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Appendix I - Bushfire
Attached to the e-mail Multiple Housing Type 3 Retirement & Special Needs (48 units) - MCU18/0009.
RF&A
Rob Friend & Associates Pty Ltd
Environmental Land Management Consultants
ABN 83 097 068 114 28 Merton Road
ACN 097 068 114 Woolloongabba Qld. 4102
p - (07) 3891 9131
m - 0419-667346
e - [email protected]
Your reference –
Our Reference – RF17-020
5 December 2017
Carramar Care – Tewantin
c/- Peter Middap
Middap Architecture
PO Box 1352
Noosaville, Qld 4556
Dear Peter,
Re: Bushfire Hazard Statement – Carramar Care, 186 Cooroy Noosa Road,
Tewantin
Rob Friend & Associates Pty Ltd has been asked to undertake an assessment of the bushfire hazard issues
relative to the proposed development application for the above site.
A site inspection was undertaken on the 15 June 2017 to ascertain the validity of the bushfire hazard mapping
over the property and adjacent properties as mapped in the Noosa Plan Natural Hazard Overlay Code (16
September 2013).
Development proposal
Carramar Care is proposing to lodge a Material Change of Use (MCU) application with Noosa Council to allow for
construction/expansion of a Dementia unit at the current facility at 186 Cooroy Noosa Road, Tewantin. The
development is proposing the construction of a further 7 buildings, consisting of 6 villas with 8 resident rooms per
villa, and an Entry Building which will contain a café as well as dining and resident facilities in the western portion
of the development footprint (see Figure 1).
We note, the current, proposed layout plan considers a setback of 14.1 metres as recommended and all
proposed structures allow for this setback.
The subject site currently consists of trees and regrowth vegetation (see Photographic Plate 2); however most of
this will be cleared for the development. A small portion of the existing vegetation will be retained, mostly a small
patch to the south of the existing Cartwright South building.
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Figure 1 – Proposed Development Plan
Site description
The subject site is located at 186 Cooroy Noosa Road, Tewantin and is described as Lot 2 on
RP177554, covering an area of 4.047 hectares (see Figures 2).
The site is zoned as Community Services under the Noosa Plan Zones.
The subject site is approximately 0.80 hectares in area and is east of the existing Dementia unit, which
was completed sometime in 2013.
To the north of the subject site are residential properties (see Photographic Plate 3), and the southern
boundary of the site is bordered by Cooroy Noosa Road. Across the Cooroy Noosa Road and further to
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the south of the site is Tewantin National Park – Wooroi Day Use Area (see Photographic Plate 1),
which includes a maintained, powerline easement and several internal, recreational tracks (see
Photographic Plate 5). We note the vegetation of the Wooroi Day Use Area close to the road and
powerline easement has been burnt within the last 3 years (see Photographic Plate 6).
West of subject site consists of a vegetated, waterway corridor, Lomandra Place Bushland Reserve
(see Photographic Plate 4), which contains a degraded woodland canopy of Paperbark teatree,
Melaleuca quinquenervia Swamp box, Lophostemon suaveolens and Black sheoak, Allocasuarina
littoralis with an understorey dominated by a range of environmental weed species such as Umbrella
tree, Schefflera actinophylla, Singapore daisy, Sphagneticola trilobata in the eastern and central
portions.
In addition, Lomandra Place Bushland Reserve also contains a waterhole which occupies a significant
portion of the width of the park toward the western end of the Park.
We did note the western portions of the Lomandra Place Bushland Reserve and the area within the
subject site, appears to have less disturbance from environmental weeds and contains more an
understorey and groundcover consistent with coastal paperbark wetlands.
We also noted, Lomandra Park nor the vegetated portion of the Carramar Noosa site is not mapped as
remnant vegetation. Furthermore, the area is also not mapped as remnant in the latest version 10
Regional ecosystem mapping over South-east Queensland or Bioregion 12.
