bushfire management plan/statement addressing the bushfire … · 2017-05-19 · bushfire...
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Bushfire management plan/Statement addressing the Bushfire Protection Criteria coversheet
Site address:
Site visit: Yes No
Date of site visit (if applicable): Day Month Year
Report author:
WA BPAD accreditation level (please circle):
Not accredited Level 1 BAL assessor Level 2 practitioner Level 3 practitioner
If accredited please provide the following.
BPAD accreditation number: Accreditation expiry: Month Year
Bushfire management plan version number:
Bushfire management plan date: Day Month Year
Client/business name:
Yes No
Has the BAL been calculated by a method other than method 1 as outlined in AS3959 (tick no if AS3959 method 1 has been used to calculate the BAL)?
Have any of the bushfire protection criteria elements been addressed through the use of a performance principle (tick no if only acceptable solutions have been used to address all of the bushfire protection criteria elements)?
Is the proposal any of the following (see SPP 3.7 for definitions)? Yes No
Unavoidable development (in BAL-40 or BAL-FZ)
Strategic planning proposal (including rezoning applications)
Minor development (in BAL-40 or BAL-FZ)
High risk land-use
Vulnerable land-use
None of the above
Note: Only if one (or more) of the above answers in the tables is yes should the decision maker (e.g. local government or the WAPC) refer the proposal to DFES for comment.
Why has it been given one of the above listed classifications (E.g. Considered vulnerable land-use as the development is for accommodation of the elderly, etc.)?
The information provided within this bushfire management plan to the best of my knowledge is true and correct:
DateSignature of report author
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
✔
13th July 2016
Louisa Robertson
✔
36748 February 2017
1.0
15th December 2016
Halsall & Ass. OBO D & U Scott, P & A Burton, G Shead & M Harwood, W English & K Anna and R & M Simpson
✔✔
✔
✔
✔
✔
✔
Local Structure Plan = Strategic Planning Proposal
15th December 2016
1.0
BUSHFIRE MANAGEMENT PLAN
Strategic Planning Proposal
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
Brook
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Version: 1.0 Reference: 5146 December 2016
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 2 T: 1300 797 607 E: [email protected]
Project Number: 5146
Project Name: Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
Author: Louisa Robertson, BPAD36748 Level 1, MSc, BSc
Approved by: Darrel Krammer, Grad Cert Bushfire Protection, BPAD33412 Level 1
Version: 1.0
Date of issue: 15th December 2016
Author: Louisa Robertson Approved by: Darrel Krammer Date: 15th December 2016 Date: 15th December 2016
In the signing the above, the author declares that this Bushfire Management Plan meets the requirements of State Planning Policy 3.7. This report supersedes all previous Bushfire Management Plans for the site.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 3 T: 1300 797 607 E: [email protected]
DISCLAIMER AND LIMITATION
This report is prepared solely for D & U Scott, P & A Burton, G Shead & M Harwood, W English & K Anna
and R & M Simpson (the ‘proponent’) and any future landowners of the subject lot(s)and is not for the benefit of any other person and may not be relied upon by any other person.
The mitigation strategies contained in this Bushfire Management Plan are considered to be prudent minimum standards only, based on the writer’s experience as well as standards prescribed by relevant
authorities. It is expressly stated that RUIC Fire and the writer do not guarantee that if such standards are complied with or if a property owner exercises prudence, that a building or property will not be damaged or that lives will not be lost in a bush fire.
Fire is an extremely unpredictable force of nature. Changing climatic factors (whether predictable or otherwise) either before or at the time of a fire can also significantly affect the nature of a fire and in a bushfire prone area it is not possible to completely guard against bushfire.
Further, the growth, planting or removal of vegetation; poor maintenance of any fire prevention measures; addition of structures not included in this report; or other activity can and will change the bushfire threat to all properties detailed in the report. Further, the achievement of the level of implementation of fire precautions will depend on the actions of the landowner or occupiers of the land, over which RUIC Fire has no control. If the proponent becomes concerned about changing factors then a new Fire Risk Management Plan should be requested.
