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Attachment 4 - Response to Further Advice Rob Friend and Associates
Rob Friend & Associates Pty Ltd
Environmental Land Management Consultants
RF&A
Office – Unit 4, 3 Heaslop St
Woolloongabba
Postal - 28 Merton Road
Woolloongabba Qld. 4102
p - (07) 3891 9131
f - (07) 3393 0388
m - 0419-667346
e - [email protected]
Your reference: --
w – www.robfriend.com
Our reference: -- RFA17-040-1/2022 ABN 83 097 068 114
Date: - 25 April 2022 ACN 097 068 114
Chief Executive Officer
Noosa Shire Council
PO Box 141
Tewantin, Qld 4565
Dear Sir,
Re: - Response to Further Information Request - Bushfire
Further to Council issuing a Further Information Request and specifically regarding bushfire please
find our response below.
Further Information
Bushfire:
1. Further information is required about landscaping between buildings and areas
identified as ‘buffer planting theme’ and ‘eastern buffer planting theme’ in the CLP. A
fuel reduced area must be established between buildings and areas identified as ‘buffer
planting theme’ and ‘eastern buffer planting theme’ in the CLP. The fuel reduced area
must have a nominal width of 3 m and mostly consist of lawn or a non-combustible
surface, such as gravel, concrete or pavers, or water feature.
2. Further information is required about site access and evacuation in a bushfire
emergency and the location of a safe on-site assembly or evacuation area which can be
used in the event of Link Drive being compromised. Given that MCU21/0110 would
result in the congregation of a large number of people in a bushfire hazard area, the
solution must be developed in consultation with the QFES. A letter is required from the
QFES which acknowledges their involvement in consultation and support of the
proposed solution.
3. Identify the location of a safe on-site assembly or evacuation area and the route(s) to the
designated area.
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Response
Item 1: -
a) Based in the concerns raised by Council changes have been made with respect to
setbacks from buildings and landscaped areas. These have now been identified on the
amended Landscape Concept Plan, See attachment 1 (place design group Dwg no. LCP5
- 1.3 Landscape Concept Plan – Lower and Upper Ground Floor - issue D).
b) A 5-metre-wide area turfed area is identified as 31 on the attached drawing has been
established at the rear of the outdoor patio areas for Units.
Item 2: -
a) The access for Emergency Services from Cooyar Street, Noosa Heads will not change or
be upgraded as a consequence of the development and as such access for Emergency
Services will be via Cooyar Street onto Noosa Springs Drive and Links Drive to the hotel
entrance and reception.
b) Further access for Emergency Services will also be provided by Resort Drive to the upper
or eastern portions of the proposed Hotel.
c) Appendix IV has been added to the Bushfire Management Plan is to be considered to be
the Emergency Response Plan to which the Hotel Management will use to respond to a
bushfire emergency within the vegetated lands to the east and south.
d) With regard to the actions to the three level of bushfire warnings, The Evacuation Plan is
contained in the Emergency Response Plan and entails a matched response to the level
bushfire threat as determined by Emergency Services;
i. If Emergency Services issues an “Alert”, this alert warning will be text to all guests and
staff as well as an announcement over the internal hotel speaker system. No other
specific actions will be required from or by the Hotel, its guests, visitors and/or staff.
ii. However, the Emergency Management group consisting of designated senior staff
members will convene to identify areas and responses which the Hotel and adjacent
club needs to check, and initiate should the emergency alert level increase to ensure
the Hotel and evacuation area is in a state of preparedness.
iii. If the level of risks is increased for the local area, Emergency Services will issue a
“Watch and Act” warning. All guests will be asked to return to their rooms and prepare
to go to the assembly area.
iv. Guests will be asked to leave all luggage in their room and only collect medicines and
valuables and wait for a text message and an audible alarm which will sound within all
rooms including administration.
v. If the emergency alert level rises to an “Emergency Warning” the hotel will activate the
guest and non-essential staff to evacuate to the evacuations area under the
management of the deputy Fire Warden.
Please see the amended Bushfire hazard Assessment and Mitigation Plan for further detailed
information provided in this response to the Further Information Request.
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Yours faithfully, Rob Friend Director Rob Friend & Associates Pty Ltd
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rf&a
Bushfire Hazard Assessment
Noosa Springs
Prepared by
Rob Friend & Associates Pty Ltd
Oct 2020
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DOCUMENT CONTROL
Quality Assurance Statement
Revision Author Status Approved for Issue
No. Name Date
01 Rob Friend & Draft Rob Friend, Director, RF&A 23 October
Lucy Ford 2020
02 Lucy Ford Draft Rob Friend, Director, RF&A 08 March 2021
03 Lucy Ford FINAL Rob Friend, Director, RF&A 22 April 2021
04 Rob Friend FINAL Rob Friend, Director, Rob Friend & 30 April 2022
Amended Associates Pty Ltd
This document has been prepared solely for the benefit of GH Properties and their
consultants and Noosa Shire Council is issued in confidence for the purpose only for which it
is supplied. Unauthorised use of this document in any form whatsoever is prohibited. No
liability is accepted by Rob Friend & Associates Pty Ltd or any employee, contractor or sub-
consultant of this company with respect to its use by any other person.
This disclaimer shall apply notwithstanding that, the document may be made available to
other persons for an application for permission or approval or to fulfil a legal obligation.
Cover photograph – view of Resort Drive with Girraween Reserve on the right-hand side of
the photograph and the Noosa Springs Hotel site on the left-hand side of the photograph
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Table of Contents
Introduction .............................................................................................................. 4
Site description ........................................................................................................ 4
Vegetation ........................................................................................................................ 5
Development Proposal .................................................................................................... 8
Bushfire Hazard Mapping.............................................................................................. 10
Bushfire Hazard Assessment ................................................................................ 10
Methodology .................................................................................................................. 10
Findings ......................................................................................................................... 10
Discussion .............................................................................................................. 13
Conclusion.............................................................................................................. 17
Recommendations ................................................................................................. 17
1. Building location .................................................................................................... 17
2. Landscaping ........................................................................................................... 17
3. Access..................................................................................................................... 18
4. Water Supply .......................................................................................................... 18
5. Future planning ...................................................................................................... 18
Appendix I - Response to Noosa Plan 2020 Natural Hazard Overlay Code ....... 20
Appendix II – Bushfire Hazard Mapping ............................................................... 28
Appendix III – Less Flammable Plant Species ..................................................... 30
Appendix IV – Emergency Response Plan........................................................... 31
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INTRODUCTION
Rob Friend & Associates Pty Ltd were engaged by Noosa Springs Real Estate Pty Ltd (GH
Properties) to undertake an assessment of the bushfire hazard issues relative to the
proposed development application for a Material Change of Use development permit over
land within the area commonly referred to as Noosa Springs, Noosa Heads, please find our
advice below.
