07/1413 - Response to Information Request [As Published] · 132007.1413

Page 2

MURRAY & ASSOCIATES

(QLD.) PTY. LTD.
AN ‘CONSULTINGISURVEY.ORSISITOWNIRUANNERS]
MURRAY

Loe \ ABN 81 075 543 154 ACN 075 543 154
SURVEYORS LAND & ENGINEERING SURVEYORS, PLANNERS
—— Established 1946

   

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2.0 ADDITIONAL INFORMATION SUPPLIED

2.1 Matters of Interest to the Assessment Manager

 

The Noosa Shire Council, as assessment manager for the application, raises the
following matters of concern and request the following information —

ames ee ee errr reagan emanaami am

'2.1.1 Land Use”

 

1. Fully dimensioned floor plans and elevations of the 3 proposed cabins.

In response to Item 1 of Council's Information Request, attached are
dimensioned floor plans and elevations by Statewide Transportables (see
Appendix 1).

2. itis noted that the Site and Soil Evaluation prepared by EcoCycle Pty Ltd and
submitted with the application indicates that 1 x 3 bedroom and 2 x 2 bedroom
dwellings are proposed. Please be advised that this scale exceeds the
provisions of Probably Solution $27.1 of the Visitor Accommodation Code and
the inclusion of a 3 bedroom dwelling is unlikely to be supported.

In response to Item 2 of Council’s Information Request, please find attached
in Appendix 2 an amended effluent disposal report prepared by Domestic
Wastewater Design. This report addresses the capacity provisions for 3 x 2
bedroom cabins and 1 x 3 bedroom dwelling house.

3. Details of any vehicle accommodation proposed to be provided.

In response to Item 3 of Council's Information Request, details of vehicle
accommodation are noted on the floor plans (see Appendix 1).

4. An assessment of the proposal’s compliance with Probable Solution $28.1 of
the Visitor Accommodation Code in regards to setbacks to adjacent uses.

Probable Solution $28.1 states:

$28.1 Rural accommodation buildings are—
a) situated no less than 50m from Agricultural Uses on an adjoining property;
and
b) situated no less than 40m from the property boundary of any property over
4ha in area located in the Rural Zone; and
c) situated no less than 6m from the property boundary of land in the Rural
Settlement Zone.

The proposal intends to locate Cabin 1 ten metres away from the boundary of
Lot 96 on SP103520. Justification for this setback is as follows:

 

Page 3

MURRAY & ASSOCIATES

(QLD.) PTY. LTD.
AN CXOINEIIMIDNS SULA OL ©) KOWUIN FLANNEL)
MURRAY

ky, \ ABN 81 075 543 154 ACN 075 543 154
SURVEYORS LAND & ENGINEERING SURVEYORS, PLANNERS
ca Established 1946

   

www.mursurv.com

e There are no Agricultural Uses on adjoining properties.

e Lot 96 on SP103520 is 2.001ha in area and therefore is under the 4ha
mentioned in $28.1

e Due to the topography of the subject site and the property to the south,
Cabin 1 will not visible from the adjoining property.

5. The site is identified as containing Medium Bushfire Hazard areas under The
Noosa Plan and is assessable against the provisions of the Natural Hazards
Overlay Code.

Please provide a site specific assessment of the bushfire risk prepared by a
suitably qualified person in accordance with State Planning Policy 1/03
Guideline: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide
and, if necessary, a Bushfire management plan (BMP) for the site. Where the
BMP recommends alterations to the design, please submit amended proposal
drawings incorporating those recommendations.

In response to Item 5 of Council's Information Request, a Bushfire
Management Plan by BushFireSafe is attached (see Appendix 3). All
recommendations made in the report will be adhered to.

2.1.2 Land Development

 

6. Provide confirmation that the site access route provided on the property
complies with the sight line provisions of AS2890.1:2004, specifically section
3.2.4.

In response to Item 6 of Council's Information Request, the speed limit on
Black Mountain Road in front of the subject property is 80km/h. However the
speed environment is 60-70km/h, given the windy nature of Black Mountain
Road. Thus, the sight distances identified on the amended Development Plan
are sufficient for safe approach sight distances as stipulated under
AUSTROADS for this particular speed environment.

7. Provide details of any proposed roadworks associated with the proposal
including the access driveway to Cabin 2.

In response to Item 7 of Council's Information Request, the proposal plan has
been amended to include the access driveway to Cabins 1 and 2 (see
Appendix 4).

8. Advise of the purpose and the current use of Easement A RP896023 exists on
Lot 96 SP130520 south of the development site and if it has any impact on the
proposal.

in response to Item 8 of Council’s Information Request, Easement A
RP896023 on Lot 96 on SP103520 is an electricity easement, which partially
benefits Lot 89.

 

Page 4

MURRAY & ASSOCIATES

(QLD.) PTY. LTD.

AX ‘GONSULTINGISURVEVORSTSTTOWNIRUANNERS|

MURRAY

\ ABN 81 075 543 154 ACN 075 543 154

Li
SURVEYORS LAND & ENGINEERING SURVEYORS, PLANNERS
——! Established 1946

   

www.mursurv.com

9. Advise if an aboveground or underground electricity power supply be provided
to the proposed cabins.

In response to Item 9 of Council's Information Request, aboveground
electricity power supply will be provided to the proposed cabins.

 

3.0 SUMMARY

Pursuant to Section 3.3.8 of the Integrated Planning Act 1997, we hereby
provide all of the information requested, and formally request the Assessment
Manager proceed in assessing the application in view of the additional
information provided. We trust the information will assist Council in issuing a
successful Development Permit in due course. Please do not hesitate in
contacting Blake Bell (07) 5441 2188 for clarification on any matter detailed
within this Response to the Information Request. Please send out a list of
adjoining owners details so that we may proceed with the public notification of
the application.

