bmo-2012-51 angley-arrowsmith-rosebud bms...

Bushfire Management Statement

For an amendment to the Mornington Peninsula Planning Scheme

and the redevelopment of 40-‐‑52 Elizabeth Drive, Rosebud VIC 3939

Report prepared for Storemaker Pty. Ltd.

March 2015

Bushfire Management Statement for 40-‐‑52 Elizabeth Drive, Rosebud

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Terramatrix project code: BMO-‐‑2012-‐‑51 Angley-‐‑Arrowsmith-‐‑Rosebud Terramatrix Pty. Ltd. ACN 129 163 373 ABN 44 129 163 373 PO Box 1391 Collingwood VIC 3066 P: 03 9417 2626 www.terramatrix.com.au

Approvals Accountability Name Bushfire analysis Hamish Allan

Report compilation John Eastwood Hamish Allan

Approval for release Hamish Allan – Manager Bushfire Planning & Design

Version control Date Comments Distribution

16 October 2014 Draft Report JE

17 October 2014 Peer review & approval for release

JB

17 October 2014 Draft BMS release to client

JE, Client

4 December 2014 Final BMS incorporating client comments

HA, Client

17 March 2015 BMS minor change HA, Client

Contents

1 INTRODUCTION 3

2 SITE DETAILS 3

3 DEVELOPMENT PROPOSAL 4

4 BUSHFIRE HAZARD LANDSCAPE ASSESSMENT 4

5 BUSHFIRE HAZARD SITE ASSESSMENT 8

5.1 VEGETATION 8 5.2 TOPOGRAPHY 8

6 BUSHFIRE MANAGEMENT STATEMENT 10

6.1 LANDSCAPE, SITING AND DESIGN OBJECTIVES 10 6.2 SUBDIVISION OBJECTIVES 11

7 CONCLUSION 19

8 REFERENCES 20

APPENDIX 1 -‐‑ PHOTOGRAPHS 21

APPENDIX 2 – WATER SUPPLY REQUIREMENTS 23

APPENDIX 3 – ACCESS REQUIREMENTS 25

APPENDIX 4 – DEFENDABLE SPACE 26


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1 Introduction This Bushfire Management Statement has been prepared for Storemaker Pty. Ltd. to show how the proposed amendment to the Mornington Peninsula planning scheme and the subdivision of 40-‐‑52 Elizabeth Drive, Rosebud responds to the Victorian planning and building controls including the requirements of Clause 13.05 Bushfire, Clause 44.06 Bushfire Management Overlay (BMO) and associated Clause 52.47 Planning For Bushfire. This statement comprises:

• A bushfire hazard site assessment, which documents the bushfire hazard on and near the site informed by the site assessment methodology of AS 3959-‐‑2009 Construction of buildings in bushfire-‐‑prone areas;

• A bushfire hazard landscape assessment including a plan that describes the bushfire hazard of the general locality more than 150 metres from the site; and

• A bushfire management statement that shows how the proposed re-‐‑development of the site responds to the bushfire hazard assessments and the objectives of Clause 52.47.

In accordance with the CFA standard permit conditions this report also includes a Bushfire Management Plan (see Map 3) showing the proposed bushfire mitigation measures.

This report demonstrates how the proposed development addresses bushfire risk as required by Ministerial Direction 11 Strategic Assessment of Amendments (Direction No. 11, 2013). The bushfire analysis and assessment in this report has been undertaken in accordance with guidance provided in Planning Practice Note 46 Strategic Assessment Guidelines for preparing and evaluating planning scheme amendments (DTPLI, 2014a), Planning Practice Note 64 Local Planning for Bushfire Protection (DTPLI, 2014b) and Planning Practice Note 65 Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes (DTPLI, 2014c).