Site inspections of the development footprint and adjacent vegetated areas were undertaken
on the 10 October 2017 and 28 September 2020 to inform this advice.
SITE DESCRIPTION
The subject site is located at Resort Drive, Noosa Heads and is described as Lot 4 on SP
178340, covering an area of 3.802 ha, and under the local government jurisdiction of Noosa
Shire Council. Part of the land is currently used by the Noosa Springs Golf and Spa,
auxiliary services, tennis courts and car parking facilities.
The Noosa Springs is located to the south of Noosa Heads and is accessed via Noosa
Springs Drive and Links Drive, Noosa Heads. This road is a single access roadway and
which services the golf course, Club House and Spar and adjacent residential areas.
The subject site has a proposed Hotel in the eastern portion of the lot abutting Resort Drive.
Noosa Plan Zones (2020) maps the development footprint as Open Space and Recreation,
with the remainder of the subject site zoned as Tourist Accommodation.
The site of the proposed hotel currently contains car parking facilities for the Golf Course
Club House & Spa and tennis courts. Additionally, auxiliary structures are also present
within this area, however, the proposed plan of development indicates that these will be
retained in situ.
Within the subject site four tennis courts are located on terraced land, having two on each
level. The car parking facilities are also on three terraces below the tennis courts. To the
south is the Club House and Day Spa complex and to the west are carparks and Pilates
studio.
The surrounding area is mixed use (see Figure 1); To the west is an extended area of golf
course, waterways and residential lots, directly south is a new residential development and
the greater area to the north and east is the Council managed bushland area, Girraween
Nature Reserve.
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Figure 1: Nearmap imagery of the subject site showing Girraween Nature reserve to the
east (right of frame) and the golf courses to the west (left of frame).
Vegetation
Queensland Globe maps a polygon in the northern corner of the subject site as remnant
vegetation containing Category A or B that is least concern (Figure 2). The Regional
Ecosystem (RE) is described as:
RE12.2.5: Open forest to low closed forest. Species can include Corymbia intermedia,
Lophostemon confertus, Banksia integrifolia subsp. integrifolia, B. aemula, Callitris
columellaris, Acacia spp., Livistona spp. and Endiandra sieberi. Melaleuca quinquenervia in
swales. Understorey generally shrubby and can include vine forest species. Occurs on
Quaternary coastal dunes, beach ridges and sandy banks of coastal streams. (BVG1M: 9f)
We note that the area containing trees and some understorey and groundcover specimens
between the existing tennis courts and Resort Drive is not mapped as remnant vegetation
due to its potential historic impacts, contains species in the canopy and understorey which
are analogous with the Regional Ecosystem 12.2.5.
We further note parts of the groundcover has been invaded and colonised by a range of
environmental weed species such as Asparagus africana (African asparagus), Coral berry
(Ardisia crenata) and Lantana camara (Lantana) with Megathyrsus maximus (Guinea grass)
around the perimeter.
Adjacent to, above and beside the car parking areas and tennis courts is a line of disturbed
vegetation containing Bribie Island pine (Callitris columellaris), Pink bloodwood (Corymbia
intermedia), Brush box (Lophostemon confertus) and Red honeysuckle (Banksia serrata)
along with a range of planted specimens which includes native plants such as Native daphne
(Pittosporum undulatum), Hovea (Hovea acutifolia) and Blueberry ash (Elaeocarpus
reticularis) (see Photographic Plate 1). The understorey and groundcover coverage are low
in places with small areas containing a range of exotic and native landscape amenity shrubs.
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Figure 2 – Regional Ecosystem Mapping by Queensland Globe.
Photographic Plate 1 – view of the proposed location of the hotel from the upper tennis
court bench at its northern extent
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8m
3m
Photographic Plate 2 – view of Girraween Nature Refuge to the east of the subject site (left
side of photograph), Note Resort Drive and a footpath separate the subject site from the
vegetation to the east.
Photographic Plate 3 – view of upper car parking area below the existing tennis courts
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Development Proposal
GH Properties is proposing to develop a boutique hotel adjacent to the existing Noosa
Springs Clubhouse complex (see Figure 3). The proposal is for two and three storey
buildings with a large pool and three tennis courts as well as the usual associated
infrastructure such as a café and reception.
The proposal also intends to revegetate an area to the east of the proposed development,
currently a tennis court and a partly vegetated area, abutting Resort Drive as part of the
landscaping works.
We further note, ingress and egress the proposed Hotel will remain via existing road, Links
Drive from Noosa Heads.
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Figure 3 – Development Plan for Lot 4 SP 178340, 61 Noosa Springs Drive, Noosa Heads.
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Bushfire Hazard Mapping
The Noosa Plan (2020) Bushfire Hazard Overlay Map, maps areas of High Potential
Bushfire Intensity in the vegetated, northern portion of the subject site, parts of Resort Drive
and the Girraween Nature Refuge (see Appendix II). The remainder of the subject site is
covered by a Potential impact buffer. We do note that areas of the car park and tennis
courts are mapped as High potential bushfire intensity and as such on a property scale the
mapping does contain some inaccuracies.
We note that the State Planning Policy (2019) Natural Hazards, Risk and Resilience,
Bushfire Hazard Mapping also maps areas of High potential bushfire intensity in the
vegetated, northern portion of the subject site, parts of Resort Drive and the Girraween
Nature Refuge (see Appendix II). The majority of the remainder of the subject site is
covered by a Potential impact buffer.
