26th june 2019 - flinders.tas.gov.au

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Page 1 | 23 BUSH FIRE RISK ASSESSMENT REPORT - SUBDIVISION PALANA ROAD WHITEMARK FLINDERS ISLAND 26 TH JUNE 2019 Disclaimer: The information in this report is ensuring compliance with the Flinders Planning Scheme 2000, and consistent with Planning Directive No. 5.1 Bushfire-Prone Areas Code, the Director’s Determination 01 st September 2017Requirements for Building in Bushfire-Prone Areas, Building Act 2016 & Regulations 2016. The information stated within this report is also based on the instructions of AS 3959 2009 (Incorporating Amendment No’s 1, 2 & 3) – Construction of buildings in bush fire-prone areas. The purpose of this code is to ensure that use and development is appropriately designed, located, serviced, and constructed, to reduce the risk to human life and property, and the cost to the community, caused by bushfires. “It should be borne in mind that the measures contained in this Standard cannot guarantee that a building will survive a bushfire event on every occasion. This is substantially due to the degree of vegetation management, the unpredictable nature and behaviour of fire, and extreme weather conditions”. GPM P/L has taken all reasonable steps to ensure that the information and data collected in the preparation of this assessment is accurate and reflects the conditions on and adjoining the site and allotment on the date of assessment. GPM P/L do not warrant or represent that the information contained within this assessment report is free from errors or omissions and accepts no responsibility for any loss, damage, cost or expense (direct or indirect) incurred as result of a person taking action in respect to any representation, statement or advice referred to in this report. This report is only to be used for the purpose of which it was commissioned. Document Version: 01 26 th June 2019

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Page 1: 26TH JUNE 2019 - flinders.tas.gov.au

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BUSH FIRE RISK ASSESSMENT REPORT - SUBDIVISION

PALANA ROAD – WHITEMARK – FLINDERS ISLAND

26TH JUNE 2019

Disclaimer: The information in this report is ensuring compliance with the Flinders Planning Scheme 2000, and consistent with Planning

Directive No. 5.1 Bushfire-Prone Areas Code, the Director’s Determination 01st September 2017– Requirements for Building in Bushfire-Prone

Areas, Building Act 2016 & Regulations 2016. The information stated within this report is also based on the instructions of AS 3959 – 2009

(Incorporating Amendment No’s 1, 2 & 3) – Construction of buildings in bush fire-prone areas. The purpose of this code is to ensure that use

and development is appropriately designed, located, serviced, and constructed, to reduce the risk to human life and property, and the cost to

the community, caused by bushfires.

“It should be borne in mind that the measures contained in this Standard cannot guarantee that a building will survive a bushfire event on

every occasion. This is substantially due to the degree of vegetation management, the unpredictable nature and behaviour of fire, and extreme

weather conditions”.

GPM P/L has taken all reasonable steps to ensure that the information and data collected in the preparation of this assessment is accurate

and reflects the conditions on and adjoining the site and allotment on the date of assessment. GPM P/L do not warrant or represent that the

information contained within this assessment report is free from errors or omissions and accepts no responsibility for any loss, damage, cost

or expense (direct or indirect) incurred as result of a person taking action in respect to any representation, statement or advice referred to in

this report. This report is only to be used for the purpose of which it was commissioned.

Document Version: 01 – 26th June 2019

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CONTENTS

Executive Summary 3

Introduction & Description of Proposal 4

Summary of Details 5

Bushfire Site Assessment 6

Other Considerations 15

Conclusions / Recommendations 16

Report Preparation & Certification 17

Definitions 18

References 19

Appendixes

- Proposed Subdivision Plan 19

- Aerial View of Allotment 20

- TasVeg 3.0 Map 20

- Natural & Cultural Values Map 21

- Photo of site 21

- Accreditation Documentation 22

- Copy of Insurance 23

Bushfire Hazard Management Plan (BHMP) Map

Form 55

Planning Certificate

TFS Water Signage Guidelines

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EXECUTIVE SUMMARY

The site is located on Flinders Island, between the main township of Whitemark and the Flinders Island airport,

opposite the Flinders Island Recreation Centre. The existing allotments to be subdivided are located in a rural area

that borders similar and larger sized allotments consisting of predominantly agricultural grassland. Some smaller

areas (<0.5ha) of scrub also exist. Assessment of the allotments to be subdivided has concluded that there is a

risk of bushfire associated with the development due to the location of the bushfire prone grassland vegetation

communities that exist within 100m of the proposal.

The intention is to split the existing title boundaries of 170738/2 and 170738/3 currently totalling ±5.6ha into 8

separate lots.

