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Att 4 - Updated Bushfire Hazard Overlay Code
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Noosa Plan 2020: Amendment 3
Part 8 Overlays \ 8.2 Overlay codes \ 8.2.3 Bushfire 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.
(2) The overall outcomes sought for the Bushfire Hazard overlay code are:
(a) Development in areas at risk from bushfire hazard is compatible with the nature of the hazard.
(b) The risk to people, property and the natural environment from bushfire hazard is minimised.
(c) Development does not result in a material increase in the extent and severity of bushfire hazard.
(d) Bushfire risk mitigation treatments are accommodated in a manner that avoids or minimises impacts on the natural environment and ecological processes.
(e) Development supports and does not unduly burden disaster management response or recovery capacity and capabilities.
(f) 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.
(g) Development avoids the release of hazardous materials as a result of a bushfire hazard event.
8.2.3.3 Assessment Criteria
Table 8.2.3.3.1 - Criteria for assessment
Performance outcomes Acceptable outcomes Comments
Safety of People and Property
PO1 AO1.1 PO1 – Complies
The proposal maintains the safety of people and
property from the adverse impacts of bushfire. The
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Noosa Plan 2020: Amendment 3
Part 8 Overlays \ 8.2 Overlay codes \ 8.2.3 Bushfire Hazard Overlay Code
Development maintains the safety of people and Development which will materially increase the number short-term accommodation is to occur within an
property from the adverse impacts of bushfire. of people living or congregating on premises, including existing approved small dwelling that is already
reconfiguring a lot, is not located within a medium or lawfully established on the site. No new building
high bushfire hazard area. work, earthworks or vegetation clearing are
AO1.2 proposed.
Development maximises setbacks from hazardous
vegetation to achieve an acceptable risk. The dwelling is not located within a mapped medium
Editor’s Note —PSP8 Natural Hazards provides guidance or high bushfire hazard area, but rather within the
for assessing bushfire hazard risk and preparing a bushfire Potential Bushfire Impact Buffer only. The existing
hazard management plan. siting of the dwelling provides substantial separation
Editor's Note - refer to State Planning Policy guidance from hazardous vegetation and does not give rise to
material for Natural hazards, risk and resilience for details on an unacceptable bushfire risk.
reducing risks to vulnerable uses
In those circumstances, the proposal maintains an
acceptable level of safety for people and property.
AO1.1 – Complies
The proposal does not involve development within a
medium or high bushfire hazard area. The small
dwelling proposed for short-term accommodation is
located within the Potential Bushfire Impact Buffer
only.
Further, the proposal does not materially increase
the number of people living or congregating on the
premises, particularly noting that the application
reduces the scale of approved short-term
accommodation on the land from the existing larger
five-bedroom dwelling to a one-bedroom small
dwelling.
AO1.2 – Complies
The existing approved small dwelling is sited to
maximise separation from hazardous vegetation and
achieve an acceptable level of bushfire risk.
The dwelling is located up to 70 metres from
mapped hazardous vegetation, which provides
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substantial setback from the bushfire hazard and
supports an appropriate level of protection for the
use.
Impacts on Ecologically Important Areas
PO2 No acceptable outcome provided PO2 – Complies
Bushfire mitigation measures do not adversely impact Bushfire mitigation measures do not adversely
on: impact on biodiversity values, ecological
(a) biodiversity values, connectivity and ecosystem connectivity, ecosystem functioning, or the long-term
functioning; and physical integrity of waterways, wetlands and areas
(b) the long term physical integrity of waterways, of native vegetation.
wetland and areas of native vegetation.
The proposal does not involve any new building
work, earthworks, vegetation clearing or new
mitigation works. Rather, the short-term
accommodation is to occur within an existing
approved small dwelling that already benefits from
established siting and separation from hazardous
vegetation.
In those circumstances, bushfire mitigation relies on
the existing cleared setting and setbacks, without
encroachment into ecological areas or disturbance to
waterways, wetlands or native vegetation.
Accordingly, the proposal maintains bushfire safety
outcomes without generating adverse environmental
impacts.