Figure 2 – Aerial image
The Noosa Plan (2013)
The Noosa Plan (2013) Natural hazards overlay map does not map any areas within the subject site nor
the adjacent Lomandra Place Bushland Reserve as being a Bushfire hazard area. we note under the
State Planning Policy – Natural Hazards, Risk and Resilience – Technical Manual corridors of
vegetation less than 100 metres can be mapped in accordance with the dominant adjacent bushfire
hazard class and as the adjacent areas are mapped as Low bushfire hazard, the waterway corridor is
also mapped as an area of Low bushfire hazard.
The Noosa Plan does however map the vegetation in the Tewantin National Park to the south of the site
and a small portion to the south west of the site as Very high potential bushfire Intensity (see Figure 3).
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As a consequence, the 100-metre-wide Potential impact buffer extends over more than half of the
southern portion of the site.
As the site is affected by area mapped as Very high potential bushfire hazard and the Potential impact
buffer, a response to the Natural Hazards Overlay Code is required (see Attachment I below).
The Noosa Plan also maps this area as an Environmental Protection Area under the Biodiversity
overlay.
Figure 3 – Noosa Plan - Bushfire Overlay Map
Bushfire Hazard Assessment
Methodology
An assessment of the bushfire hazard was undertaken using a desktop review. Resources such as
historic and current aerial photography, Google street view images, the Noosa Plan (2013) and the
State Planning Policy (April 2016) Natural Hazards, Risks and Resilience Bushfire Hazard Mapping
were used as part of the desktop analysis.
A site inspection was undertaken to identify the status of vegetation within and around the site and to
determine the likelihood of a bushfire on the site presenting risk to life and property.
Findings
With respect to the existing vegetation on the subject site and to the west of the subject site, we
observed the following: -
Melaleuca quinquenervia, Eucalyptus microcorys, Eucalyptus robusta, Syncarpia glomulifera,
Cinnamomum camphora (w), Lophostemon suaveolens, Livistona australis, Syzygium smithii,
Endiandra sieberi, Acacia maidenii, Macaranga tanarius, Alphitonia excelsa, Allocasuarina littoralis,
Elaeocarpus reticulatus, Melaleuca linariifolia, Syagrus romanzoffiana (w), Glochidion ferdinandi,
Cryptocarya longifolia, Schefflera actinophylla (w), Senna pendula var. glabrata (w), Breynia
oblongifolia, Hovea longifolia, Lantana camara (w), Cordyline rubra, Lophostemon polygalifolia,
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Nephrolepis cordifolia (w), Gleichenia dicarpa, Stephania japonica, Zieria sp. Smilax australis,
Gahnia sieberiana, Blechnum indicum, and Sphagneticola trilobata (w).
The eastern portion of the waterway corridor is entirely invaded by Sphagneticola trilobata across
the width of the waterway (see Photographic Plate 7). This will have a significant effect on the
ability of any fire commencing within the waterway corridor/Reserve
With respect to the areas mapped as potential bushfire hazard in the Noosa Plan Natural Hazards
Overlay Mapping we make the following comments: -
We confirm the vegetation of the Tewantin National Park is correctly mapped as Very High potential
bushfire intensity based on the mapped Vegetation hazard class (8.1 – Wet eucalypt tall open
forest) and the FFDI over the area (FFDI – 47). However, we do note the bushfire hazards within
this section of the Tewantin National Park are managed by way of controlled burns and as such the
actual bushfire hazard presented by the understorey is significantly lees than the Potential bushfire
hazard level derived from the State based bushfire hazard data.
The subject site is separated from the Tewantin National Park by a distance of approximately 50+
metres due to the Cooroy Noosa Road and area on the road shoulder, and a bikeway which are also
maintained in a relatively clear state (see Photographic Plate 1).
Lomandra Place Bushland Reserve is less than 100 metres in width and can be deemed to be
considered the same bushfire hazard as the surrounding properties, as per State Planning Policy –
Natural hazards, Risk and Resilience – Technical manual. The Lomandra Place Bushland Reserve is
surrounded by areas of Low bushfire hazard.
