Council archive · source document
Bushfire Report · MCU26/0104
Bushfire Hazard Assessment
Bushfire Report
Project No: B6033
Address: 1534 Louis Bazzo Drive Cootharaba 4565
Lot Plan: Lot 1 RP162745
Local Government Area: Noosa Shire Council
Proposed Development: Class 1a dwelling
BAL Rating: BAL-12.5
Max Bushfire Protection Consulting / ABN 81 671 088 887
Suite 1605 17 Gould Rd Herston QLD 4006 / PO BOX 186 Toowong DC QLD 4066
Mobile: 0432 89 82 82 / Email: [email protected]
www.maxbp.com.au
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Bushfire Report Document History Version Description Date Author Approved by 1.0 Report - Draft 21/01/2026 HL HL 2.0 Report - Final 27/01/2026 HL HL 2.1 Report - Final 9/06/2026 HL HL 2.2 Report - Final 10/07/2026 HL HL Report Expiry Please be aware that the bushfire hazard assessment and BAL rating provided in this report are valid for 12 months from the date of issuance. It is advisable to consult with a qualified professional to confirm the accuracy of the assessment if this report is more than 12 months old. If any discrepancies are identified or if an update is necessary, a new report should be obtained. Copyright Statement The contents of this document are the exclusive property of Max Bushfire Protection Consulting and are protected by copyright and other intellectual property laws. This document is intended solely for the use of the client and regulatory agencies involved in the project. Any reproduction or distribution, in whole or in part, without the prior written consent of the copyright holder, is strictly prohibited and may constitute a violation of copyright law. This report is provided for the specific purpose of the project at hand and may not be used for any other purpose without the express written consent of the author. Individuals are required to maintain all copyright and other notices contained within the materials. Unauthorized distribution of copies, whether in electronic or physical form, is prohibited without the prior written consent of the copyright holder. Disclaimer This report has been prepared based on information provided by the client and is intended solely for the client's exclusive use for the stated purpose for which it was provided. Any inaccuracies or amendments to the report or development application will require revision. Please note that, despite our best efforts, there is no guarantee that desirable outcomes are achievable during extreme bushfire weather episodes, which may result in unpredictable bushfire behaviour and detrimental consequences to life, property, and the environment. Any representation, statement, opinion, or advice expressed or implied in this report is made in good faith. Max Bushfire Protection Consulting and its employees will not be liable (whether by reason of negligence, lack of care, or otherwise) to any person for any damage or loss whatsoever that may occur in relation to that person taking or not taking action in respect of any representation, statement, or advice referred to in this report. Legislation may impact vegetation clearing activities. It is strongly recommended that clients contact the relevant agencies to determine if their proposed vegetation clearing activity complies with local, state, and federal laws. Max Bushfire Protection Consulting 2
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Practitioner Declaration
Name: Henry (Hongxi) Liang
Position: Senior Bushfire Consultant
I hereby certify that I have undertaken the assessment of the above-mentioned
site and determined the Bushfire Attack Level stated above in accordance with the
requirements of AS 3959:2018 and/or the Bushfire Resilient Communities -
Technical Reference Guide published by Queensland Fire and Emergency
Services.
I hereby declare that I am a suitably qualified bushfire consultant, holding AQF
Level 8 qualifications and tertiary degrees below:
▪ Graduate Diploma in Bushfire Protection
▪ Graduate Certificate in Bushfire Protection
▪ Master of Business Administration
▪ Bachelor in Engineering
Signature:
Email: [email protected] Max Bushfire Protection Consulting
Mobile: 0432898282 ABN: 81 671 088 887
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Table of Contents
Executive Summary .............................................................................................................. 7
1. Introduction .................................................................................................................... 8
1.1 Purpose ...................................................................................................................... 8
1.2 Subject site................................................................................................................. 8
1.3 The proposed development ........................................................................................ 9
1.4 Bushfire Prone Land ................................................................................................... 9
1.5 Scope and objectives ................................................................................................. 9
2. Assessment Methodology ............................................................................................ 10
2.1 Assessment and Legislative ..................................................................................... 10
2.2 Bushfire Hazard Assessment ................................................................................... 10
2.3 Bushfire Attack Level Assessment............................................................................ 11
3. Legislative Context....................................................................................................... 12
3.1 State Planning Policy (July 2017) ............................................................................. 12
3.2 National Construction Code 2022: Building Code of Australia .................................. 12
3.3 AS 3959 Construction of Buildings in Bushfire-prone Areas ..................................... 13
3.4 Noosa Shire Council Planning Scheme .................................................................... 13
4. Bushfire Hazard Assessment ....................................................................................... 14
4.1 Current Bushfire Hazard Mapping ............................................................................ 14
4.2 Local FFDI................................................................................................................ 14
4.3 Site-Specific Hazard Assessment ............................................................................. 15
4.3.1 Ground-Truthed VHC ....................................................................................... 16
4.4 Probable Direction of Bushfire Attack ....................................................................... 28
4.5 Fire History ............................................................................................................... 28
4.6 Building Envelope and Asset Protection Zone .......................................................... 29
4.7 Bushfire Attack Level and Construction Requirements ............................................. 29
5. Bushfire Management Plan .......................................................................................... 31
5.1 Bushfire Behaviours ................................................................................................. 31
5.1.1 Topography ..................................................................................................... 31
5.1.2 Weather Conditions ......................................................................................... 31
5.1.3 Vegetation ....................................................................................................... 32
5.2 Potential Bushfire Impacts and Attack Mechanisms ................................................. 32
5.2.1 Direct Flame Contact ....................................................................................... 33
5.2.2 Radiant Heat Exposure .................................................................................... 33
5.2.3 Ember Attack ................................................................................................... 34
5.2.4 Wind and Smoke Attack................................................................................... 34
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5.2.5 Convection and Conduction ............................................................................. 34
5.3 Bushfire Protection Measures................................................................................... 34
5.3.1 Asset Protection Zone (APZ) ........................................................................... 35
5.3.2 Building Construction, Siting and Design ......................................................... 38
5.3.3 Access and Evacuation Arrangement .............................................................. 39
5.3.4 Water Supply ................................................................................................... 39
5.3.5 Landscaping Management Plan....................................................................... 40
5.3.6 Reducing Fuel Load and Weed Management .................................................. 40
5.3.7 Importance of Ongoing Vegetation Management ............................................. 41
5.4 Biodiversity Overlay .................................................................................................. 41
6. Conclusion ................................................................................................................... 42
7. References .................................................................................................................. 43
8. Appendix ...................................................................................................................... 43
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Acronyms and Abbreviations
APZ Asset Protection Zone
AEP Annual Exceedance Probability
Australian Standard 3959:2018 Construction of Buildings in Bushfire
AS 3959:2018 prone Areas (This Standard incorporates Amendment No. 1 (June
2019) and Amendment No. 2 (December 2020))
BCA Building Code of Australia
BPA Bushfire Prone Area
BMP Bushfire Management Plan
BVG Broad Vegetation Group
FDI Fire Danger Index
FFDI Forest Fire Danger Index
FWS Fire Weather Severity
IMS Interactive Mapping System
LMP Landscape Management Plan
MCU Material Change of Use
NCC National Construction Code
QFES Queensland Fire and Emergency Services
RH Relative Humidity
RAL/ROL Reconfigure A Lot/Reconfiguration of Lot
SPP State Planning Policy 2017
SPP map input Statewide Map of Bushfire Prone Areas Input Data E.G. FFDI (5%
data AEP), Maximum Landscape and Vegetation Hazard Class
VHC Vegetation Hazard Class
VMP Vegetation Management Plan
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Executive Summary
Project No: B6033
Site-specific bushfire hazard assessment
Type of bushfire
Bushfire attack level assessment
assessment:
Bushfire management plan
1534 Louis Bazzo Drive Cootharaba 4565
Location:
Lot 1 RP162745
Site area: 79,270 sqm
Local Government Area: Noosa Shire Council
Client(s): Danielle Billing
Proposed Development: Class 1a dwelling
Site plan by: The Client(s)
Asset Protection Zone: Designed APZ with IPA and OPA
Bushfire Attack Level: BAL-12.5
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1. Introduction
1.1 Purpose
Max Bushfire Protection Consulting was engaged by the client(s) to conduct a site-
specific bushfire hazard assessment for the proposed development on the subject
site.
The objective of this report is to assess the potential bushfire hazard and related
risks concerning the proposed development, aligning with several regulatory
frameworks such as the Queensland State Government State Planning Policy - Part
E (SPP 2017), the Bushfire Resilient Communities Technical Reference Guide
(QFES, 2019), the local council planning scheme - bushfire hazard overlay code,
and the Australian Standard – Construction in Bushfire Prone Areas (AS 3959:2018).