2 Site details

Address 40-‐‑52 Elizabeth Drive, Rosebud VIC 3939

Municipality Mornington Peninsula Shire Zoning General Residential Zone (GRZ1)

Green Wedge Zone (GWZ2) Overlays BMO, DDO, ESO, EMO, SLO, VPO Lot size 3.11 ha, approximately 182 m x 199m Directory reference Melway 170 K5 Assessment date 4/12/2012 and 13/11/13 Assessor Hamish Allan – Manager Bushfire

Planning and Design


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3 Development proposal The development proposal comprises a concurrent application for a Planning Scheme Amendment and Planning Permit. It is proposed to apply a Development Plan Overlay (DPO) that is specifically tailored to allow subdivision of the existing building on the site (a locally significant building) into six dwellings, the subdivision of the remaining residential zoned land into thirteen lots, and the creation of a lot within the Green Wedge Zone. It is proposed that the GWZ part of the site would be managed as defendable space for the residential lots. It is proposed that the existing access within the site will be extended to service the additional proposed lots.

4 Bushfire hazard landscape assessment

The site is in a relatively low risk landscape on the fringe of the established urban area of Rosebud. To the north of the site across Elizabeth Drive is the managed landscape of the Rosebud Public Golf Course. Further to the north, west and southwest of the site are extensive established urban areas. To the east, northeast and immediately south of the site is the Arthurs Seat State Park.

The DPCD Regional Bushfire Planning Assessment (RBPA) for the Melbourne Metro Region (DPCD, 2012) does not directly identify Rosebud as an area at risk. However, the general Arthurs Seat State park area is identified as: ‘bushfire hazard area generated by extent of remnant patches of vegetation and proximity to Arthurs Seat State Park and Mornington Peninsula National Park’. As an established residential area the site has access to the Mornington Peninsula Freeway and the wider road network via Elizabeth Drive. There is good access and egress from the site into the immediately abutting, low-‐‑hazard, urbanised landscape. Reticulated water and electrical power are available. The setting corresponds to Broader Landscape Type Two in Practice Note 65, which has the following attributes:

• 'ʹThe type and extent of vegetation located more than 150 metres from the site may result in neighbourhood-‐‑scale destruction as it interacts with the bushfire hazard on and close to a site.

• Bushfire can only approach from one aspect and the site is located in a suburban, township or urban area managed in a minimum fuel condition.

• 'ʹAccess is readily available to a place that provides shelter from bushfire. This will often be the surrounding developed area'ʹ (DTPLI, 2014c).


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The most likely scenario for a bushfire of the scale and intensity presumed in the BMO model, which could credibly threaten the site, is an approach from the north or northeast under the northerly winds typical of extreme bushfire weather. Under this scenario a large fire might approach through the Arthurs Seat State Park, however the site would be largely buffered by the golf course and the residential development to the north, and under a north or northwesterly wind the site would be impacted by the flank of the fire and not the head. Additionally, extreme bushfire behaviour is not typically associated with northeasterly or easterly winds. The other possible approach is from the south, however, this again is not considered an extreme risk as only a relatively short fire run is possible from this direction and extreme fire weather is not normally associated with south-‐‑south east approach. Overall, although the site is within the BMO, it is considered to be in a relatively low risk landscape due to:

• The short fire run possible from the south; • The largest contiguous areas of classified vegetation

being to the east and northeast, in directions not typically associated with extreme fire weather;

• Fuel in this area is actively managed by DEPI/Parks Victoria; and

• Most of the classified vegetation is upslope in relation to the site.

We consider ‘neighbourhood-‐‑scale destruction’ as described in Practice Note 65 to be unlikely in this area of Rosebud.


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Map 1 – Bushfire hazard landscape assessment plan


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© 2013 Google Image: Sinclair Knight Merz & DigitalGlobe Figure 1 -‐‑ Landscape context (site shown in red, 1km landscape assessment zone shown in white outline).


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5 Bushfire hazard site assessment The bushfire hazard within 150m of the site was assessed using the methodology of AS 3959-‐‑2009 Construction of buildings in bushfire prone areas.