In addition, as the Noosa Plan (2020) Natural Hazard Overlay Mapping is similar to the State
Planning Policy (2017) Natural Hazards, Risk and Resilience, Bushfire Hazard Mapping we
will respond to the bushfire overlay mapping in the Noosa Plan (2020).
BUSHFIRE HAZARD ASSESSMENT
In accordance with the Bushfire Overlay Planning Scheme Policy, the site was inspected to
ascertain the status of bushfire hazards over the site and adjacent lands and to enable a
comparison with the Noosa Plan Natural Hazards Overlay mapping for the purpose of, if
required, providing a response to the Bushfire Overlay Code.
Methodology
An assessment of the bushfire hazard was undertaken using a desktop review.
Resources such as historic and current aerial photography, the Noosa Plan Natural
Hazard Overlay Mapping and the State Planning Policy (2017) Natural Hazards,
Risks and Resilience Bushfire Hazard Mapping were used as part of the desktop
analysis.
A site inspection was undertaken to identify the status of vegetation within and
around the site and to determine the likelihood of a bushfire on the site presenting
risk to life and property.
The field data was then used to inform the Fireline Intensity Model (after Leonard et
al, (2014)) to determine the level of bushfire hazard intensity within and around the
development site.
With regard to the radiant heat flux and the minimum setback distance necessary to
achieve an acceptable level of risk, as defined under the State Governments,
Bushfire Resilience Communities, Technical Reference Guide for the State Planning
Policy (Oct 2019), the AS3959 Minimum Distance Calculator has been implemented.
Findings
The findings outlined below are based on the bushfire hazard areas contained on the Noosa
Plan Natural Hazard Overlay Mapping which potentially has a constraint on the development
of the subject site.
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The land form has a general slope of approximately 6.5 degree or 11.40% slope. We
note that this slope has been significantly modified and now contains car parking
platforms and benching for the tennis courts. We do note however, the areas
currently containing vegetation have not been significantly altered in terms of
changes to the “pre-development” slopes across the site. We further understand, the
proposed development will be incorporating these benches into the hotel footprint and
as such the bulk earth works will be kept to a minimum and not that it would increase
the existing slopes and land form within the development footprint.
The area of vegetation in the northern portion and north-eastern boundary of the
subject site mapped as High potential bushfire intensity:
o With regard to the vegetation, it has a minimal shrub layer with a sparse
understorey (see Photographic Plate 5).
o The species include:
T1: Lophostemon confertus, Callitris columellaris, Eucalyptus propinqua,
Corymbia intermedia.
T2: Banksia serrata, Corymbia intermedia, Jagera pseudorhus, Callitris
columellaris, Pittosporum undulata, Polyscias elegans, Cupaniopsis
anacardioides, Syagrus romanzoffiana (w), Elaeocarpus obovatus,
Allocasuarina littoralis, Schinus terebinthifolius (w).
S1: Acmena smithii, Clerodendrum floribundum, Lantana camara (w), Ochna
serrulata (w), Hovea acutifolia, Schefflera actinophylla (w).
G1: Asparagus africanus (w), Austromyrtus dulcis, Dianella sp., Wikstroemia
indica, Imperata cylindrica, Lomandra multiflora.
o An external ring road (Resort Drive) provides an interface between this vegetation
and the Girraween Nature Refuge to the east.
o The area is a small patch however has connectivity to linear landscape plantings
and corridors within the subject site and surroundings.
o We would note this patch of vegetation is connected to smaller linear patches of
vegetation within the subject site and in close proximity to a significantly large
area of woody vegetation (Girraween Nature Refuge) and as such does present a
threat to the potential future hotel accommodation within the subject site. We
therefore form a similar view to the Noosa Council with respect to this patch of
vegetation, namely it presents a bushfire hazard.
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Photographic Plate 5 – view of vegetation on north-eastern boundary of the subject site.
The Girraween Nature Refuge and surrounding vegetation to the north and east of
the subject site mapped as High potential bushfire intensity:
o Vegetation in this area is generally consistent with the Regulated Vegetation
Management Mapping. That is the area is consistent with Regional Ecosystem
12.2.5 which fits under broad vegetation group 9f - Corymbia intermedia +/-
Lophostemon confertus +/- Banksia spp. +/- Callitris columellaris open forest on
beach ridges usually in southern half of bioregion.
o Our site inspection was analogous with the RE mapping as we observed a
Callitris columellaris, Corymbia intermedia and Lophostemon confertus low open
forest to woodland with a “wallum” open understorey (see Photographic Plate 6).
Photographic Plate 6 – view of vegetation inside Girraween Nature Refuge.
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The risk associated with bushfire is mostly from outside the proposed development
area i.e. Girraween Nature Reserve to the north and east. The vegetation within the
site is located around the perimeter of the site and any fires which may involve this
vegetation will initially be of low intensity and burn up the dominant slope and as such
away from any of the existing infrastructure.
Resort Drive forms a firebreak that would be sufficient for most ground fires, however,
would a significant bushfire involve the Girraween Nature Reserve on a high fire
danger day with an easterly wind it is likely that a fire would involve the understorey
and depending on connectivity between the understorey and canopy, it may also
involve the canopy and such a fire has the potential to cross Resort Drive and involve
the vegetation within the subject site.
DISCUSSION
Further to our findings above and based on the vegetation types, and consequently the
Vegetation Hazard Classes, as described by Leonard et al (2014),1 we have formed the view
that: -
1. With respect to the vegetation in the northern portion and north-eastern boundary of the
subject site, based on the Standard Bushfire Hazard mapping methodology2, the area
presents as a High potential bushfire intensity:
a. The site inspection confirmed the area’s proximity to the significant patch of
vegetation to the north and east (Girraween Nature Refuge). The area has similar
vegetation to that observed in the Girraween Nature Refuge although is more
disturbed, having a presence of weeds and lack of a prominent shrub layer/wallum
understorey.
b. The area is separated from vegetation to the north and east by Resort Drive.
c. We understand some of this vegetation will be cleared for the construction of the new
tennis courts and parking facilities.
d. We note this is analogous to both the SPP mapping and Noosa Plan mapping.
e. Table 1 below provides the derived Potential bushfire intensity level using the
methodology after Leonard et al (2014) and as contained in the State Planning Policy
– Natural Hazards, Risks and Resilience – Technical Manual – A fit for Purpose
approach in undertaking natural hazard studies and risk assessment (April 2016).