Yours faithfully,

Cpt
lake Bell BRTP, M.-P.I.A., CPP

Senior Town Planner
MURRAY & ASSOCIATES (QLD) PTY LTD

 

Page 5

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‘CONSULTINGISURVEVORSISATOWNIRIANNERS)

Jy MURRAY & ASSOCIATES
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MURRAY
ABN 81 075 543 154 ACN 075 543 154

SURVEYORS LAND & ENGINEERING SURVEYORS, PLANNERS
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Established 1946
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AMENDED EFFLUENT DISPOSAL REPORT

 

 

 

 

 

Page 10

25 MAR 2008

Sunshine Coast Office
PO Box 6218

Mooloolah Valley Q4553
abn: 78 105 179 404

Ph: (07) 54 947368

Fx: (07) 54 947620

 

Lance Picton
Mob: 0407 887 321
QBSA: 1051092
Domestic Wastewater
Design

 

AMENDMENT TO EXISTING APPLICATION

 

 

 

 

NEW DWELLING

 

 

 

 

 

PROPOSED CABINS

SITE & SOIL EVALUATION

 

 

 

 

=

Lot 89 SP158854:PAR Tuchekoi
430 Black Mountain Road, Cooroy

Date: 5th March 2008

Reference No: Lot 89 / Henning

V7

Page 11

1.0 Introduction:

Domestic Wastewater Design in accordance with AS/NZS 1547-2000 ( Domestic Wastewater Management ) and the
Code of Practice for On-Site Sewerage Facilities (DNR), was commissioned to undertake a Site and Soil Evaluation in
the Noosa Shire at 430 Black Mountain Road, Cooroy.

The results form the basis of our recommendations for on site wastewater disposal.

NOTE: This evaluation was undertaken at the owners request after considerable discussion regarding environmental
issues of this site and preferred design of the Land Application Area.

Our original site investigation and field work was performed on Friday 15th June 2007 after a period of dry weather.
The investigation was undertaken to determine the soil profile and Long Term Acceptance Rate (LTAR) of the
site in order to accommodate a proposed new 4 bedroom dwelling plus 3 x 2 bedroom holiday cottages. There is
an existing 3 bedroom dwelling located on this property which is to be demolished and the new 4 bedroom

dwelling built in the same location. The septic system currently servicing the existing dwelling is to be de-
commissioned.

2.0 Site Description:

The site is an acreage allotment the area is 28.0Sha.

The proposed site for the Land Application Area are moderately sloping Area # 1, 1% South. Area # 2, 2% South

The proposed Land Application Area site # 1 and Land Application Area # 2 both have good exposure to sun and wind.
Erosion, mass movement or land slip were not observed on this site. Rock outcrops are not evident on this site.

Vegetation on Proposed Land Application Area # 1 consists of a fenced area with existing fruit trees. Vegetation on
Proposed Land Application Area # 2 consists of 100% grass covered lawns.

There are 2 watercourses located on this site, ASNZS 1547:2000 setbacks are obtainable. There are no creeks within
the required set backs of ASNZS 1547:2000.

There are three dams located on this site, setbacks for Advanced Secondary under ASNZS 1547:2000 is obtainable. No
Bores were encountered during our evaluation.

Ground water was not encountered on this site during our investigation.
There is some evidence of fill in the proposed Land Application Area.
Flooding wil! not occur on this site. Rain water may transverse this site from adjoining properties during heavy rains.

Concentrated run-off from this property may transverse adjoining properties during heavy rains.

3.0 Soil Investigation:

3,1 METHOD:
Two bore holes were excavated using a hand auger to a depth of 900mm within the proposed Land Application Area
#1.

One bore hole was excavated using a hand auger to a depth of 900mm within the proposed Land Application Area
#2,

The soils were visual one textually classified in accordance with DNR and AS/NZS 1547:2000. The soils were
predominately grey/dark grey in colour. Moderately structured with the following texture assessment from table
4.1D1 AS/NZS 1547:2000.

Smooth plastic ball that can be rolled into a rod; slight resistance to shearing between
thumb and forefinger; forms a ribbon 50-75 mm long. Category 5S.

2/7

Page 12

 

 

 

 

 

 

 

 

 

Soil Classification

| Borehole Nos 1&2&3
Soil Category 3
Indicative Drainage _ ; Poorly Drained
Structure Moderately

| Texture Light Clays
Indicative Permeability P (m/d) as Ksat* 0.06 - 0.12
Recommended DIR ; 20
(AS/NZS 1547 / 2000)

 

 

 

 

 

4.0 Treatment Facility:

The on site treatment facility is to be an “Advanced Secondary” Aerated Wastewater Treatment System with a daily flow
capacity of no less than 2000It/d, plus a 6000It baffled septic tank upstream to act as flow balancing and to increase
retention time and equivalent person capacity. Pump wells are to be installed and fitted with “Feka Pumps” as shown on
the site plan. All inffluent to be directed to the septic tank.

A minimum 25m head pump will need to be fitted to the treatment system.

For the purpose of our calculations we have adopted an EP of 3 for each of the 2 bedroom cabins. (9EP), and have
assumed 100% occupancy. For the 4 bedroom dwelling we have adopted an EP of 6. (Total 15 EP)

Standard water reduction fixtures to be installed in all cabins and proposed dwelling as per ASNZS 1547:2000,
this will reduce the expected flow rate to 1725lt/d.