Access into and away from the proposed facility will be provided by the Cooroy Noosa Road which has
two-way access allowing staff, residents and emergency services to approach the site from the direction
of Tewantin or Cooroy.
Additionally, the proposed dementia facility will also utilise the existing internal vehicle access routes
which will provide vehicle and Emergency Service access to the northern boundary as well as the
southern boundary. In additional Emergency vehicle access will also be available to each residential
villa via the proposed internal pedestrian tracks. It is acknowledged however that should the facility be
involved in a structural fire, Emergency Service may park close to a hydrant stand pipe and undertaken
fire suppression operations via extend hoses.
With regard to a vegetation fire, again the internal roadways and access tracks will facilitate rapid access
throughout the facility to protect buildings and if required, directly attack the fire when it is in proximity to
the facility.
With respect to potential evacuation, there are ample resident community space available within the
existing facility that can be used as a temporary evacuation area and where residents can be care for
until they are able to return to their respective rooms once emergency service give the all clear to do so.
Discussion
Bushfire hazard mapping
Further to our findings above and based on the vegetation types and therefore the Vegetation hazard classes as
described by Leonard et al (2014)1 we have come to the view that: -
With respect to the vegetation of Tewantin National Park to the south of the site it presents as a bushfire
hazard:
o We acknowledge the State Government’s Regulated Vegetation Management Mapping maps
the National Park as Regional ecosystem 12.5.6c - Eucalyptus pilularis open forest +/- E.
siderophloia, E. propinqua, Corymbia intermedia, E. microcorys, E. acmenoides, E.
tereticornis, E. biturbinata, Lophostemon confertus with E. saligna, E. montivaga at higher
altitudes. Occurs on remnant Tertiary surfaces. Usually deep red soils. (BVG1M: 8b).
1 Ibid.
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o We generally agree with the State’s mapping with regard to the regional ecosystem throughout
this section of Tewantin National Park, however the area adjacent to the subject site is more
open and contains a relatively depauperata understorey and groundcover, and as such, is
better described as a moist to dry eucalypt forest on coastal lowlands and ranges i.e. VHC 9.1.
This area contains largely low to moderately flammable vegetation (see Photographic Plate 6)
o Table 1 below provides the derived Potential bushfire intensity level using the methodology
after Leonard et al (2014)2 and as contained in the State Planning Policy – Natural Hazards,
Risks and Resilience – Technical Manual – A fit for Purpose approach in undertaking natural
hazard studies and risk assessment (April 2016)
With respect to the vegetation of the subject site and waterway corridor to the west of the site, it is
evident that it presents as a Low Bushfire Prone Area largely because of its width:
o The site inspection revealed there was an extensive invasion Sphagneticola trilobata in the
north eastern portion and a dam in the centre of the waterway corridor
o We note that a large amount of vegetation within the subject site will be cleared as a natural
consequence of the development
o Table 2 below provides an assessment of the status of the bushfire hazard without any
management input and as if the area was a melaleuca open forest with all the structural
elements and characteristics of that forest. However, in accordance with Leonard et al (2014)
section 2.2.1 – Patch and Corridors,3 the waterway corridor and retained portion of vegetation
in the south of the subject site will be less than 100 metres in width and as such using the
State Planning Policy methodology this can be effectively described as low bushfire hazard like
the surrounding properties.
Table 1 – Fireline Intensity Model data for adjacent area of the Tewantin National Park
Characteristic Input/output value
Vegetation hazard class 9.1 Moist to dry eucalypt open forests on coastal
lowlands and ranges1
Potential fuel load (t/ha) 24.12
FFDI 473
Slope (degrees) 2
Potential fireline intensity (kW/m) 19,429
Potential Bushfire Hazard Class Medium
1 – the VHC 9.1-Moist to dry eucalypt open forests on coastal lowlands and ranges was used as it is representative of RE
12.5.6c and what we observed.