These guidelines delineate the State and Council's concerns regarding bushfire
hazard within the context of evaluating development applications.
The development shall be carried out on the lot referred to as the ‘Subject Site,’ and
the dwelling shall be situated within the proposed building location envelope.
1.2 Subject site
• Site Address: 1534 Louis Bazzo Drive Cootharaba 4565
• Lot Plan: Lot 1 RP162745
• Site Area: 79,270 sqm
Figure 1-1: Subject Site
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1.3 The proposed development
The proposed development is to construct a Class 1a dwelling.
1.4 Bushfire Prone Land
The Council's designation of land as "bushfire prone" carries two primary
consequences:
• It mandates the formulation of a Bushfire Management Plan that conforms to
the specifications delineated in the Planning Scheme. This includes strict
adherence to the Bushfire Overlay Code stipulated within the planning
scheme.
• It activates the application of the Building Code of Australia (BCA) and the
National Construction Code (NCC), necessitating compliance with their
performance objectives pertaining to bushfire mitigation. Furthermore,
adherence to AS 3959:2018, which governs the construction of buildings in
bushfire prone regions, is imperative.
1.5 Scope and objectives
The scope and objectives of this assessment are to:
• Identify bushfire-related risk factors linked to the positioning of the
development footprint. This includes the probable direction of bushfire attack,
hazard ratings associated with existing and proposed vegetation on and
around the subject site, and planning separation from potential hazards.
• Recommend suitable protective measures to alleviate the risk posed by the
assessed BAL in alignment with the State Planning Policy (SPP 2017), AS
3959:2018, and the Bushfire Hazard Overlay Code of the Council Planning
Scheme.
• Prepare a comprehensive site-specific bushfire management plan and
conduct an assessment of compliance with the Bushfire Hazard Overlay Code
to illustrate how adherence can be attained.
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2. Assessment Methodology
2.1 Assessment and Legislative
Assessment and legislative review were conducted to identify overlay mapping and
requirements under the SPP 2017 and Noosa Shire Council planning scheme. The
review included:
▪ Planning Act 2016 (Planning Act)
o Planning Regulation 2017 (Planning Regulation)
o State Planning Policy (SPP 2017) mapping
o State Assessment and Referral Agency (SARA) mapping (Department
of Infrastructure, Local Government and Planning)
▪ Noosa Shire Council Planning Scheme
o Bushfire Hazard Overlay Code
o Planning Scheme interactive mapping
▪ Queensland Fire and Emergency Services
o Catalyst/BRC interactive mapping
▪ Building Act 1975 (Building Act)
▪ National Construction Code 2022: Building Code of Australia (NCC 2022)
▪ AS 3959:2018 Construction of Buildings in Bushfire-prone Areas
2.2 Bushfire Hazard Assessment
A site-specific bushfire hazard assessment aims to identify and understand the
bushfire hazards on the site. The site's vegetation and terrain characteristics were
surveyed using a complete site examination, aerial photography, accessible
databases, and relevant mapping. The site-specific assessment included:
• Recording the structure, composition, and condition of vegetation
communities located in the development footprint and all land within 100m of
the development footprint, extending to 150m-300m where necessary.
• Assessing site slope and effective slope.
• Determining the aspect of the site.
• Identifying waterway and wetland features within the assessment area.
• Calculating potential fire line intensity and Radiant Heat Flux.
Bushfire Hazard Assessment and subsequent BAL review were conducted in
accordance with the Bushfire Resilient Communities Technical Reference Guide for
the State Planning Policy State Interest ‘Natural Hazards, Risk and Resilience –
Bushfire’ (QFES 2019), which was prepared by the Queensland Fire and Emergency
Services to provide technical guidance for the SPP 2017 guidance material. The
method involves a quantitative assessment of the vegetation communities, fuel
loads, slope, and other relevant factors.
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2.3 Bushfire Attack Level Assessment
The determination of the site-specific Bushfire Attack Level (BAL) for the
development footprint and classified vegetation was undertaken in accordance with
the Bushfire Resilient Communities – SPP Technical Reference Guide and AS
3959:2018. This includes the identification of the following input values:
• FFDI (5% AEP fire weather event)
• Vegetation hazard class, surface and overall fuel load
• Site slope, effective slope, and whether the effective slope is upslope or
downslope of the development
• Distance of the development footprint from classified vegetation
Radiant heat exposure was calculated using the Bushfire Asset Protection Zone
calculator provided by the Sustainable Development Unit of Queensland Fire and
Emergency Services and/or the AS 3959:2018 Method 2 Calculator.
AS 3959:2018 defines the Bushfire Attack Level as a method for measuring the
severity of a building's potential exposure to ember attack, radiant heat, and direct
flame contact, using increments of radiant heat expressed in kilowatts per square
metre. This method serves as the basis for establishing construction requirements to
improve the protection of building elements from bushfire attack. Consequently, the
assessment results and accompanying BAL construction requirements only apply to
proposed buildings or structures, not the entire development area.
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3. Legislative Context
The following key legislation, policies and guidelines are relevant to the preparation
of bushfire assessment:
• State Planning Policy (July 2017, QLD)
• National Construction Code 2022
• AS 3959:2018 Construction of Buildings in Bushfire-prone Areas
• Local Council Planning Scheme
• Planning Act 2016 (Planning Act) and Building Act 1975 (Building Act)
3.1 State Planning Policy (July 2017)
Supporting the Planning Act 2016 (Planning Act) (Qld), the purpose of the SPP is to
guide State and Local government in land-use planning and development by defining
the Queensland Government’s polices about matters of state interest, to which there
are 17 state interests arranged under five broad themes:
• liveable communities and housing
• Economic growth
• Environment and heritage
• Safety and resilience to hazards
• Infrastructure
The SPP Interactive Mapping System includes bushfire hazard area (bushfire prone
area) mapping based on the methodologies outlined in Leonard et al. (2014). Under
the safety and resilience to hazards theme, the state's interest is to ensure that
natural hazards are properly considered in all levels of the planning system. This
includes the avoidance of natural hazard areas or the mitigation of risks to an
acceptable or tolerable level. The SPP is supported by the SPP – State Interest
Guideline – Natural Hazards, Risk and Resilience (April 2016), Technical Manual –
Evaluation Report: Bushfire Hazards (April 2016), and Technical Manual – A 'Fit for
Purpose' Approach in Undertaking Natural Hazard Studies and Risk Assessments
(April 2016) by the Department of Infrastructure, Local Government and Planning.
These documents identify the outcomes sought by the state and their application
when planning development within a bushfire hazard area (bushfire prone area).
3.2 National Construction Code 2022: Building Code of Australia
The National Construction Code 2022: Building Code of Australia (NCC 2022) sets
out technical requirements for the design and construction of buildings and other
structures in Australia (The Australian Building Codes Board). NCC 2022 defines ten
core building classes, along with various subclasses. It mandates that buildings
constructed within designated bushfire prone areas must be designed and
constructed to minimise the risk of ignition from bushfires.
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3.3 AS 3959 Construction of Buildings in Bushfire-prone Areas
Where development is proposed in designated bushfire prone areas, AS 3959:2018
provides construction requirements designed to enhance resistance against bushfire
attack. These construction specifications are determined by specific heat flux
exposure thresholds and are categorized into six Bushfire Attack Levels (BAL):
Radiant Heat
Bushfire Attack Level Description of Predicted
Exposure
(BAL) Bushfire Attack and Levels of Exposure
(AS3959:2018)
Minimal attack from radiant heat and flame due to
the distance of the building from the vegetation,
BAL – Low Insignificant
although some attack by burning debris is possible.
There is insufficient threat to warrant specific
construction requirements
Attack by burning debris is significant with radiant
heat (not greater than 12.5kW/m²). Radiant heat is
BAL - 12.5 0 to 12.5kW/m2 unlikely to threaten building elements (such as
unscreened glass). Specific construction
requirements for ember protection and accumulation
of debris are warranted.
Attack by burning debris is significant with radiant
heat flux (not greater than 19kW/m²) threatening
BAL - 19 12.5 to 19kW/m2
some building elements (such as screened glass).
Specific construction requirements for embers and
radiant heat are warranted.
Attack by burning debris is significant and radiant
heat flux (not greater than 29kW/m²) threatens
BAL – 29 19 to 29kW/m2
building integrity. Specific construction requirements
for ember and higher levels of radiant heat are
warranted. Some flame contact is possible.
BAL – 40 29 to 40kW/m2 Radiant heat flux and potential flame contact could
threaten building integrity.