5.0 Land Application Areas: - Two areas proposed.

Area #1;

The preferred method of dispersal in Land Application Area # 1 is Covered Surface Drip Irrigation to existing
fruit tree’s. The installer is to determine how many 4mm drip lines are to be installed to each tree in accordance
with flow rate requirements of the irrigation pump and the sterilization unit. This area bordered by a fence.

25mm lo-pol irrigation pipe to be setup in a “rack” to ensure even pressure distribution to all drip lines. Irrigation
pipes should always be covered by mulch or soil.

A flush out valve to be installed in a mini valve at the lowest point in the irrigation area to enable flushing of
lines.

Non return valve to be installed to prevent flow back in the delivery line as required.
A minimum of 100mm of mulch is to be placed a the base of each fruit tree approximately 1.5m in diameter.

In accordance with Noosa Shire stipulated guidelines, treated effluent must not at any time extend beyond the
approved designated area.

Two warning signs to be installed in this area.

Area #2:

Two turf valves to be installed in Land Application Area # 2 14m apart as per the drawings. Two 7m hoses
each fitted with one heavy droplet sprinkler to be installed and moved when necessary to ensure even
distribution over the entire area.

In accordance with Noosa Shire stipulated guidelines treated effluent must not at any time extend beyond the
approved designated area.

Non return valve to be installed to prevent flow back in the delivery line as required.
Two warning signs to be installed in this area.
Note:

Two isolation valves to be installed in the delivery lines to alternate water flow to Land Application Area # |
and Land Application Area # 2.

Supply line to be buried 200mm and comply with AS/NZS 1547/2000. 3/7

Page 13

Design Calculation

The serviceable life of the Land Application Areas will be compromised if the design flow is exceeded. The
Wastewater Treatment System will be compromised if the design flow rate is exceeded. For our calculations we

have assessed the design flow as follows:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Design Calculation
DIR (mm/week) (secondary quality effluent) 20
Hydraulic load (It/day/person) Tank Water / 10 Bedrooms. 115
Design Flow Q (It/day) EP: 15 At 100% occupancy for holiday cottages 1725
Design sizing calculation Ai =(Qx7)/DIR
= (1725 x 7)/20
Disposal area A (square meters) 605m2
Nominated Configuration (meters) Determined by Installer
Treatment Plant Minimum Size Requirement 15 EP
Recommended Separations Distances - Surface Irrigation pecondary nenanced Secondary
Dwellings & recreation areas 15m 10m
Water edge of swimming pools 6m 6m
Property boundaries, paths & walkways am uphill hill am AN hil
Top of bank of permanent water course, creek, lake, waterway etc. 30m 10m
Bore or Dam for domestic or stock use 30m 10m
Vertical depth of seasonal water table 0.6m 0.3m
In ground potable water tank. Note some authorities require 15m 6m 6m
Sub-Surface Irrigation same as above except for;
Dwelling & recreation areas 4m 4m

 

 

 

NOTE: The local government authority may upon considering the public health and environmental risks

reduce or increase the distances in the above table.

Regards,

  

Lance Picton jp.
EcoCycle Pty. Ltd.

4/7

Page 14

SITE:
430 Black Mountain Road, Cooroy

AREA 25.08ha

   

See Insert

 

3/7

Page 15

SITE:
430 Black Mountain Road, Cooroy

 

Insert only not boundary of property

   
  
 
    
  
     
   
 
    
 
 
   
  

    

 

 

 

 

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4 t Covered surface drippers a Feka Pump ‘
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with bafet Qe eT 1 10m * é
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iternated irrigation areas see '
' to alternated irrigation Existing fenced area / '
: Fence with fruit trees '
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! Proposed Cabin #1. Proposed Irrigation Area; 1
' #2 300m2 Turf valves, t
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: Proposed new 4 bedroom . \
dwelling = | “ ~ '
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' Note: ‘. ‘
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' All wastewater to be directed to the 6000!t septic tank. y Small Dam :
' Minimum 32mm delivery lines from pump wells to septic tank. . my '
' Exact route of delivery lines to be determined on site by installer, . ;
: Exact position of Treatment Plant to be determined on site by installer. Pump Well with vent —— :
' Feka Pump cer '
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Black Mountain Road

6/7

Page 16

BOREHOLE PROFILES

SITE ADDRESS
430 Black Mountain Road, Cooroy

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BORE HOLE #1 BORE HOLE #2
DEPTH] SOIL DESCRIPTION| Structure | CAT DEPTH] SOIL DESCRIPTION | Structure | CAT
0 0
100 Clay Loam Moderately | 4 100 Clay Loam Moderately | 4
200 200
300 300
400 400
500 Light Clay Moderately | 5 500 Light Clay Moderately | 5
600 600
700 700
oe Light Clay Moderately | 5 soo Light Clay Moderately | 5
1000 1000
1100 1100
1200 | Hole Terminated 1200 Hole Terminated
1300 1300
1400 1400
1500 1500
BORE HOLE #3
DEPTH| SOIL DESCRIPTION Structure | CAT
0

100 Sandy Clay Loam | Moderately| 4

200

300

400

500 Clay Loam Moderately | 4

600

700

500 Light Clay Moderately | $

1000

1100

1200 Hole Terminated

1300

1400

1500

 

 

 

 

 

 

 

 

 

 

 

WT

Page 17

(QLD.) PTY. LTD.
GONSULTINGISURVEVORSI&ATOWNIRUANNERS}

J MURRAY & ASSOCIATES
AX

   

MURRAY
ABN 81 075 543 154 ACN 075 543 154

SURVEYORS LAND & ENGINEERING SURVEYORS, PLANNERS

Established 1946
www.mursurv.com

 

