuation plan.
This report, and the attachments, has been prepared to address the relevant provisions of the
current development approval, specifically with regard to bushfire management across the site and
approved facilities.
This report and its appendices specifically respond to approval conditions 21, 22 and 23 relating to
bushfire hazard, contained within the Decision Notice – Minor Change issued by Noosa Shire Council
on 28 March 2019.
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1.2 Site Details
Site Address 6 Grasstree Court, SUNRISE BEACH
Lot 6 on RP301384
RP Description
Lot 9 on SP252905
Site Area 6.6ha approx.
Local Government Noosa Shire
Zoning Community Services
Tenure Freehold
Current Land Use Vacant
Approved Land Use Retirement Living and Aged Care Facilities
QFES Noosa Heads and Tewantin
Fire Authority
RFSQ Doonan, North Shore, Tinbeerwah, Eumundi and Cooroy
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2 Site and Locality Context
The subject site is located within the Noosa suburb of Sunrise Beach, south of Noosa Heads. The site
is accessed via Grasstree Court from Ben Lexcen Drive which is situated to the east. A small local
shopping centre is located at the corner of Grasstree Court and Ben Lexcen Drive, adjacent to the
approved residential aged care (RAC) component of the development which is to be operated by
BlueCare Pty Ltd. Across a small tributary to the immediate north is Sunshine Beach State High
School, whilst an existing Uniting Care Church and associated residence is located to the immediate
west. Beyond this is Noosa National Park which extends north, west and south of subject site. Land
to the east of the site is largely urban residential in nature.
Grasstree Court separates the RAC site (including Lot 6 to the north) from the retirement living site
to the south (Lot 9) and forms the centre point of access for both components of the approved
development.
An established fire trail network throughout the immediate area and Noosa National Park also exists.
Figure 1 – Aerial imagery of site location (Source: Queensland Government, 2018)
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Figure 2 – Site locality and context (Source: Queensland Government, 2018)
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3 Approved Development
3.1 2011 Development Approval
A development approval for the site was issued by Council in 2011, and an application to extend
the expiry date was further granted in late 2017. The previously approved development included
the following:
• Multiple housing – Type 3 Retirement and Special Needs (109 x 2 bedroom units);
• Commercial Business – Type 2 Medical; and
• Wellbeing – Type 1 Health (118 beds).
The approved development also included the cancelling of Lot 1 and 9 on SP177650. The plan
outlining the lot reconfiguration (lot cancelling) included a 10m wide buffer zone along the entire
southern boundary of Lot 9, and a 10m + 20m wide buffer zone along the western boundary of Lot
9. There are no other buffer zones or Asset Protection Zones identified on the approved plans listed
on page 17 of the Decision Notice.
Several Permit Conditions detailed in the Decision Notice directly related to bushfire hazard
management.
Condition 21 and 22 require the Bushfire Management Plan (BMP) submitted with the original
application to be amended and updated, including the preparation of a bushfire evacuation plan.
In addition to the recommendations contained in the original BMP prepared by LandGraphics (peer
reviewed in 2016 as part of the approval extension process by RPS Group), the updated BMP is to
provide (but not limited to) the following:
• Building setbacks (Asset Protection Zones);
• Bushfire Attack Levels (BALs) to determine level of construction under the former AS3959-
2009;
• Emergency evacuation procedures; and
• Landscaping strategy to include local native species.
The original approved site plan is included at Appendix A.
The recommendations of the original LandGraphics BMP prepared in 2008 included:
• Fire Breaks – 12m – 15m fire break;
• Fire Trails – along western and southern side of the proposed development;
• Water supplies – connection to reticulated water supplies;
• Gas and electricity supplies – installed and maintained in accordance with AS1596;
• Building Construction Standards – AS3959-1999 Level 1 for buildings within 50m of the
vegetation and
• Level 2 for buildings directly adjoining the vegetation on the southern and western
boundaries;
• Street numbering – easily identifiable;
• Internal roads – capable for use by urban 2 wheel drive vehicle;
• First Aid Fire Fighting – provide hose reels on all buildings on western and southern side of
perimeter road;
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• Evacuation Plan – develop an evacuation plan (reference to NSW RFS bushfire evacuation
plan guideline template);
• Landscaping – consider requirements of asset protection zones; and
• Maintenance – all bushfire mitigation measures to be suitably maintained.
3.2 2017 DA Extension Approval
In 2016, RPS Group prepared a peer review assessment of the 2008 LandGraphics BMP to inform the
2017 extension application, and demonstrating current bushfire planning and building provisions are
capable of being satisfied. This peer review assessment however stopped short of constituting a full
BMP and did not incorporate any form of bushfire evacuation plan.
This bushfire peer review assessment and associated plans, informing the 2017 approval extension,
are included at Appendix B.
The peer review assessment found that based on the preliminary slope and vegetation assessment,
it is unlikely that a new BMP would result in any recommendations that would affect the approved
layout, however advice regarding the treatment of the 10m and 20m buffer areas will need to be
provided during the detailed design stage to ensure these areas separating the development from
the adjoining vegetation provide suitable defendable space to allow emergency service personnel
to operate and to reduce the level of exposure to radiant heat.
It is noted the balance of this report takes into consideration the methodologies and findings of both
the preceding LandGraphics and RPS reports, demonstrating consistency over time with regard to
the bushfire protection measure relevant to the approved development, and that information
which Council has previously considered as part of its various decision-making processes.
3.3 2018 Minor Change Application
In November 2018, an application for a minor change to the existing application was made to
Noosa Shire Council, for which a bushfire technical note was submitted by Meridian Urban.
The bushfire technical note confirmed the nature of the minor changes continued to comply with
or improve upon the previous assessments completed by LandGraphics in 2008 and RPS in 2016. The
minor changes sought, insofar as they related bushfire protection, included:
• altered building siting for the residential aged care facility on Lot 6, and minor changes to
the internal layout; and
• altered product and layout for the retirement facility on Lot 9, including revised vehicle
circulation network.
None of the proposed minor changes impact upon the identified asset protection zones or
separation buffers previously noted by RPS in 2016, or other identified protection measures.
The RAC facility building was sought to be shifted forward on the site to increase the extent of
separation to the narrow vegetated tributary to the rear, between the site and Sunshine Beach
State High School to the north. Whilst this corridor is constrained by virtue of its dimensions and
disturbance / management, relocation to achieve a separation distance for BAL-29 is now
provided. This represents an improved outcome from the previously approved separation for Lot 6.
The revised vehicle circulation network across Lot 9 and servicing the approved retirement facility
remains capable of accommodating emergency fire appliances, as required as well as continue
access to surrounding vegetation. Further, it does not present any adverse or unintended impacts
on existing adjoining development to the east from that previously approved.
This minor change application was approved by Council via Decision Notice dated 28 March 2019.
The current set of plans is included at Appendix C, to which this report relates.
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4 Understanding Bushfire Hazard
Bushfires have long remained a fundamental characteristic of the Australian bush landscape, and
likewise Australians have long retained a strong affinity with bush environments. There remains a
number of common factors which are associated with bushfire events and these include the
incidence of fire weather, availability of fuel along with its type, structure and continuity or
fragmentation, and development at urban / bushland interface.
4.1 Bushfire Attack
Bushfire attack refers to the various methods in which bushfire may impact upon life and property
and principally encompasses:
• Direct flame contact
• Ember and firebrand attack
• Radiant heat flux
• Fire-driven wind
• Smoke
During the progression of a bushfire event, these methods interact either exclusively or in concert. It
is estimated that approximately 80 to 90 per cent of buildings located within 100m of the bushland
interface are lost to bushfire, hence the relevance of statutory provisions and recommendations
implemented across Australia which respond to various types of buildings within 100m of adjacent
classifiable vegetation.
Fire Front
•Increasing wind impact Impact •Continued ember
attack
•Developing ember
attack •Maximum wind impact •Continued flame and
•Ignition of spot fires •Maximum ember attack burning of larger/denser
•Maximum radiant heat materials
attack •Decreasing radiant heat
•Possible flame attack
•Smoke
Post Fire
Pre Fire Front
Front
30 Minutes 5-10 minutes (approx.) 1-4+ hours
Figure 3 - The typical phases of bushfire attack (derived from Ramsay & Rudolph, 2003)
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4.1.1 Direct Flame Contact
Direct flame attack refers to flame contact from the main fire front, where the flame which engulfs
burning vegetation is one and the same as that which assumes contact with the building. It is
estimated that only 10 to 20 per cent of buildings lost to bushfire occur as a direct result of flame
attack.
4.1.2 Ember and Firebrand Attack
The convective forces of bushfire raise burning embers into the atmosphere on prevailing winds and
deposit them to the ground ahead of the fire front. Typically, ember attack occurs approximately
30 minutes prior to the arrival of the fire front and continues during the impact of the fire front and
for several hours afterwards, thus it is the longest lasting impact of bushfire attack. Firebrands occur
in a very similar manner but relate to larger items of debris that may still be carried by the wind when
alight, such as candle and ribbon barks.
In essence, building loss via ember attack relates largely to the vulnerabilities and peculiarities of
each building, its distance from the classifiable vegetation and whether an occupant (or the like) is
present to actively defend it. It is estimated by the CSIRO that approximately 80 to 90 per cent of
buildings lost by bushfire are lost as a result of ember attack either in isolation or in combination with
radiant heat impact.
4.1.3 Radiant Heat Flux
Exposure to radiant heat remains one of the leading causes of fatalities associated with bushfire
events. Measured in kilowatts per m2, radiant heat is the heat energy released from the fire front
which radiates to the surrounding environment, deteriorating rapidly over distance. In terms of
impacts on buildings, radiant heat can pre-heat materials making them more susceptible to ignition,
or can cause non-piloted ignition of certain materials if the energy transmitted reaches a threshold
level. Radiant heat can also damage building materials such as window glazing, allowing openings
into a building through which embers may enter. Radiant heat impact is an especially important
factor in building-to-building ignition.
In terms of radiant heat exposure for humans, it can cause pain to unprotected skin in milder
situations or life threatening and fatal injury in higher exposure thresholds.
Figure 4 - The effects of radiant heat (NSWRFS, 2006; Drysdale, 1999, CFA, 2012)
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4.1.4 Fire Driven Wind
The convective forces of bushfire typically result in strong to gale force fire-driven winds which in
itself, can lead to building damage. The typical effects of fire driven wind include the conveyance
of embers, damage from branches and debris hitting the building, as well as direct damage to
vulnerable building components such as lifting roofs or roof materials and the damage / breakage
of windows.
4.1.5 Smoke
Smoke emission remains a secondary effect of bushfire and is one which is typically not addressed
by bushfire hazard assessment. Irrespective, it is important to note the potentially severe impact of
smoke emission on the human respiratory system. It can lead to difficulties in breathing, severe
coughing, blurred or otherwise compromised vision, and can prove fatal. It is also important to note
that toxic smoke can occur during bushfire, particularly where buildings or materials are ignited.
With regard to evacuation, it can reduce visibility and create difficulties for particularly vulnerable
persons.
4.2 Vegetation Communities
Fuel load and arrangement represents a considerable component in dictating to a large degree
the behaviour of fire in terms of intensity, rate of spread and flame height, and typically relates to
dead plant material less than 6mm thick, and live plant material thinner than 3mm. On this basis, it
stands to reason that different vegetation groups yield very different fire behaviour and intensity by
virtue of their characteristics and fuel load output. The characteristics are not necessarily related to
ecological values but remain a function of the propensity for certain groups of vegetation to ignite
and sustain fire due to fuel load and arrangement, it can guide estimates on how quickly fire might
spread and the likely fire behaviour and intensity which may occur.
Vegetation type, density and arrangement can further influence fire behaviour and intensity.
Vertical and horizontal continuity is also a significant element. Thus, vegetation forms a critical
element of analysis throughout this report.
4.3 Topography
Topography (effective slope) and to a lesser degree, aspect, are also factors which influence fire
behaviour and intensity. Topography can have a drastic affect, with the rate of speed doubling for
every 10 degrees of upslope and slowing by half for every 10 degrees of downslope, as a general
rule. Aspect can also affect bushfire behaviour where areas with northerly and / or westerly aspects
experience a higher level of solar access than those areas with a southern or eastern aspect.
Notwithstanding, in times of drought and below average rainfall moisture levels in soil and
vegetation in more sheltered areas with southerly and easterly aspects can also decrease
substantially giving rise to significantly higher fuel abundance where the preceding fire regime has
been less frequent or intense. Thus, aspect can be of less consequence.