5.1 Vegetation

Vegetation on and around the site was classified in accordance with the likely fire behaviour it may generate using the vegetation types of AS 3959-‐‑2009. Refer to Map 2, and Appendix 1 for photographs. The vegetation immediately to the east and south of the site is classified as Forest, which AS 3959-‐‑2009 describes as ‘trees dominated by Eucalypts, average height over 10m high and with 30-‐‑70% foliage cover (may include understorey of sclerophyllous low trees and tall shrubs or grass)’. Excluded from classification, in accordance with Section 2.2.3.2 of AS 3959-‐‑2009, are: i. Non-‐‑vegetated areas, including waterways, roads, footpaths,

buildings and rocky outcrops.

ii. Low threat vegetation, including grassland managed in a minimal fuel condition 1 , maintained lawns, golf courses, maintained public reserves and parklands, vineyards, orchards, cultivated gardens, commercial nurseries, nature strips and windbreaks'ʹ (Standards Australia, 2009).

Excluded areas include the cultivated gardens on the surrounding residential zoned properties, vegetation on the golf course to the north of the site and vegetation on the GWZ part of the site (see Map 1). The GWZ vegetation is subject to an Environmental Management Plan (EMP) via a s173 agreement that provides surety that it will be managed in a low threat state. This includes woody weed control to decrease elevated fuels, and grass is to be kept generally no higher than 75mm except within 1m of the base of mature trees (see Fig. 4 in Appendix 1).

5.2 Topography

As shown on Map 2, the property slopes generally down from the northeast to the southwest of the site. Vegetation in the Arthurs Seat State Park to the east, is on a 7˚ Upslope in relation to the property, whilst vegetation in the park to the south is on a Downslope of approximately 11˚ (see Map 2).

1 Minimal fuel condition means there is insufficient fuel available to significantly increase the severity of the bushfire attack (recognisable as short-‐‑cropped grass for example, to a nominal height of 100mm (Standards Australia, 2009).


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Map 2 – Bushfire hazard site assessment plan


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6 Bushfire management statement

6.1 Landscape, siting and design objectives • 'ʹDevelopment is appropriate having regard to the nature of the bushfire risk arising from the surrounding landscape.

• Development is sited to minimise the risk from bushfire. • Development is sited to provide safe access for vehicles, including emergency vehicles.

• Building design minimises vulnerability to bushfire attack'ʹ. These objectives can be met via the following approved measures.

6.1.1 Approved measure 2.1 Landscape

As identified by the bushfire hazard landscape assessment, although the site is within the BMO, it is in a relatively low risk landscape appropriate for development due to:

• The short fire run possible from the south; • The largest contiguous areas of classified vegetation

being to the east and northeast, in directions not typically associated with extreme fire weather;

• Fuel in this area is actively managed by DEPI/Parks Victoria; and

• Most of the classified vegetation is on an Upslope in relation to the site.

6.1.2 Approved measure 2.2 Siting

'ʹA building is sited to ensure the site best achieves the following: • The maximum separation distance between the building and the bushfire hazard.

• The building is in close proximity to a public road. • Access can be provided to the building for emergency service vehicles'ʹ.

The building envelopes shown on Map 3 are positioned as far as practicable from the classified vegetation to the east and south of the site. The building envelopes on lots 13 and 14 are setback 18m from the eastern boundary allowing BAL-‐‑29 construction standard for future dwellings via Alternative measures 3.4 and 5.5 (see below). All other lots, including the existing building, are capable of providing defendable space commensurate to a BAL-‐‑12.5 construction standard. All lots directly access the common driveway and are in close proximity to Elizabeth Drive. Access is provided to the building on each lot for emergency service vehicles in accordance with Table 5 of Clause 52.47-‐‑3 as detailed in Appendix 3.


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6.1.3 Approved measure 2.3 Design

'ʹA building is designed to reduce the accumulation of debris and entry of embers'ʹ. Although building design is typically not considered at the subdivision stage, buildings would be designed to comply with at least a BAL-‐‑12.5 construction standard. All BAL standards above BAL-‐‑LOW are deemed to provide adequate protection against embers and satisfy the building code requirement that they be designed and constructed to reduce the risk of ignition from a bushfire, appropriate to the:

(a) 'ʹpotential for ignition caused by burning embers, radiant heat or flame generated by a bushfire; and

(b) intensity of the bushfire attack on the building'ʹ (ABCB, 2013).