To the maximum extent permitted by the law, RUIC Fire, its employees, officers, agents and the writer (“RUIC Fire”) excludes all liability whatsoever for:
1. claim, damage, loss or injury to any property and any person caused by fire or as a result of fire or indeed howsoever caused;
2. errors or omissions in this report except where grossly negligent; and
the proponent expressly acknowledges that they have been made aware of this exclusion and that such exclusion of liability is reasonable in all the circumstances.
If despite the provisions of the above disclaimer RUIC Fire is found liable then RUIC Fire limits its liability to the lesser of the maximum extent permitted by the law and the proceeds paid out by RUIC Fire’s
professional or public liability insurance following the making of a successful claim against such insurer.
RUIC Fire accepts no liability or responsibility whatsoever for or in respect of any use or reliance upon this report and its supporting material by any third party.
This report is valid for a period of three years only from the date of its issue. All BAL ratings identified in this report are indicative and are required to be verified at the time of construction of individual buildings to ensure appropriate setbacks identified in the proposed development have been achieved.
RUIC Fire is a trading name of
Rural Fire Risk Consultancy Pty Ltd
ABN: 48 151 451 713
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 4 T: 1300 797 607 E: [email protected]
Contents Page
1.0 Introduction ............................................................................................................................. 5
1.1 Subject Site .................................................................................................................................... 5
1.1.1 Environmental Considerations .................................................................................................... 5
1.2 Development Description .......................................................................................................... 5
1.3 Previous Bushfire Assessments .................................................................................................... 5
2.0 Spatial consideration of bushfire threat ............................................................................... 8
2.1 Vegetation classifications .......................................................................................................... 8
2.2 Potential Bushfire Impact .......................................................................................................... 24
2.3 Bushfire Hazard Issues ................................................................................................................ 27
3.0 Proposal compliance and justification .............................................................................. 30
3.1 State Planning Policy 3.7 – Planning in Bushfire Prone Areas (SPP 3.7) ............................ 30
3.1.1 Objectives ................................................................................................................................... 30
3.1.2 Policy Measures .......................................................................................................................... 30
3.2 Guidelines for Planning in Bushfire Prone Areas (the Guidelines) ..................................... 32
4.0 Bushfire Risk Management Measures ................................................................................ 33
4.1 Element 1 - Location.................................................................................................................. 33
4.2 Element 2 - Siting and design of Development ................................................................... 34
4.3 Element 3 - Vehicular Access .................................................................................................. 38
4.4 Element 4 – Water ...................................................................................................................... 44
5.0 Implementation and Enforcement ..................................................................................... 47
6.0 References ............................................................................................................................. 49
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 5 T: 1300 797 607 E: [email protected]
1.0 Introduction
The site the subject of this Bushfire Management Plan (BMP) is Lots 1, 2, 6, 7 and 12 Matthews Road Augusta. These five lots form part of the proposed Structure Plan over Lots 1-3, 5-7 & 10-12 Matthews Road Augusta (see Figure 1B).
Lots 3, 5, 10 and 11 are the subject of an existing endorsed Fire Management Plan (RUIC Fire, 2015).
The site is located within the municipality of the Shire of Augusta Margaret River. Figure 1A illustrates the subject site and its immediate surrounds.
The site is identified as being Bushfire Prone on the State Bushfire Prone Maps.
The site Environmental Assessment (Environmental & Landscape Management, 2016) found that the site contains mature marri and peppermint trees that may provide habitat for fauna species. Most of the trees are located outside of the building envelopes. Where habitat trees are located within building envelopes or their Asset Protection Zones, they are to be retained as part of low threat landscaping.
No Declared Rare flora species were identified during fields surveys. The Priority species Bossiaea disticha was found on a road reserve. These plants are able to be retained with no bushfire implications for the site. Further site assessments are to be conducted in the future to determine whether they are any other Declared Rare of Priority species that would be impacted by the development.
The proponent has not identified any further relevant environmental considerations (wetlands, foreshores, Bush Forever sites, nature reserves or coastal reserves) within the site or being affected by the development.