The proposed subdivision development is located within an area of Low-Density Residential Zoning.

The Bushfire Attack Level (BAL) Report and Bushfire Hazard Management Plan (BHMP) has been prepared under

the Building Act 2016 & Regulations 2016 and as per the Director’s Determination – Requirements for Building in

Bushfire-Prone Areas and the requirements of Planning Directive No. 5.1 Bushfire-Prone Areas Code, September

01st 2017.

Using ASA3959 – 2009 Simplified procedure (Method 1) the Bushfire Attack Level of the new allotment building

envelopes and the associated construction requirements will be classified as either BAL 12.5 or BAL 19. BAL – 12.5

is described as being exposed to “Ember attack and radiant heat below 12.5 kW/m²”. BAL – 19 is described as

being exposed to “Increasing ember attack and radiant heat between 12.5 kW/m² and 19 kW/m²”. There is an

option for both, dependant on the location of any future dwelling on the newly established lots.

The BAL classifications provide specifications for construction standards and the determination of the hazard

management area defined in the Bushfire Hazard Management Plan (BHMP).

Any new development does not require the clearing of vegetation from neighbouring properties as acceptable

distances for the proposed hazard management area can be met within the proposed new allotment boundaries.

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INTRODUCTION & PROPOSAL DESCRIPTION

Client: John Riddle

Development Type / BCA Classification: Subdivision & Potential New Class 1A dwellings

Construction Materials: TBC

Date of Site Inspection: 07th March 2019

Inspected by: Justin Cashion – Ground Proof Mapping P/L

The purpose of this assessment is to ensure that use and development is appropriately designed, located,

serviced, and constructed, to reduce the risk to human life and property, and the cost to the community, caused

by bushfires.

This Bushfire Risk assessment report will define the sites Bushfire Attack Level classification and determine its

compliance with the requirements of the National Construction Code (NCC) 2018 and AS3959 – 2009 Construction

of Buildings in Bushfire Prone Areas.

This report will satisfy associated Council Planning and Building Requirements.

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SUMMARY DETAILS

Applicants Names: John Riddle

Location: Palana Road – Whitemark – Flinders Island

Property ID(s): 3578457 & 3578447

Title Reference(s): 170738/2 & 170738/3

Current Lot Sizes Combined: ±5.6ha

Proposed Lot Sizes:

• Lot 1 – 6092m²

• Lot 2 – 6052m²

• Lot 3 – 6089m²

• Lot 4 – 7279m²

• Lot 5 – 7792m²

• Lot 6 – 6525m²

• Lot 7 – 6514m²

• Lot 8 – 6524m²

• Road - Balance

Zoning: Low Density Residential

Scheme Overlay: Nothing identified

Council: Flinders Island

Building Envelopes – As defined on BHMP GPM 19 - 020. Please note that the suggested BAL 12.5 & BAL 19 building

envelopes do not account for other planning setbacks required.

Defendable Space – Maintain the vegetation in a “low fuel” state within the required distance set out in this report

(as shown on the Bushfire Hazard Management Plan) to satisfy ongoing compliance.

Access – Existing access is onto Palana Road (Council maintained sealed street/road). Further requirements

required to satisfy access and egress (including private access if is >30m to dwelling or access to firefighting water

supply) as outlined further in this report.

Water Supply – No existing reticulated or static water supply. Further requirements to satisfy firefighting water

supply is required as outlined further in this report.

Construction – Construct and maintain any potential new dwelling on any of the new proposed lots, to a minimum

specification complying with BAL – 12.5 or BAL 19 (dependant on siting) in accordance with AS3959 – 2009.

Surrounding Area - The development site is located in a rural area that borders similar and larger sized allotments

consisting of predominantly agricultural grassland. Some smaller areas (<0.5ha) of scrub also exist. Assessment of

the allotments to be subdivided has concluded that there is a risk of bushfire associated with the development

due to the location of the bushfire prone grassland vegetation communities that exist within 100m of the

proposal.

Predominant Fire Direction – The predominant fire direction during the summer period is from the North and

North West, however being a coastal location on an island, wind can be expected from any direction. The

vegetation that triggers the assessment may provide a realistic fire threat under extreme fire weather conditions.

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BUSHFIRE SITE ASSESSMENT

Vegetation

Vegetation within the allotments to be subdivided consists predominantly of agricultural grassland (FAG). Two

small areas (both <0.5ha) of Melaleuca squarrosa scrub (SMR) exist on each of the existing allotments, however

as they are both less than 1.0ha in size, the FAG can be considered as the main vegetation type for the purpose

of this assessment. Areas adjoining the allotments consist of agricultural grassland (FAG). It is the areas of FAG

within 100m of the proposed allotments to be subdivided, that present the fire risk to this development.