1 Leonard, J., Newnham, G., Opie, K., and Blanchi, R. (2014) A new methodology for state-wide mapping of
bushfire prone areas in Queensland. CSIRO, Australia.
2 DILGP, 2016. State Planning Policy – Technical Manual- A ‘fit for purpose’ approach in undertaking
natural hazard studies and risk assessments, DILGP.
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Table 1 - Fireline Intensity Model Data for vegetation in the northern portion
and north-eastern boundary of the subject site
Characteristic Input/output value
Vegetation hazard class 9.1 Moist to dry eucalypt open forests on
coastal lowlands and ranges
Potential fuel load (t/ha) 24.1 t/ha
FFDI 55
Slope (degrees) 6.8 degrees
Potential fireline intensity (kW/m) 32,104 kw/m
Potential Bushfire Hazard Class High
i. The VHC 9.1 – moist to dry eucalypt open forests on coastal lowlands and ranges
has been used based on the RE mapping and species observed during the site
inspection.
ii. The Potential fuel load is attributed with a potential fuel load by the State
Government after Leonard et al. (2014).
iii. The FFDI for area is determined by the State Government after Leonard et al.
(2014).
iv. The slope was estimated using slope analysis and field data.
2. With respect to the Girraween Nature Refuge and surrounding vegetation to the north
and east of the subject site, the area presents as a High potential bushfire intensity:
a. The site inspection confirmed the vegetation type of the area to be analogous with
current Regional Ecosystem mapping.
b. Table 2 below provides the derived Potential bushfire intensity level using the
methodology after Leonard et al (2014) and as contained in the State Planning Policy
– Natural Hazards, Risks and Resilience – Technical Manual – A fit for Purpose
approach in undertaking natural hazard studies and risk assessment (April 2016)
Table 2 - Fireline Intensity Model Data for vegetation in Girraween Nature
Refuge and surrounding vegetation to the east and north of the subject site
Characteristic Input/output value
Vegetation hazard class 9.1 Moist to dry eucalypt open forests on
coastal lowlands and ranges
Potential fuel load (t/ha) 24.1 t/ha
FFDI 55
Slope (degrees) 5.58 degrees
Potential fireline intensity (kW/m) 29,963 kw/m
Potential Bushfire Hazard Class High
i. The VHC 9.1 – moist to dry eucalypt open forests on coastal lowlands and ranges
has been used based on the RE mapping and species observed during the site
inspection.
ii. The Potential fuel load is attributed with a potential fuel load by the State Government
after Leonard et al. (2014).
iii. The FFDI for area is determined by the State Government after Leonard et al. (2014).
iv. The slope was estimated using slope analysis and field data.
With regard to the radiant heat flux and the minimum setback distance necessary to achieve
an acceptable level of risk, as defined under the State Governments, Bushfire Resilience
Communities, Technical Reference Guide for the State Planning Policy (Oct 2019), using the
AS3959 Minimum Distance Calculator with an FFDI of 48, a Vegetation Hazard Class of 9.1
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– Moist to dry eucalypt open forest on coastal lowlands and ranges, an downslope
characteristic of 8 degrees and a surface fuel load of 17.2t/ha and a total fuel load of
24.2t/ha the calculations is provided below in Table 3.
Table 3- Noosa Springs - Minimum Distance Calculator - AS3959-2018 (Method 2)
(Calculated October 9, 2020, 4:49 pm (MDc v.4.8)
Inputs Outputs
Fire Danger Index 48 Rate of spread 1.75 km/h
Vegetation Forest Flame length 14.28 m
classification
Surface fuel load 17.5 t/ha Flame angle 54 °, 64 °, 72 °, 76 °, 78 ° &
83 °
Overall fuel load 24.2 t/ha Elevation of receiver 5.57 m, 6.14 m, 6.39 m,
6.36 m, 6.31 m & 5.47 m
Vegetation height n/a Fire intensity 21,888 kW/m
Effective slope 8° Transmissivity 0.872, 0.854, 0.828, 0.803,
0.79 & 0.728
Site slope 1° Viewfactor 0.599, 0.4456, 0.3007,
0.2045, 0.1663 & 0.0451
Flame width 100 m Minimum distance to < 11.7 m
40 kW/m²
Windspeed n/a Minimum distance to < 15.7 m
29 kW/m²
Heat of 18,600 Minimum distance to < 23 m
combustion kJ/kg 19 kW/m²
Flame 1,090 K Minimum distance to < 32.4 m
temperature 12.5 kW/m²
Minimum distance to < 38.4 m
10 kW/m²
Rate of Spread - Mcarthur, 1973 & Noble et al., 1980
Flame length - NSW Rural Fire Service, 2001 & Noble et al., 1980
Elevation of receiver - Douglas & Tan, 2005
Flame angle - Douglas & Tan, 2005
Radiant heat flux - Drysdale, 1999, Sullivan et al., 2003, Douglas & Tan, 2005
The setback distance required to achieve a radiant heat flux of less than 29kW/m2 is 15.7m
from the potentially hazardous vegetation to the north. Figure 4 below designates the
setback edge of hazardous vegetation where the distance to the proposed building is 21.9m
from the north-eastern most corner, and 24.4m from the north-western most corner. This will
achieve a Radiant Heat Flux within 19-29kW/m2 which is within the sates acceptable level of
risk. Compliance with AS3959-2018 for a Class 3 Structure will be required.
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Figure 4: Proposed development location opposite potentially hazardous vegetation. A
setback distance from the nominal ‘Hazardous Vegetation Effective Edge Line’ of 15.7m will
achieve a Radiant Heat Flux less than 29kW/m2. The actual distance of the proposed
development to hazardous vegetation is 21.9m.