4.4 Landscape and Localised Fire Hazard
Two types of risk are relevant in terms of bushfire hazard including:
• landscape risk – where large expanses of bushland over tens to hundreds of hectares are
located in immediate proximity to, and may traverse, urban periphery suburbs/townships
• localised risk – which is most commonly presented by fragmented areas of vegetation larger
than 1 hectare in size.
These two types of hazard present different types of fire behaviour, fire intensity and potential rate
of spread characteristics.
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4.5 Fire Weather
It remains important to understand the influence of fire weather with regard to how it can affect
bushfire risk levels on a daily, weekly or seasonal basis.
In South East Queensland, hot-air fire wind is typically generated by west, north-west and south-
westerlies and cool-air fire wind is generated by south-westerlies which are prevalent during
Southern Queensland’s fire season which extends from August to March, annually. In some situations
however, south-easterlies can also drive bushfire behaviour on occasion.
Notwithstanding the above, it is noted bushfires do not always conform to widely-accepted
characteristics. Other fire weather conditions must also be contemplated such as preceding
weather conditions (such as low rainfall or drought), air temperature and relative humidity. If the
area has been subject to drought or low rainfall for a period of time, vegetation health tends to
deteriorate with increased leaf drop, curing and drying. This contributes to increased ground fuel
loads and general ignition susceptibility. Prolonged dry periods also reduce soil moisture content.
Air temperatures of above 30 degrees Celsius are typically conducive to increased fire weather, as
are extended periods of higher than average air temperatures. In conjunction, low relative humidity
(i.e. low air moisture content) is also a contributing factor to increased fire weather.
In concert, all of the above factors can impact on the ability for fire to propagate, and alter
behaviour and intensity characteristics and as such, fire weather is a significant component of
bushfire hazard. Whilst an assessment of vegetation types, fuel loads, effective slope and other
factors can be readily undertaken, fire weather can fluctuate across days, weeks and seasons and
can have a significant impact on the potential for bushfire threat as well as influence bushfire
behaviour and intensity.
The Forest Fire Danger Index (FFDI) is a commonly used method to readily advise the community of
the likely ability of fire suppression based on fire weather, which is used to inform the Fire Danger
Rating (FDR) System at Figure 4. It is important to maintain awareness as to the level of local fire
danger during the fire season.
Figure 5 - Fire danger ratings (Source: RFSQ, 2013)
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5 Regulatory Bushfire Assessment
The following section sets out the regulatory aspects of bushfire hazard relevant to the subject site.
This process is conducted in accordance with Part 5 of the Bushfire Resilient Communities guidance
material supporting the implementation of the State Planning Policy, prepared by Queensland Fire
and Emergency Services.
Section 5 of the Bushfire Resilient Communities non-statutory guideline articulates the process for
undertaking a bushfire hazard assessment. The process includes the three stages illustrated below.
The reliability assessment is provided at Section 5.1 at this report, and the hazard assessment and
separation and radiant heat discussions are provided at Section 6 of this report.
Figure 6 - Overview of the Bushfire Hazard Assessment process as per the Bushfire Resilient
Communities Guideline (Source: Queensland Fire and Emergency Services, 2019)
5.1 Reliability Assessment
5.1.1 Designated Bushfire Prone Area
Pursuant to Section 2.9.4 of the current Noosa Plan, it is noted the bushfire hazard overlay which
forms part of the planning scheme designates bushfire prone areas across Noosa for the purposes
of the Building Code of Australia (BCA). As per Figure 5 below, the subject site is identified within the
Designated Bushfire Prone Area.
Further, it is noted the BCA triggers bushfire assessment (via AS3959-2018 – Construction of Buildings
in Bushfire Prone Areas) for building classes 1, 2, 3 and selected 10a structures. This being the case,
the BCA (and AS3959-2018) is relevant to this bushfire hazard assessment.
Despite the above, it may be the case the RAC component of the facility is deemed a Class 9
structure which technically, avoids AS3959 construction requirements in Queensland. Irrespective,
construction to bushfire attack level standards is strongly recommended for the RAC and each other
residential component of the approved development on the basis of the potentially vulnerable
nature of the residents of the approved facility, and its proximity to adjoining vegetation within the
Noosa National Park.
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5.1.2 Noosa Plan Bushfire Hazard Overlay
The Noosa Plan (an IPA Scheme last amended in 2018) remains the applicable local planning
instrument. The Bushfire Hazard Overlay mapping under the Noosa Plan remains relevant pursuant
to the provisions of the Building Code of Australia (BCA). The BCA nominates local government
planning scheme hazard overlay mapping as the relevant trigger for the applicability of AS3959-
2018 – Construction of Buildings in Bushfire Prone Areas. On this basis, the overlay mapping continues
to remain relevant in terms of building construction for Class 1, 2, 3 and selected 10a structures.
Figure 5 provides an excerpt of the current Bushfire Hazard Overlay map under the Noosa Plan. A
significant portion of the site comprises areas of ‘High’ and ‘Medium’ potential bushfire intensity as
well as the 100m potential impact buffer which covers most of the site.
Figure 7 - Excerpt from the Noosa Plan - Eastern Beaches Natural Hazard: Bushfire & Acid Sulfate
Soils Overlay (Source: Noosa Shire Council, 2017)
5.1.3 State-wide Bushfire Prone Area Mapping
The current State-wide bushfire prone areas mapping which underpins the SPP identifies part of the
subject area as subject to ‘High’ potential bushfire intensity as well as potential hazard buffers. It is
noted the majority of vegetated areas identified as potential hazard internal to the subject site are
intended to be removed as part of the approved development. This is likely to transition the majority
of potential hazard exposure relevant to the site to ‘potential impact buffer’.
The mapping supports the implementation of the SPP only and is not triggered for AS3959-2018 –
Construction of Buildings om Bushfire Prone Areas pursuant to the Building Code of Australia.
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Figure 8 - Excerpt of SPP Bushfire Prone Areas mapping (Source: Queensland Government, 2018)
5.1.4 State Planning Policy Assessment
The single State Planning Policy (SPP) was released by the State Government in December 2013 and
amended in July 2017. This policy details a range of State-interest requirements for planning scheme
preparation and interim development assessment provisions.
As the Noosa Plan remains an IPA-based planning scheme assessment against the SPP assessment
benchmarks are required. Policy statements (4) and (5) of the SPP remain relevant to the proposed
development. These include that development:
• avoids natural hazard areas or mitigates the risks of the natural hazard to an acceptable or
tolerable level;
• does not unduly burden disaster management response or recovery capacity and
capabilities;
• avoids risks to public safety and the environment from the location of the storage of
hazardous materials and the release of these materials as a result of a natural hazard; and
• maintains or enhances the protective function of landforms and vegetation that can
mitigate risks associated with the natural hazard.
The SPP objectives outlined above are satisfied based upon the following:
• Whilst the approved development seeks to largely remove the hazard source located on-
site, it is acknowledged that vegetation on adjoining land will remain. The proposed
amended design of the development responds to this, orientating building areas away from
such locations as per previous bushfire hazard assessments conducted for the site;
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• Having regard to the previous dot point, the approved development is designed in a manner
to limit additional burden on emergency services in the event of bushfire. In addition, the
current approval requires the preparation of a site-specific bushfire evacuation plan to
append to future facility-based emergency plans. Two separate plans have been
developed, one for the RAC facility and one for the retirement living facility (refer to
Appendix E and F);
• The approved development does involve the storage of some hazardous chemicals due to
the nature of the facility for cleaning purposes however, the storage of these is below the
relevant thresholds and does not represent a hazardous chemical facility. Chemical storage
is to be provided entirely indoors with all applicable safety and firefighting safety
requirements (including signage, etc.) adhered to;
• The approved development seeks to remove vegetation from the site (but not all), therefore
removing that hazard which is internal to the site. Some Glossy Black Cockatoo feeding trees,
selected koala habitat trees and grass trees (where appropriate) are to be retained and this
can be easily facilitated in a bushfire resilient manner.
Having regard to the assessment benchmarks also contained within the SPP, in place to guide
interim development, the following assessment is provided:
Table 1 - State Interest Policy and Assessment Benchmarks for Planning for Safety and Resilience to
Natural Hazards
For all natural hazards, development Assessment
1. Avoids natural hazard areas of mitigates the This report relates to previously approved
risks of the natural hazard to an acceptable development which was accompanied by a
or tolerable level; and bushfire hazard assessment and management
plan, with additional bushfire peer review
reporting also conducted. The provisions of this
report seek to appropriately mitigate the risk of
potential bushfire attack via a range of
methodologies including:
- urban design and building design (built
form)
- asset protection zones and defensible
space
- building construction provisions
- landscaping and tree species retention
(Glossy Black Cockatoo feeding trees,
selected koala habitat trees and grass
trees) where appropriate
- access and egress
- fencing and retaining provisions
- water supply and firefighting
infrastructure
- bushfire awareness and evacuation.
2. Supports, and does not unduly burden, In this case, it is considered that matters with
disaster management response or recovery regard to disaster management response and
capacity and capabilities; and recovery were reasonably considered at the
time the original approval was issued, taking
into consideration the nature of the approved
development and its intended occupants.
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Irrespective of the above, the mitigation
methodologies identified by this report seek to
provide for increased resilience in addressing
matters such as built form, asset protection
zones, building and landscaping provisions,
property maintenance, access and egress and
evacuation.
The existing approval conditions require this
report including its attachments to be provided
to the local Fire Brigade for their information
purposes.
3. Directly, indirectly and cumulatively avoids A range of mitigation measures are
an increase in the severity of the natural recommended by this report to reduce the
hazard and the potential for damage on potential for bushfire impact, with the primary
the site or to other properties; and focus remaining on end-user safety.
4. Avoids risks to public safety and the Whilst the approved development does not
environment from the location of hazardous represent a hazardous facility, potentially
materials and the release of these materials flammable chemicals may be stored on site for
as a result of the natural hazard; and cleaning and other purposes. Any and all
chemicals must be stored indoors and ideally
within rooms which do not share an immediate
interface or have windows directly facing a
hazard source.
5. Maintains or enhances natural processes The approved development is subject to a
and the protective function of landforms range of vegetation management, ecological
and vegetation that can mitigate risks assessment and landscape concept plans
associated with the natural hazard which combined, seek to effectively balance
the natural features and processes associated
with the subject land and surrounding land, and
the required hazard mitigation approaches.
The measures and methodologies outlined in
this report remain cognisant of this strategic
balance noting the ecological value which
surrounds the land.
Additional SPP bushfire-related guidance material is anticipated to be released by the Department
of State Development, Manufacturing, Infrastructure and Planning in the near future however, as
this report relates to previously-approved development such forthcoming amendments to the SPP
are not relevant.
5.1.5 SPP Guidance Material
In 2019 the State Government released guidance material in relation to the natural hazards –
bushfire element of the SPP.
The SPP: Natural hazards, risk and resilience – bushfire guidance material largely informs the strategic
requirements for local government to consider in the preparation of local planning instruments and
how they may satisfy the State’s interests in relation to bushfire.
The Bushfire Resilient Communities Guideline, which is a compendium document to the SPP: Natural
hazards, risk and resilience – bushfire guidance material, is a non-statutory document intended to
guide the implementation of bushfire-related land use planning assessments in Queensland.
In addition to providing technical guidance, the document is informed by ten policy positions which
guide QFES’ approach to land use planning in bushfire prone areas. Those which relate to
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development control (as opposed to the formulation of planning policy and instruments by local
government) include:
• Disaster management capacity and capabilities are maintained to mitigate the risks to
people and property to an acceptable and tolerable level;
• Vulnerable uses are not located in bushfire prone areas unless there is an overwhelming
community need for the development of a new or expanded service, there is no suitable
alternative location and site planning can appropriately mitigate the risk;
• Lot and neighbourhood layout and design mitigates the risks to people and property to an
acceptable and tolerable level;
• Revegetation and rehabilitation avoids an increase in the exposure or severity of bushfire
hazard;
• The protective function of vegetation arrangements that can mitigate bushfire risk are
maintained;
• Community infrastructure for essential services are not located in bushfire prone areas unless
there is an overwhelming community need for the development of a new or expanded
service, there is no suitable alternative location and further, the infrastructure can be
demonstrated to function effectively during and immediately after a bushfire event.