Slope / Aspect

The slope class across the allotments to be subdivided is flat. The aspect is predominantly neutral and the altitude

is ±10m

Distances to Vegetation

Appropriate distances to assessable flammable vegetation, agricultural grassland (FAG) from the proposed

subdivision allotments requires defendable spaces for a maximum BAL 19 rating, with a BAL 12.5 rating also

possible. All vegetation within 100m of the proposed allotment was assessed. Appropriate distances to assessable

flammable vegetation (FAG) ensures compliance with the requirement for Subdivision, which provides for hazard

management areas that:

(a) facilitate an integrated approach between subdivision and subsequent building on a lot;

(b) provide for sufficient separation of building areas from bushfire-prone vegetation to reduce the radiant heat

levels, direct flame attack and ember attack at the building area; and

(c) provide protection for lots at any stage of a staged subdivision

The proposed plan of subdivision shows hazard management areas between bushfire-prone vegetation and each

building envelope that have dimensions equal to, or greater than, the separation distances required for BAL 12.5

or BAL 19 in Table 2.4.4 of Australian Standard AS 3959 – 2009 Construction of buildings in bushfire-prone areas.

Assessment and HMA

The proposed development is located in a residential rural interface and the risk of bushfire attack is considered

to be a realistic threat. Using AS3959-2009 Simplified Procedure (Method 1) the Bushfire Attack Level of the site

and the associated construction requirements will be classified as either BAL – 12.5 or BAL 19.

Bushfire Attack Level (BAL) – Steps 1 to 5 Summary Results

For calculations based on Tasmania’s FDI of 50, for the proposed allotments please refer to Table 1 below:

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Table 1 – Proposed New Lots 1 - 8:

North

East

South

West

Vegetation to

100m Grassland Grassland Grassland Grassland

Vegetation

Classification G(i) G(i) G(i) G(i)

Slope Level/Upslope Level/Upslope Level/Upslope Level/Upslope

Current BAL BAL FZ BAL FZ BAL FZ BAL FZ

Proposed BAL

12.5 Option BAL 12.5 BAL 12.5 BAL 12.5 BAL 12.5

HMA for BAL

12.5 14m

14m 14m

14m

Proposed BAL

19 Option BAL 19 BAL 19 BAL 19 BAL 19

HMA for BAL

19

10m

10m

10m

10m

PD 5.1 Bushfire Prone Areas Code Assessment Criteria

Assessment has been completed below to demonstrate the BAL and BHMP have been developed in compliance

with the Acceptable Solutions as specified in Planning Directive No. 5.1 Bushfire-Prone Areas Code, 01st

September 2017 and more specifically E1.6 – Development Standards for Subdivisions.

E1.6.1 Subdivision: Provision of hazard management areas

Acceptable Solution Requirement Comment The proposed plan of subdivision: A1 (b) (i)

Shows all lots that are within or partly within a bushfire-prone area, including those developed at each stage of a staged subdivision.

Compliant.

A1 (b) (ii) shows the building area for each lot.

Compliant.

A1 (b) (iii) Shows hazard management areas between bushfire-prone vegetation and each building area that have dimensions equal to, or greater than, the separation distances required for BAL 19 in Table 2.4.4 of Australian Standard AS 3959 – 2009 Construction of buildings in bushfire-prone areas.

Compliant.

A1 (b) (iv) Is accompanied by a bushfire hazard management plan for lots, certified by the TFS or accredited person, showing hazard management areas equal to, or greater than, the separation distances required for BAL 12.5 or 19 in Table 2.4.4 of Australian Standard AS 3959 – 2009 Construction of buildings in bushfire-prone areas.

Compliant.

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E1.6.2 Subdivision: Public and firefighting access

Acceptable Solution Requirement Comment A1 (b) (i) A proposed plan of subdivision

showing the layout of roads, fire trails and the location of property access to building areas is included in a bushfire hazard management plan that: demonstrates proposed roads will comply with Table E1, proposed private accesses will comply with Table E2 and proposed fire trails will comply with Table E3; and

Specified to be Compliant – see further information in regards to Table E2 Element B in this report.

A1 (b) (ii) is certified by the TFS or an accredited person.

Compliant.

E1.6.3 Subdivision: Provision of water supply for firefighting purposes

Acceptable Solution Requirement Comment A2 (b) The TFS or an accredited person

certifies that a proposed plan of subdivision demonstrates that a static water supply, dedicated to firefighting, will be provided and located compliant with Table E5

Specified to be Compliant – see further information in regards to Table E5 Elements A, B, C, D & E in this report.