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CONCLUSION
Based on the above findings and discussion it our opinion that: -
1. The Bushfire hazard mapping over the vegetated parts of the subject site and
surrounding areas to the north and east, is supported by aerial photography and
confirmed by the site visit
2. The area of vegetation within the northern portion and along the north-eastern boundary
of the subject site is an area of High Potential Bushfire Intensity as determined using the
State Planning Policy – Natural Hazard, Risks and Resilience, Technical Report
methodology after Leonard et al (2014). We note this reflects both State Planning Policy
– Natural Hazard Risks and Resilience bushfire hazard mapping and the Noosa Plan
Natural Hazard overlay mapping.
3. The area of vegetation in and surrounding Girraween Nature Refuge is also confirmed to
be an area of High Potential Bushfire Intensity.
4. Based on the proposed layout plan the development will fall within the 100-metre-wide
Potential Impact Buffer and as such a response to the Natural Hazards Overlay Code –
Bushfire Hazard Areas will be required, see Appendix I below.
5. Therefore, based on the requirements of the Noosa Planning Scheme, the development
will require a response to the Bushfire Overlay Code and a Bushfire Management Plan
will be required.
RECOMMENDATIONS
With respect to this development proposal we make the following recommendations: -
The development will occur primarily over land that is already cleared and be utilised for
structures like tennis courts and landscaping. The hazardous vegetation retained in
proximity to the development site is separated by Resort Drive, tennis courts and auxiliary
parking which will provide a buffer between hazardous vegetation and proposed structures.
1. Building location
a. The development on top of the ridge, abutting Resort Drive, in close proximity to
hazardous vegetation contains structures that are at risk of exposure to bushfire hazard
from Girraween Nature Reserve to the east.
b. A minimum setback between any future habitable structures and the edge of potential
hazardous vegetation is 15.7 metres which achieves a radiant heat flux of less than
29kW/m2 and as such an acceptable level of risk as defined under the State Planning
Policy, Natural Hazards, Risk and Resilience.
2. Landscaping
a. It is noted a significant area upslope of the proposed hotel buildings will be landscaped.
Much of this area is currently occupied by the tennis courts and other grassed benched
areas.
b. While the landscaping may be required to replicate the adjacent regional ecosystem,
12.2.5 we note this regional ecosystem contains a number of understorey species which
can be considered to be less flammable. These species represent a mature phase
woodland and one which has not been subjected to a fire for several years.
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c. Two bands of understorey treatment should be considered in the landscape planning
where maximum distances are permitted:
i. A band of vegetation up to 20-metre-wide along Resort Drive is to contain 100%
of less flammable plant species.
ii. The remaining area greater than 20m from Resort Drive can contain no less than
50% less flammable plant species in the understorey and groundcover
b. Further an area no less than 5 metres wide is to be located on the eastern side of hotel
units at the eastern extent of the Hotel. This area is identified on the Landscape
Concept Plan as treatment 31 (see Figure 3)
d. A list of recommended “less flammable” plant species which could be utilised within the
landscaping of this area is contained in Appendix III. The use of less flammable plant
species should comprise of a minimum 70% of all groundcover and understorey species
to be used in this area.
e. We further note that it is likely this landscaped area will be subjected to regular
maintenance due to the type of development i.e. the boutique hotel and as such the use
of less flammable plant species would also be regularly maintained to ensure they
perform the task of reducing the flammability of the groundcover and understorey within
the landscaped area.
3. Access
a. As there are constraints with the existing vehicle access, into the site, improvements to
the Resort Drive verge the removal of vegetation from along the roads edge to extend
the width of accessible road reserve is required. This will improve sight lines and
impacts of vegetation with resident vehicles and emergency vehicle response.
4. Water Supply
a. We believe the existing facility is connected to reticulated water and this will be sufficient
for the proposed hotel. However, the hydraulic engineering consultants should ensure
there is capacity to meet potential needs should a structural and/or vegetation fire
threaten the structures.
b. Sufficient hydrant standpipes or inground hydrants are to be located within and around
the facility to ensure compliance with relevant guidelines and standards.
c. It is noted that the golf course also has extensive irrigation separate to reticulated supply,
sourced from a local lake, and this could be channelled into an auxiliary supply for
bushfire purposes.
5. Future planning
a. A bushfire management plan will be required due to the facilities proximity to
identified bushfire hazard areas.
b. An emergency response plan which will include an evacuation plan should also be
considered to provide a set of responses should a vegetation fire involve adjacent
vegetation and visitors and staff need to be located to ensure they are safe until the
fire is brought under control by the relevant authorities. Within the community titles
this could involve either
i. evacuation onto the golf course
ii. evacuation within the community titles area, located behind buildings with fire
safety standards.
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iii. Within the hotel evacuation of visitors and staff to reception area for further
instruction is sufficient.
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APPENDIX I - RESPONSE TO NOOSA PLAN 2020
NATURAL HAZARD OVERLAY CODE
8.2.3 Bushfire Hazard Overlay Code
8.2.3.1 Application
1. This code applies to assessable development:
a. subject to the Bushfire Hazard Overlay shown on the overlay maps contained
within Schedule 2 (Mapping); and
b. identified as requiring assessment against the Bushfire Hazard overlay code by
the tables of assessment in Part 5 (Tables of assessment).
2. All provisions in this code are assessment benchmarks for applicable assessable
development.
Editor's note—PSP 8 - Natural Hazards provides guidance on preparing bushfire hazard
assessments and mitigation reports.
8.2.3.2 Purpose and overall outcomes
1. The purpose of the Bushfire Hazard overlay code is to ensure that development
avoids or mitigates the potential adverse impacts of bushfire on people, property,
economic activity and the environment.
a. The overall outcomes sought for the Bushfire Hazard overlay code are:
i. Development in areas at risk from bushfire hazard is compatible with the
nature of the hazard.
ii. The risk to people, property and the natural environment from bushfire
hazard is minimised.
iii. Development does not result in a material increase in the extent and
severity of bushfire hazard.
iv. Bushfire risk mitigation treatments are accommodated in a manner that
avoids or minimises impacts on the natural environment and ecological
processes.
v. Development supports and does not unduly burden disaster management
response or recovery capacity and capabilities.
vi. Community infrastructure essential to the health, safety and wellbeing of the
community is located and designed to function effectively during and
immediately after a bushfire event.
vii. Development avoids the release of hazardous materials as a result of a
bushfire hazard event.