40kW/m2 plus Significant radiant heat and significantly higher
BAL - FZ likelihood of flame contact from the fire front will
(Flame Contact) threaten building integrity and result in significant
risk to residents.
Table 1: AS3959:2018 Using BAL to determine construction requirements
3.4 Noosa Shire Council Planning Scheme
Relevant bushfire provisions of the Council’s Planning Scheme reflect SPP State
and Local level interests by identifying designated bushfire prone areas. Where
assessable development is proposed on land mapped as containing bushfire hazard
areas, a site-specific bushfire hazard assessment prepared in accordance with the
planning scheme is required.
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4. Bushfire Hazard Assessment
Several factors determine the likelihood and severity of bushfires in a landscape.
Key factors include the type of vegetation and the amount of available fuel. Other
considerations are topography and land use patterns around potentially hazardous
vegetation. Additionally, connectivity between vegetation communities can influence
the development and persistence of bushfires.
4.1 Current Bushfire Hazard Mapping
A review of the Bushfire Hazard Overlay Mapping indicates that the site contains
bushfire hazard areas, as shown in Figure 4-1.
Figure 4-1: Bushfire Hazard Overlay Mapping
4.2 Local FFDI
The fire season in Queensland typically begins in the far north in July, advancing
southward by spring and occasionally lasting until February in southern and far
south-western regions. These timeframes vary annually due to fuel loads, long-term
climate patterns, and short-term weather conditions, differing from other Australian
states. In the far north and the northwest, warm, dry winters and springs, with dead
grasses and dry fuels, heighten bushfire risks. In the south, the greatest danger
follows dry winters and springs, with severe conditions arising when low-pressure
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systems bring strong, hot, dry westerly winds to coastal areas. The season ends with
the arrival of moist conditions, often influenced by tropical cyclones near the coast.
The Forest Fire Danger Index (FFDI) evaluates the likelihood of fire ignition, its
propagation rate, intensity, and the difficulties encountered during suppression,
amalgamating factors like air temperature, relative humidity, wind speed, and
drought effects. This assessment is accessible through state mappings, revealing an
annual exceedance probability FFDI of 47 at a 5% probability level for the subject
site. Fire Danger Ratings (FDR) are determined by forecasted weather conditions,
particularly the FFDI, offering insight into the level of bushfire threat on a given day.
This FFDI corresponds to a high FDR, indicating hot, dry, and windy conditions.
Under such circumstances, the ignition and spread of fires may present significant
challenges for containment, especially in areas with extensive bushland vegetation.
4.3 Site-Specific Hazard Assessment
This Site-Specific Bushfire Hazard Assessment draws upon several key references
and sources, including:
• Vegetation Hazard Classification and Potential Fire-line Intensity for
Queensland, as outlined in "A new methodology for state-wide mapping of
bushfire prone areas in Queensland" by CSIRO, Australia (2014).
• The Bushfire Resilient Communities Technical Reference Guide (QFES,
2019).
• The Bushfire Attack Level (BAL), Building setback requirements, and
Construction Standards as specified in the Australian Standard AS3959:2018
Construction of buildings in bushfire prone areas.
• Bushfire Risk Mitigation Measures aligned with current industry best-practice
assessment methodologies and compliance with Council's Planning Scheme.
This assessment will utilize factors such as vegetation composition and extent,
slope, and industry-standard fuel load calculations to determine the potential bushfire
hazard affecting the proposed development. Furthermore, this Bushfire Management
Plan (BMP) will ensure compliance with the Council's Bushfire Overlay Code in
relation to the proposed development.
The assessment involved an analysis of the site and its immediate 100 m radius
surroundings to determine the typical bushfire risk characteristics. It included the
application of Vegetation Hazard Classifications to vegetation located within 100 m
of the site. Where necessary, it was expanded to cover an additional area ranging
from 150 to 300 m.
According to AS3959:2018, the following vegetation shall be excluded from a BAL
assessment, which is considered as low threat vegetation and/or non-vegetation
areas:
• Vegetation of any type that is more than 100m from the site.
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• Single areas of vegetation less than 1 ha in area and not within 100 m of other
areas of vegetation being classified vegetation.
• Multiple areas of vegetation less than 0.25 ha in area and not within 20 m of
the site, or each other or of other areas of vegetation being classified
vegetation.
• Strips of vegetation less than 20 m in width (measured perpendicular to the
elevation exposed to the strip of vegetation) regardless of length and not
within 20 m of the site or each other, or other areas of vegetation being
classified vegetation.
• Non-vegetated areas, that is, areas permanently cleared of vegetation,
including waterways, exposed beaches, roads, footpaths, buildings and rocky
outcrops.
• Vegetation regarded as low threat due to factors such as flammability,
moisture content or fuel load. This includes grassland managed in a minimal
fuel condition, mangroves and other saline wetlands, maintained lawns, golf
courses (such as playing areas and fairways), maintained public reserves and
parklands, sporting fields, vineyards, orchards, banana plantations, market
gardens (and other non-curing crops), cultivated gardens, commercial
nurseries, nature strips and windbreaks.
The assessment also takes into account the small and or isolated patches and
corridor filtering process of Bushfire Resilient Communities:
• Sub-hectare areas of continuous fuel (i.e. surrounded by either no fuel or non-
continuous fuel) those are further than 100 m from any other continuous fuel
greater than two hectares.
• Downgrade the effective fuel load of continuous vegetation patches
measuring (a) 1 to 2 hectares (by 66 per cent), and (b) 2-3 hectares patches
(by 50 per cent) if the patch is surrounded by either non-continuous fuel or a
low-hazard vegetation or land use type, and if the patch is further than 100 m
from any other continuous-fuel vegetation patch greater than two hectares.
• Remove narrow corridors and areas of continuous fuel < 50 m in width that
are not sufficiently wide to support a fully developed flame front.
• Small fragments are removed because of the varied quality of the vegetation
mapping inputs.
It is noted that the client is actively undertaking vegetation management activities on
the site, including the removal of invasive weeds, thinning of overgrown vegetation,
and general landscape and property maintenance.
4.3.1 Ground-Truthed VHC
The locations of site assessment plots are shown on Figure 4-2. Table 2 presents a
summary of observations and the features of site assessment points.
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Aspect Assessment Mapped VHC Ground-Truthed VHC
Plot
North A VHC 22.1 Melaleuca open VHC 22.1 Melaleuca open forests
forests on seasonally inundated on seasonally inundated lowland
lowland coastal swamps coastal swamps
East B VHC 22.1 Melaleuca open VHC 22.1 Melaleuca open forests
forests on seasonally inundated on seasonally inundated lowland
lowland coastal swamps coastal swamps
South C VHC 22.1 Melaleuca open VHC 22.1 Melaleuca open forests
forests on seasonally inundated on seasonally inundated lowland
lowland coastal swamps coastal swamps
West D VHC 22.1 Melaleuca open VHC 22.1 Melaleuca open forests
forests on seasonally inundated on seasonally inundated lowland
lowland coastal swamps coastal swamps
Table 2: Ground-Truthed VHC
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Figure 4-2: Ground-Truthed VHC and local Bushfire Prone Area map
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Figure 4-3: Asset Protection Zone
▪ Classified vegetation conditions to North, East, South and West
The vegetation surrounding the entire development envelope is consistently similar
in nature except. Land at assessment plot A, B, C and D, a large continuous
hazardous vegetation patch VHC 22.1 Melaleuca open forests on seasonally
inundated lowland coastal swamps was found approximately 30m from the proposed
development area to South and West, where the designed Asset Protection Zone is
applied. This vegetation patch may contain RE 12.3.5 Melaleuca quinquenervia open
forest on coastal alluvium. Limited regular maintenance activities have been carried
out in this area.
Trees ranging from 10m to 30m in height, characterized by foliage cover 30% to
70%, are typically dominated by Melaleuca. The understorey is sclerophyllous,
comprising small trees, tall scrubs, or tall shrubs with hard leaves and short
internodes. A diverse range of weeds and invasive plant species, including weedy
grasses and Lantana, is widespread across the area, occurring under conditions
varying from sparse to moderately dense. The predominant tree canopy reaches a
height of approximately 23m.
This vegetation patch also contains many rainforest species due to the highly humid
environment, with an understory of palms, tree ferns, and vines, and a ground layer
dominated by mosses, fungi, and decomposing organic matter. While rainforest fuels
are typically moist, low flammability, and non-combustible, fire risk may increase
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under prolonged drought or extreme heat conditions, particularly in transition zones
adjacent to dry eucalypt forests. Bushfire impact in these areas can lead to structural
changes, promoting the spread of more flammable species.