Table E2 Standards for property access:

The primary principles for specifications in regards to access and egress, is to provide safe access to properties

for residents, and to allow emergency service vehicles access to assist with firefighting and protection of buildings.

This also enables emergency personnel to evacuate residents when required and provide access to the water

supply for firefighting purposes. Planned access is onto Palana Road and will be constructed as shown on the

attached BHMP. This will be a Council maintained street/road. Depending on actual house siting for each

individual allotment, either of Element A or Element B below, needs to be adhered to for the construction of

private access within each proposed new lot.

Element A: Property access length is less than 30m; or access is not required for a fire appliance to access a

firefighting water point.

Requirement: There are no specified design and construction requirements, or:

Element B: Property access length is 30m or greater; or access is required for a fire appliance to a firefighting

water point.

Requirement: The following design and construction requirements apply to property access:

a) All weather construction;

b) Load capacity of at least 20 tonnes, including for bridges and culverts;

c) Minimum carriageway width of 4 metres;

d) Minimum vertical clearance of 4 metres;

e) Minimum horizontal clearance of 0.5 metres from the edge of the carriageway;

f) Cross falls of less than 3 degrees (1:20 or 5%);

g) Dips less than 7 degrees (1:8 or 12.5%) entry and exit angle;

h) Curves with a minimum inner radius of 10 metres;

i) Maximum gradient of 15 degrees (1:3.5 or 28%) for sealed roads, and 10 degrees (1:5.5 or 18%) for unsealed

roads; and

j) Terminate with a turning area for fire appliances provided by one of the following:

i. A turning circle with a minimum inner radius of 10 metres;

ii. A property access encircling the building; or

iii. A hammerhead “T” or “Y” turning head 4 metres wide and 8 metres long.

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Water Supply

A new building constructed in a bushfire-prone area, must be provided with a water supply dedicated for

firefighting purposes.

Reticulated Water Supply for Firefighting: Not applicable.

Static Water Supply for Firefighting: Applicable as per below.

Table E5 Static water supply for fire fighting

Element A: Distance between building area to be protected and water supply

Requirement: The following requirements apply:

(a) The building area to be protected must be located within 90 metres of the water connection point of a static water supply; and

(b) The distance must be measured as a hose lay, between the water connection point and the furthest part of the building area.

Element B: Static Water Supplies

Requirement: A static water supply:

(a) May have a remotely located offtake connected to the static water supply;

(b) May be a supply for combined use (firefighting and other uses) but the specified minimum quantity of

firefighting water must be available at all times;

(c) Must be a minimum of 10,000 litres per building area to be protected. This volume of water must not be used

for any other purpose including firefighting sprinkler or spray systems;

(d) Must be metal, concrete or lagged by non-combustible materials if above ground; and

(e) If a tank can be located so it is shielded in all directions in compliance with Section 3.5 of AS 3959-2009, the

tank may be constructed of any material provided that the lowest 400 mm of the tank exterior is protected by:

(i) metal;

(ii) non-combustible material; or

(iii) fibre-cement a minimum of 6 mm thickness.

Element C: Fittings, pipework and accessories (including stands and tank supports)

Requirement: Fittings and pipework associated with a water connection point for a static water supply must:

(a) Have a minimum nominal internal diameter of 50mm;

(b) Be fitted with a valve with a minimum nominal internal diameter of 50mm;

(c) Be metal or lagged by non-combustible materials if above ground;

(d) Where buried, have a minimum depth of 300mm (compliant with AS/NZS 3500.1-2003 Clause 5.23);

(e) Provide a DIN or NEN standard forged Storz 65 mm coupling fitted with a suction washer for connection to

firefighting equipment;

(f) Ensure the coupling is accessible and available for connection at all times;

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(g) Ensure the coupling is fitted with a blank cap and securing chain (minimum 220 mm length);

(h) Ensure underground tanks have either an opening at the top of not less than 250 mm diameter or a coupling

compliant with this Table; and

(i) Where a remote offtake is installed, ensure the offtake is in a position that is:

(i) Visible;

(ii) Accessible to allow connection by firefighting equipment;

(iii) At a working height of 450 – 600mm above ground level; and

(iv) Protected from possible damage, including damage by vehicles.

Element D: Signage for static water connections

Requirement: The firefighting water point for a static water supply must be identified by a sign permanently fixed

to the exterior of the assembly in a visible location. The sign must comply with the Tasmanian Fire Service Water

Supply Signage Guideline published by the Tasmania Fire Service.

This document is attached as an appendix to this report.