2 – the Potential fuel load is attributed with a potential fuel load by the State Government as part of the Leonard et. al.
(2014) methodology.
3 – the FFDI for the area is determined by the State Government as part of the Leonard et. al. (2014) methodology.
Table 2 – Fireline Intensity Model data for Subject Site and Waterway Corridor
Characteristic Input/output value
Vegetation hazard class 22.1 Melaleuca open forests on seasonally inundated lowland coastal
swamps1
Potential fuel load (t/ha) 28.42
FFDI 473
Slope (degrees) 2
Potential fireline intensity (kW/m) 26,981
2 Ibid.
3 Ibid.
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Characteristic Input/output value
Potential Bushfire Hazard Class High
1 – the VHC 22.1-Melaleuca open forests on seasonally inundated lowland coastal swamps was used because
2 – the Potential fuel load is attributed with a potential fuel load by the State Government as part of the Leonard et. al.
(2014) methodology.
3 – the FFDI for the area is determined by the State Government as part of the Leonard et. al. (2014) methodology.
We also acknowledge that while the Lomandra Place Bushland Reserve is an area of low bushfire
hazard, it may become involved in a bushfire event and as such needs to achieve a separation from that
vegetation necessary to achieve the radiant heat flux of 19kW/m2.
Table 3 provides the outputs for potential setbacks from the retained vegetation. We acknowledge the
age and vulnerability of the residents using the proposed development and recommend that the setback
should achieve a lower radiant heat level than necessary for the residents.
Table 3 – Minimum Distance Calculations
186 Cooroy Noosa Road, Tewantin - Minimum Distance Calculator - AS3959-2009 (Method 2)
Inputs Outputs
Fire Danger Index 42 Rate of spread 0.81 km/h
Vegetation classification Woodland Flame length 8.62 m
Surface fuel load 15 t/ha Flame angle 54 °, 65 °, 74 ° & 79 °
Overall fuel load 28 t/ha Elevation of receiver 3.24 m, 3.57 m, 3.65 m &
3.51 m
Vegetation height n/a Fire intensity 11,718 kW/m
Effective slope 1° Transmissivity 0.863, 0.849, 0.827 & 0.803
Site slope 2° Viewfactor 0.6056, 0.447, 0.3007 &
0.2043
Flame width 100 m Minimum distance to < 40 kW/m² 7m
Windspeed 35 km/h Minimum distance to < 29 kW/m² 9.5 m
Heat of combustion 18,600 kJ/kg Minimum distance to < 19 kW/m² 14.1 m
Flame temperature 1,090 K Minimum distance to < 12.5 kW/m² 20.5 m
1. Rate of Spread - Mcarthur, 1973 & Noble et al., 1980
2. Flame length - NSW Rural Fire Service, 2001 & Noble et al., 1980
3. Elevation of receiver - Douglas & Tan, 2005
4. Flame angle - Douglas & Tan, 2005
5. Radiant heat flux - Drysdale, 1999, Sullivan et al., 2003, Douglas & Tan, 2005
Conclusion
Based on the above findings and discussions it is our opinion that: -
1. The bushfire hazard mapping of the Tewantin National Park can effectively be mapped as an area of
medium bushfire hazard based on the particular vegetation assemblage within the area adjacent to the
subject site.
2. A 100-metre-wide Potential impact buffer still extends over more than half of the subject site.
3. Although the waterway corridor and the retained vegetation on the site are considered an area of Low
bushfire hazard in accordance with the Patch and Corridor mapping methodology as per section 2.2.1,
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Leonard et al (2014),4 given the age and vulnerability of the residents using the proposed development
the bushfire hazard planning for this vegetation will need to consider these aspects.
Recommendations
The following recommendations have been made with respect to mitigating against the external bushfire hazards
as part of this development:
1. All buildings to be set back from retained vegetation by at least 14.1 metres to ensure the maximum
exposure to a bushfire event is 19kW.m2 as determined using Method 2 in AS3959-2009 (see Figure
1).