It is noted the development which is the subject of this report has been historically approved and
the minor change process relates to the planning provisions and instruments in place at the time
the original approval was given. Notwithstanding this, the following is provided in response to the
above policies established by the Bushfire Resilient Communities non-statutory guideline:
• This report is accompanied by two detailed emergency evacuation plans for the RAC and
retirement living facilities which seeks to further mitigate risks to people and property beyond
the planning-related provisions set out by this report;
• Whilst the nature of the approved land uses are considered ‘vulnerable uses’, the
development has been historically approved and therefore deemed to be acceptable from
a locational context which is further reflected by the Community Services zoning of the land;
and
• The nature of proposed landscaping across the site incorporates bushfire resilient
approaches to design and species selection as per Section 8 of the Bushfire Resilient
Communities Guideline.
5.2 AS 3959 – Construction of Buildings in Bushfire Prone Areas
The AS3959 – Construction of Buildings in Bushfire Prone Areas specifies requirements and measures
for residential buildings constructed in bushfire prone areas. Bushfire attack levels (BALs), which form
the foundation upon which AS3959-2018 is applied, distinguish the level of attack buildings (and
occupants) may experience based on a range of factors which are analysed at Section 6 below.
A BAL is defined as ‘a means of measuring the severity of a buildings potential exposure to ember
attack, radiant heat and direct flame contact, using increments of radiant heat expressed in
kilowatts per metre squared, and the basis for establishing the requirements for construction to
improve protection of building elements from attack by bushfire’ (Standards Australia, 2018).
The level of attack buildings may experience is based on a range of factors including vegetation
typologies (fuel load), effective slope and separation distance, each of which has a significant
bearing on the likely behaviour and intensity of a bushfire and how these factors can combine to
impact upon nearby buildings.
The Australian Standard adopts six distinct BAL categories including a ‘low’ category for areas where
bushfire risk is limited, these categories are outlined at Figure 9. The categories are based upon the
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level of radiant heat flux which may be experienced during a bushfire event measured at the
building façade and generally relates to how close or far a building is from classifiable vegetation.
These BAL classifications translate to specific building construction requirements to enhance the
ability of building occupants and the building itself to withstand bushfire attack.
Figure 9 - Excerpt from AS3959-2018 (Source: Standards Australia, 2018)
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6 Site-based Bushfire Hazard Assessment
6.1 Methodology
The following assessment was carried out in accordance with the broad methodology underpinning
AS3959 – Construction of Buildings in Bushfire Prone Areas, in the absence of any State-based or
locally-applicable site assessment guidelines.
A range of instruments have been utilised to perform a desktop analysis to complement available
site data. These instruments include:
• Original LandGraphics BMP dated 2008;
• RPS Bushfire Peer Review Report dated 2016;
• Local and State bushfire hazard mapping;
o New Methodology for State-wide Mapping of Bushfire Prone Areas in Queensland;
o Estimating the Potential Bushfire Hazard of Vegetation Patches and Corridors: An
enhancement of Queensland’s methodology for State-wide mapping of bushfire
prone areas
• Ecological project data;
• State-based vegetation (RE) mapping;
• Proposal plans and supporting documentation, etc.;
• Vegetation management and landscaping plans;
• Aerial imagery;
• QFES Catalyst Fire Management System;
• State Planning Policy: Natural Hazards, risk and resilience – bushfire guidance material;
• Bushfire Resilient Communities Guideline; and
• AS3959-2018 – Construction of Buildings in Bushfire Prone Areas.
A site inspection was undertaken on Wednesday 26 September 2018 under fine, fire season weather
conditions. At the time of this site inspection, preceding rainfall had been low to moderate with
temperatures not dissimilar to typical early winter averages.
6.2 Fire Weather
In terms of assessment methodology, it is noted the Forest Fire Danger Index (FFDI) adopted by
AS3959-2018 for Queensland is 40 with a flame temperature of 1,090k. However, recent research has
determined the fire weather in South East Queensland is higher than that identified under AS3959-
2018. The State Planning Policy mapping methodology developed by CSIRO identifies this area of
South East Queensland as subject to an FFDI ranging between 40 and 50. The QFES Catalyst portal
indicates an estimated 1 in 20 year FFDI for this area of South East Queensland at approximately 48,
which was also canvassed by RPS in its 2016 Bushfire Peer Review reporting submitted to Council
with the approval extension request. To this end, an FFDI of 48 is adopted for the purposes of this
assessment. This remains higher than the FFDI adopted by AS3959-2018.
In considering the above, it is important to understand the frequency of more extreme fire weather
days in South East Queensland. The number of days per decade on which an FFDI of 50 (Severe) is
exceeded is 11.7 days, and an FDI of 75 (Extreme to Catastrophic) is exceeded only 0.9 days of
each decade (Lucas, 2007). The influence of climate change may alter these statistics into the
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future however at present, this data accurately indicates the current risk profile prosed by such fire
weather conditions.
6.3 Vegetation Communities
Vegetation classification is important for a number of reasons, namely it indicates the level of fire
intensity and fire behaviour associated with specific stands of vegetation and it also indicates the
fuel loads which may exist in certain locations.
The vegetation comprises a mix of four distinct coastal Regional Ecosystems, outlined at the table
below. There is a considerable difference between the heath and woodlands to the north and
south of the site, and the wetland area to the immediate west which forms part of Noosa National
Park.
To the immediate north of Lot 6, vegetation within proximity of the creek/tributary (between Lot 6
and the high school to the north) has been historically managed and is now not reflected within
either the Regional Ecosystem (biodiversity status) mapping or the Statewide Bushfire Prone Area
(refer to Figure 8 above).
Within 150m of the site, as per Bushfire Resilient Communities, and in accordance with Table 2.3 of
AS3959-2018, the vegetation communities are classified as Shrublands and Scrub. It is further noted
that most vegetation internal to the site will be removed with the exception of a number of isolated
specimens which are feeding trees for the endangered Glossy Black Cockatoo, habitat trees for
koala or selected grass trees.
Table 2 - Vegetation communities in proximity to the site
Potential Fuel
RE RE Description VHC VHC Description
Load
Banksia aemula low open Woodlands associated
woodland on dunes and with heathlands, scrubs
12.2.9 29.2 24.3t/ha
sand plains. Usually and shrublands
deeply leached soils
Closed heath on Heathlands and
12.2.12 seasonally waterlogged 29.3 associated scrubs and 20.1t/ha
sand plains shrublands
Open or dry heath on Heathlands and
12.2.13 dunes and beaches 29.3 associated scrubs and 20.1t/ha
shrublands
Gahnia sieberiana, Sedgeland dominated
Empodisma minus, wetlands
12.2.15 Gleichenia spp. closed 34.5 9.5t/ha
sedgeland in coastal
swamps
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The vegetation to the west is largely dominated by dense ground covers and small shrubs. This
transitions to the north and south, where the vegetation becomes tree dominated, with the present
mid-layer and less dense ground cover. These ares are relatively easy to traverse on foot.
Pursuant to the vegetation structural classes assessment of Part 6 of the Bushfire Resilient
Communities Guideline, the vegetation within 150m of the subject land is as follows:
Table 3 - Assessment of vegetation structure in accordance with Part 6 of the QFES Bushfire
Resilient Communities Guideline
VHC Vegetation structure class Dominant life form Density
29.2 Trees closed – mid-dense Trees Closed to mid-dense
29.3 Shrubland Shrubland Closed to very sparse
34.5 Sedgeland Sedgeland Closed to very sparse
Figure 10 - Excerpt of Regional Ecosystem (Biodiversity Status) mapping (Source: Queensland
Herbarium, 2018)
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Figure 11 - Catalyst Fire Management System vegetation hazard class tiles (Source: QFES, 2020)
Figure 12 - Vegetation occurring to the north-west of the subject site
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Figure 13 - Vegetation to the immediate west of the subject site, within Noosa National Park
Scrubland
Shrubland
Figure 14 – AS3959 Vegetation classifications relating to the subject site (Source: Derived by DNRM,
2018)
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6.4 Effective Slope
Effective slope relates to the topography of vegetation beneath classified vegetation, as this
influences fire speed and rate of spread - namely, that the speed of fire doubles for every 10 degrees
incline. An on-site effective slope assessment has been conducted over a distance of 150m via
detail survey, Council and DNRM contour data and verified via site inspection.
The subject land is upslope from all areas of potential bushfire hazard which translates to a slight
upward run of fire on approach to the subject land. These slopes however are not steep but rather,
very gradual and unlikely to generate much increase in fire intensity and behaviour. The downslope
values below reflect those captured by both the original bushfire assessment report prepared by
Land Graphics in 2008 and the RPS peer review assessment conducted in 2016.
2.0 deg downslope
1.1 deg downslope
4.0 deg downslope
3.6 deg downslope
3.7 deg downslope
4.0 deg downslope
Figure 15 - Effective slope assessment relating to the subject land (Source: Imagery derived from
DNRM, 2018 with slope values derived from Land Graphics, 2008 and RPS, 2016)
6.5 Aspect
Aspect can affect bushfire behaviour where slopes with northerly and/or westerly aspects
experience a higher level of solar access than those areas with a southern or eastern aspect. This
generally translates to drier fuels with lower moisture content and increased dead/drying/curing
material. Notwithstanding, in times of drought and below average rainfall, moisture levels in soil and
vegetation in more sheltered areas with southerly and easterly aspects can also decrease
substantially giving rise to significantly higher fuel abundance where the preceding fire regime has
been less frequent or intense. Thus, aspect is of only partial consequence in this respect and this is
reflected by the current SPP mapping methodology and information made publicly available by
QFES.
Aspect is also not an element of assessment identified within the current Bushfire Resilient
Communities Guideline.
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Irrespective of the above and insofar as slope aspect relevant to the subject area, the dominant
aspect remains north to west for Lot 6 and east to south for Lot 9 however given the narrow nature
of the corridor and duplicated north and south banks of the northern tributary adjoining Lot 6 and
the gradual slope of land to the west and south of Lot 9, aspect is not considered to maintain any
significant influence on bushfire intensity within either corridor, if fire were to occur.
6.6 Bushfire Behaviour Assessment and Extent of Hazard
The site adjoins the Noosa National Park and as such, is exposed to potential bushfire hazard
emanating from an ignition within the Park. In proximity to the site there is a discernible change in
vegetation communities, from a grassland and wetland area to the west to scrubland in more
immediate proximity. Fire activity within these communities is likely to alter in behaviour as a fire front
moves toward the site.
The key fire runs relating to the site are from the north-west, west and south-west, moving across a
slight upslope toward the subject land. Fortunately, the Noosa National Park Fire Management Plan
sets out the management regime for the area which focusses on periodic burning, largely to
maintain ecological value and activity and to reduce the likelihood of hot fires burning through the
Park which may damage the important biota and ecological processes within the Park. Whilst this
in no way guarantees reduced likelihood or consequence of bushfire in the locality, it is of
worthwhile note. Despite this, the corresponding fuel load management achieved under this plan
is not considered relevant to this assessment, which is based upon the pre-cleared and unmanaged
Regional Ecosystems of the landscape.
It is possible a fire of some intensity may transition toward the site. Whilst suppression access and
activity may occur, rapid onset of fire front transition must be considered. Wetlands and grasslands,
whilst subject to a lesser fuel load, can generate fast moving fire activity. However, its spotting
potential ahead of the main fire front is limited due to the nature of the vegetation, red reduced
flame height and subsequently lower fireline intensity. This is beneficial with respect to the subject
land and surrounding areas of Sunrise Beach, whereby lower intensity burning with low spotting
potential affords suppression time, and emergency procedures to be activated without the
immediate threat of radiant heat, ember attack or spot fire development. This is not to say these
bushfire attack mechanisms may not occur from a fire within the wetland / grassland area of the
Park, but it is less likely.
A fire front transition into scrubland to the south, north and immediate west of the subject land is
likely to generate increased fire behaviour, including increased intensity, flame height and ember
attack. In reflection of this and largely consistent with property boundary changes, an existing fire
trail network has been historically established to form a minor firebreak between these two
vegetation communities, enhancing the ability to frustrate transition between the two vegetation
communities.
Land the rear of the existing Uniting Church is managed to a limited degree but is more so in the
immediate area of the two buildings located on that property, immediately adjacent to the western
boundary of Lot 6. The northern tributary between Lot 6 and Sunshine Beach State High School is
slightly disturbed with a lower fuel load. The school is visible from the road boundary of Lot 6. Whilst
it maintains a level of connectivity to vegetation to the west, its fuel arrangement appears altered.
This, in conjunction with the narrowness of the corridor itself, is likely the reason it does not appear
with either the local or State bushfire prone area mapping. An addendum patch and corridor
methodology to supplement the Statewide mapping methodology prepared by CSIRO was
released last year, which flags a 50 to 66 per cent deduction in fireline intensity for narrow corridors
which in most cases, drops these areas below 4,000kW/m – negating specific planning and building
responses due to the low intensity nature of any ignition within such locations.