BUSHFIRE MANAGEMENT PLAN

 
   

  

 

 

 

 

 

Page 18

BUSHFIRE HAZARD ASSESSMENT REPORT

FOR
PROPOSED TOURIST FACILITY
AT

Lot 89/430 BLACK MOUNTAIN ROAD

BLACK MOUNTAIN
IN
SP158854

PREPARED BY:
BUSHFIRESAFE

(AUST)PTY LTD

FRIDAY, 30 NOVEMBER 2007

 

Page 19

TABLE OF CONTENTS

1.0 Introduction

1.1 Background

1.2 Description of Property

2.0 Site Assessment

2.1 Vegetation Assessment

2.2 Slope Assessment

3.0 Field Verification

3.1 Gold Coast City Bushfire Management Strategies Loading Factors
3.2 State Planning Policy Guidelines SPP1/03 Loading Factors
4.0 Conclusion

5.0 Scope of Plan

5.1 Area

5.1.1 Purpose

5.1.2 Period of Operation

5.1.3 Aim & Objectives of the Plan

5.1.4 Aim ,

5.1.5 Objectives

5.1.6 Bushfire Risk Management Strategies

5.2 Implementation

6.0 Bushfire Performance Criteria

7.0 Assessment Methodology

8.0 Building Site Assessment

8.1 Asset Protection Zones (APZ)

8.2 Bushfire Attack Category

8.3 Adequacy of Water Supply for Fire Fighting Purposes
8.4 Adequacy of Access & Egress in a Bushfire Emergency
8.5 Bushfire Construction Standard

9.0 Conclusion

10.0 Tree Selection for Bushfire Prone Areas

11.0 References

Appendix 1: Vegetation Communities/Site Plan ,

Prepared by: BushfireSafe Services 67) 38209992
Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP 158854.

OO COCTNNAMAMAMnAAanb PPP HWW WWW

 

Page 20

 

BUSHFIRESAFE (aust) Pry LTD

BUSHFIRE RISK MANAGEMENT & ENVIRONMENTAL CONSULTANTS= [Pd

 

 

3 Hereford Drive Kureelpa, QLD 4560 ABN89 114025820 AUSTRALIA
PH/Fax: 07 54764265 Mobile: 0408 538 529 Sorborate Sitver
20 McLachlan Street Maclean NSW 2463 Ph: 02 66451088 Fax: 02 66451099

148/333 Coulburn Avenue Victoria Point QLD 4165 Ph/Fax: 07 38209992 Mobile: 0432515569

 

 

 

 

 

 

1.0 INTRODUCTION

1.1. BACKGROUND

Bushfiresafe (Aust) Pty Ltd was engaged by Murray & Associates (QLD) Pty Ltd on
behalf of their client to complete a Bushfire hazard assessment for the proposed
Tourist Facility at Lot 89 Black Mountain Road, Black Mountain , in SP158854. The
hazard assessment bas been completed to satisfy the Bushfire Hazard Planning in
Noosa Shire and the State Planning Policy Guidelines 1/03.

The assessment has involved the following:

¢ Ground verifying vegetation communities and determining their bushfire
attack categories.

¢ Ground verifying the terrain in relation to the assessed bushfire vegetation.

¢ Ground verifying the aspect of topography in relation to the assessed
bushfire hazard vegetation.

e Analyse collated field assessment data with the Bushfire Hazard Planning in
Noosa Shire and the State Planning Policy Guidelines ‘1/03.

1.2 DESCRIPTION OF PROPERTY

The subject property comprises of a large rural lot which has an area of 28.05ha; the
property has been utilised for dairy production in years past, with the majority of the
lower portion of the property consisting of managed improved pasture with scattered
clumps of trees throughout the grassland. The majority of the upper slopes within the
property consisted of forested vegetation with grassland patches throughout. The
subject property currently supports a residential dwelling and several farm sheds
within the eastern portion of the property.

Rural properties adjoin the northern and southern boundaries; the eastern property
boundary adjoins Black Mountain Road which is followed by rural properties.

1.3. PROPOSAL
The proposal is to upgrade an existing structure and construct an additional two cabins
to be utilised for tourist accommodation.

2.0 SITE ASSESSMENT

An assessment of the subject development property and adjacent properties up to
100m from the proposed development sites was undertaken on the 3rd November
2007, to determine the dominant bushfire vegetation groups, aspect and terrain,
present on and adjacent to the subject property.

2.1 | VEGETATION ASSESSMENT

The onsite field assessment identified an Open Forest vegetation occurring within
the western portion of the property and within the adjoining lands to the south-west,
north-west and west.

Prepared by; BushfireSafe Services 07) 38209992 3
Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP158854,

Page 21

‘The remaining vegetation within the subject property consists of managed grassland
areas, which were not assessed as bushfire hazard vegetation when assessing
bushfire attack categories in relation to the proposed development.

2.2 SLOPE ASSESSMENT

A desktop assessment of the slope using a land based mapping program and an
onsite assessment identified the slope in relation to the identified bushfire hazard
vegetation; the vegetation occurs on an upslope of approximately 10%.

3.0 | FIELD VERIFICATION

The collated information gathered through the field assessment was analysed with
the data supplied in the Bushfire Hazard Planning in Noosa Shire and the State
Planning Policy Guidelines 1/03 with loading factor ratings allotted for vegetation
type, topography, aspect and fire frequency.