The objective of the Local Structure Plan is to demonstrate how the subject lots can be subdivided to meet the current zoning of the area which allows for a minimum lot size of 1 hectare. The timing of subdivision of each lot will be determined by each individual landowner. Consequently, there will be no set staging of the development.
The Structure Plan for the proposed development is illustrated in Figure 1B.
A Bushfire Management Plan (BMP) has been prepared and approved for the remaining lots within the Structure Plan area, being Lots 3, 5, 10 and 11 Matthews Road (RUIC Fire, 2015). The previous BMP was written to the superseded Planning for Bushfire Protection Guidelines. Therefore, a completely new BMP, written to the current Guidelines for Planning in Bushfire Prone Areas (the Guidelines) (WAPC, 2015b) has been prepared for Lots 1, 2, 6, 7 and 12 as opposed to updating the existing BMP. The former BMP has, however, been taken into consideration in the development of the current BMP.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 6 T: 1300 797 607 E: [email protected]
Figure 1A: Site Overview
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 7 T: 1300 797 607 E: [email protected]
Figure 1B: Structure Plan Revision P
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 8 T: 1300 797 607 E: [email protected]
2.0 Spatial consideration of bushfire threat
The location and extent of AS 3959 vegetation structures, including clause 2.2.3.2 exclusions, within 100 metres of the site are mapped in Figures 2A and 2B and illustrated in the photos below. Bushfire fuel loads are identified as consistent with AS 3959 Table B2 for radiant heat flux modelling purposes. All bushfire structures and fuel loads are assessed in their mature states (including revegetation and rehabilitation areas) unless otherwise identified.
All grassland within the site has been conservatively classified as Class G Grassland even where it is currently being grazed, in order to assess the worst case scenario impacts in the event that the grassland becomes unmanaged in the future.
The BAL Assessment assumes that all existing vegetation will remain within the site except where it is proposed to be removed for the building envelopes and their Asset Protection Zones. It is acknowledged that vegetation will be cleared for firebreaks, however future firebreaks have not been considered when measuring separation distances from vegetation within adjacent lots. This is because the subdivision of each existing lot is expected to occur independently of the other lots, resulting in no set staging of the development.
Plot 39 consists of vegetation within a revegetated Landscape Protection Zone. The BAL Assessment assumes this vegetation will be Class D Scrub at maturity, however, this classification is to be confirmed through the development of a Landscape Management Plan.
The Structure Plan (Figure 1B) includes “Indicative Landscaping and Rehabilitation” areas within the
proposed lots. The BAL assessment assumes that this vegetation will be considered low threat vegetation pursuant to AS 3959 Clause 2.2.3.2. Future Landscape Management Plans may be required by the Shire of Augusta Margaret River to demonstrate that the proposed landscaping does not constitute classifiable vegetation.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 9 T: 1300 797 607 E: [email protected]
Plot 1
Pre Development
Class A Forest – large reserve on western side of Matthews Road and strip along eastern side of Matthews Road. Post Development
Class A Forest – large reserve on western side of Matthews Road and strip along eastern side of Matthews Road.