6.6.1 Fire History
Planned burns occur on occasion throughout the Noosa National Park (as recently as May 2018), as
do uncontrolled ignitions. In October 2008, an ignition occurred at Grasstree Court which was
quickly extinguished by local shopkeepers however a second ignition occurred at a ‘nearby’ creek
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which ran for over one kilometre as fire crews and Parks personnel attempted to supress it. At its
closest point, it understood the fire front came within 50m of nearby dwellings on Dame Patti Drive
(Sunshine Coast Daily, 2008). Whilst it cannot be confirmed, the nature of multiple ignitions within a
short period is generally an indicator of deliberate or malicious ignition.
Another ignition occurred on 20 September 2018, again at Grasstree Court. From what is understood
of this event, a malicious ignition started on Lot 9 and burnt out an area of several hundred square
metres but did not pose any threat to nearby properties. The size of burn patch indicates efficient
suppression, with full mop up noting bushfire field work was conducted on 26 September, six days
after the ignition.
More broadly, bushfire remains a constant threat to urban residential areas across the Sunshine
Coast, with several key fires occurring in recent times including those at Peregian Beach as well as
Caloundra. Thus the threat of bushfire cannot be discounted.
Notwithstanding this, the approved development may in fact alleviate existing malicious acts of
ignition as persons will no longer be able to conduct nuisance behaviour in this location, at least
without the threat of identification. The approved development offers a level of casual surveillance
of the area which may in fact work to reduce potential acts of arson in the immediate area.
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7 Bushfire Management and Mitigation
The bushfire risk and hazard context associated with the subject land requires a number of
management provisions. The below provisions should be read in conjunction with the Bushfire
Management Plan provided at Appendix E.
7.1 Noosa National Park Fire Management
Whilst not forming part of the site-based approach to bushfire management, the fire management
provisions relating to the adjoining Noosa National Park are worthwhile noting. The fire management
provisions contained within the Noosa National Park Management Plan provide the following:
‘Much of Noosa National Park’s vegetation is highly flammable. The seasonally dry plant
communities including the sedgeland-grassland (wet heath), dry heath and high dune
heath, low scrub and woodland and open eucalypt forest provide a large amount of fuel
for fires.
The close proximity of housing and tourist development has implications for fire
management in Noosa National Park. Potential fire hazard areas exist in the vicinity of
residential areas adjacent to park boundaries. Ecological burns occur throughout the park
with the aim of reducing the fuel load in the heath and lessening the intensity of wildfires.
A fire management strategy is in place at Noosa Heads with fire blocks being based on
vegetation communities, existing tracks and fire control lines’.
The fire management plan is not currently available online but is administered by Queensland Parks
and Wildlife Service, which is joined by other agencies including Queensland Fire and Emergency
Services in emergency events.
A copy of this report could be provided to Queensland Parks and Wildlife Service for their noting
purposes.
7.2 Urban Design (Structure and Settlement Pattern)
The structure and settlement pattern of the RAC and retirement living facilities responds to the local
bushfire context in the following ways:
• Provision of strategic asset protection zones or separation buffers to the north, west and
south of the site, tangibly separating buildings from potential hazard sources within the
adjoining Noosa National Park;
• Ability for fire appliance access to and across the strategic asset protection zones;
• Ability for fire appliance fall-back to the formalised vehicle movement network across the
site – refer to the emergency egress location marked at Appendix E (although vehicle
access to the strategic asset protection zones is more intended for landscape and fuel load
management purposes than active or defensive firefighting);
• A RAC facility which adjoins an existing church facility to the west and shopping centre to
the east (both of which are largely managed in proximity to Lot 6), with increased separation
to the north to aid in the protection of the facility and its potentially vulnerable occupants;
• Multi-optioned vehicle movement network which is capable of facilitating emergency
egress (and emergency services access) directly to Grasstree Court via several points,
reducing the potential for bottlenecks. This is complemented by pedestrianised
opportunities for evacuation if so required;
• Limited cul-de-sac / no through outcomes, allowing vehicles to return onto Grasstree Court
with relative ease;
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• A built form and density which is commensurate with the nature of hazard and risk, with
direct street access;
• Increased opportunity for casual surveillance of the area, including Noosa National Park,
which may, inadvertently, reduce potential nuisance ignitions; and
• Continued access to the existing Noosa National Park fire trail network for land and
vegetation management purposes.
Pursuant to the above, the built form solution provided has been designed with bushfire risk in mind,
adopting built form solutions which seek to mitigate against the various forms of bushfire attack.
7.3 Strategic Asset Protection Zones
The bushfire management plan included at Appendix D identifies the strategic approach to asset
protection, separation and defensible space across the site. The strategic-level separation is
provided by way of:
• asset protection zones;
• gardens and open space;
• stormwater detention basins;
• bulk earthworks and batters; and
• trunk infrastructure corridors.
A Method 2 assessment was conducted by RPS in 2016 as part of its peer review process, accepted
by Council (refer to Appendix B). The strategic asset protection zones provide built form separation
and defensible space to adjoining sources of potential bushfire hazard within Noosa National Park,
and align with that established by RPS’ Method 2 assessment in 2016. In brief, these zones measure:
• 13.5m (BAL-29 distance) between the approved RAC facility and northern boundary;
• Approximately 12m between the approved RAC facility to the western boundary, shared
with the Uniting Church (managed land adjacent to Lot 6);
• 20m asset protection zone between the western boundary shared with Noosa National Park
and the approved retirement living facility, with an additional 10m defensible space
afforded by detention basins, gardens and open space for an overall separation to the
western boundary of 30m;
• 10m asset protection zone between the southern boundary shared with Noosa National Park
and the approved retirement living facility, with an additional 4m defensible space afforded
by gardens and private open space for an overall separation to the southern boundary of
14m.
These strategic asset protection zones provide a slight improvement upon those verified by RPS in its
2016 bushfire peer review assessment, and have been tested using the FLAMESOL minimum distance
tool provided by the FPAA, to verify the extent of separation required. The FLAMESOL verification
activity largely reflected the accuracy of the 2016 RPS bushfire peer review, with a very minor level
of increased separation (generally less than 1m). Refer to the bushfire management plan at
Appendix D for additional information.
7.4 Fire Trails and Firebreaks
The Noosa National Park maintains an existing fire trail network, which is illustrated at Appendix D.
This includes a trail which hugs the western boundary of the approved retirement living facility. It is
noted the approval conditions note that reliance upon mitigation which is external to the site is not
sufficient. Whilst this trail network does assist, this assessment and the associated bushfire
management plan does not seek to rely on it as a defining mitigation measure. Rather, on-site
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mitigation is instead identified. Whilst the strategic asset protection zones are not fire trails or
firebreaks per se, their performance could be construed as so. Each of the strategic asset protection
zones is designed to be vehicle-accessible. The western and southern zones in particular are
designed to allow for fire appliance access across grassed tracks, with immediate fall-back
opportunity to the balance of the facility by vehicle (refer to the emergency egress location marked
at Appendix E). The northern asset protection zone is able to be reached via vehicle however, it is
noted this zone includes important feeding trees for the endangered Glossy Black Cockatoo,
habitat trees for koala and selected grass trees, which are sought to be retained as isolated
specimens. The proposed retention and landscaping outcome for this zone does not impact upon
the bushfire risk from the north, as the understorey is to be completely removed, but does facilitate
the retention of important habitat trees. Due to this, vehicle access across the northern asset
protection zone is not envisaged, but can be reached via an easement adjacent to the western
boundary of Lot 6, as well as via the adjoining is not Stages 2-5 are of a design which largely negates
the need for any specific fire trail or fire break network to be established above and beyond that
required to manage the overall Structure Plan Area. However, there does remain one area which
attracts specific requirements. An interim fire break is required immediately adjoining church site,
shopping centre and Grasstree Court.
Continued access to the broader fire trail network will also be maintained via the cul-de-sac head
at Grasstree Court. Refer to the bushfire management plan at Appendix D for further detail.
7.5 Building Design and Construction
The bushfire management plan provided at Appendix D includes radiant heat contours based on
FFDI 48 for Bushfire Attack Level (BAL) classifications.
It is noted the approved RAC facility, as a likely Class 9 structure pursuant to the Building Code of
Australia, is not subject to assessment or compliance with AS3959-2018 – Construction of Buildings in
a Bushfire Prone Area. AS3959-2018 only applies to Class 1, 2, 3 and selected Class 10a structures in
Queensland, and this has been the case since the original approval was issued. Despite this, a range
of opportunities exist with respect to building design and construction to satisfy AS3959-2018 (insofar
as reasonably practical) and these are highlighted at Section 7.5.1 below.
BlueCare confirms it will voluntarily comply with AS3959-2018 in relation to the RAC facility, pursuant
to the provisions below. This enhances the overall level of bushfire protection afforded to the RAC
facility, in conjunction with building siting, design and access. In so far as AS3959-2018 compliance,
the RAC facility will involve BAL-29 construction for the northern building façade and entirety of the
roof structure of the building, and BAL-19 construction for the balance east, west and southern
facades on the basis of the building shielding provisions at Part 3.5 of AS3959-2018.
The approved retirement living units across Lot 9 also attract BAL construction requirements in
accordance with AS3959-2018, adopting the Method 2 BAL assessment conducted by RPS in 2016
(refer to Appendix B) and verified by FLAMESOL (Refer to Appendix E). Refer to Appendix D for the
relevant BAL classification and construction provisions.
7.5.1 Building Design
It should be noted certain building design approaches can effectively simplify AS3959-2018
compliance, decrease construction costs associated with meeting the provisions of AS3959-2018,
and enhance the overall resilience of each building through design (rather than construction)
measures. Some of these approaches include:
• slab on ground construction;
• brick / masonry / concrete veneer as opposed to timber cladding or timber features;
• consideration of the location of windows and window design, avoiding floor-to-ceiling
glazing and raising windows at least 400mm off the ground and away from any adjoining
timber structures such as decking;
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• consideration of more simple designs which avoid numerous roof valleys and avoiding re-
entrant corners around the building;
• consideration of door locations and door types, some types more affordably meet AS3959-
2018 than others (i.e. consider avoiding bi-fold doors);
• stainless steel security screening to doors and windows and aluminium roller shutters (shutters
may not be essential but may be more affordable than specified glazing requirements). For
aged care facilities, screening for bushfire protection purposes may need to be balanced
against other competing safety concerns relating to resident well-being (particularly for
secured components of certain facilities for dementia patients, etc.). In these instances,
enhanced glazing specifications may be more suitable;
• avoid timber framing to windows and doors where applicable, which require selected
timbers to a bushfire resistant density;
• avoid entry sidelights adjacent to external doorways;
• avoid any unnecessary skylights and certain roof ventilation systems (i.e. whirlybirds) to avoid
additional need for ember guarding;
• consider the need for timber decking and / or other timber structures which may be located
adjoining to or affixed to the main building, and which would require bushfire resisting timber
for construction. Alternatives may include aluminium or steel products which give the
appearance of timber; and
• ensuring all internal and external cladding systems comply with all mandatory Australian
Standards regarding flammability.
Informed building design can substantially decrease costs associated with ember and radiant heat
protection construction methodologies. The function of specific spaces and buildings may render
some of the above options less desirable. AS3959-2018 provides a suite of construction and material
options for consideration.
7.5.2 Limitations of Building Construction Provisions
The Australian Standard provides that although its provisions are:
‘designed to improve the performance of buildings when subjected to bushfire attack in
designated bushfire-prone areas there can be no guarantee that a building will survive a
bushfire event on every occasion. This is substantially due to the unpredictable nature and
behaviour of fire and extreme weather conditions’.
It is significant to also understand the objective of AS3959-2018, which is to
‘prescribe particular construction details for buildings to reduce the risk of ignition from a
bushfire, appropriate to the:
• potential for ignition caused by burning embers, radiant heat or flame generated by a
bushfire; and
• intensity of the bushfire attack on the building’.
Further and as set out previously in this report, the FFDI provisions pursuant to AS3959-2018 adopted
for Queensland is 40 and as such the design parameters in this context are designed to a maximum
of Very High (FDI 25-49). Thus, fire days in excess of FFDI 48 (which is adopted by the 2016 RPS
assessment and by this report) i.e. Severe, Extreme and Catastrophic days, are not accommodated
by existing statutory building instruments and is beyond design parameters. Thus, on these higher
danger days, the safety and evacuation plans for the facilities will need to be consulted (refer to
Section 7.6.1).