2. All buildings to be constructed to a minimum BAL-19 standard as provided by the Australian Standard
AS3959-2009.
3. The understorey within the 14.1 metre setback be removed and maintained as groundcover less than
200 mm in height.
4. All trees which have branches that extend closer than 5 metres to any structure be trimmed or if an
Arborist is of a view the trimming would destabilise the tree then it be removed.
5. Retained vegetation required to be maintained by regular maintenance particularly prior to the bushfire
season in South-east Queensland, September to December.
6. The construction of a 2.5-metre-high non-flammable fence is to be constructed along the eastern
boundary of the site. We note the likelihood that there would be a significant need for ground dwelling
fauna movement between the subject site and Lomandra Place Bushland Reserve is low and as such
there may not be any requirement to allow for fauna movement under or around the fence.
7. Vehicular access to be provided around buildings to enable access for Emergency Services.
8. The facility be connected to reticulated water and a hydrant standpipe be located in the northern and
central parts of the proposed development area to allow rapid access for reticulated water by
Emergency services for structural and vegetation fires.
9. If an emergency response plan has not been produced or has not been reviewed within the last 5
years, it be reviewed or if none exists, one be prepared, to provide clear and concise instructions and
response for staff and residents should a bushfire event threaten the site. we note the main threat will
be from smoke rather than direct flame attack.
If you have questions about this letter, please do not hesitate to contact us by phone or email. I have also
attached a copy of our Business Profile for your information.
Kind regards,
Rob Friend
Director
Rob Friend & Associates
4 Ibid.
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Response to the Natural Hazard Overlay Code – Table 13.9
Specific Outcomes Probable Solutions Response
Effect of Use and Works
New Uses S4.1 R4
The proposed development footprint is not in an area of
O4 The use is sited on land that is not in a Bushfire Hazard Area,
mapped bushfire hazard. However, a potential impact
OR
The proposed use does not compromise the safety of people buffer extends to part of the area within which the
or property from bushfire. S4.2 proposed development is to occur.
A setback has been proposed to ensure the buildings
The use is sited on land that is determined as low bushfire
risk by a site specific bushfire hazard assessment are only exposed to a maximum radiant heat flux of
19kW/m2.
Protection of Infrastructure and Community Uses S5.1 Community Uses and Infrastructure Uses are not R5
O5 located in Bushfire Hazard Area ;
While the site is zones as “Community Areas” under the
Community Uses and Infrastructure Uses, including that
OR Noosa Plan Zones, the proposed development is not
identified below, are able to function effectively during and
defined as a “community use” in the Noosa Plan
immediately after bushfire events— S5.2
a) Emergency service facilities; Building work will not involve more than an additional 20m2 of
b) Hospitals; gross floor area to an existing building;
c) Education Type 4 uses, including stores for valuable
OR
records or items of historic or cultural significance; and
d) Service and utility uses, including electricity substations, S5.3
major electrical depots and water treatment plants Where located in a Bushfire Hazard Area, uses are designed
to function effectively during and immediately after bushfire
events and have direct access to low hazard evacuation
routes
Hazardous materials S6.1 R6.1
O6 Hazardous materials are not manufactured and stored The development will not manufacture or store
in a Bushfire Hazard Area. excessive amounts of Hazardous materials. Its
Public safety and the environment are not adversely
primary use will be for the treatment and housing of
affected by the detrimental impacts of bushfire on
Dementia patients.
hazardous materials manufactured or stored in bulk.