6.2 Subdivision objectives • ‘To provide lots that are capable of being developed in accordance with the objectives of Clause 52.47

• To specify at the subdivision stage bushfire protection measures to develop a lot with a single dwelling on land zoned for residential or rural residential purposes'ʹ.

These objectives are achieved via a combination of Approved measures 5.2 and 5.4, and Alternative measures 3.3, 3.4, and 5.5.

6.2.1 Approved measure 5.2

'ʹAn application to subdivide land zoned for residential or rural residential purposes must be accompanied by a plan that shows:

• A building envelope for a single dwelling on each lot that complies with AM 2.2 and provides defendable space in accordance with: − Columns A or B of Table 2 to Clause 52.47-‐‑3 for a subdivision that creates 10 or more lots; or

− Columns A, B or C of Table 2 to Clause 52.47-‐‑3 for a subdivision that creates less than 10 lots.

• Defendable space wholly contained within the boundaries of the proposed subdivision.

• Defendable space may be shared between lots within the subdivision. Defendable space for a lot may utilse communal areas, such as roads, where that land can meet the requirements for defendable space.

• Vegetation management requirements, including inner zone standards (as appropriate), to implement and maintain the defendable space required under this approved measure.

• Water supply and vehicle access that complies with AM 4.1'ʹ.

The plan provided as Map 3, shows proposed building envelopes and BAL construction standards. The defendable space requirement has been calculated using Alternate measure 3.4 as detailed in Section 6.2.2 below. Due to the low risk landscape, Alternate measure 5.5 has also been applied, for the


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two easternmost lots, which are proposed to have BAL-‐‑29 building envelopes. Note that all other envelopes will be BAL-‐‑12.5 compliant. Defendable space is shared between lots and utilises communal areas including the Green Wedge Zone land. Where defendable space overlaps lot boundaries it is on land that is managed in a low threat state and there is reasonable assurance this will continue, in accordance with Alternative measure 3.3. A full perimeter road separating all lots from the hazard is not considered necessary in this low risk landscape (see Section 6.2.4 below). The subdivision manages the bushfire risk to future development. Existing and proposed landscaping and communal areas will assist to manage the bushfire risk as per Approved measure 5.4 (see Section 6.2.5 below). Water and access will be provided in accordance with Approved measure 4.1 as detailed in Section 6.2.3 below.

6.2.2 Alternative measure 3.4 -‐‑ Method 2 of AS 3959-‐‑2009

'ʹDefendable space and the bushfire attack level is determined using Method 2 of AS3959-‐‑2009 Construction of buildings in bushfire prone

areas (Standards Australia) subject to any guidance published by the relevant fire authority'ʹ. Method 2 of AS 3959-‐‑2009 has been used to model fire impacts and calculate defendable space by applying site-‐‑specific slopes recorded at the site assessment and verified by GIS analysis of contour data. The use of this method has previously received 'ʹin-‐‑principle'ʹ approval by the CFA, as agreed at an onsite meeting to discuss development of the site, held on the 14 November 2013 with Hamish Allan -‐‑ Terramatrix, Jackie Prossor -‐‑ Foresite and Pete Walters -‐‑ CFA Fire Safety Officer. All relevant inputs and the modelling results for the two fire scenarios/approaches to the site are presented in Table 1 below. The effective slope is the only parameter that has been altered from the BMO default inputs. The direction and terrain of each fire scenario/approach is shown in Map 2. Both fire runs use a 'ʹquasi steady state'ʹ rate of spread as presumed in the BMO model.


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Table 1 -‐‑ Summary of fire modelling inputs and results.

Steady state fire run South East

Inputs

Forest Fire Danger Index 100 100

Vegetation type Forest Forest

Surface fuel load (t/ha) 25 25

Overall fuel load (t/ha) 35 35

Effective slope (0) 11 -‐‑7

Site slope (0) 0 0

Flame width (m) 100 100

Flame Temperature (K) 1090 1090

Flame emissivity 0.95 0.95

Heat of combustion (kJ/kg) 18,600 18,600

Outputs

Steady state rate of spread (km/h) 6.4 1.9

Flame length (m) 45.9 16.2

Radiant heat

Distance to reach 12.5 kW/m2 (m) 75.0 35.9

Distance to reach 19 kW/m2 (m) 58.6 25.8

Distance to reach 29 kW/m2 (m) 44.5 17.9

No modelling was undertaken for a northwest, west or southwest approach, because no classified vegetation occurs in these directions. Table 2 – Applied defendable space and BAL requirements based on Method 2 modelling.