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Table 8.2.3.3 - Criteria for assessable development
Performance outcomes Acceptable outcomes Response
Safety of people and property
PO1 AO1.1 R1.1
Development maintains the safety of people Development which will materially increase the 1. The subject site has undergone a site-
and property from the adverse impacts of number of people living or congregating on specific bushfire hazard assessment. The
bushfire. premises, including reconfiguring a lot, is not hazardous vegetation as mapped as High
located within a medium or high bushfire potential bushfire intensity in the Noosa
hazard area. Plan Natural Hazard Overlay Mapping was
determined to be High potential bushfire
AO1.2 intensity in the site-specific inspection.
Development maximises setbacks from 2. Site specific recommendations to reduce
hazardous vegetation to achieve an the potential bushfire hazard within the
acceptable risk. subject site.
3. A Bushfire Management Plan may be
Editor’s Note — PSP8 Natural necessary to satisfy the Code in this
Hazards provides guidance for assessing instance.
bushfire hazard risk and preparing a bushfire
hazard management plan.
Impacts on Ecologically Important Areas
PO2 No acceptable outcome provided R2.1
Bushfire mitigation measures do not adversely The site does not contain any areas of
impact on: biodiversity values, connectivity of ecosystem
functioning OR natural waterways, wetland or
1. biodiversity values, connectivity and areas of native vegetation that could be
ecosystem functioning; and adversely impacted upon by bushfire mitigation
measures.
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Performance outcomes Acceptable outcomes Response
2. the long term physical integrity of
waterways, wetland and areas of native
vegetation.
Water Supply for Fire Fighting Purposes
PO3 AO3.1 R3.1
Development provides an adequate water Premises are connected to the reticulated
supply for fire fighting purpose which is water supply. The subject site has access to a reticulated
reliable, safely located and freely accessible. water supply/is in a water service area.
Editor's note—For reconfiguring a lot, water
supply needs to provide for a minimum flow and
pressure of 10 litres a second at 200kPa at all
times for fire fighting purposes.
OR
AO3.2
Where there is no available reticulated water
supply, the premises has:
1. an accessible dam, swimming pool or
water tank available for fire fighting
purposes with an onsite water volume of
not less than 5,000 litres; and
2. a water supply outlet pipe 50 millimetres in
diameter fitted with a standard fire brigade
fitting connected to the water supply (other
than where the water supply is in a
swimming pool or dam).
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Performance outcomes Acceptable outcomes Response
Editor’s Note—Water supply capacity for fire
fighting purposes is in addition to water supply
capacity for other uses and activities on the
premises.
Essential Community Infrastructure
PO4 AO4.1 R4.1
Essential community infrastructure is able to Development involving essential community
function effectively during and immediately infrastructure is not located within a medium or There are no Community Uses and
after bushfire events. high bushfire hazard area. Infrastructure Uses associated with the
proposed development and therefore not
OR located in Bushfire Hazard Area.
AO4.2
Where located in a medium or high bushfire
hazard area, development involving essential
community infrastructure is designed to
function effectively during and after a bushfire
event in accordance with a Bushfire Hazard
Management Plan.
Editor’s Note— PSP8 Natural Hazards provides
guidance for assessing bushfire hazard risk and
preparing a bushfire hazard management plan.
Hazardous Materials
PO5 AO5 R5
Public safety and the environment are not Hazardous materials are not manufactured or
adversely affected by the impacts of bushfire stored in bulk in a bushfire hazard area. The proposed development will not involve the
on hazardous materials manufacturing or manufacture or storage of large quantities of
storing in bulk. hazardous materials.
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Performance outcomes Acceptable outcomes Response
Access and Evacuation Routes
PO6 AO6.1 R6.1
Roads provide for easy and safe evacuation The road layout provides for through-roads Not applicable
of residents of premises and avoids cul-de-sacs and dead-end roads.
and access by emergency services.
OR
R6.2
AO6.2 Not applicable
The development has a perimeter road
reserve with a minimum width of 20 metres
and maximum gradient of 12.5%.
R6.3
OR Resort Drive is a no-through road with a road
reserve width of 12m, which is capable of being
AO6.3 navigated by conventional vehicles and which
Cul-de-sacs or no-through roads are provided links to Links Drive.
with fire trails or access easements, which are
capable of being navigated by conventional
vehicles and which link to through roads.
R6.4
AO6.4 Safe access and egress is available at all times
Safe access and egress is available at all to all of the development for emergency
times to all of the development for emergency vehicles and personnel.
vehicles and personnel.
AO6.5 R6.5
Where an emergency access point is required, No further emergency access is required
it complies with the relevant works codes and
PSP6 Engineering Design Standards.
Lot design
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Performance outcomes Acceptable outcomes Response
PO7 AO7 R7.1
Lot design and building siting minimises Each residential lot: 1. Uses and works including building works
bushfire hazard risk to people and property. are sited on lots greater than 2500m2:
1. includes a building envelope, identified on 2. The boutique hotel construction is occurring
a plan of subdivision; in the western portion of the site and is
2. is of sufficient size and shape to allow for therefore furthest away from the hazardous
efficient emergency access to buildings for vegetation to the east and north.
fire fighting appliances (e.g. by avoiding Additionally, a pool will separate the hotel
battle-axe/hatchet lots and long narrow lots from the vegetation to east and in the east
with long access driveways to buildings); of the subject site. The tennis court
3. where more than 2500m², achieves construction will require the removal of
setbacks from hazardous vegetation in line vegetation.
with Bushfire Attack Level 29 requirements 3. A 10m setback from hazardous vegetation
as per AS3959; and for the hotel is achieved in the proposed
4. is designed so that buildings and layout plan. The tennis courts will require
structures are sited in locations of lowest clearing of and management of hazardous
hazard within the lot and elements of the vegetation on the northern end of the
development least susceptible to fire are subject site.
closest to the fire hazard. 4. The tennis courts and pool are the least
susceptible structures to fire and are sited
closest to the bushfire hazard.