The potential fuel load of the bushfire hazard vegetation patch is determined as
following:
Vegetation context VHC 22.1 with RE 12.3.5
Vegetation structure Open Forest
AS3959:2018 Classification of vegetation Group A Forest – Open Forest 03
Effective slope under the hazardous vegetation Flat land 0° North, East, South, West
Slope Between Site and hazardous vegetation Flat land 0° North, East, South, West
Surface fuel load 15.4 t/ha
Near-surface fuel load 8.0 t/ha
Elevated fuel load 3.0 t/ha
Bark fuel load 2.0 t/ha
Total fuel load 28.4 t/ha
Table 3: Potential fuel load
▪ Vegetation Conditions within the proposed development
Within the proposed development area and the designed Asset Protection Zone,
vegetation conditions will be consistently maintained in a low-fuel state, aligning with
the characteristics of VHC 40.4 Continuous low grass or tree cover.
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Figure 4-4: Aerial view providing landscape context for the site (Sourced from QLD SPP mapping,
captured 01/2026)
Figure 4-5: 1m interval contour map (Sourced from Queensland Globe mapping, captured 01/2026)
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Figure 4-6: AS 3959:2018 Classification of vegetation – Open Forest A-03
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Figure 4-7: Ecological Condition Profile of RE 12.3.5
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Figure 4-8 Regulated vegetation management map (sourced from Vegetation management report,
Department of Resources, 2026)
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Figure 4-9: Vegetation Management Support Map providing RE context on the site (sourced from
Vegetation management report, Department of Resources, 2026)
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Photo 1: The proposed development area
Photo 2: Site entrance from Louis Bazzo Drive
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Photo 3: Bushfire hazard vegetation VHC 22.1 nearby
4.4 Probable Direction of Bushfire Attack
The anticipated directions of bushfire threat to the proposed development are
expected to originate from any direction, primarily in areas classified as having
medium, high and very high bushfire hazard levels.
4.5 Fire History
Fire history information from QFES reveals that between 2010 and 2025, there were
no recorded fires within a 1-kilometre radius of the location. Both the historical fire
data and observations of fire scars suggest that it has been a substantial amount of
time since the site was last exposed to a large-scale fire event. However, it is
important to note that while this information does not guarantee the site will remain
free from future fires, the likelihood of such events occurring appears to be
decreasing due to the surrounding residential and commercial land development
patterns.
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4.6 Building Envelope and Asset Protection Zone
An Asset Protection Zone (APZ) will need to be established and maintained on the
subject site to ensure adequate separation from hazardous vegetation. This
designed APZ will have a radius of 30 m around the proposed building(s) as
minimum, consisting of a 10 m for the Inner Protection Area and a further 20 m for
the Outer Protection Area.
Figure 4-2 and Figure 4-3 illustrate the minimum APZ requirements. All distance
measurements for the APZ should be taken as horizontal distances. Management
strategies within the APZ will ensure that vegetation or other structures proposed do
not increase the overall potential fuel load. The Bushfire Management Plan will detail
these requirements comprehensively.
In the remaining areas on the subject site, the client should continue to maintain the
current vegetation management practices. Unmanaged vegetation will increase the
bushfire risk.
It is critically important to note that failure to maintain the Asset Protection Zone
(APZ) will compromise its effectiveness, leading to an elevated bushfire risk to the
proposed development.
4.7 Bushfire Attack Level and Construction Requirements
Where considering the application of the designed Asset Protection Zone, the overall
Bushfire Attack Level (BAL) for the proposed development has been assessed as
being BAL-12.5.
BAL-12.5 is primarily concerned with protection from ember attack and radiant heat
up to and including 12.5 kW/m² where the site is less than 100 m from the source of
bushfire attack.
To meet the construction standards outlined in AS3959:2018, both Section 3
"Construction General" and Section 5 "Construction Requirements for BAL-12.5"
should be adhered to.
To assist in managing the impacts of bushfires in Queensland, the Queensland
Government has developed guidelines aimed at enhancing the resilience of both
new and existing homes. These guidelines provide practical, site-specific
recommendations on building design and landscaping measures to improve bushfire
resilience.
It is recommended that the client refer to and apply these guidelines to strengthen
the bushfire resilience of the dwelling.
• Queensland Reconstruction Authority (2024). Bushfire Resilient Building
Guidance for Queensland Homes.
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https://www.qra.qld.gov.au/sites/default/files/2024-
02/0873_QRA%20CSIRO%20Bushfire%20Guideline%20(updated%20Februa
ry%202024).pdf
Figure 4-11: Radiant Heat Flux Modelling and BAL Rating
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5. Bushfire Management Plan
This Bushfire Management Plan (BMP) identifies the bushfire protection measures
that should be implemented as part of the proposed development to manage and to
reduce the risk from bushfire to an acceptable level. It is important to understand the
processes that influence bushfire behaviour and the sources of damage that threaten
people and property.
5.1 Bushfire Behaviours
Understanding bushfire behaviour is crucial when planning development on bushfire
prone land to effectively mitigate the risks associated with bushfires. Three primary
elements significantly influence bushfire behaviour, as follows:
5.1.1 Topography
The physical characteristics of the landscape significantly influence bushfire
behaviour. It is well-established that fires tend to spread more rapidly when they
move uphill. This is because flames can easily access unburnt fuel ahead of the fire,
which is pre-heated by radiant heat, making it more combustible. Studies indicate
that for every 10-degree increase in slope, the fire's speed can double. For example,
if a fire is moving at a rate of 5 km per hour on flat ground, and it encounters a 10-
degree slope, its speed can double to 10 km per hour uphill. As the fire gains
momentum, it also increases in intensity, becoming even hotter.
Conversely, when a fire moves downhill, its speed decreases because the flames
have less fuel to consume, and radiant heat pre-heats less fuel in front of the fire.
For every 10-degree decrease in slope, the fire's speed is halved. It is important to
note that fires typically move more slowly as the slope declines.
5.1.2 Weather Conditions
Weather conditions are a major factor in the behaviour and spread of bushfires. Hot,
dry, and windy conditions can make fires more intense and difficult to control, while
cooler and more humid conditions can slow their spread. Wind can also influence the
direction and speed of the fire, and changes in wind direction can make it more
difficult for firefighters to predict the fire's behaviour. Weather forecasting is a critical
component of bushfire management, as it allows firefighters and other responders to
anticipate changes in fire behaviour and take action to mitigate the risks. In addition,
many communities now use tools like automated alert systems to warn residents of
potential fire danger based on weather conditions.
The new Australian Fire Danger Rating System (AFDRS) improves and simplifies the
reporting of fire danger. Fire danger ratings describe the potential level of danger
should a bushfire starts. It is a valuable information for taking actions to protect
people and property. The AFDRS has four levels, each with a distinct title, colour
and key message.
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5.1.3 Vegetation
The amount and type of fuel available can greatly influence the behaviour of a
bushfire. Vegetation is the source of fuel of a bushfire. Vegetation that is dry and
dead, or that is densely packed, can create more intense and long-lasting fires. In
contrast, areas with little fuel or sparse vegetation may not support a fire at all. The
arrangement of fuel can also play a role, as fires that encounter a continuous "fuel
ladder" from the ground up into the canopy can become more severe. The amount of
fuel surrounding a building can directly impact a buildings survival. Vegetation
management, landscaping for bushfire and breaking the continuity of vegetation can
limit the spread of fire.
Moderate: Plan and Prepare.
Most fires can be controlled
▪ Stay up to date and be ready to act if there is a fire.
High: Be Ready to Act
Fires can be dangerous
▪ Decide what you will do if a fire starts.
▪ There’s a heightened risk. Be alert for fires in your area.
▪ If a fire starts, your life and property may be at risk. The safest option is to
avoid bushfire risk areas.
Extreme: Take Action Now to protect your life and property
Fires will spread quickly and be extremely dangerous
▪ These are dangerous fire conditions.
▪ Check your bushfire plan and make sure your property is fire ready.
▪ If a fire starts, take immediate action.
▪ If you and your property are not prepared to the highest level, go to a safer
location well before the fire impacts.
▪ Reconsider travel through bushfire risk areas.
Catastrophic: For your survival, leave bushfire risk areas
If a fire starts to take hold, lives are likely to be lost
▪ These are the most dangerous conditions for a fire.
▪ Your life may depend on the decisions you make, even before there is a fire.
▪ For your survival, do not be in bushfire risk areas.
▪ Stay safe by going to a safer location early in the morning or the night before.
▪ If a fire starts and takes hold, lives and properties are likely to be lost.
▪ Homes cannot withstand fires in these conditions. You may not be able to
leave and help may not be available.