Element E: Hardstand

Requirement: A hardstand area for fire appliances must be provided:

(a) No more than three metres from the water connection point, measured as a hose lay (including the minimum

water level in dams, swimming pools and the like);

(b) No closer than six metres from the building area to be protected;

(c) With a minimum width of three metres constructed to the same standard as the carriageway; and

(d) Connected to the property access by a carriageway equivalent to the standard of the property access.

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HMA Guidelines

The HMA requirements listed in Table 1 are the minimum distances required to achieve either a compliance rating

of BAL – 12.5 or BAL 19, dependant on house siting on each new lot. The HMA (defendable space area), should

have significant fuel reduction carried out to ensure compliance with low threat vegetation classification. This

single zone hazard management area must be managed and kept in a minimum fuel condition at all times “where

fine fuels are minimised to the extent that the passage of fire will be restricted, e.g. short green lawns, paths,

driveways etc.”. All grassed areas within this zone need to be short cropped and kept to a nominal height of

100mm.

The four design principles for this area are to:

(1) Create space

(2) Remove flammable objects or materials

(3) Separate fuel

(4) Selection, location and maintenance of trees

The diagram below explains this requirement.

Other recommendations Include:

• Trees and large shrubs should be pruned to remove branches within 2 m of the ground.

• Use only mown lawn, bare ground (driveways, paths etc.) or non-flammable native succulent ground cover plants immediately adjacent to buildings (within 2 metres).

• Total understorey canopy cover should be less than 20%.

• Separate tree crowns by four metres.

• Shrubs should be isolated or in small clumps; avoid continuous canopies.

• New trees should not be planted closer to buildings than their expected full height.

• Avoid planting or retaining trees and shrubs with rough fibrous bark, or which retain shed bark in long strips (ribbon bark) (e.g. any of the stringy bark group of eucalypts).

• Avoid planting or retaining trees and shrubs that retain dead material in their canopies (e.g. most conifers, and most Melaleuca and Leptospermum species).

• Avoid planting or retaining shrubs under trees.

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• Canopies of trees and shrubs should not touch walls or overhang buildings.

• Avoid planting or retaining trees and shrubs that deposit large quantities of litter in a short period, particularly in spring and summer.

• Combustible mulches should not be used, except in very limited quantities around the base of shrubs; use non-combustible mulches, such as pebble, scoria or gravel, or mown grass.

• Shrubs should not be allowed to grow to within 2 m of windows with annealed (standard) glass, or within 1 m of windows with heat toughened glass or walls with timber cladding.

• Locate any combustible materials, such as woodpiles, flammable fuel stores etc., outside the Hazard Management Area.

Figure 1: This photo illustrates a maintained hazard management zone in the foreground with unmanaged vegetetation in the background.

Some thought should be given to other landscaping alternatives using such plants as described in the “Fire

Resisting Garden Plants” booklet produced by the Tasmania Fire Service (TFS) available on the website @

www.fire.tas.gov.au

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Construction

The construction of any new dwelling on the proposed new lots and its elements shall be designed, constructed,

and maintained in accordance with Construction Sections 3 and 5 of AS 3959-2009 Construction of Buildings in

Bushfire Prone Areas for BAL – 12.5 or Sections 3 and 6 for BAL 19.

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OTHER CONSIDERATIONS

Natural and Cultural Values

No natural or cultural values were identified on site or through desktop assessments, which would prevent the

clearing and or maintenance of vegetation communities within the Hazard Management Areas for achieving BAL

– 12.5 or BAL 19 classification. The following resources were checked as part of the desktop assessment;

• Natural Values Atlas – DPIPWE 2015

• TasVeg 3.0 – Tasmanian Government / DPIPWE 2015

• The List – DPIPWE 2015

Other Environmental or Planning Issues

No other environmental or planning issues were identified on site or through desktop assessments, including

review of the Flinders Planning Scheme 2000, zoning and scheme overlay maps.

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CONCLUSIONS / RECOMMENDATIONS

The purpose of this assessment is to ensure that use and development is appropriately designed, located,

serviced, and constructed, to reduce the risk to human life and property, and the cost to the community, caused

by bushfires and more specifically the subdivision of land that is located within, or partially within, a bushfire-

prone area.

The development site is located in a rural setting, within 100m of flammable grassland vegetation. The risk of

bushfire attack needed to be considered as the site is classified as being in a Bushfire Prone Area and may be

susceptible to bushfires in the future.

Assessment has been completed below to demonstrate the BAL and BHMP for each new lot have been developed

in compliance with the Acceptable Solutions as specified in Planning Directive No. 5.1, Bushfire-Prone Areas Code,

01st September 2017.