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Importantly, the enhancement of survival of life and property relies upon a range of mitigation
measures, including regular and on-going building and landscaping management as well as BAL
construction requirements. Again, whilst all reasonable care and diligence has been applied
throughout the preparation of this assessment and the identification of BAL provisions, these
provisions in no way form a guarantee against the loss of life or property as a result of bushfire and
it remains the responsibility of facility owners to best protect their property and lives of occupants in
the event of bushfire.
7.6 Access and Egress
Access and egress is significant in terms of a range of aspects of bushfire prevention and ability for
firefighting. It must cater for emergency access and egress in times of potential bushfire events.
Road layout is significant in terms of a range of aspects of bushfire prevention, emergency
evacuation and ability for bushfire fighting.
The site’s primary access to the established road network is provided via Grasstree Court which skirts
the existing shopping centre to the east of the site to join with Ben Lexcen Drive. Grasstree Court is
the central road access connector for the approved development which is a dual carriageway
road with a 50km/hour speed limit. Currently, only the shopping centre and Uniting Church have
access to Grasstree Court and thus, traffic movements are currently low (at least beyond the
shopping centre driveway).
The RAC incorporates three driveway crossovers to Grasstree Court. The main access/egress point
being immediately in front of the main building entry to facilitate service deliveries and emergency
(ambulance) access and egress. This area is a higher-frequency vehicle area, with a wide turning
circle for emergency vehicles. It is further understood this turning circle is cable of allowing a large
fire appliance to turn around completely on-site. A further two driveways connect directly with the
RAC carpark for longer term parking for staff and visitors. It is understood none of the proposed RAC
occupants will own/drive a personal vehicle.
The retirement living facility over Lot 9 includes a central community facility with serviced
apartments, plus independent living apartments and independent living villas. The majority of these
residents will maintain access to their own private vehicle, pending vehicle ownership. Garages and
shared parking facilities are proposed for residents of the retirement facility, with access to the
central formal road network which will link to and from Grasstree Court in a circular fashion. Thus,
two access and egress points to Grasstree Court are provided for the retirement living facility over
Lot 9.
Complimentary to the formalised road network is the vehicle access opportunities to the asset
protection zones which include trafficable areas for occasional land management purposes. Whilst
it is not intended these areas would be used for active or defensive firefighting, in the event that
they are, opportunity for immediate fall-back to the balance of the facility remains available (via
vehicle and on foot) to avoid potential entrapment. That is to say, the proposed built form and
informal and formal road network facilities immediate egress away from potential danger.
The proposed and existing road networks are of a design which seek to facilitate ease of access
and egress across the development without compromising the ability of others in the wider
community to also evacuate. This is explored further below.
7.6.1 Evacuation
Both the RAC and the retirement living facility represent vulnerable facilities by nature of their
respective occupants. To this end, the original approval conditions included provision for the
development bushfire-specific emergency plans to be developed prior to Operational Works stage.
The bushfire emergency provisions relating to each facility are included at Appendix F and G. These
provisions, which includes one document for the RAC and a separate document for the retirement
living facility, set out the specific bushfire monitoring triggers and each are developed on the basis
of a model of early evacuation. These provisions, which have been prepared with the assistance of
the applicant’s WH&S teams, are intended to be integrated into the overall emergency plan for
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each facility, upon their preparation by a suitably qualified WH&S professional. Refer to Appendix F
and G for further detail.
7.7 Landscaping
A landscape concept plan has been prepared for the site by Urbis. This concept plan, read in
conjunction with the ecological assessments, outlines the conceptual nature of tree retention and
general landscaping across the development site.
Based upon the above, the landscaping approaches for the development site are subject to the
following rationale:
• limiting potential for fuel accumulation on the site via ongoing grounds keeping and
landscape management;
• breaking opportunities for propagation of fire;
• implementing fuel / fire breaks;
• ensuring asset protection and defensible space zones are implemented and maintained in
perpetuity; and
• landscape design which does not inadvertently increase bushfire attack risk.
It is noted the development site will be cleared to facilitate construction. Importantly, the
development site maintains some habitat trees which are essential to the endangered Glossy Black
Cockatoo, habitat trees for koala and selected grass trees. The retention of isolated specimens,
even in asset protection and defensible space areas can be achieved where tree canopies are
separated (not touching), tree branches do not over-hang buildings, and the understorey is
completely cleared. It is generally understorey vegetation which drives bushfire behaviour. Thus,
provided the understorey is managed in a low fuel condition across the development site, the
retention of these important feeding trees can be facilitated in a bushfire-responsive manner.
The landscaping intent within the asset protection zones, defensible space, open space and private
open space areas must not inadvertently allow for fire propagation. Landscaping of these areas is
to be undertaken in accordance with the following:
• any tree planting is to be undertaken as isolated specimens and not in groups, and must not
result in branches over-hanging buildings at maturity. Where this is not possible (i.e. for
building screening), the trees selected must be a fire-wise species with a managed
understorey);
• shrub planting is undertaken as isolated specimens and are not located within the drip zone
of any tree canopy (only excepted where the shrub species is fire-resistant) and may only
form small groupings where entirely isolated from tree species;
• any ground cover plantings must not exceed 1m in height;
• avoid the use of organic garden mulch where possible and instead replace with alternatives
such as stones, gravel, scoria, pebbles, shells or the like with a low level of flammability;
• all plantings are selected in accordance with the CFA’s ‘Landscaping for Bushfire’ Plant
Selection Key which identifies essential characteristics for ‘fire-wise’ species – being those
species which are less likely to propagate flame (available online).
• garden beds do not immediately adjoin a building, but instead provide a gravel or concrete
path at least 500mm in width between the two; and
• consider the type of plants located near any windows or doors which may apply heat to
glazing if they ignite.
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The landscaping provisions identified here seek to ensure the landscaping and tree retention intent
for the development site does not inadvertently contribute to bushfire hazard.
Notwithstanding the above and irrespective of the characteristics of such species, certain weather
conditions can impact upon the propensity for ignition and propagation of fire within any
vegetation. It must be noted that no vegetation can be considered ‘fire proof’.
It is noted the easiest and most effective way of managing bushfire threat is to monitor and reduce
ground fuel loads and regrowth. Year-round maintenance is required to ensure excess or build-up
of ground fuels (dead plant material) is removed prior to and during each annual fire season.
7.7.1 Fencing and Retaining
Fencing materials can have a considerable impact on the propagation of fire. Likewise, some
fencing materials can alleviate exposure to radiant heat which can assist life and property survival.
Timber fencing material is the most common form of fencing in residential contexts. However, fire
resistant and fire retardant materials are considered more appropriate than timber. Tt is
recommended that open style metal (pool), Colorbond or masonry fencing is utilised in lieu of timber
fencing across the development site (where possible to provide an additional level of protection
against landscape fire transition. Traditional timber paling fences (including side returns) are not
recommended where they can be reasonably avoided.
In addition, any retaining walls should be constructed of fire resistant or fire retardant material such
as concrete, stone, masonry or the like and not constructed from timber, wherever possible.
7.8 Water Supply and Firefighting Infrastructure
It is understood the site is to be connected to reticulated water supply. As per any new urban
development the reticulated water network must comply with Council requirements and BCA
standards, which includes specific provisions for firefighting requirements. It is understood the site will
also be serviced with fire hydrants and fire hose reels.
Provision should be made from within the development water supply system for fire hydrants within
proximity to the fire track for emergency firefighting use. This would be included as part of the
internal hydraulics design for the site.
Reticulated water (pressure or supply) may not be guaranteed in the event of bushfire. This can be
for a number of reasons including power outages to pump stations, damage to pump stations via
bushfire or large amounts of water being drawn from the mains by fire services and the wider
community. On this basis, the provision of a static water supply for individual allotments may be a
measure to be considered, but is not specifically mandated by this report.
Should water tanks be provided on site, they are not to be constructed of any material which may
fail when exposed to excessive heat and must be located on that side of the building which is
furthermost away from adjacent bushland vegetation. Access around the entire perimeter of each
building should be maintained and any hoses and equipment should likewise be capable of
reaching all external areas of the buildings.
Should water tanks for static supply be considered, water tanks should also include a 50mm male
camlock fitting for emergency fire service use (or as otherwise instructed by QFES). External hose
connections both to reticulated water supplies and directly to the storage tank are recommended.
Plastic gas fittings at the external façade of any building are not acceptable.
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8 Interim Construction Land Management
The approved development is to be constructed over three stages, including:
Stage 1: RAC, central facilities and co-located apartments and 50 per cent of the
independent living villas
Stage 2: Balance 50 per cent of independent living villas
Stage 3: Apartment buildings.
Both Lot 6 and Lot 9 are intended to be cleared for civil earthworks at the same time, thus the
construction of the first two stages of development will not be subject to potential interim hazard by
retained vegetation internal to the site.
Notwithstanding this, the development site must be maintained in a low-fuel condition throughout
construction and into the maintenance phases, to avoid potential inadvertent of on-site vegetation
re-establishment during construction.
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9 Summary of Recommendations
This report contains a number of recommendations relating to specific bushfire mitigation measures
and activities. These recommendations are summarised below for ease or reference (and may also
prove useful as a compliance checklist), and must be implemented by the relevant organisation
(either the developer, operator or Noosa Shire Council) both during construction and in perpetuity.
9.1 Construction recommendations
Once these conditions have been satisfied, they do not require ongoing management and are
taken to be satisfied upon completion of construction.
1. Upon Council acceptance of this report, provide a copy of this report to the local fire brigade
for their information purposes.
2. Consider providing a copy of this report to Queensland Parks and Wildlife Service for their noting
purposes.
3. Carry out the approved development in accordance with the measures, including relevant
asset protection zones and BAL construction provisions, identified in this report and as per the
Bushfire Management Plan contained at Appendix D.
4. Voluntarily comply with AS3959-2018 for the construction of the RAC facility, requiring BAL-29
construction for the northern façade of the building and the entirety of the roof structure (for
the whole building), and BAL-19 construction for the western, eastern and southern building
facades pursuant to the building shielding provisions at Section 3.5 of AS3959-2018.
5. Consider the design suggestions at Section 7.5.1 for all buildings to simplify AS3959-2018
compliance and enhance the overall resilience of each building through design (rather than
construction) measures.
6. Undertake all landscaping activity in accordance with the provisions set out at Section 7. The
landscape concept plan for the site has been prepared in accordance with these provisions.
7. Any and all chemicals must be stored indoors and ideally within rooms which do not share an
immediate interface or have windows directly facing a hazard source.
8. Ensure the collective range of bushfire mitigation measures as identified within this report and
illustrated at Appendix D are implemented to ensure the bushfire attack levels identified are
achieved.
9. Avoid timber fencing where possible, instead using metal, (pool) fencing, colorbond or masonry
fencing.
10. Avoid the use of timber retaining walls, instead using concrete, stone or masonry for
construction.
11. Should water tanks be provided, ensure they are constructed of fire-resistant material and are
located away from any potential bushfire source from which radiant heat may occur. Liaise with
QFES with regard to appropriate fire service fittings to enable fire brigade access to any tank.
For any potential underground tanks, or tanks which are not immediately visible from the street,
provide appropriate signage to enable their easy identification in an emergency.
12. Plastic gas fittings external to the building façade are not acceptable and must not be used.
13. Maintain the development site in a low fuel condition following site clearing and initial earthwork,
for the balance of construction and into maintenance phases to avoid inadvertent interim
hazard.
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9.2 Ongoing Operational Recommendations
These recommendations must be satisfactorily built in to the relevant operational procedures
adopted for the approved facilities, ensuring they are carried out in perpetuity to ensure ongoing
bushfire risk management is addressed appropriately.
1. Provide a copy of this report to the operational management teams of the facilities and ensure
a copy is held on premises for ease of future reference.
2. Ensure the each of the bushfire emergency provisions documents are integrated into the overall
emergency plans for each facility, ensuring these provisions are updated on a regular basis.
3. Implement the staff and resident training and exercising measures identified in each of the
bushfire emergency provisions for the RAC and the retirement living facility.
4. Manage vegetation across the site in accordance with measures identified at Section 7 of the
report.
5. Undertake regular (twice yearly at a minimum) inspections of landscaped areas across the site
and maintain in a low fuel condition as set out at Section 7 of this report.
6. Ensure access to the strategic fire trail network servicing Noosa National Park is not inadvertently
hindered by any ongoing activity associated with the approved development, and notify
Queensland Parks and Wildlife should any notable issues arise relating to the accessibility of, or
ongoing use of its trail network is observed.