BAL Direction Slope Defendable Space distance (m)

BAL-‐‑29 East -‐‑7˚ (Upslope) 18

BAL-‐‑12.5 East -‐‑7˚ (Upslope) 36

South 11˚ (Downslope) 75

Therefore the development proposal is to construct the future dwellings on Lots 13 and 14 to a BAL-‐‑29 construction standard, and on all other lots to BAL-‐‑12.5, with the residential building on Lot 9 upgraded to BAL-‐‑12.5. Defendable space will be provided as identified in Table 2 and shown on Map 3. This defendable space has been determined using Alternative measure 3.4 as detailed above. The use of Alternative measure 3.4 is considered to be appropriate as:


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• The classified vegetation within 150m of the site is to the east and south, directions not commonly associated with severe bushfire weather.

• The fuel loads observed around the site are lower than the default BMO fuel loads for Forest and are considered to be at a steady state and unlikely to increase (n.b. despite this observation and the fact that fuel in the Park is actively managed the default BMO Forest fuel load was used in the modelling as a precautionary approach).

• The downslope is to the south occurs in relation to a relatively short length of classified vegetation.

• The proposed subdivision is consistent with the surrounding land use and will not result in an unacceptable risk to life or property or community infrastructure.

• Bushfire protection measures commensurate with the level of risk will be implemented on site.

• The vegetation on immediately adjacent private properties is managed in a low threat state.

• There is excellent access and egress through the local and wider road network.

• There are emergency services within close proximity with commensurately short response times.

• Safe areas of low threat vegetation are immediately available within a very short distance of the site.

The vegetation management standards proposed for the Green Wedge Zone lot are: • Except for within 1m of the base of mature trees, grass must

be slashed and maintained no more than 100mm high, during the declared fire danger period;

• Shrubs and/or trees must not form a continuous canopy with unmanaged fuels. Tree branches below 2 metres from ground level must be removed.

• Trees may touch each other with an overall canopy cover of no more than 30 per cent at maturity;

• Shrubs must be in clumps of no greater than 10m2, which are separated from each other by at least 10 metres.

All other land within the subdivision is proposed to be maintained to published defendable space standards (see Appendix 4 and Section 6.2.5 below).

6.2.3 Approved measure 4.1 Water supply and access

A building used for a dwelling (including an extension or alteration to a dwelling), a dependant person’s unit, industry, office or retail premises is provided with:

• A static water supply for fire fighting and property protection purposes specified in Table 4 to Clause 52.47-‐‑3.

• Vehicle access that is designed and constructed as specified in Table 5 to Clause 52.47-‐‑3.


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The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for fire fighting water supplies. Lot 9, containing the existing building, is the only lot greater than 1001m2 in area (see Table 3) and can be provided with a static water supply of 10,000 litres, sited and equipped with CFA compliant couplings as specified in Appendix 2. Although this building will comprise six dwellings, a communal 10,000 litre supply is considered sufficient, commensurate with floor space criteria in Approved measure 4.2. Lots 5 and 10 – 14 are less than 1000m2 but are more than 120m from the nearest hydrant. These can also be provided with a static water supply of 10,000 litres, sited and equipped with CFA compliant couplings as specified in Appendix 2. Lots 9-‐‑14 are shown on Map 3 with a static water supply in a nominal location; the eventual siting of the tanks will be decided with reference to the requirements detailed in Appendix 2. All other lots are between 500m2 and 1000m2 and the rear of future dwellings will be within 120m of an existing fire hydrant, therefore they require a static water supply for fire fighting of 5000 litres. These 5000 litre water tanks have no requirement for CFA fittings or access to them. If a hydrant(s) is provided within

the subdivision, the static water supply requirements can be varied (refer compliance detail provided in Appendix 2).