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Specific Outcomes Probable Solutions Response
Siting, design and construction
O7 S7.1 R7.1
Uses and works including building works are sited, designed Uses and works including building works are sited—
The site is greater than 2,500 sq.m. in area.
and constructed to—
a) on lots greater than 2500m2; The proposed development footprint is located in an area
a) minimise the number of people and property subject to i. in locations of lowest hazard within the lot (Figure of Low bushfire hazard, however parts of the
bushfire risk; and 13.5 is omitted for convenience); and development is located within a Potential impact buffer.
b) maximise the protection of people and property during ii. to achieve setbacks from hazardous vegetation of While the nominal width of a Potential impact buffer is
the passage of a fire front. 1.5 times the predominant mature canopy tree 100 metres, the buildings will be setback from the area of
height or 10m whichever is the greater; and medium bushfire hazard (as determined in this report) by
iii. 10m from any retained vegetation strips or small a distance of greater than 50 metres.
areas of vegetation; and Base don the management undertaken within the
iv. so that the elements of the development least Tewantin National park by Queensland Parks and
susceptible to fire are sited closest to the bushfire Wildlife Service, the adjacent area and its inherent fuels
hazard; are managed and as such it is unlikely that a significant
b) on lots 2500m2 or less - to maximise setbacks from bushfire would involved the vegetation within the
hazardous vegetation Tewantin national park and threaten the buildings of
residents or staff within the Carramar Care facility.
Water supply for fire fighting
O8 S8.1 R8.1
An adequate and accessible water supply is provided for fire For premises not in a water service area— each lot has an The development is in a water service area.
fighting purposes can be accessed by fire fighting appliances. accessible dam, swimming pool or water tank accessible by
the fire brigade that contains at least 5000 litres of water
Vehicle access and fire trails
Firebreaks and fire access tracks S9.1 R9.1
O9 Firebreaks are provided by— The proposal is for 6 residential villas and as such the
area around the villas will be open allowing access for
Firebreaks or fire access tracks provide— a) a cleared road reserve not less than 20m wide located
Emergency Services to each building.
around the perimeter of the development;
a) adequate access for fire fighting and other emergency A proposed setback from the area of retained vegetation
vehicles; and OR within the Lomandra Place Bushland Reserve of 14.1
b) adequate width to minimise the risk of fire crossover. metres. While this setback will not be suitable for vehicle
b) fire access tracks between the development and
movement, vehicle movement is available to the
surrounding vegetated lands that—
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Specific Outcomes Probable Solutions Response
i. are a minimum cleared width of 6m; northern, central and southern portions of the
ii. have a maximum grade of 1 in 8 (12.5%); development footprint.
iii. have a formed pavement;
iv. have access at each end and in other locations
where necessary;
v. have passing areas and turning areas;
vi. have clearly identified access points for emergency
vehicles; and
vii. are located on public land or within access
easements that are granted in favour of the Noosa
Council and the Queensland Fire and Rescue
Service.
Reconfiguring a Lot
General S10.1 R10.1
O10 The proposed lots are not located on land that is subject to The proposed development area is not mapped as a
Bushfire Hazard bushfire hazard area, however a Potential impact buffer
The safety of people and property are maintained by
covers part of the development footprint.
OR
a) Locating house site areas and other sensitive uses on An assessment of the separation distance from the
that part of the land least affected by the bushfire S10.2 hazardous vegetation within the Tewantin national park
hazard; and indicates the separation of the closest buildings to the
The proposed lots are sited on land determined as low
b) fire mitigation methods are used that are adequate for hazardous vegetation is approximately 50 metres and
bushfire risk by a site specific bushfire hazard assessment
the Potential Bushfire Hazard rating of the individual site, that this separation contains a formed roadway, Cooroy
having regard to – AND Noosa Road which allows for two-way access into and
i. vegetation type; away from the site.
S10.3
ii. slope; This access is not through an area mapped as a bushfire
iii. aspect; Additional lots are not created where their only vehicular hazard area, however the access is within a potential
iv. on-site and off-site fire hazard implications of the access route is through a Bushfire Hazard area impact buffer.
development;
v. bushfire history;
vi. conservation values of the site; and
vii. ongoing maintenance
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Specific Outcomes Probable Solutions Response
Firebreaks and fire access tracks S11.1 R11.1
O11 Firebreaks are provided by— The proposal is not for a sub-division, however access
for Emergency Services is provided via existing internal
Firebreaks or fire access tracks provide— a) a cleared road reserve not less than 20m wide located
road network as well as access through parts of the
around the perimeter of the subdivision, between the
a) adequate access for fire fighting and other emergency proposed development area for both structural and
created lots and surrounding vegetated lands;
vehicles; and vegetation fire suppression operations.