Plot 3
Pre Development
Class B Open Woodland assessed as Class G Grassland. Post Development
Class B Open Woodland assessed as Class G Grassland.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 10 T: 1300 797 607 E: [email protected]
Plot 4
Pre Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f) Post Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f)
Plot 5
Pre Development
Class B Open Woodland assessed as Class G Grassland Post Development
Class B Open Woodland assessed as Class G Grassland
Plot 6
Pre Development
Windbreak – Exclusion 2.2.3.2(f) Post Development
Windbreak – Exclusion 2.2.3.2(f)
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 11 T: 1300 797 607 E: [email protected]
Plot 7
Pre Development
Class G Grassland Post Development
Class G Grassland
Plot 8
Pre Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f) Post Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f)
Plot 9
Pre Development
Class B Woodland Post Development
Class B Woodland
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 12 T: 1300 797 607 E: [email protected]
Plot 10
Pre Development
Class B Open Woodland assessed as Class G Grassland (in foreground) Post Development
Class B Open Woodland assessed as Class G Grassland (in foreground)
Plot 11
Pre Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f) Post Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f)
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 13 T: 1300 797 607 E: [email protected]
Plot 12
Pre Development
Class B Open Woodland assessed as Class G Grassland Post Development
Class B Open Woodland assessed as Class G Grassland
Plot 13
Pre Development
Class B Open Woodland assessed as Class G Grassland Post Development
Class B Open Woodland assessed as Class G Grassland
Plot 14
Pre Development
Class B Woodland Post Development
Class B Woodland
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 14 T: 1300 797 607 E: [email protected]
Plot 15
Pre Development
Class G Grassland Post Development
Class G Grassland
Plot 16
Pre Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f) Post Development
Existing dwelling within managed APZ - Exclusion 2.2.3.2(f)
Plot 17
Pre Development
Windbreak- Exclusion 2.2.3.2(f) Post Development
Windbreak- Exclusion 2.2.3.2(f)
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 15 T: 1300 797 607 E: [email protected]
Plot 18
Pre Development
Class B Woodland along northern edge of Matthews Road Post Development
Class B Woodland along northern edge of Matthews Road
Plot 19
Pre Development
Class B Woodland along southern edge of Matthews Road Post Development
Class B Woodland along southern edge of Matthews Road
Plot 20
Pre Development
Class B Open Woodland assessed as grassland Post Development
Class B Open Woodland assessed as grassland
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 16 T: 1300 797 607 E: [email protected]
Plot 21
Pre Development
Class B Woodland Post Development
Class B Woodland
Plot 23
Pre Development
Class D Scrub Post Development
Class D Scrub
Plot 24
Pre Development
Class G Grassland Post Development
Class G Grassland
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 17 T: 1300 797 607 E: [email protected]
Plot 25
Pre Development
Existing dwelling with managed APZ - Exclusion 2.2.3.2(f) Post Development
Existing dwelling with managed APZ - Exclusion 2.2.3.2(f)
Plot 26
Pre Development
Class G Grassland Post Development
Class G Grassland
Plot 27
Pre Development
Class B Woodland Post Development
Class B Woodland
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 18 T: 1300 797 607 E: [email protected]
Plot 28
Pre Development
Class D Scrub Post Development
Class D Scrub
Plot 29
Pre Development
Class G Grassland Post Development
Managed grassland – Exclusion 2.2.3.2(f)
Plot 30
Pre Development
Class A Forest Post Development
Class A Forest
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 19 T: 1300 797 607 E: [email protected]
Plot 31
Pre Development
Class A Forest Post Development
Class A Forest
Plot 32
Pre Development
Existing dwelling with managed APZ – Exclusion 2.2.3.2(f) Post Development
Existing dwelling with managed APZ – Exclusion 2.2.3.2(f)
Plot 33
Pre Development
Class B Woodland Post Development
Class B Woodland
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 20 T: 1300 797 607 E: [email protected]
Plot 34 (in background)
Pre Development
Class G Grassland Post Development
Class G Grassland
Plot 36 (in background)
Pre Development
Class G Grassland Post Development
Class G Grassland
Plot 37
Pre Development
Class B Woodland along northern side of Matthews Road Post Development
Class B Woodland along northern side of Matthews Road
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 21 T: 1300 797 607 E: [email protected]
Plot 38
Pre Development
Class B Woodland along southern side of Matthews Road Post Development
Class B Woodland along southern side of Matthews Road
Plot 39
Pre Development
Class D Scrub & Class G Grassland Post Development
Twenty metre Landscape Protection Zone to be revegetated as Class D Scrub (see Figure 1B)
Plot 40
Pre Development
Existing dwelling with maintained APZ – Exclusion 2.2.3.2(f) Post Development
Existing dwelling with maintained APZ – Exclusion 2.2.3.2(f)
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 22 T: 1300 797 607 E: [email protected]
Figure 2A: Post-Development Vegetation Classifications – West
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 23 T: 1300 797 607 E: [email protected]
Figure 2B: Post-Development Vegetation Classifications – East
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 24 T: 1300 797 607 E: [email protected]
Potential bushfire impact analysis was undertaken in accordance with AS 3959 Methodology 1 to determine the potential worst case scenario radiant heat impact on the development area. In accordance with SPP 3.7, a BAL Contour Map has been prepared to illustrate the potential radiant heat impacts and associated BAL ratings for the assessment area after the development is completed (see Figures 2C and 2D).