Table 4: Australian Fire Danger Rating
5.2 Potential Bushfire Impacts and Attack Mechanisms
Bushfire attack mechanisms are typically interconnected, rarely occurring in
isolation. Both people and property often face a combination of bushfire attack
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Bushfire Report factors, each operating across different spatial scales. Nevertheless, strategies aimed at mitigating the impacts of direct flame contact, radiant heat exposure, and ember attack can be effectively addressed within the framework of land use planning and development assessments, conducted at manageable scales. The main sources of direct bushfire attack that give rise to loss of life, and damage to property and infrastructure are as follows: 5.2.1 Direct Flame Contact Direct flame contact occurs when flames from a bushfire come into direct contact with a building, structure, or individuals. When this happens, the flames can ignite any flammable material present and cause fires to spread rapidly. Direct flame contact can also cause burns and other heat-related injuries to people who are in the path of the flames. Direct flame contact is a significant concern during a bushfire, especially for buildings and structures that are located in close proximity to the fire. The intensity of the flames and the duration of the exposure can have a significant impact on the severity of the damage. To reduce the risk of direct flame contact during a bushfire, it's essential to create a defensible space around buildings and structures, clear flammable materials from the area, and use fire-resistant building materials when constructing or renovating buildings. Additionally, it's crucial to follow evacuation orders and stay informed about the fire's behaviour and movement to ensure personal safety. 5.2.2 Radiant Heat Exposure Radiant heat exposure is a significant danger during a bushfire. When a bushfire occurs, the heat generated by the flames causes the air surrounding the fire to heat up, and this heat energy is then radiated out in the form of electromagnetic waves. These waves can travel a considerable distance from the fire and can cause surfaces that are not in direct contact with the flames to heat up. During a bushfire, radiant heat exposure can be intense, and the effects can be severe. Radiant heat can ignite flammable materials, such as dry vegetation or wooden structures, and cause them to catch fire. It can also cause buildings and structures to overheat, leading to structural damage or collapse. Additionally, people who are too close to the flames can suffer from heat stress, dehydration, and serious burns. The risk of radiant heat exposure during a bushfire can be mitigated by creating a defensible space around buildings and structures, clearing flammable materials from the area, and using fire-resistant building materials when constructing or renovating buildings. It's also important to follow evacuation orders and stay informed about the fire's behaviour and movement to ensure personal safety. Max Bushfire Protection Consulting 33
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Bushfire Report 5.2.3 Ember Attack Ember attack, often referred to as spot fires, represents a prominent hazard during bushfires. This phenomenon occurs when burning embers, also known as firebrands or spot fires, are carried by the wind and land in different locations, potentially igniting new fires. In the midst of a bushfire, the combination of hot air and flames generates updrafts capable of lifting burning embers over considerable distances. These embers can alight on rooftops, in gutters, or on flammable materials near buildings and structures, leading to ignition and the potential initiation of new fires. Ember attack poses a unique danger because it can manifest hours or even days after the primary fire front has passed, and it has the capacity to ignite fires in areas previously unaffected by the bushfire. Consequently, it is imperative to prepare for ember attack through measures such as establishing a defensible space around buildings and structures, removing flammable materials from the vicinity, and sealing gaps and openings in buildings to prevent ember ingress. 5.2.4 Wind and Smoke Attack Strong winds can cause a bushfire to spread more rapidly and can also increase the likelihood of ember attack, as burning embers can be carried by the wind over long distances. Wind can also push flames and radiant heat towards buildings and structures, increasing the risk of direct flame contact and radiant heat exposure. Smoke from a bushfire can also pose a danger to people's health, particularly for those with respiratory problems. Smoke can contain particulate matter, carbon monoxide, and other harmful pollutants that can irritate the lungs and worsen respiratory conditions. In addition to health effects, smoke can reduce visibility, making it more difficult for firefighters to contain the fire and for people to evacuate safely. 5.2.5 Convection and Conduction Both convection and conduction can play a significant role in the spread and intensity of a bushfire. To reduce the risk of a bushfire spreading through convection and conduction, it's important to create a defensible space around buildings and structures, clear flammable materials from the area, and use fire-resistant building materials when constructing or renovating buildings. It's also crucial to follow evacuation orders and stay informed about the fire's behaviour and movement to ensure personal safety. 5.3 Bushfire Protection Measures This section identifies the bushfire protection measures that will be implemented as part of the proposed development to comply with the requirements of both the State Max Bushfire Protection Consulting 34
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and local council's Bushfire Prone Area code and to minimise the impact of potential
bushfires on people and property.
The proposed measures are prepared in accordance with Queensland State
Government State Planning Policy - Part E (SPP 2017), the Bushfire Resilient
Communities Technical Reference Guide (QFES, 2019), the local council's Bushfire
Overlay Code, and the Australian Standard (AS 3959:2018) for Construction of
buildings in bushfire prone areas.
The legislation mentioned above aims to protect individuals and buildings from
bushfires by ensuring that new developments meet specific Performance Outcomes
that are appropriate for the identified bushfire hazard. These Performance Outcomes
are typically achieved by properly separating the development from the bushfire
hazard, providing adequate access for firefighting vehicles, and constructing
buildings to the appropriate standards. Additionally, the legislation includes other
relevant factors that are deemed necessary for ensuring the safety of individuals and
buildings during a bushfire emergency.
5.3.1 Asset Protection Zone (APZ)
An Asset Protection Zone (APZ) is the most important bushfire protection measure.
An APZ is a designed area surrounding a building or structure that has been well
managed to reduce the risk of a bushfire impacting the building or structure. An APZ
provides:
▪ A buffer zone between a bushfire hazard and an asset
▪ An area of reduced bushfire fuel that allows suppression of fire
▪ An area from which backburning may be conducted
▪ An area which allows emergency services access and provides a relatively
safe area for firefighters and homeowners to defend their property.
A correctly designed and regularly maintained APZ will reduce the risk of:
▪ Direct flame contact on the asset
▪ Damage to the build asset from intense radiant heat
▪ Ember attack on the asset
An APZ is typically designed and created by removing vegetation and other
combustible materials from around the building or structure, reducing the fuel
available for a bushfire. The width of the APZ and the level of vegetation removal
required depend on a number of site-specific factors, including the slope of the land,
the hazardous vegetation type, and the intensity of the bushfire hazard. The property
owner is responsible for creating and maintaining regularly the designed APZ.
(1) Creating APZ by reducing bushfire fuel
The intensity of bush fires can be greatly reduced where there is little to no available
fuel for burning. To effectively manage bushfire fuels, there are several approaches
to reduce, remove, or change the condition of the fuel.
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▪ Raking or manual removal of fine fuels
▪ Mowing or grazing of grass
▪ Removal or pruning of trees, shrubs and understorey
▪ Slashing and trittering
It is important to note that reducing fuel does not always require removal of all
vegetation, which would cause environmental damage. Trees and plants also
provide protection against bushfires by mitigating the impact of strong winds, intense
heat and flying embers (by filtering embers) and changing wind patterns. Some
ground cover vegetation is also needed to prevent soil erosion.
(2) Ongoing management for APZ
The creation of an Asset Protection Zone (APZ) establishes a controlled fuel-
managed area that serves to reduce the potential impact of direct flame contact and
radiant heat on property development, effectively acting as a defensible space. It is
crucial to emphasize that the management of vegetation and landscaping within the
APZ is of paramount importance and should maintain a minimal fuel load.
An APZ should be maintained in perpetuity to ensure ongoing protection from the
impact of bushfires, and maintenance of the APZ should be regularly undertaken,
especially in advance of the bushfire season. The requirements are set out as
follows.
(i) Inner Protection Area
The Inner Protection Area is the area closest to the building and creates a fuel-
managed area which can minimise the impact of direct flame contact and radiant
heat on the proposed development and act as an important space. Vegetation within
this area should be kept below 100 mm in height and be discontinuous.
In practical terms the Inner Protection Area is typically the curtilage around the
building, consisting of a mown lawn and well-maintained gardens.