3.1 NOOSA BUSHFIRE HAZARD PLANNING POLICY

 

ASSESSED LOADING FACTORS

 

 

 

 

 

 

a) Topography Steep Hills (15 - 20%) Loading factor 3
b) Aspect North to North-West Loading factor 4
ce) Vegetation Eucalypt Forest not determined Loading factor 4
d) Fire Frequency | average as per Bushfire Hazard | Loading factor 2
Planning in Queensland)
Total Loading Factor 13

 

 

 

A Total hazard score of 13 identifies the subject property as situated within a
Bushfire —Prone Area

3.2 STATE PLANNING POLICY GUIDELINES

 

ASSESSED LOADING FACTORS

 

 

 

 

 

 

a) Topography Steep Hills (20 - 30%) Loading factor 4

b) Aspect North to North-West Loading factor 3.5

c) Vegetation Tall Eucalypt Forest Loading factor 10
Total Loading Factor 17.5

 

 

 

 

A Total hazard score of 17.5 identifies the subject property as having a High
Bushfire Severity Rating

4.0 CONCLUSION:

The collated data from the onsite field assessment analysed with the information
outlined in the Bushfire Hazard Planning in Noosa Shire and the State Planning
Policy Guidelines 1/03, identified the subject property as being within a High
Bushfire Hazard area; therefore the proposed Tourist Facility will require the
formulation of a Bushfire Risk Management Plan.

Prepared by: BushfireSafe Services 07) 38209992 4

Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP158854.

 

Page 22

BUSH FIRE RISK MANAGEMENT PLAN

5.0 SCOPE OF THE PLAN
5.1 AREA

This plan covers the proposed Tourist Facility development for Lot 89, SP158854,
Black Mountain Road, Black Mountain, within the Noosa Shire Council area.

5.1.1 PURPOSE

The plan is a strategic document which;

° Identifies the level of bush fire risk for human habitation.

. Identifies strategies which will be implemented to manage the bush fire risk
identified.

. Identifies persons responsible for implementing and maintaining the bush fire
tisk management plan (BFRMP).

5.1.2 PERIOD OF OPERATION

Once approved by the local authority this plan will have a period of operation of the
life of the development.

5.1.3 AIM AND OBJECTIVES OF THE PLAN
5.1.4 AIM

The aim of this plan is to provide for the mitigation of bush fires for;

(a) The protection of life and property for the habitants, visitors and emergency
personnel in bush fire situations. ~

(b) The protection of environmental factors within and adjacent to the development.

5.1.5 OBJECTIVES
The objectives of this bush fire risk management plan is to;

© Identify the area most at risk from bush fire attack.
e Reduce the risk of bush fire damage to. life and property.
¢ Ensure that the developer/owner/occupier understands their bush fire management
responsibilities.
e Reduce the impact of bush fire on the development and develop sustainable Asset
: Protection Zones.

Prepared by: BushfireSafe Services 07) 38209992 5
Bushfire Hazard Report: Propased Tourist Facility, Lot 89. Black Mountain. Raad, Black
Mountain in SP158854.

Page 23

5.1.6 BUSH FIRE RISK MANAGEMENT STRATEGIES

This plan contains a number of strategies, which are directed at addressing the risk for
the proposed Tourist Facility from bushfire emergencies. This is achieved through
addressing and managing the fuel loads, separation distances from the assessed
dominant bushfire vegetation and bushfire building standards.

5.2 IMPLEMENTATION

Implementation of the strategies in this plan is the responsibility of the developer and
shall be implemented as part of the development infrastructure.

The ongoing maintenance of this plan will be the responsibility of the owner/manager
of the Tourist Facility whom shall maintain all the bushfire risk management
strategies implemented in this plan.

The local authority or their delegated authority, for the life of the development will
monitor this plan.

Prepared by: BushfireSafe Services 07) 38209992 6

Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP158854.

 

Page 24

6.0 BUSHFIRE PERFORMANCE CRITERIA:

The table below identifies crucial performance criteria and acceptable solutions
required to satisfy adequate bushfire risk management strategies; the performance
criteria is in accordance with the State Planning Policy 1/03 and Industry Best

 

 

Practice.
PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS
PC1
Development must not materially intensify the use of bushfire | With the implementation of the

prone land, or must provide for the highest intensity of use in
the parts of the site which are least bushfire prone and limits
the intensity of use elsewhere.

recommendations outlined within this report
regarding, building construction conditions
and obtainable fire breaks this performance
criteria has been satisfied.

 

Ppc2
Buildings must be sited or able to be sited:
e Incleared areas where the environmental impacts of
vegetation clearing are acceptable, and
* On land which is least prone to bushfire risk having
regard to aspect, elevation, slope and vegetation
Incorporate adequate and effective sitting and design
measures to minimise bushfire risk,

With implementation of the
recommendations outlined within this report
regarding, the appropriate sitting of habitable
dwellings will comply with acceptable
solutions

REFER SECTION 8.0

 

PCS
Firebreaks must be provided:
e Roadways situated around the outside of the
development site, or
e Fire breaking trails:
>» Situated around or through individual lots as
required,
>» Situated between the development site and
surrounding vegetated areas,
> Having sufficient width to both serve as an
effective fire break and allow continuous
access for fire fighting vehicles, and
Being in secure tenure and maintained.

With implementation of the
recommendations outlined within this report
the development will comply with
Performance Criteria 3

REFER SECTION 8.4

 

 

PC4

Development of premises must have a sufficient supply of

water for fire fighting purposes, including:
e¢ Connection to a reticulated water supply scheme if

available, with conveniently located hydrants, or

Where a reticulated supply is not available, the provision
of a dam, lake, water tank or swimming pool having
sufficient capacity for water pumping in times of bushfire.