This report should be considered in conjunction with all other planning documents for this proposed development

in case of conflict. It is the client’s responsibility to provide this report to all relevant parties that are involved with

the planning and development of this proposed subdivision. Any changes in relation to these functions that may

alter the proposed layout or BAL rating, need to be addressed with GPM P/L as there may be a necessity for a

new assessment to be undertaken.

Other valuable resources in regards to bushfires and planning and preparation are available on the Tasmania Fire

Service (TFS) website @ www.fire.tas.gov.au

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REPORT PREPARATION & CERTIFICATION

This Bushfire Risk Assessment Report was prepared by:

Justin Cashion – Ground Proof Mapping P/L.

Signature: Date: 26/06/2019

This Bushfire Risk Assessment Report is certified by:

Justin Cashion – Ground Proof Mapping P/L.

Signature: Date: 26/06/2019

Accredited Person under part 4A of the Fire Service Act 1979: Accreditation No: BFP-112

Certificate: GPM 19 - 020

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DEFINITIONS

Term Definition

accredited person Means as defined in the act

BAL A means of measuring the severity of a building’s potential exposure to ember attack, radiant heat and direct flame contact, using increments of radiant heat expressed in kilowatts per square metre, which is the basis for establishing the requirements for construction to improve protection of building elements from attack by a bushfire (AS 3959-2009).

BAL ratings Used as the basis for establishing the requirements for construction to improve protection of a (proposed) building from bushfire attack. There are 6 BAL ratings; low, 12.5, 19, 29, 40 and FZ.

bushfire hazard management plan Means as defined in the Act

bushfire-prone area Means: land that is within the boundary of a bushfire-prone area shown on an overlay on a planning scheme map; and where there is no overlay on a planning scheme map, or where the land is outside the boundary of a bushfire-prone area shown on an overlay on such a map, land that is within 100m of an area of bushfire-prone vegetation equal to or greater than 1 hectare.

bushfire-prone vegetation Means contiguous vegetation including grasses and shrubs but not including maintained lawns, parks and gardens, nature strips, plant nurseries, golf courses, vineyards, orchards or vegetation on land that is used for horticultural purposes.

contiguous Means separated by less than 20m.

defendable space An area of land around a building where vegetation is modified and managed to reduce the effects of flame contact and radiant heat associated with a bushfire.

hazard management zone / area Means the zone / area, between a habitable building or building area and bushfire-prone vegetation, which provides access to a fire front for firefighting, which is maintained in a minimal fuel condition and in which there are no other hazards present which will significantly contribute to the spread of a bushfire.

Part 5 agreement Means as defined in the Act.

TFS Means the Tasmanian Fire Service.

slope The slope under the classified vegetation in relation to the (proposed) building.

static water supply Means water stored in a tank, swimming pool, dam, or lake that is available for firefighting purposes at all times.

vegetation The vegetation that presents a bushfire hazard within 100 metres of the development and is classified in accordance with Clause 2.2.3 of AS 3959-2009.

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REFERENCES

• Planning Directive No. 5.1 Bushfire-Prone Areas Code, 01st September 2017.

• Standards Australia Limited. (2011). AS 3959 – 2009 (Incorporating Amendment No’s 1, 2 & 3) –

Construction of buildings in bush fire-prone areas.

• Flinders Planning Scheme 2000.

• Australian Building Codes Board. National Construction Code – 2018. ABCB.

• The Building Act 2016 & Regulations 2016.

• UTS:CLG / TFS. Development and Building in Bushfire Prone Areas course resources.

• Proposed Subdivision Plan prepared by Cohen & Associates P/L, Ref No. 04-09 (7835), 04th March 2019.

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Figure 1: Proposed Plan of Subdivision.

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Figure 2: Aerial View of allotment.

Figure 3: TasVeg 3.0 Map.

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Figure 4: Natural & Cultural Values Map (none identified on proposed allotment).

Figure 5: Photo of site showing indicative vegetation type (agricultural grassland) and small patch of Melaleuca squarrosa scrub.

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Figure 6: Accreditation Documentation.

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Figure 7: Copy of Insurance.

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PROJECTION: Universal Transverse Mercator (UTM).

HORIZONTAL DATUM: Geocentric Datum of Australia 1994(GDA94)MAP GRID: Mapping Grid of Australia (MGA94)

Important:

State Overview Map

Disclaimer:Whilst GPM (and its agents) make every reasonable effort to locate and identify features on the land which is the subject of this map not all featureseither above or below the surface have been located. Users are advised to independently verify all data for accuracy and completeness prior to use.