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Table 3 – Lot size and static water supply requirements.

Lot

Number

Size

(m2)

Hydrant within 120m

of rear of building

Static Water

Requirement (Litres)

1 950 Yes 5000

2 842 Yes 5000

3 917 Yes 5000

4 863 Yes 5000

5 949 No 10000

6 866 Yes 5000

7 707 Yes 5000

8 974 Yes 5000

9 2165 Yes 10,000

10 855 No 10,000

11 867 No 10,000

12 895 No 10,000

13 999 No 10,000

14 993 No 10,000

The driveways on all lots will be less than 30m in length and hence have no construction requirements under the BMO. The proposed common accessway is 226m in length and will be constructed as specified in Table 5 to Clause 52.47-‐‑3 (refer Appendix 3) and provided with a passing bay and turning area (see Map 3).

6.2.4 Approved measure 5.3 Perimeter road

‘An application to subdivide land to create 10 or more lots provides a perimeter road adjoining the hazardous vegetation to support fire fighting’. The common accessway created as part of the subdivision, based on an existing driveway for half of its length, separates most lots from the bushfire hazard to the south, including the lot containing the existing building. Only three lots are not separated from the bushfire hazard by this proposed accessway or another lot. Lot 5, on the western boundary of the site, abuts the GWZ area to the south, which will be managed as defendable space under a s.173 agreement. Two lots on the eastern boundary are not separated from the bushfire hazard by the proposed accessway. On these lots, 18m


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of BAL-‐‑29 defendable space has been provided between the building envelopes and the eastern boundary.

6.2.5 Approved measure 5.4 Manage the risk

‘A subdivision manages the bushfire risk to future development from existing or proposed landscaping, public open space and communal areas’. The southern half of the site contains vegetation contiguous to the classified Forest vegetation to the south of the property. This area is zoned Green Wedge Zone -‐‑ Schedule 2 (GWZ2) and is not proposed to be developed. This Green Wedge vegetation is currently subject to an endorsed Vegetation Management Plan enacted via a s173 agreement that provides surety about vegetation management in a low threat state.


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Map 3 -‐‑ Bushfire Management Plan


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7 Conclusion

The proposed planning scheme amendment and development of 40-‐‑52 Elizabeth Drive, Rosebud has had regard to the bushfire hazard and the requirements of Clauses 13.05, 44.06 and 52.47 in the Mornington Peninsula Planning Scheme. An analysis of bushfire risk was undertaken consistent with guidance provided in Planning Practice Note 46 Strategic Assessment Guidelines for preparing and evaluating planning scheme amendments (DTPLI, 2014a), Planning Practice Note 64 Local Planning for Bushfire Protection (DTPLI, 2014b) and Planning Practice Note 65 Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes (DTPLI, 2014c). The site in a relatively low risk landscape, with only a relatively short fire run possible from the south. The largest contiguous areas of classified vegetation are to the east and northeast, in directions not typically associated with extreme fire weather. Furthermore the topography in these directions is generally benign, being flat or upslope in relation to the site. The proposal meets all the relevant objectives of Clause 52.47 via a combination of approved and alternate measures. The use of Alternate measure 3.4 to calculate defendable space has previously received 'ʹin-‐‑principle'ʹ approval from the CFA at an

onsite meeting to discuss development of the site, held on the 14 November 2013 The subdivision is for 14 lots, one of which contains the existing building. Lots 13 and 14 directly abut the Forest vegetation of the Arthurs Seat State Park and have been provided with a building envelope for a BAL-‐‑29 construction standard with 18m of defendable space, as calculated using Method 2 of AS 3959-‐‑2009. All other lots have building envelopes that can be developed with dwellings built to a BAL-‐‑12.5 construction standard and with at least 75m of defendable space to the south. The location of the building envelopes allows for the provision of defendable space wholly within the site boundaries in the direction of the bushfire hazard. The use of the alternative measures is justified given the relatively low landscape risk, benign topography and residential nature of the area. All access and water requirements for fire fighting purposes can be complied with in accordance with Clause 52.47-‐‑3. It is considered that this report satisfactorily demonstrates that the proposed amendment addresses bushfire risk, in accordance with and as required by Ministerial Direction 11 Strategic Assessment of Amendments (Direction No.11, 2013).