Water Supply for Fire Fighting Purposes
PO3 AO3.1 PO3 – Complies
Development provides an adequate water supply for Premises are connected to the reticulated water The proposal provides an adequate water supply for
fire fighting purpose which is reliable, safely located supply. firefighting purposes that is reliable, safely located
and freely accessible. Editor's note—For reconfiguring a lot, water supply needs to and freely accessible. The site is not connected to a
provide for a minimum flow and pressure of 10 litres a reticulated water supply. However, the existing
second at 200kPa at all times for fire fighting purposes. approved small dwelling is supported by an
OR approved pool of 6,500l which is located adjacent to
AO3.2
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Where there is no available reticulated water supply, the building and is able to be used for fire fighting
the premises has: purposes.
(a) 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 In those circumstances, the proposal maintains an
(b) a water supply outlet pipe 50 millimetres in appropriate and accessible firefighting water source
diameter fitted with a standard fire brigade fitting for the use.
connected to the water supply (other than where
the water supply is in a swimming pool or dam). AO3.1 – Not applicable
Editor’s Note—Water supply capacity for fire fighting
purposes is in addition to water supply capacity for other AO3.2 – Complies
uses and activities on the premises. Where reticulated water supply is not available, the
premises provides an alternative firefighting water
supply. The planning material confirms that the site
has an approved swimming pool of 6.500l available
for firefighting purposes.
The available water volume is identified as sufficient
to meet the firefighting needs of the premises.
Essential Community Infrastructure
PO4 AO4.1 PO4 – Not applicable
Essential community infrastructure is able to function Development involving essential community The proposal does not involve essential community
effectively during and immediately after bushfire infrastructure is not located within a medium or high infrastructure.
events. bushfire hazard area.
OR AO4.1 – Not applicable
AO4.2
Where located in a medium or high bushfire hazard AO4.2 – Not applicable
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
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PO5 AO5 PO5 – Complies
Public safety and the environment are not adversely Hazardous materials are not manufactured or stored in Public safety and the environment will not be
affected by the impacts of bushfire on hazardous bulk in a bushfire hazard area. adversely affected by the impacts of bushfire on
materials manufacturing or storing in bulk. hazardous materials manufacturing or bulk storage.
The proposal is for short-term accommodation within
an existing approved small dwelling only. No
hazardous materials are manufactured or stored in
bulk on the premises as part of the proposed use.
Accordingly, the development does not give rise to
any bushfire-related risk associated with hazardous
materials.
AO5 – Complies
Hazardous materials are not manufactured or stored
in bulk on the site in connection with the proposed
short-term accommodation use.
Access and Evacuation Routes
PO6 AO6.1 PO6 – Complies
Roads provide for easy and safe evacuation of The road layout provides for through-roads and avoids Road access to the premises provides for safe
residents of premises and access by emergency cul-de-sacs and dead-end roads. evacuation of occupants and access by emergency
services. OR services during a bushfire event. The proposal does
AO6.2 not involve any change to the existing road layout or
The development has a perimeter road reserve with a access arrangements.
minimum width of 20 metres and maximum gradient of
12.5%. The approved small dwelling is already served by an
OR existing high quality access road, and the bushfire
AO6.3 assessment material confirms that access roads are
Cul-de-sacs or no-through roads are provided with fire well maintained, provide all-weather entry and
trails or access easements, which are capable of being evacuation options, and are capable of
navigated by conventional vehicles and which link to accommodating emergency vehicles and personnel.
through roads.
AO6.4 In those circumstances, the proposal maintains safe
Safe access and egress is available at all times to all and effective access and egress for both occupants
of the development for emergency vehicles and and emergency response.
personnel. AO6.1 – Not applicable
AO6.5 This acceptable outcome is not relied upon. The
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Where an emergency access point is required, it proposal does not involve any subdivision or new
complies with the relevant works codes and PSP6 road layout and does not alter the existing
Engineering Design Standards. established access arrangements to the approved
small dwelling.
AO6.2 – Not applicable
This acceptable outcome is not relied upon.
AO6.3 – Not applicable
This acceptable outcome is not relied upon.
It is a use change within an existing approved small
dwelling only.
AO6.4 – Complies
Safe access and egress is available at all times for
emergency vehicles and personnel. The bushfire
assessment material confirms that the access roads
are well maintained, unobstructed, and provide
reliable entry and evacuation options for emergency
response.