 

With implementation of the
recommendations outlined within this report
the development will comply with
Performance Criteria 4

REFER SECTION 8.3

 

Prepared by; BushfireSafe Services 07} 38209992

Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Biack

Mountain in SP158854.

 

 

 

Page 25

7.0 ASSESSMENT METHODOLOGY

The data collected through the onsite field assessment identified the property as being
within a Medium bushfire Hazard Area, therefore a Bushfire risk management
assessment for the proposed tourist facility within the subject property was
undertaken. The bushfire risk management assessment identifies the potential bushfire
attack category in relation to the development site and recommended bushfire
protection strategies for the development.

_ The assessment has involved the following:

e Ground verifying vegetation communities and determining their bushfire
attack categories within 100 metres of the building sites.

¢ Ground verifying of terrain in relation to the assessed bushfire vegetation.

e Identify the sitting of adequate water supplies for fire fighting purposes.

¢ Identification of adequacy of arrangements for access and egress from the
development for the purposes of an emergency response.

¢ Identification of adequacy of onsite water for fire fighting purposes

Identification of construction standards to be used for building elements in
the development.

Identification of adequacy of bushfire maintenance plans and fire emergency
procedures for the development.

* Preparation of a‘Bushfire Risk Management report for the proposed
development.

8.0 BUILDING SITE ASSESSMENTS

The building envelopes for the proposed tourist cabins have been designated within
the managed grassland portion of the property (eastern portion); the designated
building envelopes if required could be relocated to a different location within the lot
boundaries as long as compliance with the recommended bushfire strategies are
maintained.

8.1 ASSET PROTECTION ZONES (APZ)

Based on the assessment of the vegetation communities and slopes present on and
adjacent to the subject property, and in accordance with State planning Policy
Guideline 1/03 Appendix 7 (Principles for Sitting Buildings in High and Medium
Bushfire Hazard Areas), it is recommended that Asset Protection Zones (APZ) should
be established as follows;

The Tall Eucalypt Forest identified occurring within the western portion of the
property and adjacent to the north/western and south/western and western boundaries
are greater than 80 metres from the proposed development site and was considered an
insignificant threat in regards to radiant heat and flame contact; however as the
property has a large area the bushfire risk assessment recommends a minimum asset
protection zone (fire break) of 45 metres be implemented and maintained on all
elevations of the tourist facility to prevent any future encroachment of forest
vegetation.

Prepared by: BushfireSafe Services 07) 38209992 8
Bushfire Hazard Report: Proposed Tourisi Facility, Lot 89. Black Mountain Road, Black
Mountain in SP158854,

 

Page 26

The Asset Protection Zone (APZ) must be established and maintained such that:

e There is minimal fine fuel at ground level that could be set alight by a
bushfire (e.g. long grass, tree branches etc).

© Vegetation does not provide a path for the transfer of fire to the
development.

e Trees are a minimum of 5 metres away from any building, measured from
the edge of the foliage to the roof line or any open balconies.

e Bark chips and the like are not present within 2 metres of any building.

e Trees present and /or planted have a minimum canopy separation of 2-5
metres.

e Trees present are not species that retain dead material or deposit excessive
amounts of ground fuel in a short time.

8.2 BUSHFIRE ATTACK CATEGORY

An assessment of the bushfire attack categories applicable to the proposed building
entitlements was carried out using the methodology detailed in Australian Standard
AS3959 (Construction of Buildings in Bushfire Prone Areas).

The bushfire risk management assessment undertaken in relation to the proposed
building envelope concluded a Medium bushfire attack for the designated building
envelope.

The bushfire attack category was derived from;
e A Tall Eucalypt Forest bushfire vegetation assessed as being the
dominant bushfire vegetation in relation to the designated building envelope.
° The terrain in relation to the assessed dominant bushfire vegetation
was identified as undulating (>5% to 10%).
° An achievable APZ of 45 meters from the identified bushfire vegetation.

8.3 ADEQUACY OF WATER SUPPLY FOR FIRE FIGHTING PURPOSE

There is no reticulated water supply to the property; all water for fire fighting
purposes will have to be retained within the proposed development.

The subject property currently has two dams located in close vicinity to the
development site; the dams have the capacity to hold 5,500,000 gallons of static water
supply, an electric pump which can be remote started is installed to the larger dam and
supplies irrigation water through the eastern portion of the property and throughout
the development site. The bushfire assessment concluded the two existing dams
would be accessible by fire appliances in a bushfire emergency and have adequate
water supply to assist with fire suppression and emergency water supply.

All delivery water lines shall be installed underground to a minimum depth of three
bundred millimetres (300mm), with all points above ground using metal pipes or
raisers with a minimum internal diameter of nineteen millimetres (19mm).

8.4 ADEQUACY OF ACCESS AND EGRESS IN A BUSHFIRE EMERGENCY

The subject property is serviced by Black Mountain Road; the property access
roads/driveways shall be constructed and maintained to the following standard;

Prepared by; BushfireSafe Services 07) 38209992 9
Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP158854.

 

Page 27

(a) Roads. should have a minimum all weather trafficable width of 4 metres
with a metre on each side, maintained as a fuel free area;

(b) Restrict the use of speed humps and chicanes to control traffic;

(c) The capacity of road surfaces and bridges should be sufficient to carry
fully loaded fire-fighting vehicles (approximately 27 tonnes or 9 tonnes
per axle); .

(d) Curves should have a minimum inner radius of 6m and be minimal in
number to allow for rapid access and escape;

(e) The minimum distance between inner and outer curves should be 6m;

® Maximum grades should not exceed 15° and preferably not more than 10°
or gradient specified by road design standards, whichever is the lesser
gradient;

(g) There must be a minimum vertical clearance to a height of 6 metres above
the road at all times;

(h) Passing bays shall be constructed along the roads at interval of
approximately 200 metres but not greater than 250 metres, passing bays
shall be 20 metres in length by 3 metres wide, making a trafficable area of
7 metres at the passing bays.