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8 References

CFA (2014a) Standard Permit Conditions (Bushfire Management Overlay) Viewed at <www.cfa.vic.gov.au> CFA (2014b) FSG LUP 006 Tank Connections Explained, Bushfire Management Overlay CFA Land Use Planning Fire Services Guideline. Viewed at <www.cfa.vic.gov.au> Clause 44.06 Bushfire Management Overlay (2014) Department of Transport, Planning and Local Infrastructure, Melbourne (DTPLI), Viewed at <http://planningschemes.dpcd.vic.gov.au/schemes> Clause 52.47 Planning for Bushfire (2014) Department of Transport, Planning and Local Infrastructure (DTPLI) <http://planningschemes.dpcd.vic.gov.au/schemes>. DTPLI (2014a) Strategic Assessment Guidelines for preparing and evaluating planning scheme amendments Planning Practice Note 46, Department of Transport, Planning and Local Infrastructure, Melbourne. DTPLI (2014b) Local Planning for Bushfire Protection Planning Practice Note 64, Department of Transport, Planning and Local Infrastructure, Melbourne.

DTPLI (2014c) Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes Planning Practice Note 65, Department of Transport, Planning and Local Infrastructure, Melbourne. Standards Australia (2009) AS 3959-‐‑2009 Construction of buildings in bushfire-‐‑prone areas, Standards Australia, North Sydney, New South Wales.


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Appendix 1 -‐‑ Photographs

Figure 2 – Looking south at vegetation south of the site in Arthurs Seat State Park.

Figure 3 – Managed vegetation in the GWZ.


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Figure 4 – Looking southeast at vegetation in the GWZ on the property. This vegetation is managed with an Environmental Management Plan implemented via s.173 agreement.

Figure 5 – Looking south, at the access road into the site from Elizabeth Drive. Existing building is visible on left of image.


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Appendix 2 – Water supply requirements

Table 4 from Clause 52.47-‐‑3

Water tank requirements (DTPLI, 2014c) 'ʹThe water supply should be stored in an above ground water tank constructed of concrete, steel or corrugated iron. The water supply should be identified. The water supply may be provided in the same water tank as other water supplies provided they are separated with different outlets'ʹ.

CFA Fittings (CFA, 2014b) 'ʹIf specified within Table 4 to Clause 52.47-‐‑3 (if fire brigade access to your water supply is required), CFA’s standard BMO permit conditions require the pipe work, fittings and tank outlet to be a minimum size of 64 mm. 65 mm BSP (British Standard Pipe) is the most common size available. A 65 mm fitting is equivalent to the old 21/2 inch. A 65 mm BSP (21/2 inch) fitting exceeds CFA’s requirements and will therefore comply with CFA’s standard permit conditions for the BMO. The diagram below shows some common tank fittings available at most plumbing suppliers which meet the connection requirements. It includes a 65 mm tank outlet, two 65 mm ball or gate valves with a 65 mm male to 64 mm CFA 3 threads per inch male coupling. This is a special fitting which allows the CFA fire truck to connect to the water

Practice Note 65 | Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes 76

Water tank requirementsThe water supply should be stored in an above ground water tank constructed of concrete, steel or corrugated iron.

The water supply should be identified.

The water supply may be provided in the same water tank as other water supplies provided they are separated with di!erent outlets.

AccessWhere the length of access is greater than 30 metres the following design and construction requirements apply:

Curves must have a minimum inner radius of 10 metres.

The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum of no more than 1 in 5 (20%) (11.3°) for no more than 50 metres.

Dips must have no more than a 1 in 8 (12.5%) (7.1°) entry and exit angle.

A load limit of at least 15 tonnes and be of all-weather construction.

Provide a minimum tra"cable width of 3.5 metres.

Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically.

A cleared area of 0.5 metres is required to allow for the opening of vehicle doors along driveways.