b) adequate width to minimise the risk of fire crossover. OR
a) fire access tracks (may be in the form of an access
easement) between the created lots and surrounding
vegetated lands that—
i. are a minimum cleared width of 6m;
ii. have a formed pavement;
iii. have access at each end and in other locations
where necessary;
iv. have passing areas and turning areas;
v. have clearly identified access points for emergency
vehicles; and
vi. are located on public land or within access
easements that are granted in favour of the Noosa
Council and the Queensland Fire and Rescue
Service
Road network S12.1 R12.1
O12 Cul-de-sacs or no-through roads are not used in the street The development will depend on the existing internal
network unless— road network as well as additional access for internal
Roads provide for the safe and effective evacuation of users
movement of residents should a bushfire potentially
of premises and access by Emergency services. a) a perimeter road reserve with a minimum reserve width
impact on residents. This impact is likely to be restricted
of 20m and a formed width of not less than 6m is
to smoke rather than direct flame attack.
provided; or
b) cul-de-sacs or no-through roads are provided with fire
trails or access easements, capable of being navigated
by conventional vehicles, that link to through roads
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Specific Outcomes Probable Solutions Response
(Figures 13.3 and 13.4 omitted);
AND
S12.2
Roads have a maximum grade of 1 in 8 (12:5%).
Lot design S13.1 R13.1
O13 Each residential lot— the development proposal is not for a Sub-division but for
the development of a residential dementia care facility to
Lot design and building siting minimises bushfire hazard to a) includes a house site area, identified on the plan of
increase the capacity of the existing Cartwright Village.
people and property having regard to slope, aspect, existing subdivision;
The proposed residential villas, will achieve a separation
vegetation and adequate separation from hazardous b) is of sufficient size and dimensions to accommodate a
from existing hazardous vegetation to the south of the
vegetation. dwelling and ancillary buildings and use areas;
facility of greater than 50 metres and to areas of low
c) for lots more than 2,500m—
bushfire hazard/retained vegetation of 14.1 metres.
i. conform with the principles for house site numbers
1, 2 or 3 shown in Figure 13.5 (omitted); and R13.2
ii. are separated from hazardous vegetation for a
The existing internal road network and new pedestrian
distance the minimum of 1.5 times the
pathways will continue to provide suitable access for
predominant mature canopy height or 10m,
Emergency Services to access the proposed structures
whichever is the greater; and
for both structural fires and to attack vegetation fires
d) for lots less than 2,500m2, maximise separation of
within areas of retained vegetation to the east of the
buildings from hazardous vegetation.
proposed development footprint.
S13.2
Residential lots are designed so that their size and shape
allow for efficient emergency access to buildings for fire
fighting appliances (e.g. by avoiding long narrow lots with long
access driveways).
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Photographic plates
Subject Site
Tewantin National
Park
50+ m
Photographic Plate 1 – view of the subject site from the south showing the separation
distance between Tewantin National Park and the subject site.
Photographic Plate 2 – view of the existing drainage line within the subject site.
Page 15
[15] Photographic Plate 3 – view of the northern boundary of the subject site showing residential properties to the north off Spey Court. Photographic Plate 4 – view of western boundary fence of subject site and the vegetated waterway corridor to the west of the subject site.
Page 16
[16] Photographic Plate 5 – view of the maintained powerline easement between Cooroy Noosa Road and Tewantin National Park. The Carramar Care facility is to the left of the roadway out of frame Photographic Plate 6 – view of Tewantin National Park, to the south of the site, showing evidence of recent controlled burn.
Page 17
[17] Photographic Plate 7 – view of eastern portion of Lomandra Place Bushland Reserve showing the invasion of Sphagneticola trilobata over width of waterway.