When establishing and maintaining the inner protection zone, the following
requirements apply:
▪ General
• Recommend a 1m wide area, suitable for pedestrian traffic, to be
provided around the immediate curtilage of the building
• Planting is limited in the immediate vicinity of the building
• All leaves and vegetation debris must be removed at regular intervals
during the declared fire danger period
• Planting should not provide continuous connection to the building
• Plants greater than 10 cm in height are not recommended to be located
within 3 m of glazed element of the building
• Low flammability vegetation species are used
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▪ Trees
• Tree canopy cover should be less than 15% at maturity
• Trees at maturity should not touch or overhang the building
• Lower limbs should be removed up to a height of 2 m above the ground
• Tree canopies should be separated by 2 to 5 m
• Preference should be given to smooth barked and evergreen trees
▪ Shrubs
• Create large discontinuities or gaps in the vegetation to slow down or
break the progress of fire towards buildings should be provided
• Shrubs should not be located under trees
• Shrubs should not form more than 10% ground cover
• Clumps of shrubs should be separated from exposed windows and
doors by a distance of at least twice the height of the vegetation
▪ Grass
• Grass should be kept mown regularly (as a guide grass, should be kept
to no more than 100 mm in height)
• Leaves and vegetation debris should be removed regularly
(ii) Outer Protection Area
The Outer Protection Area is located between the Inner Protection Area and
unmanaged vegetation. It is an area where there is maintenance of the understorey
and some separation in the canopy. The reduction of fuel in this area aims to
decrease the intensity of an approaching fire and restricts the potential for fire spread
from crowns, reducing the level of direct flame, radiant heat and ember attack on the
inner protection zone.
▪ Trees
• Tree canopy cover should be less than 30% at maturity
• Tree canopies should be separated by 2 to 5 m
▪ Shrubs
• Shrubs should not form a continuous canopy, and
• Shrubs should not form more than 20% ground cover
▪ Grass
• Grass should be kept mown regularly to height of less than 100 mm
• Leaves and other debris should be removed regularly.
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Figure 5-1: Inner protection area and Outer protection area
5.3.2 Building Construction, Siting and Design
The appropriate design and construction of buildings enhance their survivability from
bushfires. Construction measures should not be applied as a stand-alone mitigation
solution but should form part of a suite of measures. This should also include APZ,
appropriate access, water supply and landscaping. Building design needs to ensure
adequate protection of vulnerable building elements. Construction standards are
outlined in AS 3959:2018 and the NASH Standard to provide various levels of
protection for different building elements.
The outcome of the BAL assessment is BAL-12.5 in accordance with AS 3959:2018
and the Bushfire Resilient Communities.
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It should be noted the Building Code of Australia only requires Classes 1, 2 and 3
and certain Class 9 buildings and Class 10a building associated with those buildings
to comply with the bushfire provisions of the NCC 2022.
5.3.3 Access and Evacuation Arrangement
Developments in bushfire prone areas should be serviced by safe access/exit points
for both site personnel and emergency services personnel in the event of an
emergency. The local council’s Bushfire Hazard Overlay Code prescribes
appropriate access for fire management an evacuation to be provided as below:
▪ Do not exceed an average gradient of 12.5%
▪ Have a minimum width of 4 m and 6 m of vegetation clearing, can be up to 10
m.
▪ Have a minimum of 4.8 m vertical clearance
▪ Accommodate turning areas for fire-fighting appliances in accordance with
Qld Fire and Emergency Services’ Fire Hydrant and Vehicle Access
Guidelines
▪ Passing bays for firefighting appliances are 20 m long by 3 m wide, with a
minimum trafficable width of 7m at the passing bay
▪ Reversing bays for firefighting appliances are 6 m wide and 8.5 m deep to any
gates, meeting above turning requirements
▪ Passing bays or turning intervals located every 200 m with a maximum grade
of 5%
▪ Compacted driveway to ensure all weather surfaces
The proposed development will provide with vehicular access that enables safe
evacuation for occupants and easy access by firefighting appliances. Consequently,
the proposed development is in compliance with the Council Bushfire Hazard
Overlay.
5.3.4 Water Supply
It is noted that AS 3959:2018 – Construction of buildings in bushfire prone areas
does not include requirements for water supply for firefighting purposes; nor is water
supply a factor in determining a building’s Bushfire Attack Level (BAL) rating.
Accordingly, the building certifier should not impose conditions on the building
approval relating to water supply for firefighting purposes, unless such conditions are
required under a development permit issued by the local council or are specified in
the applicable local planning scheme.
An adequate supply of water is essential for firefighting purposes and suitable water
supply arrangements shall be provided. The proposed development should provide
an appropriate water supply to support effective emergency services response
includes reticulated water and/or appropriate static water supply.
(1) If the development is serviced by public fire hydrant, this is considered an
accepted solution, as the infrastructure is maintained by the local authority
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and no further assessment or testing, such as pressure test, by the client is
required.
(2) Where a private fire hydrant system is proposed, the reticulated hydrant
network must be designed, installed, and certified in accordance with the
Queensland Fire and Emergency Services (QFES) Fire Hydrant and Vehicle
Access Guidelines.
(3) Where reticulated water is unavailable, an appropriate static water supply
should consist of a dedicated water tank specifically for firefighting purposes,
with suitable access for firefighting appliances.
It is recommended that the tank be located within 10 m of the building. To
ensure durability and compliance with safety standards, it is strongly
recommended that the tank be constructed underground or from non-
combustible materials, such as steel or concrete. The tank must include a
take-off connection providing a minimum of 10,000 litres of static water
exclusively for firefighting access.
The site must permit clear access for a medium rigid fire appliance (15
tonnes) to within 6 m of the tank. Tanks and associated pumps must be
protected from bushfire impact in accordance with AS 2304:2011 – Water
storage tanks for fire protection systems. Where the site is serviced by a rural
fire brigade, the tank shall be fitted with brigade-compatible fittings, including
a 50-millimetre ball valve and a male camlock coupling. If the tank is
underground, a minimum 200-millimetre access hole must be provided to
allow suction line access. Directional signage must clearly indicate the tank’s
location at the street frontage.
5.3.5 Landscaping Management Plan
The type, location and ongoing maintenance of landscaping are considered a
necessary bushfire protection measure. Landscaping management for bushfire is the
process of designing, constructing, and maintaining a landscape in a way that
reduces the risk of bushfire. The management strategies typically involve creating
fire breaks, reducing fuel loads, and selecting vegetation that is less flammable.
Appendix A provides a list of less flammable plants.
The landscaping management shall be carried out as the requirements set out for
Asset Protection Zone in Section 5.3.1.
5.3.6 Reducing Fuel Load and Weed Management
Removing excess ground fuels and combustible material is a crucial aspect of
effective fire prevention and management. This process involves the careful
clearance of various flammable materials, including long dry grass, accumulated
dead leaves, and fallen branches. By systematically reducing these fuel sources, the
risk of fire ignition and spread is significantly mitigated. Regular maintenance of such
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clearance efforts is essential to ensure ongoing fire safety and resilience within the
environment.
Unmanaged invasive pest plants can swiftly amplify fuel loads, comprising fast-
growing introduced grasses, dense woody weeds, and invasive climbing vines.
These factors collectively escalate fuel loads, fostering a "laddering" effect,
intensifying fire spread and allowing it to transition from ground to canopy. Effective
weed management markedly diminishes bushfire risk to the site and surrounding
properties.
5.3.7 Importance of Ongoing Vegetation Management
Ongoing vegetation management is essential to maintain the effectiveness of
bushfire protection measures and ensure the site continues to meet relevant
performance requirements. Without regular maintenance, vegetation can quickly
regenerate, resulting in increased fuel loads, higher flame heights, and elevated
radiant heat exposure to buildings and access routes.
Routine activities such as mowing, slashing, mulching, weed control, and the
removal of fallen branches or debris should be undertaken on a regular basis. The
maintenance program should be implemented on an ongoing and scheduled cycle,
taking into account seasonal growth patterns, rainfall, and local climatic conditions.
Regular monitoring and prompt intervention are critical to ensure that vegetation
conditions remain consistent with the prescribed bushfire protection objectives.
5.4 Biodiversity Overlay
Bushfire risk is defined in the Natural Hazards, Risk and Resilience - Bushfire State
Planning Policy – State Interest Guidance Material (December 2019) and is
categorized as Acceptable or Tolerable risk. It is noted that exemptions under
Schedule 6, Part 3, Section 20A(a)(i) of the Planning Regulation 2017 allow for the
clearing of vegetation for essential management, specifically for “establishing or
maintaining a necessary firebreak to protect infrastructure, if the maximum width of
the firebreak is equal to 1.5 times the height of the tallest vegetation next to the
infrastructure or 20 m, whichever is wider.”
The Bushfire Management Plan has been designed to have minimal impact on the
Biodiversity Overlay Area. This includes the implementation of asset protection
zones and measures aimed at reducing vegetation clearing. The majority of the
proposed Asset Protection Zone utilizes existing cleared and landscaped areas,
thereby minimising further disturbance. In the Outer Protection Area of the designed
Asset Protection Zone, a small portion may intersect with an area mapped under the
Biodiversity MSES Overlay. Within this zone, fuel load reduction activities will be
carefully targeted, focusing exclusively on the management of invasive weeds,
overgrown ground cover, and understorey vegetation. Importantly, these measures
will not require the removal of mature native trees, ensuring the preservation of
significant ecological values.