AO6.5 – Not applicable
Lot Design
PO7 AO7 PO7 – Complies
Lot design and building siting minimises bushfire Each residential lot: The lot design and siting of the existing approved
hazard risk to people and property. (a) includes a building envelope, identified on a plan small dwelling minimise bushfire hazard risk to
of subdivision; people and property.
(b) is of sufficient size and shape to allow for efficient
emergency access to buildings for fire fighting The proposal does not involve any new building
appliances (e.g. by avoiding battle-axe/hatchet work, reconfiguration of the lot, or change to the
lots and long narrow lots with long access established siting of the dwelling. The small dwelling
driveways to buildings); is already located within the lower hazard part of the
site, within the Potential Bushfire Impact Buffer only,
(c) where more than 2500m2, achieves setbacks
and maintains substantial separation from hazardous
from hazardous vegetation in line with Bushfire
vegetation.
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Attack Level 29 requirements as per AS3959;
and The planning material identifies that the dwelling is
(d) is designed so that buildings and structures are located up to 70m metres from mapped hazardous
sited in locations of lowest hazard within the lot vegetation, achieving a BAL 12.5 outcome and
and elements of the development least maintaining an acceptable level of bushfire safety for
susceptible to fire are closest to the fire hazard. the proposed use.
It is also relevant that the existing dwelling was
previously subject to building certification, which
required consideration of the relevant bushfire
construction and siting requirements.
This further supports the conclusion that the existing
siting and built form are appropriate having regard to
bushfire hazard risk.
AO7 – Complies
The existing lot and dwelling siting achieve the intent
of AO7. The dwelling is located on a large rural
holding with sufficient area and shape to allow safe
emergency access.
It is sited in the lower hazard part of the lot and
maintains substantial separation from hazardous
vegetation. In particular, the existing approved small
dwelling is located up to 70 metres from mapped
hazardous vegetation, which is consistent with the
setback expectations for BAL 29 under AS3959.
No change is proposed to the lot design or building
siting. Further, the dwelling has already been subject
to private building certification, which supports that
the approved siting, separation distances and
construction response were considered appropriate
for the level of bushfire risk applying to the site.
Firebreaks and Fire Access Tracks
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PO8 AO8.1 PO8 – Complies
Firebreaks and fire access tracks provide: Where development involves the creation of a new The existing firebreaks, cleared setbacks and access
(a) adequate access for fire fighting and other road and lots, a firebreak is provided by providing a arrangements provide adequate access for
emergency vehicles; and cleared road reserve not less than 20 metres wide and firefighting and other emergency vehicles, and also
(b) adequate access for the evacuation of residents maximum gradient of 12.5% around the perimeter of provide for the safe evacuation of occupants and
and emergency personnel in an emergency the subdivision, between the created lots and emergency personnel in the event of a bushfire.
situation. surrounding vegetated lands.
OR The proposal does not involve any new building
AO8.2 work, new road creation, new lots, or new access
Fire access tracks are provided between the created tracks. Rather, the short-term accommodation is to
lots and surrounding vegetated land that: occur within an existing approved small dwelling that
(a) have a cleared minimum width of 6 metres; already benefits from established setbacks,
(b) have a maximum gradient of 12.5%; managed open space around the building, and an
(c) provide unbroken access for fire fighting vehicles; existing access arrangement capable of
(d) provide passing bays and turning areas; accommodating emergency response.
(e) are located within an access easement that is
granted in favour of Noosa Council and the In those circumstances, the proposal maintains an
Queensland Fire and Rescue Service. appropriate bushfire safety outcome without the
AO8.3 need for additional physical works.
Bushfire management measures are carried out on the
subject property and not any adjoining property. AO8.1 – Not applicable
This acceptable outcome is not relied upon.
AO8.2 – Not applicable
This acceptable outcome is not relied upon.
AO8.3 – Complies
Bushfire management measures are carried out on
the subject property and do not rely on adjoining
land.
The planning material confirms that the existing
managed open spaces and cleared setbacks on the
site act as effective firebreaks and facilitate safe
emergency access.
No additional clearing or off-site mitigation measures
are required as part of the proposal.
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