With Dips and gradients Encroachments


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supply. An additional ball or gate valve will provide access to the water supply for the resident of the dwelling'ʹ.

CFA Standard permit conditions for water supply (CFA, 2014a) Conditions required for all applications 'ʹShow [xx litres] of effective water supply for fire fighting purposes which meets the following requirements:

• Is stored in an above ground water tank constructed of concrete or metal.

• All fixed above-‐‑ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal'ʹ.

Additional conditions to apply if CFA fittings and access is required 'ʹThe water supply must also –

• Incorporate a ball or gate valve (British Standard Pipe (BSP) 65mm) and coupling (64 mm CFA 3 thread per inch male fitting).

• The outlet/s of the water tank must be within 4m of the accessway and be unobstructed.

• Be readily identifiable from the building or appropriate identification signage to the satisfaction of CFA must be provided.

• Any pipework and fittings must be a minimum of 65 mm (excluding the CFA coupling)'ʹ.


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Appendix 3 – Access requirements

(DTPLI, 2014c)


Access between 100 metres to 200 metres in lengthIn addition to the above:

A turning area for fire fighting vehicles must be provided close to the building by one of the following:

a turning circle with a minimum radius of 8 metres

a driveway encircling the dwelling

other vehicle turning heads such as a T or Y head which meet the specification of Austroad Design for an 8.8 metre service vehicle.

Access greater than 200 metres in lengthIn addition to the above, passing bays are required at least every 200 metres that are:

a minimum of 20 metres long

with a minimum tra!cable width of 6 metres.

Authorised and published by Victorian Government Department of Transport, Planning and Local Infrastructure 1 Spring Street, Melbourne 3000

Published July 2014 ISBN 978-1-922250-35-3

© State of Victoria, Department of Transport, Planning and Local Infrastructure 2014.

Except for logos, emblems, trademarks, artwork and photography this document is made available under the terms of the Creative Commons Attribution 3.0 Australia licence.

This document is also available in accessible Word format at www.dtpli.vic.gov.au/planning

8m

(Not to scale)

(Not to scale)


AccessWhere the length of access is greater than 30 metres the following design and construction requirements apply:

Curves must have a minimum inner radius of 10 metres.

The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum of no more than 1 in 5 (20%) (11.3°) for no more than 50 metres.

Dips must have no more than a 1 in 8 (12.5%) (7.1°) entry and exit angle.

A load limit of at least 15 tonnes and be of all-weather construction.

Provide a minimum tra!cable width of 3.5 metres.

Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically.

A cleared area of 0.5 metres is required to allow for the opening of vehicle doors along driveways.

Water tank requirementsThe water supply should be stored in an above ground water tank constructed of concrete, steel or corrugated iron.

The water supply should be identified.

The water supply may be provided in the same water tank as other water supplies provided they are separated with di"erent outlets.

With Dips and gradients Encroachments


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Appendix 4 – Defendable space

DTPLI published standards for defendable space

• 'ʹWithin 10 metres of a building flammable objects such as plants, mulches and fences must not be located close to the vulnerable parts of the building such as windows, decks and eaves.

• Trees must not overhang the roofline of the building, touch walls or other elements of a building.

• Grass around properties should be kept short. Five centimetres or less is considered short. All leaves and vegetation debris must be removed at regular intervals.

• Shrubs should not be planted under trees. • Plants greater than 10 centimetres in height at maturity must not be placed directly in front of a window or other glass feature.

• Tree canopy separation of two metres and overall canopy cover of no more than 15 per cent at maturity.'ʹ (DTPLI, 2014c)

CFA standard permit conditions for BMO compliant defendable space:

• 'ʹGrass must be short cropped and maintained during the declared fire danger period.

• All leaves and vegetation debris must be removed at regular intervals during the declared fire danger period.

• Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building.

• Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building.

• Shrubs must not be located under the canopy of trees. • Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres.

• Trees must not overhang or touch any elements of the building. • The canopy of trees must be separated by at least 5 metres. • There must be a clearance of at least 2 metres between the lowest tree branches and ground level'ʹ. (CFA, 2014a)

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