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6. Conclusion
The following recommendations are provided in relation to the requirements of
Council’s Bushfire Hazard Overlay Code.
• An asset protection zone has been designed and shall be established and
managed.
• Construction of building to meet BAL-12.5 construction requirements of AS
3959:2018.
• Provision of water and service to be in accordance with the requirements.
• The location of the proposed dwelling maximises the use of existing cleared
and open space while minimising the clearing of native vegetation and its
impact on the environment.
In conclusion, the proposed development has been designed and managed to
ensure that the exposure of people and property to unacceptable bushfire hazard
risks has not increased. The development will mitigate bushfire risk through
appropriate siting, design, and management measures. It provides suitable access
and evacuation routes for both private and emergency service vehicles, in line with
the nature of the development and the level of bushfire risk. An adequate water
supply for firefighting purposes will be provided, and no hazardous goods will be
stored on-site. Overall, the development meets all necessary requirements to
minimise the risk of bushfires to people, property, public health, and the
environment.
This assessment assumes that vegetation on the site will be maintained according to
the client’s outlined plans. Should the proposed development require the removal of
site vegetation to meet specific BAL requirements set by either the developer or the
client, it is the client’s responsibility to comply with relevant regulations regarding
native vegetation clearing.
Although emergency management arrangements are not a mandatory measure for
the proposed development, it is recommended that residents in bushfire prone areas
prepare a bushfire survival plan.
Henry (Hongxi) Liang
BEng, GradDip (Bushfire Protection), MBA
Senior Bushfire Consultant
Max Bushfire Protection Consulting
Mobile: 0432 89 82 82
Email: [email protected]
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Bushfire Report 7. References Australian Standard, 2018. Construction of Buildings in Bushfire prone Areas (AS3959–2018). Leonard, J, Newnham, G, Opie, K, and Blanche, R; 2014. A New Methodology for State-wide Mapping of Bushfire Prone Areas in Queensland. CSIRO, Australia. Queensland Development Assessment Mapping System; https://sara.dsdip.esriaustraliaonline.com.au/saraviewer/ Queensland Government SPP Interactive Mapping System; 2022. http://www.dilgp.qld.gov.au/planning/state-planning-instruments/spp-interactive-mappingsystem.html. The State of Queensland, July 2017. Queensland State Planning Policy (July 2017). Queensland Department of Infrastructure, Local Government and Planning. Gold Coast. The State of Queensland, October 2019. Bushfire Resilient Communities Technical Reference Guide for the State Planning Policy State Interest ‘Natural Hazards, Risk and Resilience – Bushfire. 8. Appendix Appendix A Site Plan Appendix B Low Flammability Plant Species List Appendix C Summary of AS3959-2018 Construction Requirements for Bushfire Attack Level Max Bushfire Protection Consulting 43
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Appendix A Site Plan
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Bushfire Report Appendix B Low Flammability Plant Species List This list is intended as a general guide. It is essential to conduct independent research to identify fire-resistant species specific to the region of the subject site, as suitability varies across Queensland. Notably, all plants, whether native or exotic, will combust when exposed to extreme heat or flame; therefore, additional precautions may be required. Ground covers and creeping plants • Casuarina glauca prostrate, commonly known as grey she oak or marsh she oak • Anigozanthos, commonly known as kangaroo paw • Carpobrotus glaucescens, commonly known as pigface • Hardenbergia violacea, commonly known as sarsparilla or purple coral pea • Liriope muscari, commonly known as lilyturf • Lomandra longifolia, commonly known as spiny-headed mat-rush • Lomandra hystrix, commonly known as mat-rush • Varieties of Brachyscome • Varieties of Dampiera • Dianella caerulea, commonly known as blue berry lily • Varieties of Dianella prunina • Dianella revoluta, commonly known as blue berry lily or spreading flax lily • Dichondra repens, commonly known as kidney weed • Einadia nutans, commonly known as climbing saltbush • Hardenbergia violacea, commonly known as false sarsaparilla, purple coral pea, happy wanderer, native lilac or waraburra • Scaevola aemula, commonly known as fairy fan flower • Scaevola humilis, commonly known as sandplain fan flower • Varieties of Cotyledon • Myoporum insulare, commonly known as boobialla, native juniper or blueberry tree • Eremophila glabra, commonly known as kalbarri carpet • Eremophila debilis, commonly known as winter apple • Elaeocarpus eumundi, commonly known as eumundi quandong • Elaeocarpus prima donna, commonly known as blueberry ash • Kennedia rubicunda, commonly known as Dusky coral pea or red kennedy pea • Rhododendron hybrid, commonly known as azalea • Varieties of Arctotis • Varieties of Photinia • Westringia fruticosa, commonly known as native rosemary Max Bushfire Protection Consulting 45
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Bushfire Report Shrubs • All varieties of Aloe • Correa reflexa, commonly known as nativefuchsia • Varieties of Acacia • Nerium oleander, commonly known as oleander • Varieties of Atriplex, commonly known as saltbushes • Varieties of Escallonia • Varieties of Maireana, commonly known as cottonbush • Varieties of Eremophila, commonly known as emu bushes or fuchsia bushes • Varieties of Grevillea • Melaleuca nodosa, commonly known as prickly leaf paperbark • Varieties of Syzygium • Varieties of Photinia • Varieties of Rhagodia • Rhaphiolepis indica, commonly known as india hawthorn • Strelitziacae hutch • Strelitzia banks • Strelitzia nicolai • Sambucus australasica, commonly known as yellow elderberry or native elderberry • Varieties of Coprosma • Varieties of Plectranthus • Senna artemisioides, commonly known as silver cassia Deciduous trees • Brachychiton acerifolius, commonly known as the flame kurrajong • Ulmus parvifolia, commonly known as chinese elm • Morus alba, commonly known as the mullberry tree • Eriobotrya japonica, commonly known as loquot • Gleditsia triacanthos, commonly known as honey locust • Trees from the genus Prunus, including ornamental cherries, plums and peaches • Trees from the genus Malus, including apples and crab apples Max Bushfire Protection Consulting 46
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Evergreen trees
• Grevillea robusta, commonly known as silky oak
• Melia azedarach, commonly known as cape lilac, white cedar, persian lilac or chinaberry
• Lophostemon confertus, commonly known as brush box, queensland box, brisbane box
or pink box
• Tristaniopsis laurina, commonly known as water gum, kanooka or kanuka
• Rapanea variabilis, commonly known as muttonwood
• Varieties of Acacia
• Varieties of Acmena
• Varieties of Magnolia
• Cupaniopsis anacardioides, commonly known as tuckeroo or beach tamarind
• Elaeocarpus reticulatus, commonly known as blueberry ash
• Alectryon subcinereus, commonly known as native quince
• Callicoma serratifolia, commonly known as black wattle
• Canthium coprosmoides, commonly known as supple jack or sweet susie
• Cassine australis, commonly known as red olive berry or red olive plum
• Croton insularis, commonly known as Queensland cascarilla, native cascarilla bark or
silver croton
• Cuttsia viburnea, commonly known as native elderberry
• Varieties of Citrus
• Denhamia celastroides, commonly known as denhamia or orange boxwood
• Diospyros australis, commonly known as black plum or yellow persimmon
• Eupomatia laurina, commonly known as bolwarra, grey beech or native guava
• Glochidion ferdinandi, commonly known as the cheese tree or buttonwood
• Guioa semiglauca, commonly known as guioa or wild quince
• Hodgkinsonia ovatiflora, commonly known as golden ash
• Hymenosporum flavum, commonly known as native frangipani or Queensland frangipani
• Petalostigma triloculare, commonly known as quinine berry, forest quinine or bitter bark
• Podocarpus elatus, commonly known as she pine
• Rhodosphaera rhodanthema, commonly known as yellow cedar, tulip satinwood or deep
yellow wood
• Sarcopteryx stipata, commonly known as corduroy
• Scolopia braunii, commonly known as scolopia or brown birch
• Stenocarpus sinuatus, commonly known as white silky oak, tulip flower, white beefwood
Or wheel of flower tree
• Streblus brunonianus, commonly known as the whalebone tree, axehandle wood or white
handlewood
• Symplocos stawellii, commonly known as white hazelwood
• Symplocos thwaitesii, commonly known as buff hazelwood
• Varieties of Ficus (fig trees)
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Appendix C Summary of AS3959-2018 BAL-12.5 Construction Requirements
Note: this is a summary of some portions of the standard - the building designer, builder and
subcontractors should refer to AS3959-2018 in full prior to construction.