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Performance outcomes Acceptable outcomes Response
Firebreaks and fire access tracks
PO8 AO8.1 R8.1 – R8.3
Firebreaks and fire access tracks provide: Where development involves the creation of a 1. Firebreaks are provided between the
1. Adequate access for fire fighting and other new road and lots, a firebreak is provided by hazardous vegetation of Girraween Nature
emergency vehicles; and providing a cleared road reserve not less than Refuge by Resort Drive, existing carparks
2. adequate access for the evacuation of 20 metres wide and maximum gradient of and existing pedestrian and service vehicle
residents and emergency personnel in an 12.5% around the perimeter of the subdivision, infrastructure.
emergency situation. between the created lots and surrounding 2. The total width of these existing
vegetated lands. firebreak/roadways is approximately 11
metres.
OR 3. Emergency Service/QFES Urban and Rural
Appliances will have access along all
AO8.2 formed roadways. No access is provided
Fire access tracks are provided between the or required from Resort Drive into the
created lots and surrounding vegetated land Council manager Girraween nature
that: Refuge/Reserve.
4. Further bushfire mitigation measures will
1. have a cleared minimum width of 6 metres; include the limiting of less flammable plant
2. have a maximum gradient of 12.5%; species in the groundcover and
3. provide unbroken access for fire fighting understorey/shrub stratum to reduce the
vehicles; flammability of areas of landscaping within
4. provide passing bays and turning areas; the development site.
5. are located within an access easement 5. A 5-metre-wide lawn area is to be located
that is granted in favour of Noosa Council along the eastern wall of the hotel unit’s
and the Queensland Fire and Rescue courtyards of the easterly most hotel units.
Service. 6. All bushfire mitigation measures will only be
undertaken within the subject site.
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Performance outcomes Acceptable outcomes Response
AO8.3
Bushfire management measures are carried
out on the subject property and not any
adjoining property.
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APPENDIX II – BUSHFIRE HAZARD MAPPING
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APPENDIX III – LESS FLAMMABLE PLANT SPECIES
The following list of species has been derived from the Regional Ecosystem Technical
Descriptions (Dept. of Science, Information Technology, Innovation and the Arts, 2012), for
the Regional ecosystem 12.2.5 or are ubiquitous in coastal vegetation communities.
Understorey stratum
Family/Species Common name Form
Elaeocarpaceae
Elaeocarpus reticulatus Blueberry ash st
Lauraceae
Cryptocarya glaucescens Jackwood t
Cryptocarya triplinervis Three-veined Cryptocarya st
Endiandra sieberi Hard corkwood t
Phyllanthaceae
Glochidion sumatranum Cheese tree t
Picrodendraceae
Petalostigma pubescens Quinine tree st
Rhamnaceae
Alphitonia excelsa Red ash st
Vitaceae
Cissus hypoglauca Native grape v
Sapindaceae
Cupaniopsis anacardioides Tuckeroo st
Jagera pseudorhus Foam bark st
Asparagaceae
Lomandra longifolia Long-leafed mat-rush g
Lomandra multiflora Many-headed Mat-rush g
Form code – t = tree; st = Small tree, s = shrub; v = vine; g = grass or grass like
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APPENDIX IV – EMERGENCY RESPONSE PLAN
The Emergency Response Plan is in its draft form and will be completed upon the
completion of the hotel and key staff positions such as General Manager, Executive
Manager, Assistance General manager, Manager of Rooms and Food and Beverage and
potentially an Operations Manager or Engineer.
Introduction
This Emergency Response Plan has been prepared as part of the Development Application
for Noosa Spring Real Estate Pty Ltd for a hotel to be located adjacent to the existing Noosa
Spring Country Golf and Spa Resort.
Plan format
This Emergency Response Plan provides;
The Plan Version,
Emergency Notification Flow Chart,
Emergency Planning Committee and Emergency Response Team,
External Agency Contact Numbers,
Organisational Matters,
Emergency Response Plan, and
Evacuation Plan.
Plan Version
The version of this plan is provided below. A note of which version is currently in use and to
whom it has been circulated is to be maintained in the table below.
distribution
Plan Effective Noosa Spring
Qld Qld Noosa
version date Hotel GM & QFES
Police SES Council
CFW
Version 1.0 April 2022
Abbreviations
Abbreviation Meaning
FMP Fire Mitigation Plan
GM General Manager
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Abbreviation Meaning
CFW Chief Fire Warden
QFES Qld Fire and Emergence Service
Qld SES Qld State Emergency Service
QRFS Qld Rural Fire Service
Safer Place Designated area within the Local Community that
members of the public can be relocated too during an
emergency event where they will be safe from the bushfire
event and are able to receive medical and other
assistance should it be required.
Emergency Notification Flow Chart
Emergency event All notification of bushfire will be generated by the Qld
notification Emergency Services, QFES and/or, Qld Police
At an Alert Notice being issued by Qld Emergency Services,
the Emergency management committee will meet to ensure
Alert Warning
that all necessary measures are in place and activated if the
Emergency Alter level escalates.
The Chief Fire Warden will ensure that all necessary plant
and machinery as well as building maintenance in the
Secure and Remove
landscaped areas has been inspected to ensure it will not
be a risk if the Emergency Level escalates
The GM is to issue instructions for all guests to return to
their rooms and await further instructions should the
warning escalates to an “Emergency Warning”.
All guests with medical constraints who could require
medical assistance will be assisted to be relocated to a
Safer Place off-site such as the Noosa Hospital
Depending on the status of the bushfire alert, guest no
at the Hotel will be informed that they are to stay in
place wherever they are and to inform the Hotel of their
location and status. They may be given the opportunity
to immediately return to the Hotel should the bushfire
Watch and Act
risk allow them too.
Warning
The GM is to instruct all visitors, if it is safe to do so, to
leave the Hotel within 30 minutes of the Watch and Act
Warning being issued by Emergency Services
The GM is to instruct the Head of Rooms and Food and
Beverage Managers to inform all essential staff of the
Emergency warning status and for them to be prepared
to assist guests to move to the Evacuation Centre
should the Emergency Warning escalate to an
Emergency Warning level.