The following table (Table 2A) outlines the worst case BAL on the external site boundaries for each of the Vegetation Plots post development. Separation distance is the minimum distance between the Vegetation Plot and the external boundaries of the site on completion of the development.
The worst case BAL applicable to the externa site boundaries is BAL-FZ. Tables 2B and 2C detail the worst case BAL applicable to the existing dwellings and proposed building envelopes.
Table 2A: Maximum BAL rating that applies to the site Post Development
Vegetation
Plot Vegetation Classification Effective Slope Separation (m) BAL
1 Class A Forest
Upslope 0 BAL-FZ
2 Exclusion 2.2.3.2(f)
N/A N/A N/A
3 Class B Open Woodland assessed as Class G Grassland
Downslope 4° 0 BAL-FZ
4 Exclusion 2.2.3.2(f)
N/A N/A N/A
5 Class B Open Woodland assessed as Class G Grassland
Downslope 4° 0 (within site) BAL-FZ
6 Exclusion 2.2.3.2(f)
N/A N/A N/A
7 Class G Grassland
Flat 0 BAL-FZ
8 Exclusion 2.2.3.2(f)
N/A N/A N/A
9 Class B Woodland
Downslope 4° 0 (within site) BAL-FZ
10 Class B Open Woodland assessed as Class G Grassland
Downslope 4° 0 (within site) BAL-FZ
11 Exclusion 2.2.3.2(f)
N/A N/A N/A
12 Class B Open Woodland assessed as Class G Grassland
Downslope 4° 0 (within site) BAL-FZ
13 Class B Open Woodland assessed as Class G Grassland
Downslope 4° 0 BAL-FZ
14 Class B Woodland
Downslope 2° 19 BAL-29
15 Class G Grassland
Downslope 2° 19 BAL-19
16 Exclusion 2.2.3.2(f)
N/A N/A N/A
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 25 T: 1300 797 607 E: [email protected]
Vegetation
Plot Vegetation Classification Effective Slope Separation (m) BAL
17 Exclusion 2.2.3.2(f)
N/A N/A N/A
18 Class B Woodland
Downslope 4° 0 BAL-FZ
19 Class B Woodland
Downslope 4° 0 BAL-FZ
20 Class B Open Woodland assessed as Class G Grassland
Flat 18 BAL-12.5
21 Class B Woodland
Flat 0 BAL-FZ
22 Exclusion 2.2.3.2(f)
N/A N/A N/A
23 Class D Scrub
Flat 0 (within site) BAL-FZ
24 Class G Grassland
Flat 0 (within site) BAL-FZ
25 Exclusion 2.2.3.2(f) N/A
N/A N/A
26 Class G Grassland Flat
0 BAL-FZ
27
Class B Woodland
Flat
14
BAL-29
28 Class D Scrub Flat
0 (within site) BAL-FZ
29 Class G Grassland Flat
0 (within site) BAL-FZ
30 Class A Forest Flat
0 (within site) BAL-FZ
31 Class A Forest
Flat
16 BAL-40
32 Exclusion 2.2.3.2(f) N/A
N/A N/A
33 Class B Woodland
Flat 20 BAL-19
34 Class G Grassland
Flat 46 BAL-12.5
35 Class G Grassland
Flat 39 BAL-12.5
36 Class G Grassland
Flat 56
BAL-LOW
37 Class B Woodland
Flat 12 BAL-40
38 Class B Woodland
Flat 0 BAL-FZ
39 Class D Scrub
Flat 0 BAL-FZ
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 26 T: 1300 797 607 E: [email protected]
Vegetation
Plot Vegetation Classification Effective Slope Separation (m) BAL
40 Exclusion 2.2.3.2(f)
N/A N/A N/A
Table 2B details the Post Development BAL Assessment for the existing habitable buildings within proposed Lots 100, 101, 117, 120 and 133. All existing dwellings would be subject to BAL-29 or lower.