The vegetated areas are accessible from within the subject property; therefore the
bushfire risk assessment concluded fire trails were not required for the proposed
development.

8.5 BUSHFIRE CONSTRUCTION STANDARD

The collated data collected through the onsite assessment identified the proposed
building envelope as being within a Medium bushfire attack category, any future
dwelling constructed within the designated building envelope would be susceptible to
ember attack; therefore the bushfire risk assessment recommends a Level 1
construction standard in relation to Australian Standard AS3959 (Construction of
Buildings in Bushfire Prone Areas).

9.0 CONCLUSION

The bushfire risk assessment identified a Tall Eucalypt Forest vegetation occurring
within and adjacent to the subject property as the dominant bushfire hazard vegetation
in relation to the proposed development,

The bushfire vegetation occurs on an undulating terrain greater than 10% for a
distance greater than 100 metres. ,

The proposed development area has been designated within the eastern portion of the
subject property approximately 60 metres from the eastern property boundary.

The bushfire hazard assessment recommends the designated building envelope shall
comply with a minimum 45 metre Asset Protection Zone on all aspects of the
proposed tourist development.

All habitable buildings constructed within the proposed development would be
susceptible to ember attack from bushfire within the surrounding vegetation therefore
it is recommended that all habitable buildings constructed within the proposed
development site comply with a level 1 construction as outlined in Australian

Prepared by: BushfireSafe Services 07) 38209992 10

Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP158864.

 

 

Page 28

Standard AS3959 (Construction of Buildings in Bushfire Prone Areas).

The property access driveway shall be constructed in such a manner to allow free
movement for fire appliances and for asset protection; the road/driveway shall have a
minimum 4 metre all weather trafficable surface.

With the implementation of the recommendations outlined within this bushfire risk
management plan the proposed Tourist Facility at Lot 89/430 Black Mountain Road,
Black Mountain, in SP158854 complies with the recommendations outlined within
State Planning Policy Guidelines 1/03 (Mitigating the adverse Impacts of Flood,
Bushfire and Landslide).

Prepared by; BushfireSafe Services 07) 38209992 11
Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP 58864.

 

 

Page 29

10.0 TREE SELECTION FOR FIRE-PRONE AREAS

Select plants that match the conditions of the environment (soils, rainfall,
temperatures, frost and wind), but don't overlook fire as a factor. Some species may
be invasive in different environments. (RFS 2002)

FLAMMABILITY

All plants will burn, but some are more tolerant of fire than others.

Severe fires cause more damage. Low to moderate fires scorch or burn plants. High-
intensity fires incinerate plants. Young plants are more susceptible to damage than
mature plants.

Features of plants that provide protection from fire include (check with local Council
for an endemic species list):

high salt content of leaves

high moisture content of leaves

low volatile oil content of leaves

thick bark protecting conductive tissues and dormant buds

seeds enclosed in woody capsules

dense crown

lowest branches out of reach of ground fires

Plants that retain or accumulate dead leaves and twigs will burn, especially if this
material is continuous from the ground to the crown. Trimmed cypress hedges, for
example, are an extreme fire hazard. Volatile oils in leaves of eucalypts, callistermons
and melaleucas burst into flames on heating and increase fire intensity. Thick bark
will protect trees, but may be a fire hazard if it is loose, fibrous or stringy.
These types of bark easily ignite and encourage fire to spread through the crown of
“the trees. Wind can carry burning bark, especially loose, flaky or ribbon bark, away to
start new fires - a process called "spotting". (RFS 2002)

ABILITY TO REGENERATE

Many plants can regrow or regenerate after a fire. Native plants have evolved with fire
and most will regenerate well. They have survival mechanisms such as dormant buds,
thick bark and thick, woody capsules to protect’ seeds, or they store seed in the soil.
Introduced plants have few survival mechanisms, but burn less readily than most
natives.

Eucalypts can reshoot from dormant buds beneath their bark. Casaurinas and some
acacias reshoot from roots. Some eucalypts, acacias, tea-trees, banksias, hakeas and
calistemons regenerate from seed. Seed of many acacias is stored in the soil and
germinates after fire. Larger acacias are more tolerant of fire than smaller ones.

If crowns and trunks of native species such as eucalypts, acacias and casaurinas are
killed by fire, the tree will often reshoot from the stump when felled.

Introduced deciduous trees, such as poplars and willows, reshoot from roots, and oaks
reshoot from stumps when the fire-killed crown and trunk is felled. Most pines will
not recover if more than half their foliage is burnt, although Canary Island pine,
Ponderosa pine, Aleppo pine, and Redwood are more fire-tolerant than this. (RFS
2002)

Prepared by: BushfireSafe Services 07) 38209992 12
Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black:
Mountain in SP158854.

 

 

 

Page 30

AFTER THE FIRE

Ground cover and prunings from fodder trees may provide supplementary stockfeed
when pastures are bumt. Saltbush, most casaurinas, several species of eucalypt and
acacia, poplars and willows are all fodder trees. Fire-damaged shelterbelts will still
protect stock from wind and sun, so retain them until new shelterbelts are established.
Fire-tolerant plants may provide a valuable refuge and source of food after a fire for
wildlife such as small marsupials, nectar-feeding birds, bees and other insects.

‘c - prefers cool climate,

x - extensively naturalised: might be declared noxious weed in some areas.