Legend

Bluff R

oad

Palana Road

<a href='https://creativecommons.org/licenses/by-nc-nd/3.0/au/' target='_blank'><img src='https://licensebuttons.net/l/by-nc-nd/3.0/nl/88x31.png' alt='Creative Commons (BY)' /></a><a href='http://www.thelist.tas.gov.au' target='_blank'>the LIST</a> &copy; State of Tasmania

585900

585900

586000

586000

586100

586100

586200

586200

586300

586300

586400

586400

5560

900

5560

900

5561

000

5561

000

5561

100

5561

100

5561

200

5561

200

5561

300

5561

300

5561

400

5561

400

0 20 40 60 80 10010Metres´

the LIST © State of TasmaniaProperty Overview Map

PID Number:Client:Address:

Production Date:Assessor:Accreditation No.:Notes:

3228211

Palana RoadWhitemark 7255

Bushfire Hazard Management Plan Map

Justin Cashion 26/06/2019

BFP - 112

Cadastre Parcel BoundariesSubdivision Allotment BoundariesBAL 19 Building EnvelopesBAL 12.5 Building Envelopes100m Assessment ZoneMealauca squarrosa scrub (<0.5ha)10m Contours StatewideHydrology Lines

John Riddle

SCALE 1:2000 (at A3 Print Size)

Base data from theLIST (www.thelist.tas.gov.au), © State of Tasmania

100m

100m

100m

100m

GrasslandUpslope/Level

Subdivision LayoutBAL 12.5 & BAL 19 SolutionsBal 12.5 Solution = 14m from allotment boundaryBAL 19 Solution = 10m from allotment boundaryPlease note that these do not take intoaccount other Council setback requirements*BHMP should be read in conjunction withBushfire Hazard Report GPM 19 - 020

GrasslandUpslope/Level

GrasslandUpslope/Level

GrasslandUpslope/Level

GrasslandUpslope/Level

GrasslandUpslope/Level

Lot 8 - 6524m2

Lot 7 - 6514m2

Lot 6 - 6525m2

Lot 5 - 7792m2

Lot 1 - 6092m2

Lot 2 - 6053m2

Lot 3 - 6089m2

Lot 4 - 7279m2

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Page 26: 26TH JUNE 2019 - flinders.tas.gov.au

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Page 27: 26TH JUNE 2019 - flinders.tas.gov.au

Jul 2021

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Page 28: 26TH JUNE 2019 - flinders.tas.gov.au

Scale

Drawn by

Drawing Number

NOTES:

PROJECT

DRAWING

8/0

4/2

02

1 1

0:4

5:0

7 P

M

TITLE PAGE

00

GRAND SOJOURNERVERSION 3

HH

TINY HOUSE - GRAND SOJOURNER VERSION 3

CONCEPT DRAWINGS

07/04/2021

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

Page 29: 26TH JUNE 2019 - flinders.tas.gov.au

Scale

Drawn by

Drawing Number

NOTES:

PROJECT

DRAWING

8/0

4/2

02

1 1

0:4

5:0

7 P

M

LIST OF DRAWINGS

01

GRAND SOJOURNERVERSION 3

HH

NO. NAME Current Revision Current Revision Date

00 TITLE PAGE H 07.04.2101 LIST OF DRAWINGS H 07.04.2102 3D H 07.04.2103 FLOOR PLANS H 07.04.2104 ELEVATIONS H 07.04.2105 SECTIONS H 07.04.2106 ELECTRICAL PLANS H 07.04.2107 CABINETRY PLANS H 07.04.2108 CABINETRY 3DS H 07.04.2109 CABINETRY PLANS G 07.04.21

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

Page 30: 26TH JUNE 2019 - flinders.tas.gov.au

Scale

Drawn by

Drawing Number

NOTES:

PROJECT

DRAWING

8/0

4/2

02

1 1

0:4

5:0

8 P

M

3D

02

GRAND SOJOURNERVERSION 3

HH

1 3D 01 2 3D 02

3 3D 03 4 3D 04

5 3D CHASSIS

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

Slide-out, appliances, furniture, AC & light fittings are optional extras.