Table 2B: BAL Assessment for existing dwellings Post Development
Proposed
Lot
Vegetation
Plot
Vegetation
Classification
Effective
Slope Separation (m) BAL
100 Plot 1 Class A Forest
Upslope
23 BAL-29
101 Plot 1 Class A Forest
Upslope 38 BAL-19
117
Plot 26 Class G Grassland Flat 18 BAL-12.5
120 Plot 30 Class A Forest
Upslope 20 BAL-29
133 Plot 1 Class A Forest
Upslope
25 BAL-29
Table 2C outlines the worst case BAL applicable to each building envelope on completion of the development as well as the Asset Protection Zones (APZs) required for each building envelope.
The proposed building envelopes within the four lots that contain existing dwellings (Lots 100, 101, 117, 120 and 133) cannot achieve BAL-29 due to the proximity of the existing buildings to the lot boundaries (the building envelopes have been designed to contain all existing buildings). To ensure any future habitable buildings are constructed on maximum BAL-29 land, APZ setbacks have been specified within the building envelopes.
Table 2C demonstrates that all proposed building envelopes that do not contain existing dwellings can achieve BAL-29 without the need for dwelling setbacks. Furthermore, where proposed building envelopes contain an existing dwelling, dwelling setbacks can be applied to achieve BAL-29 or lower for any future buildings.
Table 2C: Worst case BAL applicable to each proposed building envelope Post Development and APZ
setback required to achieve BAL-29
Proposed
Lot
Predominant
Vegetation Plot Initial BAL
APZ & habitable building
setbacks
Revised
BAL
100*
Plot 1, Class A Forest, Upslope
BAL-FZ 21m APZ plus 15m building
setback from western boundary of building envelope
BAL-29
101*
Plot 13, Class G Grassland, Downslope 4°
BAL-40 21m APZ plus 4m building setback
from western boundary of building envelope
BAL-29
102
Plot 12, Class G Grassland, Downslope 4°
BAL-19 20m APZ BAL-19
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 27 T: 1300 797 607 E: [email protected]
Proposed
Lot
Predominant
Vegetation Plot Initial BAL
APZ & habitable building
setbacks
Revised
BAL
103
Plot 12, Class G Grassland, Downslope 4°
BAL-19 20m APZ BAL-19
105
Plot 9, Class B Woodland, Downslope 4°
BAL-29 17m APZ BAL-29
106
Plot 9, Class B Woodland, Downslope 4°
BAL-29 17m APZ BAL-29
115
Plot 21, Class B Woodland, Flat
BAL-29 20m APZ BAL-29
116
Plot 21, Class B Woodland, Flat
BAL-29 20m APZ BAL-29
117*
Plot 30, Class A Forest, Flat BAL-FZ 20m APZ plus 7m building setback
from eastern boundary of building envelope
BAL-29
118
Plot 30, Class A Forest, Flat BAL-29 20m APZ BAL-29
119
Plot 30, Class A Forest, Flat BAL-29 21m APZ BAL-29
120*
Plot 30, Class A Forest, Flat BAL-FZ 21m APZ plus 11m building
setback from southern boundary of building envelope
BAL-29
121
Plot 30, Class A Forest, Flat BAL-29 21m APZ BAL-29
122
Plot 30, Class A Forest, Flat BAL-29 21m APZ BAL-29
132
Plot 5, Class G Grassland BAL-12.5 20m APZ BAL-12.5
133*
Plot 1, Class A Forest, Upslope
BAL-FZ
21m APZ plus 10m building setback from western and 4m
setback from southern boundaries of building envelope
BAL-29
Notes:
*Proposed building envelopes contain existing habitable buildings
From the BAL Contour Map, the following bushfire hazard issues have been identified.
Asset Protection Zones are required for each proposed building envelope to ensure future habitable buildings are constructed on maximum BAL-29 land.
Asset Protection Zone setbacks are required within Lots 100, 101, 107, 120 and 133 to ensure future habitable buildings are constructed within a maximum BAL-29 area.