7. Maintain the identified asset protection zones across the site in a low fuel condition, and
permitting vehicle access to all asset protection zones.
8. Ensure the buildings across the site are maintained, with wear and tear repaired and in working
order, in perpetuity.
9. Ensure the on-site fire access network, comprising 4m wide trafficable tracks within a 5m wide
trail (including emergency egress tracks) are maintained year-round.
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10 Conclusions
This report considers the bushfire mitigation measures required for the development and ongoing
operation of a residential aged care (RAC) and retirement living facility over land at 6 Grasstree
Court, Sunrise Beach. Based upon previous work conducted by Land Graphics and RPS for the
approved development, in conjunction with on-site inspections and analysis, a range of mitigation
measures are identified to aid in the defence against bushfire with respect to areas of classifiable
vegetation which surround the development site.
Based on this assessment, a range of recommendations has been derived. In addition, it is significant
to note that bushfire remains a natural process which is endemic to the Australian bush and is subject
to a range of contributing factors which are variable almost on a daily basis. As such, it is extremely
difficult to predict the behaviour and intensity of a fire event at any given time. On this basis it
remains of the upmost importance that residents within identified bushfire prone areas obtain
knowledge and remain aware of their options in the event of a bushfire to ensure the preservation
of both life and property.
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APPENDICES [OCR of page images] Mp APPENDICES cia
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Appendix A Original Approved Site Plan
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Masterplan
Residential aged care, allied health, community
The site comprises two parcels of land separated by the
nursing, respite & support / hospitality services
Lot 6 on RP 901384
existing Grasstree Court road reserve.
96 Beds (aged care) Aged persons
2 beds (respite) home site
Lot 6 on RP901384 is 8, 697 m2 and is bounded on the Vacant Land
east by an existing shopping centre, to the north by vacant Lot 7 on RP 890947
land and to the west by an existing Uniting Church. It is
proposed to develop a 2 storey residential aged care home
(RAC) of 96 beds on this site. The facility would also house
Blue Care, allied health, community nursing, respite and
support/ hospitality services.
Proposed lot 9 being part lot 1 on SP177650 is 4.66 ha
bound to the east by existing residential development, to
the north by Grasstree Court and the existing church and
to the west and south by a reserve.
It is proposed to develop an aged care facility comprising a
central facilities and recreation building, 20 serviced
apartments and a total of 108 independent living units in
the form of either single storey semi-detached villas or four
2 storey apartment buildings within this site. RESIDENTIAL
AGED CARE
Staging Existing Shops
The proposed development is in 2 stages. Lot 8 on RP 901384
Stage 1
residential aged care 96 beds + respite 2
beds central facilities & 20 serviced
apartments
19 independent living units
22 apartments
Stage 2
35 independent living units Existing Church
32 apartments
Lot 5 on RP 890947
Aged care facility site
TYPE K
Proposed Lot 9
TYPE J TYPE H TYPE H TYPE
2B1G
H
3B1G
3B1G TYPE H TYPE H TYPE H TYPE H
2B1G 2B1G
2B1G 2B1G Part Lot 1 on SP 177650
2B1G 2B1G
CENTRAL TYPE H TYPE H TYPE H TYPE H
TYPE H TYPE H TYPE H TYPE H
2B1G 2B1G
FACILITIES 2B1G 2B1G 2B1G 2B1G 2B1G 2B1G
APARTMENT
BUILDING 4
Central facilities & serviced apartments
Function room & recreational facilities SERVICED TYPE E
20 serviced apartments APARTMENTS TYPE D/3B2G /2B1G TYPE D/3B2G
APARTMENT
BUILDING 3 12 CARS TYPE G/2B1G TYPE C/3B2G TYPE C/3B2G TYPE C/3B2G
TYPE D/2B1G TYPE D/3B2G TYPE C/2B1G TYPE D/3B2G TYPE C/2B1G
Apartments TYPE F
/2B1G TYPE C/2B1G
TYPE C/2B1G TYPE D/3B2G
TYPE D/3B2G
23 x 2 bed
31 x 2 bed + study
BBQ
TYPE D/3B2G
54 total APARTMENT TYPE C/3B2G TYPE D/3B2G TYPE C/3B2G
BUILDING 2 TYPE G/2B1G
Legend TYPE C/3B2G
TYPE E
/2B1G TYPE C/2B1G
BAL – FZ Independent living units
34 x 2 bed
BAL – 40
17 x 2 bed + study
BAL – 29 TYPE B TYPE B TYPE B TYPE B TYPE B TYPE B TYPE B TYPE B TYPE B 51 total
/3B2G /2B1G /2B1G /2B1G /2B1G /2B1G /2B1G /2B1G /2B1G
APARTMENT
BAL – 19 BUILDING 1
Source Information:
Original information sourced from
Smith & Tracey Architects STAGE 1 STAGE 2
Masterplan
Scale 1 : 1500 @ A3 Date: 05 October 2017 Urban Design
Client: Blue Care Brisbane Design Studio
455 Brunswick Street
0 10 20 40 60 80 Dwg Name: Concept Fortitude Valley QLD 4006
Blue Care Sunrise Beach
Drawn By: WNW T +61 7 3124 9300
Plan Ref 132938 – 01B Checked By: PHE F +61 7 3124 9399
W rpsgroup.com.au
Page 50
Retirement Living & Aged Care Facility
Grasstree Court, Sunrise Beach
Appendix B 2017 Bushfire Peer Review Report and
Plans
Status: Final July 2020
Project No.: 18-030 Page 3
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BlueCare, Sunrise Beach
Prepared by: Prepared for:
RPS AUSTRALIA EAST PTY LTD BLUE CARE – UNITING CARE
PO Box 428 192 Ann Street
Hamilton NSW 2303 Brisbane QLD 4000
T: +61 2 4940 4200 T: +61 7 3253 4312
F: +61 2 4961 6794 F: +61 412 925 224
E: [email protected] E: [email protected]
Client Manager: Stuart Greville
Report Number: PR132938
Version / Date: Final / October 2016
rpsgroup.com.au
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Bushfire Constraint Assessment – Peer Review
BlueCare, Sunrise Beach
IMPORTANT NOTE
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright
Act, no part of this report, its attachments or appendices may be reproduced by any process without the written consent
of RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.
We have prepared this report for the sole purposes Blue Care (“Client”) for the specific purpose of only for which it is
supplied (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and does not
apply directly or indirectly and will not be used for any other application, purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information and documents
provided to us by the Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where
we have obtained information from a government register or database, we have assumed that the information is
accurate. Where an assumption has been made, we have not made any independent investigations with respect to the
matters the subject of that assumption. We are not aware of any reason why any of the assumptions are incorrect.
This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third
Party”). The report may not contain sufficient information for the purposes of a Third Party or for other uses. Without the
prior written consent of RPS Australia East Pty Ltd:
(a) this report may not be relied on by a Third Party; and
(b) RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of
or incidental to a Third Party publishing, using or relying on the facts, content, opinions or subject matter
contained in this report.
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the
consent of RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk
and releases and indemnifies and agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim
or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to
property, injury to any person (including death) costs and expenses incurred in taking measures to prevent, mitigate or
rectify any harm, loss of opportunity, legal costs, compensation, interest and any other direct, indirect, consequential or
financial or other loss.
Document Status
Version Purpose of Document Orig Review Review Date
Draft Draft for Review LV/JD SG 26 September 2016
Final Final for Client SG SG 12 October 2016
Approval for Issue
Name Signature Date
Stuart Greville 12 October 2016
BPAD Certification
Stuart Greville
Accredited Bushfire Practitioner (NSW)
BPAD-26202
PR132938; Final / October 2016 Page ii
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Contents
CONTENTS ....................................................................................................................................................... III
1.0 INTRODUCTION ...................................................................................................................................... 4
1.1 Site Particulars ............................................................................................................................. 4
1.2 Approved Development ............................................................................................................... 5
1.2.1 Recommendations of Bushfire Protection Assessment – Land Graphics 2009 ............. 5
2.0 BUSHFIRE HAZARD ASSESSMENT ..................................................................................................... 7
2.1 Bushfire Prone Land .................................................................................................................... 7
2.2 Vegetation Assessment ............................................................................................................... 7
2.2.1 Methodology ................................................................................................................... 7
2.3 Effective Slope Assessment ....................................................................................................... 8
2.3.1 Methodology ................................................................................................................... 8
3.0 GAP ANALYSIS.....................................................................................................................................10
4.0 CONCLUSION .......................................................................................................................................12
Figures
Figure 1 Site Location ......................................................................................................................................... 4
Figure 2 Locality Plan ......................................................................................................................................... 6
Figure 3 Excerpt from the State Planning Policy Risk Map ................................................................................ 7
Figure 4 Slope and Vegetation Assessment ...................................................................................................... 9
Appendices
Appendix 1 Noosa Planning Scheme – Overlay Code
PR132938; Final / October 2016 Page iii
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1.0 Introduction
RPS was engaged by Blue Care to provide bushfire advice and a preliminary bushfire hazard assessment in
relation to the subject site and the relevant state and local guidelines. RPS has been provided with a
Bushfire Assessment Report prepared by LandGraphics (June 2008) to accompany a development
application for a Material Change of Use; including the development of an aged care facility, serviced
apartments and independent living units.
1.1 Site Particulars
Locality Grasstree Court, Sunrise Beach, QLD
LGA Noosa Council
Area Approximately 6.6 hectares
Zoning The land is currently zoned as Community Services under the Noosa Plan 2006.
Boundaries The site is surrounded by residential subdivisions to the east, vegetation and a
school to the north, and vegetation to the west and south.
Figure 1 Site Location
PR132938; Final / October 2016 Page 4
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1.2 Approved Development
Noosa Council (formerly Sunshine Coast Council) issued a Development Permit for a Material Change of
th
Use and for Configuring a Lot on 13 January 2012 (App. No. 132008.1128). The approved development
comprises the following:
Multiple housing – Type 3 Retirement and Special Needs (109 x 2 bedroom units);
Commercial Business – Type 2 Medical; and
Wellbeing – Type 1 Health (118 beds).
The approved development also included the cancelling of Lot 1 & 9 on SP177650. The plan outlining the lot
reconfiguration (lot cancelling) included a 10m wide buffer zone along the entire southern boundary of Lot 9,
and a 10m + 20m wide buffer zone along the western boundary of Lot 9. There are no other buffer zones or
Asset Protection Zones identified on the approved plans listed on page 17 of the Decision Notice.
Several Permit Conditions detailed in the Decision Notice directly related to bushfire hazard management.
Condition 21 and 22 require the Bushfire Management Plan submitted with the DA to be amended and
updated to the satisfaction of the Queensland Fire and Emergency Services (QFES); including the
preparation of a bushfire evacuation plan. In addition to the recommendations contained in the original BMP,
the updated BMP is to provide (but not limited to) the following:
Building setbacks (Asset Protection Zones);
Bushfire Attack Levels (BALs) to determine level of construction under AS3959-2009;
Emergency evacuation procedures; and
Landscaping strategy to include local native species.
1.2.1 Recommendations of Bushfire Protection Assessment – Land Graphics 2009
Fire Breaks – 12m – 15m fire break;
Fire Trails - along western and southern side of the proposed development;
Water supplies – connection to reticulated water supplies;
Gas and electricity supplies – installed and maintained in accordance with AS1596;
Building Construction Standards – AS3959-1999 Level 1 for buildings within 50m of the vegetation and
Level 2 for buildings directly adjoining the vegetation on the southern and western boundaries;
Street numbering – easily identifiable;
Internal roads – capable for use by urban 2 wheel drive vehicle;
First Aid Fire Fighting – provide hose reels on all buildings on western and southern side of perimeter
road;
Evacuation Plan – develop an evacuation plan (reference to NSW RFS bushfire evacuation plan
guideline);
Landscaping – consider requirements of asset protection zones; and
Maintenance – all bushfire mitigation measures to be suitably maintained.
PR132938; Final / October 2016 Page 5
Page 56
44
42
40
38
36
34
32
30
28
46
48
50
26
24
20
22
18
16
14
12
N
k
Location
8
Cooroibah
10
Tewantin
Noosa
Heads
IMPORTANT N OTE
1. Th is plan was prep ared for the so le purposes o f the client for the
specific purpose of produ cing a photographic overlay plan.
Noosaville Sunshine
This p lan is strictly limited to th e Purpos e and does not ap ply d irectly
or indirectly an d will not be used for an y oth er application, p urpose,
use or matter. The plan is presen ted without the assumption of a duty of
care to any other p erso n (other than the Clien t) ("Third Party") and
Beach may not be relied on by Third Party.