Page 31: 26TH JUNE 2019 - flinders.tas.gov.au

9000

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Scale

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Drawing Number

NOTES:

PROJECT

DRAWING

1 : 50

8/0

4/2

02

1 1

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5:1

1 P

M

FLOOR PLANS

03

GRAND SOJOURNERVERSION 3

HH

04 1 : 50

1 FIRST FLOOR PLAN

04 1 : 50

2 SECOND FLOOR PLAN

1 m 5 m0

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

Page 32: 26TH JUNE 2019 - flinders.tas.gov.au

365

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TRIMDECK, MONUMENT MATTE FINISH COLORBOND CLADDING

DURABLE ALUMINIUM WINDOWS, SMART GLASSFLYSCREENS ON ALL WINDOWS

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SECOND FLOOR PLAN

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Scale

Drawn by

Drawing Number

NOTES:

PROJECT

DRAWING

1 : 100

8/0

4/2

02

1 1

0:4

5:1

3 P

M

ELEVATIONS

04

GRAND SOJOURNERVERSION 3

HH

03 1 : 100

1 ELEVATION 0103 1 : 100

2 ELEVATION 02

03 1 : 100

3 ELEVATION 0303 1 : 100

4 ELEVATION 04

5 m0

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

Page 33: 26TH JUNE 2019 - flinders.tas.gov.au

3500

850850

FIRST FLOOR PLAN

0

SECOND FLOOR PLAN

2060

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3720

FIRST FLOOR PLAN

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SECOND FLOOR PLAN

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TScale

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Drawing Number

NOTES:

PROJECT

DRAWING

1 : 100

8/0

4/2

02

1 1

0:4

5:1

5 P

M

SECTIONS

05

GRAND SOJOURNERVERSION 3

HH

03 1 : 100

1 SECTION 01

03 1 : 100

2 SECTION 03

03 1 : 100

3 SECTION 02

03 1 : 100

4 SECTION 04

5 m0

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

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2

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TV OUTLET

PENDANT

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WALL LIGHT 02

2

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SUBBOARD

RECESSED WALL LIGHT

TV OUTLET

Scale

Drawn by

Drawing Number

NOTES:

PROJECT

DRAWING

1 : 50

8/0

4/2

02

1 1

0:4

5:1

7 P

M

ELECTRICAL PLANS

06

GRAND SOJOURNERVERSION 3

HH

04 1 : 50

1 FIRST FLOOR ELECTRICAL PLAN

04 1 : 50

2 SECOND FLOOR ELECTRICAL PLAN

1 m 5 m0

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

Page 35: 26TH JUNE 2019 - flinders.tas.gov.au

3

2

4

400300

DW

REF

PANTRY

2915

850

110

0

550 300

15 285 15 365 15

850 2065

245 15 575 15 15 635 800 600 15

910

120

750

40

FIRST FLOOR PLAN

0

SECOND FLOOR PLAN

2060

15 540 185 355

870

4075

012

0

1100

700

FIRST FLOOR PLAN

0

SECOND FLOOR PLAN

2060

Scale

Drawn by

Drawing Number

NOTES:

PROJECT

DRAWING

1 : 25

8/0

4/2

02

1 1

0:4

5:1

8 P

M

CABINETRY PLANS

07

GRAND SOJOURNERVERSION 3

HH

1 : 25

1 KITCHEN CABINETRY

07 1 : 25

3 CABINETRY ELEVATION 0207 1 : 25

4 CABINETRY ELEVATION 03

1 m 5 m0

No. Description DateD CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

07 1 : 25

2 CABINETRY ELEVATION 01

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Scale

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NOTES:

PROJECT

DRAWING

8/0

4/2

02

1 1

0:4

5:1

9 P

M

CABINETRY 3DS

08

GRAND SOJOURNERVERSION 3

HH1 CABINETRY 3D 01 2 CABINETRY 3D 02No. Description Date

D CONCEPT DRAWINGS 09.03.21E CONCEPT DRAWINGS 15.03.21F CONCEPT DRAWINGS 18.03.21G CONCEPT DRAWINGS 01.04.21H CONCEPT DRAWINGS 07.04.21

Page 37: 26TH JUNE 2019 - flinders.tas.gov.au

2

865 635

600

FIRST FLOOR PLAN

0

SECOND FLOOR PLAN

2060

401

135

120

151

012

0

129

5

1500

255 610 635

15 225 15 610 15 600 15

200

200

EQ

EQ

EQ

EQ

Scale

Drawn by

Drawing Number

NOTES:

PROJECT

DRAWING

1 : 25

8/0

4/2

02

1 1

0:4

5:2

1 P

M

CABINETRY PLANS

09

GRAND SOJOURNERVERSION 3

HH

No. Description DateC CONCEPT DRAWINGS 09.03.21D CONCEPT DRAWINGS 15.03.21E CONCEPT DRAWINGS 18.03.21F CONCEPT DRAWINGS 01.04.21G CONCEPT DRAWINGS 07.04.21

1 : 25

1 LAUNDRY CABINETRY07 1 : 25

2 CABINETRY ELEVATIONS 04 3 CABINETRY 3D 03

Page 38: 26TH JUNE 2019 - flinders.tas.gov.au
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