Landscaping screens are to be implemented and managed as low threat vegetation in accordance with AS 3959 Clause 2.2.3.2.
Future residential BCA Class 1, 2, 3 and associated Class 10a buildings are to be constructed to the applicable construction standard of AS 3959.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 28 T: 1300 797 607 E: [email protected]
Figure 2C: BAL Contour Map - West
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 29 T: 1300 797 607 E: [email protected]
Figure 2D: BAL Contour Map - East
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 30 T: 1300 797 607 E: [email protected]
3.0 Proposal compliance and justification
SPP3.7 applies to all development applications in designated bushfire prone areas.
Policy Measure 5 contains the objectives of SPP3.7. The following demonstrates how the proposed development meets each of the objectives.
Objective 1: Avoid any increase in the threat of bushfire to people, property, and
infrastructure. The preservation of life and management of bushfire impact is
paramount.
Development Response
Objective 1 is satisfied through the compliance of the proposed development with all required Policy Principles as detailed below and all Performance Principles of the Guidelines as detailed in Section 4 of this report.
Objective 2: Reduce vulnerability to bushfire through the identification and consideration of
bushfire risks in decision-making at all stages of the planning and development
process.
Development Response
Objective 2 is satisfied through the appropriate identification and assessment of all relevant bushfire hazards as detailed in Section 2 of this report, specifically the BAL Contour Mapping.
Objective 3: Ensure that higher order strategic planning documents, strategic planning
proposals, subdivision and development applications take into account bushfire
protection requirements and include specified bushfire protection measures.
Development Response
Objective 3 is satisfied through the compliance of the proposed development with all required Policy Principles as detailed below and all Performance Principles of the Guidelines as detailed in Section 4 of this report.
Objective 4: Achieve an appropriate balance between bushfire risk management measures
and, biodiversity conservation values, environmental protection and biodiversity
management and landscape amenity, with consideration of the potential
impacts of climate change.
Development Response
Objective 4 is satisfied through the appropriate consideration of all biodiversity and environmental assets as detailed in Section 1 of this report in the development of bushfire related risk mitigation strategies detailed in Section 4 of this report.
Policy Measure 6.2 requires that strategic planning proposals within designated bushfire prone areas and that have a BAL above BAL-LOW are to comply with Policy Measure 6.3.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 31 T: 1300 797 607 E: [email protected]
Policy Measure 6.3 applies to Strategic Planning Proposals. It requires certain information to be provided with such applications. The following outlines where the required information has been provided.
Table 3A: Compliance of the proposed development with the Policy Measures of SPP 3.7.
Policy
Measure Description Development Response
a (i) the results of a BHL assessment determining the applicable hazard level(s) across the subject land, in accordance with the methodology set out in the Guidelines. BHL assessments should be prepared by an accredited Bushfire Planning Practitioner; or
(ii) where the lot layout of the proposal is known, a BAL Contour Map to determine the indicative acceptable BAL ratings across the subject site, in accordance with the Guidelines. The BAL Contour Map should be prepared by an accredited Bushfire Planning Practitioner; and
Figures 2C and 2D provide the BAL Contour Map.
b The identification of any bushfire hazard issues arising from the relevant assessment; and
Section 2.3 addresses the bushfire hazard issues.
c Clear demonstration that compliance with the bushfire protection criteria in the Guidelines can be achieved in subsequent planning stages.
Section 4 provides an assessment of the development against the bushfire protection criteria.
The proposed development, at this stage, is not known to contain any vulnerable or high risk land uses.
On completion of development, the developable land would not be subject to BAL-40 or BAL-FZ as outlined in Section 2.1.
The proposed subdivision:
Complies with the SPP3.7 Policy measures;
Proposes additional/alternative measures; and
Does not contain unavoidable development, vulnerable or high risk land uses.
Therefore, the advice of State/Relevant Authorities for Emergency Services is required to be sought for this application.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 32 T: 1300 797 607 E: [email protected]
The proposed subdivision:
Is not known to propose clearing of vegetation within environmentally sensitive areas protected under State or Federal legislation;
Is not known to propose clearing of locally significant native vegetation; and
Abuts vegetated land managed by the Department of Parks and Wildlife.