Legend
2. RPS Australia E ast Pty Ltd will not be liable (in neg ligence
or otherwise) for an y direct or ind irect loss , damage, liability or claim
Sunrise aris ing ou t of or in cidental to :
a. a T hird Party publishing, us ing o r relying on the plan;
b. RPS Australia E ast Pty Ltd relying on information p ro vided to it by
Beach the Client or a Third Party wh ere the in fo rmation is inco rrect,
incomp lete, inaccu rate, ou t-of-d ate o r u nreason able;
Site Location
c. an y inaccuracies or other faults with in fo rmation or
data s ourced from a Third Party;
d. RPS Australia E ast Pty Ltd relying on surface in dicators
that are incorrect or inaccurate;
e. the Client or any Third Party not verify ing informatio n in Cadastre
Castaways this plan where recommended by RPS Australia Eas t Pty Ltd;
f. lod gment o f this plan with any local authority ag ainst the
recommendation of RPS Aus tralia East Pty Ltd;
Beach g. the accuracy, reliability, suitability o r completeness of any
app ro ximations or es timates made or referred to by RPS Australia
Eas t Pty Ltd in this plan.
2m Contours
3. With out limitin g paragraph 1 or 2 above, th is plan may not be copied,
distributed, o r reproduced by any process unless this note is clearly
display ed on th e plan.
4. Th e aerial photography us ed in this p lan has not been rectified.
This image has been overlaid as a best fit on the bou ndaries shown
0 50 100 150 m
and position is approximate only.
SCALE 1:3,000 AT A3 SIZE
TITLE : FIGURE 2: LOCALITY PLAN LOCATION : NOOSA, QLD DATUM:GDA 1994 DATE : 7/09/2016 VERSION (PLAN BY): A A3 (amy.obrien)
PROJECTION: GDA 1994 MGA Zone 56 PURPOSE: BTA PATH: J:\JOBS\Qld Jobs\132938 S unshine B each\10 - Drafting\Arcgis Map Documents\BTA \132938 Figure 1- S ite Location A A3 20160907.mxd
CLIENT: . RPS AUSTRALIA EAST PTY LTD (ABN 44 140 292 762)
241 DENISON STREET BROADMEADOW PO BOX 428 HAMILTON NSW 2303
creativepeople
ma ki ng a di fference
JOB REF: PR132938-2 T: 02 4940 4200 F: 02 4961 6794 www.rpsgroup.com.au
Page 57
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BlueCare, Sunrise Beach
2.0 Bushfire Hazard Assessment
2.1 Bushfire Prone Land
Bushfire activity is prevalent in landscapes that carry fuel and the two predominant bushfire types are
grassland and forest fires. Factors such as topographic characteristics and quantity of fuel loads influence
the intensity and spread of fire. The scale of a bushfire hazard is tailored to the characteristics of the hazard,
the size and characteristics of the affected population, types of land use exposed to bushfire, predicted
development growth pressures and other factors affecting bushfire risk.
The State Planning Policy (SPP) Bushfire Overlay (2015) identified a large portion of the site as having a
High Potential Bushfire Intensity (see Figure 2). Vegetation to the west and south of the site is classified as
either Medium or High Potential Bushfire Intensity, with the buffers from this vegetation extending throughout
the remainder of the site.
Figure 3 Excerpt from the State Planning Policy Risk Map
2.2 Vegetation Assessment
2.2.1 Methodology
Vegetation classification over the site has been carried out as follows:
Aerial Photograph Interpretation to map the vegetation classification and extent; and
Noosa Council Biodiversity Overlay mapping.
PR132938; Final / October 2016 Page 7
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An assessment of the vegetation over a distance of 140m in all directions from the site was undertaken.
Vegetation that may be considered a bushfire hazard was identified in all directions from the site.
2.3 Effective Slope Assessment
2.3.1 Methodology
An assessment of the slope affecting the bushfire behaviour was undertaken for a distance of 100m from the
edge of the site boundary in the direction of the bushfire hazard.
The slopes both within the site and leading away from the site in the direction of the identified bushfire
threats have been evaluated to identify both the average slope and by identifying the maximum slope
present. These values help determine the level of gradient which will most significantly influence the fire
behaviour of the site.
PR132938; Final / October 2016 Page 8
Page 59
28
26
24
22
30.5m
20
B
!
18
26m T10
B
! 100m
16
2.00 deg
14
T9
27m
12
100m
10
1.15 deg
B
!
24m
13m
T8
100m
B
!
B
! 4.57 deg
21m
31m T1
B
! B
! 100m
2.00 deg
35m
B
!
T2
190m 35m
31m
N
1.21 deg
Legend
T7
100m 18m B
! B
!
k
11m 4.00 deg
B
!
B
! RL B
!
Transect
Site Location
50
140m Building Buffer
48
8
T3
46
100m Building Buffer T6 30m
100m
18m
B
!
44
102m 0.00 deg
Exisiting Buildings 3.65 deg B
! 30m
42
11.5m
100m Slope Buffer B
!
40
B
!
30
32
38
140m Vegetation Buffer
36
Cadastre
34
24m
Surrounding Vegetation
Boundary T5
167m
B
!
32.5m
2m Contours 3.77 deg
T4
B
!
Vegetation Classification 233m
(AS 3959 2009) 13m 4.05 deg
Cleared/ Managed Land B
! IMPORTANT NOTE
1. This plan was prepared for the sole purposes of the client for the
specific purpose of producing a photographic overlay plan.
This plan is strictly limited to the Purpose and does not apply directly
or indirectly and will not be used for any other application, purpose,
use or matter. The plan is presented without the assumption of a duty of
Tall Heath 16m care to any other person (other than the Client) ("Third Party") and
may not be relied on by Third Party.
Short Heath B
!
2. RPS Australia East Pty Ltd w ill not be liable (in negligence
or otherwise) for any direct or indirect loss, damage, liability or claim
arising out of or incidental to:
a. a Third Party publishing, using or relying on the plan;
b. RPS Australia East Pty Ltd relying on information provided to it by
the Client or a Third Party where the information is incorrect,
incomplete, inaccurate, out-of-date or unreasonable;
Low Threat Vegetation c. any inaccuracies or other faults with information or
data sourced from a Third Party;
d. RPS Australia East Pty Ltd relying on surface indicators
that are incorrect or inaccurate;
e. the Client or any Third Party not verifying information in
Urban this plan where recommended by RPS Australia East Pty Ltd;
f. lodgment of this plan w ith any local authority against the
recommendation of RPS Australia East Pty Ltd;
g. the accuracy, reliability, suitability or completeness of any
approximations or estimates made or referred to by RPS Australia
East Pty Ltd in this plan.
3. Without limiting paragraph 1 or 2 above, this plan may not be copied,
distributed, or reproduced by any process unless this note is clearly
0 50 100 150 m displayed on the plan.
4. The aerial photography used in this plan has not been rectified.
This image has been overlaid as a best fit on the boundaries shown
SCALE 1:2,500 AT A3 SIZE and position is approximate only.
TITLE : FIGURE 2: SLOPE AND VEGETATION ASSESSMET LOCATION : NOOSA, QLD DATUM:GDA 1994 DATE : 28/09/2016 VERSION (PLAN BY): A A3 (james.hugo)
(AS 3959-2009)
PROJECTION: GDA 1994 MGA Zone 56 PURPOSE: BTA PATH: J:\JOBS\Qld Jobs\132938 Sunshine Beach\10 - Drafting\Arcgis Map Documents\BTA\132938 Figure 2- Vegetation and Slope Assessment C A3 20160928.mxd
CLIENT: . RPS AUSTRALIA EAST PTY LTD (ABN 44 140 292 762)
241 DENISON STREET BROADMEADOW PO BOX 428 HAMILTON NSW 2303
creativepeople
ma ki ng a di fference
JOB REF: PR132938-2 T: 02 4940 4200 F: 02 4961 6794 www.rpsgroup.com.au
Page 60
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BlueCare, Sunrise Beach
3.0 Gap Analysis
Table 1 Gap Analysis
Assessment Identified Information Gaps
Action – Bushfire Management Plan
Guideline (2011 Decision Notice)
Bushfire Management Plan to be
BPA did not address Division 9 of the
completed by an appropriately qualified
Noosa Plan – Natural Hazards
Noosa Plan person in accordance with SPP State
Overlay Code; specifically Table 13.9
Interest Guidelines for Natural Hazards,
Bushfire hazard areas
Risk and Resilience and the Noosa Plan.
BPA prepared in accordance with the Bushfire Management Plan to be
repealed SPP 1/03. The current SPP completed by an appropriately qualified
was adopted in April 2016 person in accordance with SPP State
State Planning Policy Interest Guidelines for Natural Hazards,
Risk and Resilience.
There is currently no Bushfire Assessment
Code under the SPP.
Bushfire Management Plan to be
BPA carried out bushfire attack level completed by an appropriately qualified
assessment in accordance with the person including a bushfire attack level
AS3959-2009 methodology contained in the assessment in accordance with the
repealed AS3959-1999 (Level 1, 2 or methodology in Section 2 of AS3959-2009
3 construction). (BAL-12.5, BAL-19, BAL-29, BAL-40, and
BAL-FLAME ZONE).
Whilst the Leicester model is able to
calculate radiant heat exposure, the View
BAL Modelling
BPA used the Leicester model to
Factor method is generally used by the
calculate radiant heat exposure.
industry to calculate radiant heat; and
subsequently; BALs.
Table 2 Comparison between approved recommendations and current requirements
Bushfire
Mitigation LandGraphics 2009 2016 Requirements Comment
Measures
Recommend an APZ/ Fire break is
provided equivalent to the distance
required to achieve BAL-29. The APZ
shall be along all boundaries of the
development, not just Lot 9. BAL-29
Noosa Plan requires 20m is likely to be less than 20m.
Asset Protection
12m -15m Fire Break fire break/ perimeter road However, in NSW APZs for seniors
Zones/ Fire Breaks
or 6m fire access track housing, aged care and similar types
of development occupied by persons
potentially more vulnerable to the
effects of bushfire (eg. smoke) are
equal to BAL-10; which can be up to
50m.
Agree with 2009 recommendation –
Provide network of fire but not as a replacement of the
trails to allow access to If a fire break isn’t provided, APZs/ fire breaks. The fire trail
Fire Trails western and southern a 6m wide fire trail/ access network should provide access for
side of the proposed track must be provided. emergency personnel through the
buildings. site and into the vegetation to the
south and west.
Water Supplies and Provide connection to Provide connection to Complies (able to comply)
PR132938; Final / October 2016 Page 10
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Bushfire
Mitigation LandGraphics 2009 2016 Requirements Comment
Measures
Fire hydrants reticulated water supply reticulated water supply
and relevant Australian and fire hydrants in
Standard accordance with AS 2419
Agree with 2009 recommendation
Gas and Electricity Comply with AS1596 No specific requirements (and electrical lines are to be located
underground)
Construction requirements
Construct buildings to
Building Construction based on BAL – calculated BALs must be recalculated – target to
Level 1 and 2 per
Standards using Method 2 detailed in be no greater than BAL-29.
AS3959-1999
AS3959-2009
Street Numbering Clear and easily
No specific requirements Agree with 2009 recommendation
and Identification identifiable
No specific requirements
Internal Roads 2 wheel drive (no cul-de-sacs for lot Agree with 2009 recommendation
reconfigurations)
First Aid Fire Fighting Install fire hose reels No specific requirements Agree with 2009 recommendation
No specific requirements –
Prepare Evacuation
Evacuation Plan but required by Decision Evacuation Plan must be prepared
Plan
Notice.
Consider requirements
Landscaping No specific requirements Agree with 2009 recommendation
of APZ
Maintenance Regular maintenance No specific requirements Agree with 2009 recommendation
PR132938; Final / October 2016 Page 11
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4.0 Conclusion
In accordance with the Conditions (Conditions 21-25) contained in the Decision Notice, an amended and
updated Bushfire Management Plan (BMP) must be prepared and submitted for approval by DFES/ QFRS.
Compliance with these conditions will require a new BMP to be prepared as the LandGraphics Bushfire
Protection Assessment (2009) was prepared prior to the implementation of all current legislation (AS3959-
2009, Noosa Plan and SPP Natural Hazards) and guidelines. Notwithstanding, the general content and
recommendations contained within the LandGraphics BPA are considered acceptable and would have
satisfied the documents current at the time of production.