And to all allow non-essential staff to leave the Hotel.
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The CFW and GM are to issue an evacuation notice too
all Guests and staff to evacuate to the Golf Club.
The Emergency Management Committee and
designated staff members will assist all guests and
Emergency Warning others to the evacuation centre.
The Senior Rooms Manager is to record all guest and
staff who evacuate to the evacuation centre and check
that against the Hotel guest’s data.
The GM and Senior Rooms Manager are to s=ensure all
Guests and Staff remain at the Evacuation centre until
Emergency Services give the instruction that they can
During the Emergency return to their rooms or leave the premises.
Event The Chief Fire Warden is to provide any assistance they
can along with any designated Staff to Emergency
Services during the Emergency bushfire event.
The Chief Fire Warden is to assess all Hotel
infrastructure and landscaping to identify any impacts
Post Emergency from the bushfire event, photograph and make all
Event necessary records and report to the Emergency
Planning Committee.
Emergency Planning Committee
The role of the Emergency Planning Committee is to provide high level planning and
preparedness by the resort for all emergency events that are likely to occur within and
around the resort and impact on the Resort’s structures, guests, visitors and staff.
The General Manager will be responsible for issuing all instructions to other members of the
Committee and Guests.
The Chief Fire Warden will be responsible for managing the Hotels response to a Bushfire
event and assist, where required, Emergency Services in access into and around the Hotel
grounds.
Staff Member Name Contact number
General Manager To be
completed
Chief Fire Warden
Executive Assistant Manager
Operations Manager/Head of Rooms
Food and Beverage Manager
Financial Controller
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External Agency Contact Numbers
Agency Contact number
Emergency Services (all emergencies) 000
Noosa Heads Fire & Rescue Brigade 07 5473 8484
Noosa Heads Police 07 5440 8111
Qld Ambulance Service 000
Noosa Shire Council 07 5329 6500
Organisational Matters
Indemnity
The insurers for the Noosa Spring Hotel are to indemnify all staff members who are required
under their position description or duty statement, to participate in emergency responds
activities to protected guests and other staff members and the Noosa Springs Hotel
infrastructure.
Purpose
These Emergency Response Plan have been prepared and issued to enable the Noosa
Springs Hotel owner and manager to implement a scaled emergency response for a bushfire
emergency that may occur and threaten on the Noosa Springs Hotel.
The Emergency Response Plan seeks to be compliant with all relevant Australian
Standards, AS3745-2010 – Planning for emergencies in facilities and relevant Occupation
Health and Safety Act and Guidelines.
Scope
With regard to the above potential emergency events this Emergency Response Plan seeks
to provide guidance and response actions for all Bushfire emergency events that may occur
or threaten upon the Noosa Springs Hotel, its guests and staff as well as visitors to the
Hotel.
Incident Reporting
To assist in improving emergency responses by the Noosa Springs Hotel and the
Emergency Planning Committee, all bushfire events are to be documented and reviewed by
the Emergency Planning Committee to identify;
1. The cause of the Emergency event
2. The response by the Resort to the emergency event, and
3. any areas where the response was considered to be inadequate.
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Therefore, the Chief Warden as part of their responsibilities on the Emergency Planning
Committee is to ensure the following information is obtained, verified and recorded in an
Emergency event log: -
1. The date and time of the bushfire emergency,
2. The location of the bushfire emergency,
3. The actions which were implemented to respond to the bushfire emergency,
4. The outcome and impacts to staff, guests and property as a result of the bushfire
emergency and the actions to manage the emergency.
5. A list of actions that are required to mitigate any future impacts should the bushfire
emergency incident arise in the future.
6. Photographs and maps or plans should accompany all bushfire emergency incident
records.
Training
All Hotel staff which have a role in responding to a bushfire emergency within their role
descriptions are to be provided with all necessary emergency training that would be
necessary for them to undertake their role during a bushfire emergency
Emergency Response Plan review
The Emergency Response Plan is to be reviewed after any bushfire emergency event or
every five (5) years whichever is the earlier.
While the Emergency Planning Committee is to have the responsibility for the review of this
Emergency Response Plan.
Emergency Response Plan
Emergency Warning Level Actions
Alert Warning issued by 1. The GM is to instruct the Senior Rooms Manager
Emergency Services to text all guests and staff that a Bushfire Alert
warning has been issued by the Qld Emergency
Services.
2. The text is to clearly state that no immediate
action is required but the notice is simply an alert
notice
3. The CFW is to meet, and checks are to be
undertaken as to the status of the:
a. Guest numbers current and future
bookings
b. Staffing levels and shift change overs
c. landscape and building maintenance
d. status of the Evacuation Centre
A Watch and Act warning is 1. The GM is to issue an instruction for all guests to
issued by Emergency Services return to their room.
2. The GM is to instruct the Senior Rooms Manager
to allow all non-essential staff and staff who may
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Emergency Warning Level Actions
be medical or respiratory issues to leave the
Hotel.
3. The CFW is to personally check all landscaping
has been attended to and no obvious fuel is
located adjacent to any structures.
4. The CFW is to permit all irrigations within
landscaped areas to be switched on to “water
down” all landscaped areas.
5. The Senior Rooms Manager and Club House
Manager is to ensure that the Club house is
prepared to receive Hotel guests and staff should
the Emergency warning esc=alate to an
Emergency Warning level.
Emergency warning is issued by 1. The GM is to give the Senior Rooms Manager
Emergency Services instructions to issue an evacuation Notice too all
Guests and Staff to evacuate to the designated
Evacuation Centre, the Club House.
2. The Senior Rooms Manager and designated Staff
members are to assist all staff to evacuate from
their rooms to the Evacuation Centre and for a
record of all Guests and staff evacuated to the
Evacuations Centre is to be made
3. The CFW is to be on standby to assist Emergency
Service personnel should they be required to
attend the Hotel and grounds as part of their
bushfire suppression and management
operations.
4. The GM and CFW are to liaise with Emergency
Services to be updated on the status of the
bushfire emergency.
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Evacuation Plan.
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