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2ND RFI - Attachment 8 - Construction Methodology
RACV Noosa Resort – Eco Resort
CONSTRUCTION METHODOLOGY.
RACV envisage this site to be unique and therefore see this as an opportunity to provide a different
eco-tourism experience that is not provided elsewhere within the existing RACV Resort and Noosa
tourism catchment area more generally.
RACV understand that the integration of the cabins within this vegetated site to provide this
experience and to rehabilitate and maintain the site in the long term will be at considerable cost.
This is only able to be achieved because the development is to be integrated with the existing RACV
Resort, therefore, capable of providing maintenance funding and management.
As noted throughout the submitted reports, the primary objective of this project has been to
preserve and sustain trees in a condition that optimises their habitat value and enhances visual
appeal for tourists consistent with the intent of the planning scheme.
The proposed construction of the cabins has been carefully considered in line with this objective.
While the bushfire risk is considered low1, It has been identified that these cabins will be constructed
within a bushfire -prone area and therefore will need to be constructed to a BAL-19 rating under the
National Construction Code.
BAL-19 Construction
General construction requirements for buildings with a BAL -19 rating are as follows:
1. Roof: The roof must be made of non-combustible materials such as concrete and steel. The
roof must also be sealed to prevent the entry of burning embers and be fully sarked.
2. External Walls: Parts less than 400 mm aboveground or decks etc to be of non-combustible
material, 6 mm fibre cement clad or bushfire resistant/naturally fire resistant timber.
3. External Windows: Protected by bushfire shutter, or completely screened within 400 mm of
ground, deck etc. Openable portion metal screened with frame of metal or metal reinforced
PVC-U or bushfire resistant (high density) timber.
4. External Doors: Protected by bushfire shutter, or screened for 400 mm above threshold,
metal framed for 400 mm above ground, decking, etc, tight-fitting with weather strips at
base
5. Vents: Vents must be screened with non-corroding metal mesh to prevent the entry of
burning embers.
6. Decks, verandahs, balconies, stairs and trafficable surfaces of ramps and landings:
i. of non-combustible material; or
ii. of bushfire-resisting timber (refer to the table at the end of this document); or
iii. a combination of Items (i) and (ii) above.
Unenclosed sub-floor space
a) Support posts, columns, stumps, stringers, piers and poles shall be—
i. of non-combustible material; or
ii. of bushfire-resisting timber (refer to the table at the end of this document); or
iii. a combination of Items (i) and (ii) above.
7. Gutters and downpipes: These must be made of non-combustible materials or have a gutter
guard to prevent the build-up of leaves and debris.
1Bushfire Hazard Assessment and Mitigation Plan, July 2023, Conclusion, page 6
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RACV Noosa Resort – Eco Resort
8. Suspended Floors: Where the subfloor space is unenclosed, the bearers, joists and flooring,
less than 400 mm above finished ground level, shall be one of the following:
i. materials that comply with the following:
a. bearers and joists shall be—
ii. non-combustible; or
iii. bushfire-resisting timber; or
iv. a combination of Items (i) and (ii) above.
b. Flooring shall be—
i. non-combustible; or
ii. bushfire-resisting timber; or
iii. timber (other than bushfire-resisting timber), particleboard or plywood flooring
where the underside is lined with sarkingtype material or mineral wool
insulation; or
iv. a combination of any of Items (i), (ii) or (iii) above; or
v. a system complying with AS 1530.8.1
This Standard does not provide construction requirements for elements of elevated floors, including
bearers, joists and flooring, if the underside of the element is 400 mm or more above finished
ground level.
It’s important to note that these are only some of the construction requirements for a BAL-19 rating
and that additional requirements may apply. These will be documented as part of the detailed
design in consultation with the bushfire consultant.
Design and location of cabins, walkways.
Location of the cabins have been meticulously reviewed to allow for as many existing trees to
remain. The protection of the identified trees will be ongoing through the construction phase.
The arborist will be required to tag and tape off ‘no-go’ areas within the site to ensure tree
protection under a Construction Management Plan, to be prepared.
The construction Management Plan will also need to address the parking of construction vehicles
within the RACV Resort site, or an alternative site if shuttle buses are necessary.
With the guidance of the arborist, some minor adjustments to the cabin location might be required
during construction for the betterment of existing trees (TPZ) to be retained; however, much of this
work has been completed to date as detailed on the proposed plans.
Weed removal will be largely undertaken by hand and localised hand spraying.
Once the site has been mostly cleared of vines and exotic vegetation the site will be re-examined for
location and construction methodology of the cabins with the builder.
The design of the built form is all suspended construction. As with the principal above, with the
guidance of the arborist, pier/screw piles for the structures will be adjusted onsite during
construction to achieve a better outcome for existing trees.
Services infrastructure for the cabins will be underslung under the boardwalk/walkways, resulting
minimal disruption to existing ground surface and vegetation.
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RACV Noosa Resort – Eco Resort Carpark The carpark is located at the end of an existing driveway to the site. The carpark will be at grade and constructed of semi permeable material. Stormwater catchment will be channelled directly into the bioretention basin strategically located adjacent to the carpark mostly to be used for erosion and sediment control. During construction, the carpark area will be utilised for the construction site area for the storage of building materials. Construction zones Areas will be marked and barriered off as ‘no-go’ areas in consultation with the arborist. Access and transport will be channelled along the routes of the proposed boardwalk/walkways. This means the use of small agile machinery, designated walking tracks and services lines that can manoeuvre along these paths. Ground protection along these routes will be laid and maintained during the course of the construction. The use of a fauna/koala spotter will also be required during construction.