Based on the preliminary slope and vegetation assessment, it is unlikely that a new BMP would result in any
recommendations that would affect the approved layout, however advice regarding the treatment of the 10m
and 20m buffer areas will be provided during the detailed design stage to ensure these areas separating the
development from the adjoining vegetation provide suitable defendable space to allow emergency service
personnel to operate and to reduce the level of exposure to radiant heat.
PR132938; Final / October 2016 Page 12
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Appendix 1
Noosa Planning Scheme – Overlay Code
Specific Outcomes Probable solutions Solution
13.33 Effects of use
and works
New Uses S4.1 The use is sited on land that is
O4 The proposed use does not in a Medium or High Bushfire
not compromise the safety of Hazard Area38;
people or property from OR A site specific Bushfire
bushfire. Management Plan (BMP) will be
prepared demonstrating the
S4.2 The use is sited on land that is approved/ proposed development
determined as low bushfire risk by a does not place people or property
at an unacceptable risk from the
site specific bushfire hazard threat of bushfire attack.
assessment.39
Protection of Infrastructure S5.1 Community Uses and
and Community Uses Infrastructure Uses are not located
O5 Community Uses and in a High or Medium Bushfire
Infrastructure Uses, Hazard Area identified on Overlay
including that identified Maps OM1.4 to OM9.4;
below, are able to function OR
effectively during and S5.2 Building work will not involve
immediately after bushfire more than an additional 20m 2 of
events— gross floor area to an existing A site specific Bushfire
a) Emergency service building; Management Plan (BMP) will be
prepared demonstrating the
facilities; OR approved/ proposed development
b) Hospitals; does not place people or property
c) Education Type 4 uses, S5.3 Where located in a High or at an unacceptable risk from the
including stores for valuable threat of bushfire attack.
records or items of historic or Medium Bushfire Hazard Area
cultural significance; and identified on Overlay Maps OM1.4 to
d) Service and utility uses, OM9.4, uses are designed to
including electricity
substations, major electrical function effectively during and
depots and water treatment immediately after bushfire events40.
plants.
Hazardous materials
O6 Public safety and the S6.1 Hazardous materials are not Hazardous materials are not
environment are not
adversely affected by the manufactured and stored on the site. manufactured and stored on the
detrimental impacts of site.
bushfire on hazardous
materials manufactured or
stored in bulk.
PR132938; Final / October 2016 Page 13
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S7.1 Uses and works including Setbacks are to be equivalent to
O7 Uses and works including building works are sited— BAL-29.
building works are sited, a) on lots greater than 2500m 2;
designed and constructed i) in locations of lowest hazard within
to— the lot (Figure 13.5 provides
a) minimise the number of guidance); and
people and property subject ii) to achieve setbacks from
to bushfire risk; and hazardous vegetation of 1.5 times
b) maximise the protection of the predominant mature canopy tree
people and property during height or 10m whichever is the
the passage of a fire front. greater; and
iii) 10m from any retained vegetation
strips or small areas of vegetation;
and
iv) so that the elements of the
development least susceptible to fire
are sited closest to the bushfire
hazard;
b) on lots 2500m2 or less - to
maximise setbacks from hazardous
vegetation37
S8.1 For premises not in a water The site is in a water service
O8 An adequate and service area— each lot has an area.
accessible water supply is accessible dam, swimming pool or
provided for fire fighting water tank accessible by the fire
purposes. brigade that contains at least 5000
litres of water.
Firebreaks and fire access S9.1 Firebreaks are provided by— Firebreaks between the site and
tracks a) a cleared road reserve not less the bushfire threat include;
O9 Firebreaks or fire access than 20m wide located around the
To be included in final
tracks provide— perimeter of the development;
design
a) adequate access for fire
fighting and other emergency OR
vehicles; and b) fire access tracks between the
b) adequate width to development and surrounding
minimise the risk of fire vegetated lands that—
crossover. i. are a minimum cleared width of
6m;
ii. have a maximum grade of 1 in 8
(12.5%) ;
iii. have a formed pavement;
iv. have access at each end and in
other locations where necessary;
v. have passing areas and turning
areas;
vi. have clearly identified access
points for emergency vehicles; and
vii. are located on public land or
within access easements that are
granted in favour of the Sunshine
Coast Regional Council and the
Queensland Fire and Rescue
Service.41
General S10.1 The proposed lots are not
O10 The safety of people located on land that is subject to A site specific Bushfire
and property are maintained Medium or High Bushfire Hazard on Management Plan (BMP) will be
by overlay maps OM1.4-OM9.442; prepared demonstrating the
approved/ proposed development
a) Locating house site areas OR does not place people or property
and other sensitive uses on S10.2 The proposed lots are sited at an unacceptable risk from the
PR132938; Final / October 2016 Page 14
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Bushfire Constraint Assessment – Peer Review
BlueCare, Sunrise Beach
that part of the land least on land determined as low bushfire threat of bushfire attack.
affected by the bushfire risk by a site specific bushfire hazard
hazard; and assessment.43
b) fire mitigation methods are AND
used that are adequate for
the Potential Bushfire S10.3 Additional lots are not created
Hazard rating of the
individual site, having regard where their only vehicular access
to – route is through a Medium or High
i. vegetation type; Bushfire Hazard area shown on
ii. slope;
iii. aspect; overlay maps OM1.4-OM9.4
iv. on-site and off-site fire
hazard implications of the
development;
v. bushfire history;
vi. conservation values of the
site; and
vii. ongoing maintenance.
Firebreaks and fire access S11.1 Firebreaks are provided by— An APZ equivalent to BAL-29 will
tracks a) a cleared road reserve not less be provided between the
O11 Firebreaks or fire than 20m wide located around the proposed development and any
access tracks provide— perimeter of the subdivision, identified bushfire hazard.
a) adequate access for fire between the created lots and
fighting and other emergency surrounding vegetated lands;
vehicles; and
b) adequate width to OR
minimise the risk of fire b) fire access tracks (may be in the
crossover. form of an access easement)
between the created lots and
surrounding vegetated lands that—
i. are a minimum cleared width of
6m;
ii. have a formed pavement;
iii. have access at each end and in
other locations where necessary;
iv. have passing areas and turning
areas;
v. have clearly identified access
points for emergency vehicles; and
vi. are located on public land or
within access easements that are
granted in favour of the Sunshine
Coast Regional Council and the
Queensland Fire and Rescue
Service44.
S12.1 Culs-de-sacs or no-through No culs-de-sacs are used within
O12 Roads provide for the roads are not used in the street the street networks.
network unless— Roads Will have a maximum
safe and effective evacuation grade of less than 12.5%
of users of premises and a) a perimeter road reserve with a
access by Emergency minimum reserve width of 20m and
services. a formed width of cul-de-sacs or no-
through roads are provided with fire
trails or access easements, capable
of being navigated by conventional
vehicles, that link to through roads
(see Figures 13.3 and 13.4);
AND
PR132938; Final / October 2016 Page 15
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Bushfire Constraint Assessment – Peer Review
BlueCare, Sunrise Beach
S12.2 Roads have a maximum
grade of 1 in 8 (12:5%).
Lot design S13.1 Each residential lot— The site will be utilised by an
O13 Lot design and building a) includes a house site area, aged care housing facility.
siting minimises bushfire identified on the plan of subdivision;
hazard to people and b) is of sufficient size and
property having regard to dimensions to accommodate a
slope, aspect, existing dwelling and ancillary buildings and
vegetation and adequate use areas;
separation from hazardous c) for lots more than 2,500m—
vegetation. i. conform with the principles for
house site numbers 1, 2 or 3 shown
in Figure 13.5; and
ii. are separated from hazardous
vegetation for a distance the
minimum of 1.5 times the
predominant mature canopy height
or 10m, whichever is the greater;
and
d) for lots less than 2,500m2,
maximise separation of buildings
from hazardous vegetation.
S13.2 Residential lots are designed
so that their size and shape allow for
efficient emergency access to
buildings for fire fighting appliances
(e.g. by avoiding long narrow lots
with long access driveways).
PR132938; Final / October 2016 Page 16
Page 67
T10 Legend
20
100m
2.00 deg
B
! RL Vegetation Classification Lipton
RequiredSt Bushfire Attack
24
(AS 3959 2009) Levels (AS3959-2009)
T9
B
! 27m Transect
18
100m Cleared/ Managed Land
1.15 deg
Site Location BAL - FZ
Tall Heath
32
100m Slope Buffer BAL - 40
3 Short Heath
N
44
15 m
42
3
40
13 m
k
140m Vegetation Buffer BAL - 29
38
36
3 Low Threat Vegetation
34
24m
3
Cadastre BAL - 19
B
!
Proposed Layout
Urban
13m BAL - 12.5
T8 Exisiting Buildings
B
! 100m
4.57 deg
2m Contours
21m
31m
B
!
B
! T1
IMPORTANT NOTE
1. This plan was prepared for the sole p urposes of th e clien t for the
specific p urpose of producin g a photo graph ic overlay plan.
This p lan is s trictly limited to the Purpose and do es not apply directly
or indirectly and will not b e u sed for any other application, purpos e,
100m use or matter. The plan is pres ented witho ut the ass umption of a d uty of
care to any other p erson (o ther than th e Client) ("Third Party") and
H ardy S
3 2.00 deg t
may not be relied on by T hird Party.
2. RPS Australia East Pty Ltd will not b e liable (in negligence
5m
3 or otherwise) for any direct or indirect loss, d amag e, liability or claim
aris ing ou t of or in ciden tal to:
3 a. a Th ird Party publishing, using or relyin g on the plan;
35m b. RPS Australia East Pty Ltd rely ing on information provided to it by
the Client or a Third Party where the information is incorrect,
incomplete, inaccurate, out-of-date or un reasonable;
B
! c. an y inaccu racies or other faults with information or
data s ourced from a Th ird Party ;
d. RPS Australia East Pty Ltd rely ing on surface indicators
that are incorrect or in accurate;
e. the Client o r any T hird Party not v erifying in fo rmation in
this plan where recommen ded by RPS Australia East Pty Ltd;
f. lodg ment o f this plan with any local auth ority agains t th e
recommendation of RPS Australia Eas t Pty Ltd;
g. the accuracy, reliability, suitab ility or completeness of any
app rox imations o r estimates made or referred to by RPS Australia
Eas t Pty Ltd in this p lan.
3. With out limitin g paragraph 1 o r 2 ab ove, this plan may not b e copied ,
distributed, or reproduced by any p ro cess unless this note is clearly
display ed on the plan .
4. The aerial photograp hy used in this plan has not b een rectified.
This image has been overlaid as a best fit on the bound aries s hown
Grasstree Ct and position is approximate only.
T2
12
10
190m 35m
31m 1.21 deg
B
! B
!
T7 18m
100m
11m
4.00 deg B
!
B
!
Kevlar Ct
3
3
15 m 3
3
30m T3
T6 18m B
! 100m
102m
3.65 deg
B
! 0.00 deg
30m
20
10 m 3 11.5m B
!
3
B
!
d Rd
18
10 m B Bert
ra n
3 3 en
Le
xc
en
D
r
3
rD
14
7m
ia
16
mb
18
20
24m
22
lu
26
Co
28
30
T5
B
!
3
32
167m
3
3.77 deg 7m T4
0 25 50 75 m 3 233m 32.5m
SCALE 1:1,500 AT A3 SIZE
4.05 deg
B
!
TITLE : FIGURE 6: REQUIRED BUSHFIRE ATTACK LEVELS LOCATION : NOOSA, QLD DATUM:GDA 1994 DATE : 21/02/2017 VERSION (PLAN BY): A A3 (amy.obrien)
(AS 3959-2009)
PROJECTION: GDA 1994 MGA Zone 56 PURPOSE: BTA PATH: J:\JOBS\Qld Jobs\132938 Sunshine Beach\10 - Drafting\A rcgis Map Documents\BTA \132938 Figure 6 BALs A A 3 20170131.mxd
CLIENT: . RPS AUSTRALIA EAST PTY LTD (ABN 44 140 292 762)
241 DENISON STREET BROADMEADOW PO BOX 428 HAMILTON NSW 2303
creativepeople
ma ki ng a di fference
JOB REF: PR132938-2 T: 02 4940 4200 F: 02 4961 6794 www.rpsgroup.com.au
Page 68
Retirement Living & Aged Care Facility
Grasstree Court, Sunrise Beach
Appendix C Current Site Plans
Status: Final July 2020
Project No.: 18-030 Page 4
The text continues on page 69.
Used in these records
Attachment C - Bushfire Management Plan.pdfRelated documentApplication case desk ↗
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