Subfloor supports
The Standard does not provide construction requirements for sub-floor supports where the
sub-floor is enclosed in accordance with wall that conforms to the requirements for walls listed
below or is enclosed with corrosion resistant steel, bronze or aluminium mesh with a maximum
aperture of 2 mm.
Floors
The Standard does not provide construction requirements for concrete slabs on the ground.
Unenclosed subfloor space
The standard does not provide construction requirements for bearers, joists and floors that
are greater than 400mm above finished ground level
External walls
External walls that are less than 400mm from the ground, decks, carport roofs and similar
elements should be:
(a) made of non-combustible materials (e.g. full masonry, brick veneer etc.) with a
minimum thickness of 90 mm,
(b) timber logs with a density of 680 kg/m3 and a minimum nominal thickness of 90mm;
or
(c) cladding that is fixed externally to a timber or metal frame and is:
(i) non-combustible; or
(ii) fibre cement a minimum of 6mm thick; or
(iii) bushfire-resisting timber.
Joints
All joints in the external surface material of walls shall be covered, sealed, overlapped, backed
or butt-jointed.
Vents and weepholes
Vents and weepholes in external walls are to be screened with corrosion-resistant steel,
bronze or aluminium mesh with a maximum aperture of 2 mm.
External glazed elements, assemblies and doors
Screens for windows and doors
Where fitted, screens for windows and doors shall have mesh or perforated sheet made of
corrosion-resistant steel, bronze or aluminium with a maximum aperture of 2 mm.
Windows
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Frame material for windows less than 400 mm from the ground, decks, carport roofs and
awnings, window frames are to be made from bushfire-resisting timber, metal or metal-
reinforced uPVC.
Where glazing is less than 400mm from the ground, decks, carport roofs and awnings, glazing
shall be Grade A safety glass with a minimum 4 mm thickness.
The openable portions of windows shall be screened with a mesh with a max aperture of 2
mm made of corrosion resistant steel, bronze or aluminium.
Doors - side hung external doors, panel fold & sliding doors
Doors- shall be completely protected externally by a screen with a mesh with a max aperture
of 2mm made of corrosion resistant steel, bronze or aluminium, OR
Door panel material shall be:
(a) non-combustible; or
(b) solid timber, laminated timber or reconstituted timber, having a minimum thickness of
35 mm for the first 400 mm above the threshold;
(c) hollow core, solid timber, laminated timber or reconstituted timber with a non-
combustible kickplate on the outside for the first 400 mm above the threshold; or
(d) protected externally by a metal screen with a maximum aperture of 2 mm; or
(e) fully framed glazed door panels with framing made from metal or bushfire resisting
timber.
There is no requirement to screen the openable part of a door at this level.
Garage doors
The lower portion (within 400 mm of the ground) of vehicle access doors shall be made from:
(i) non-combustible material; or
(ii) bushfire-resisting timber; or
(iii) fibre-cement sheet, a minimum of 6 mm in thickness; or
(iv) a combination of any of items (i), (ii) or (iii) above.
All vehicle access doors to be protected with suitable weather strips, draught excluders,
draught seals or brushes.
Roofs
The following apply to all types of roofs and roofing systems:
(a) roof tiles, roof sheets and roof covering accessories shall be non-combustible,
(b) the roof/wall and roof/roof junction shall be sealed, or otherwise protected to prevent
openings greater than 2mm,
(c) roof ventilation openings, such as gable and roof vents, shall be fitted with ember
guards made of non-combustible material or a mesh or perforated sheet with a max
aperture of 2mm made of corrosion resistant steel, bronze or aluminium.
Tiled roofs shall be fully sarked.
Sheet roofs shall:
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(a) be fully sarked with sarking, except that foil backed insulation blankets may be
installed over battens; OR
(b) have any gaps sealed at the fascia, or wall line, hips and ridges by:
(i) a mesh or perforated sheet with a maximum aperture of 2 mm, made of corrosion-
resistant steel, bronze or aluminium (this may include gutter guard), or
(ii) mineral wool, or
(iii) other non-combustible material, or
(iv) -a combination of any of the above.
Roof penetrations
The following apply to roof penetrations:
(a) roof penetrations, including roof lights, roof ventilators, roof-mounted evaporative
cooling units, aerials, vent pipes and supports for solar collectors, shall be adequately
sealed at the roof to prevent gaps greater than 3 mm.
(b) openings in vented roof lights, roof ventilators or vent pipes shall be fitted with ember
guards made from a mesh or perforated sheet with a maximum aperture of 2 mm,
made of corrosion-resistant steel, bronze or aluminium.
(c) glazed elements in roof lights and skylights may be of polymer provided a grade safety
glass diffuser, complying with AS 1288, is installed under the glazing.
Eaves linings, fascias and gables
The following apply to eaves linings, fascias and gables:
(a) gables shall comply with requirements for walls.
(b) eaves ventilation openings are to be fitted with ember guards and be made of
corrosion resistant steel, bronze or aluminium.
The Standard does not provide construction requirements for fascias, bargeboards and eaves
linings.
Gutters and downpipes
The Standard does not provide material requirements for gutters and downpipes, with the
exception of box gutters.
Box gutters are to be non-combustible and flashed at the roof junction with non-combustible
material.
If installed, gutter and valley leaf guards are to be non-combustible.
Verandas, decks, steps, ramps and landings
Decking may be spaced. There is no requirement to enclose the subfloor spaces of verandas,
decks, steps, ramps or landings.
Decking, stair treads and trafficable surfaces of ramps and landings less than 300 mm
(measured horizontally at deck level) from glazed elements that are less than 400 mm
(measured vertically) from the surface of the deck are to be made from:
(a) of non-combustible material; or
(b) of bushfire-resisting timber; or
(c) a combination of items (a) and (b) above.
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Bushfire Report Water and gas supply pipes Above ground, exposed water and gas supply pipes shall be metal. Max Bushfire Protection Consulting 51
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Bushfire Report Max Bushfire Protection Consulting 52 [OCR of page images] Bushfire Report www.ma xbp.com.: AS 3959:2018 116 APPENDIX F BUSHFIRE-RESISTING TIMBER (Normative) Fl GENERAL Bushfire-resisting timber is timber that is in solid, laminated or reconstituted form and has been tested and is deemed to be acceptable to withstand exposure up to a BAL—29 condition. Timber may be ‘bushfire-resisting’ by means of one or more of— (a) the inherent properties of the material itself; (b) being impregnated with fire-retardant chemicals; or (c) the application of fire-retardant coatings or substrates. F2 TESTING The following applies: (a) To satisfy the requirements for bushfire-resisting timber, timber shall be tested in accordance with AS/NZS 3837 and shall meet the following criteria: (i) | The maximum heat release rate shall be not greater than 100 kW/m’. (ii) The average heat release rate for 10 minutes following ignition shall be not greater than 60 kW/m? when the material is exposed to an irradiance level of 25 kW/m". (b) Where the timber has been altered by chemicals, the test samples shall be subjected to the regime of accelerated weathering described in Paragraph F3 except that where the timber is protected from the weather, as described in the AS 1684 series (for example, cladding protected by a veranda), accelerated weathering of the test samples is not required before being tested to AS/NZS 3837. External timbers are deemed to be protected if they are covered by a roof projection (or similar) at 30 degrees or greater to the vertical and they are well detailed and maintained (painted or stained and kept well ventilated). NOTE: The purpose of testing is to assess timber performance rather than to simulate a bushfire. The irradiance set for the test is not to be considered to be correlated to the BAL. F3) ACCELERATED WEATHERING Where accelerated weathering is required before testing to AS/NZS 3837, external fire- retardant-coated substrates shall be subjected to the ASTM D2898 Method B weathering regime, with the water flow rate modified to be the same as that within ASTM D2898 Method A. NOTE: Accelerated weathering does not account for mechanical wear and tear within trafficable areas and care should be exercised when using coating materials. F4 BUSHFIRE-RESISTING SPECIES The species listed in Table Fl have been tested and have met the requirements of Paragraph F2. © Standards Australia www.standards.org.au 117 AS 3959:2018 TABLE Fi BUSHFIRE-RESISTANT SPECIES Standard trade name Botanical name Ash, silvertop Eucalyptus sieberi Blackbutt Eucalyptus pilularis Gum, ted, river Eucalyptus camaldulensis Gum, spotted Corymbia maculata Ironbark, red Eucalyptus sideroxylon Kwila (Merbau) Inisia bijuga Turpentine Syncarpia glomulifera Max Bushfire Protection Consulting 52
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