(RFS 2002)

THE MORE FIRE RESISTANT NATIVE TREES AND SHRUBS

 

 

 

 

 

INCLUDE:
( Acacia cyclops West Australian Coastal Wattle
Acacia glandulicarpa Hairy Pod Wattle
Acacia howittii Sticky Wattle
Acacia iteaphylla Gawler Range Wattle
Acacia melanoxylon | Blackwood
Acacia pravissima Ovens Wattle
Acacia prominens Golden Rain Wattle
Acacia terminalis Cedar Wattle
Acacia vestita Hairy Wattle
Acmena smithii Lilly Pilly
Agonis juniperina Juniper Myrtle
Angophora costata Apple Jack
Atriplex spp. Saltbush
Brachychiton populneus Kurrajong
( Casuarina cristata Belah

” Casuarina cunninghamiana River She-Oak
Eucalyptus maculata Spotted Gum
Ficus macrophylla Moreton Bay Fig
Hakea salicifolia Willow Hakea
Hakea suaveolens Sweet Hakea
Heterodendrum oleifolium Cattlebush
Lagunaria patersonii Pyramid Tree
Melaleuca lanceolata Moonah

| Melia azedarach White Cedar

Myoporum insulare Boobialla
Pittosporum undulatum Sweet Pittosporum
Tristania conferta Brush Box
Prepared by: BushfireSafe Services 07) 38209992 13°

Bushfire Hazard Report: Preposed Tourist Facility, Lot 89. Black Mountain Road, Black

Mountain in SP158854.

 

Page 31

INTRODUCED PLANTS THAT ARE HARD TO BURN INCLUDE:

 

 

 

 

 

Acer campestre Common Maple
Acer negundo Box-Elder maple
Acer platanoides c Norway Maple
Acer pseudoplatanus c Sycmore

Aesculus hippocastanum c Horse Chestnut
Alnus jorullensis Evergreen Alder
Calodendrum capense Cape Chesnut
Castanea sativa c Sweet Chestnut
Celtis occidentalis Hackberry
Ceratonia siliqua Carob

Cercis siliquastrum Judas Tree
Coprosma repens Mirror Bush

Cornus capitata c Evergreen Dogwood
Corynocarpus leavigatus New Zealand Laurel
Elaeagnus angustifolia Russian Olive
Fagus sylvatica c Common Beech
Fraxinus spp. x Ash

Griselinia littoralis New Zealand Broadleaf
Ilex aquifolium Holly

Laurus nobilis Laurel

Liridendron tulipifera c Tulip Tree

Olea europaea x Olive

Photinia glabra Red-leaf Photinia
Photinia serrulata c Chinese Hawthorn
Pittosporum eugenioides Tarata

Platanus orientalis Plane

Populus spp. Poplar

Prunus laurocerasus . | Cherry Laurel
Prunus lusitanica | Portugal Laurel
Quercus canariensis Algerian Oak
Quercus cerris c Turkey Oak
Quercus ilex Holm Oak

Quercus robur English Oak

Salix babylonica Weeping Willow
Schinus molle Pepper-Tree

Sorbus aucuparia c Rowan

Tamarix aphylla Athel

Tilia vulgaris c Linden

Ulmus spp. Elms

Prepared by: BushfireSafe Services 07} 38209992 14

Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black

Mountain in SP158854,

 

 

Page 32

GROUND COVER PLANTS THAT ARE HARD TO BURN INCLUDE:

 

 

Ajuga reptans

Atriplex spp.

Carpobrotus spp.
Coprosma ‘kirkii’
Delosperma ‘alba’
Drosanthemum floribundum
Gazania spp.

Hedera spp.

Heliaxthemum spp. c
Kennedia spp.

Kochia spp.

Lampranthus multiradiatus
Myoporum parvifolium
Portulacaria spp.
Pelargonium spp.
Rhadgodia spp.
Rosmarinus officinalis prostatus
Rosemary (prostrate form)
Santolina spp.

Verbena peruviana

Vinca spp.

 

Bugle
Saltbush
Pigface

Gazanias

Clinging types of ivy
Sunroses

Coral Peas
Bluebushes
Noonflower
Creeping Myoporum
Jade Plants
Pelargoniums
Saltbush

Stonecrops

Periwinkles

 

 

Note: the above information was supplied as a guide to non fire prone
vegetation species, local endemic species should be used in preference to non
endemic species: local Councils may be able to assist with a list of appropriate

species.

Prepared by; BushfireSafe Services 67} 38209992

Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black

Mountain in SP158854,

 

15

 

 

Page 33

11.0 References:

Noosa Shire: Bushfire Hazard Planning in Noosa Shire

Queensland Government/ Department of Local Government & Planning &

Emergency Services: State Planning Policy SPP 1/03
Queensland Fire & Rescue Service: Bushfire Hazard Planning in Queensland

NSW Rural Fire Service: Tree Selection for Fire Prone Areas
(Fireguard Resource 3)

Prepared by; BushfireSafe Services 07) 38209992
Bushfire Hazard Report: Proposed Tourist Facility, Lot 89. Black Mountain Road, Black
Mountain in SP158854.

 

16

 

 

Page 34

 

 

 

 

 

 

 

 

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Page 35

MURRAY & ASSOCIATES

(QLD.) PTY. LTD.

AX GONSULTINGISURVEVORSIS1TOWNIREANNERS!

MURRAY
ABN 81 075 543 154 ACN 075 543 154

SURVEYORS LAND & ENGINEERING SURVEYORS, PLANNERS
—— Established 1946

   

www.mursurv.com

 

 

 

 

 

 

AMENDED PROPOSAL PLAN

 

 

Page 36

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