Therefore, the advice of State/Relevant Agencies/Authorities for Environmental Protection is required to be sought for this application.
The Guidelines apply to development applications located within designated bushfire prone areas. The Guidelines provide supporting information for implementation of SPP3.7. Specifically, they provide the Bushfire Protection Criteria to be address for all applications.
This report has also been developed in order to comply with the requirements of all referenced and applicable documents. No non-compliances have been identified.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 33 T: 1300 797 607 E: [email protected]
4.0 Bushfire Risk Management Measures
The bush fire risk mitigation strategies detailed in this report are designed to comply with the Bushfire Protection Criteria detailed in Guidelines for Planning in Bushfire Prone Areas (the Guidelines) Appendix 4 (2015).
i. The notation (P3) refers to Performance Principle 3 of the Guidelines Appendix 4.
ii. The notation (A3.1) refers to Acceptable Solution 3.1 of the Guidelines Appendix 4.
iii. The notation (E3.1) refers to Explanatory Note 3.1 of the Guidelines Appendix 4.
iv. Where discrepancy occurs between State and Local bushfire planning provisions the higher standard of mitigation has been selected.
Intent: To ensure that strategic planning proposals, subdivision and development applications are located in areas with the least possible risk of bushfire to facilitate the protection of people, property and infrastructure.
Performance Principle (P1): The strategic planning proposal, subdivision and development application is located in an area where the bushfire hazard assessment is or will, on completion, be moderate or low, or a BAL–29 or below, and the risk can be managed. For minor or unavoidable development in areas where BAL–40 or BAL–FZ applies, demonstrating that the risk can be managed to the satisfaction of the Department of Fire and Emergency Services and the decision-maker.
The following table outlines the Acceptable Solutions (AS) that are relevant to the proposal; identifies where a
Performance Solution (PS) has been used instead of an AS; and states, where applicable, the reason why the AS is
not relevant to the proposal.
Solution AS PS N/A Comment
A1.1 Development location ☒ ☐ ☐
Acceptable Solution A1.1 Development location
The strategic planning proposal, subdivision and development application is located in an area that on completion will be subject to a BAL–29 or below for all habitable buildings.
Development Response/Recommendations
As outlined in Figures 2A & 2B and Tables 2B & 2C, the development would ensure that all future habitable development areas are, upon completion of development, located in an area subject to BAL-29 or lower.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 34 T: 1300 797 607 E: [email protected]
Intent: To ensure that the siting of development minimises the level of bushfire impact.
Performance Principle (P2): The siting and design of the strategic planning proposal, subdivision or development application, including roads, paths and landscaping, is appropriate to the level of bushfire threat that applies to the site. That it minimises the bushfire risk to people, property and infrastructure, including compliance with AS 3959 if appropriate.
The following table outlines the Acceptable Solutions (AS) that are relevant to the proposal; identifies where a
Performance Solution (PS) has been used instead of an AS; and states, where applicable, the reason why the AS is
not relevant to the proposal.
Solution AS PS N/A Comment
A2.1 Asset Protection Zone ☒ ☐ ☐
A2.2 Hazard Separation Zone ☒ ☐ ☐
Acceptable Solution A2.1 Asset Protection Zone (APZ)
Every building is surrounded by an Asset Protection Zone (APZ), depicted on submitted plans, which meets the following requirements:
a. Width: 20 metres measured from any external wall of future buildings. Where the slope increases above 10 degrees, the APZ should be increased to ensure the potential radiant heat impact of a fire does not exceed 29kW/m2;
b. Location: within the boundaries of the lot on which the building is situated;
c. Fine fuel load: reduced to and maintained at 2 tonnes per hectare;
d. Trees (crowns) are a minimum distance of ten metres apart. A small group of trees within close proximity to one another may be treated as one crown provided the combined crowns do not exceed the area of a large or mature crown size for that species;
e. No tall shrubs or trees located within 2 metres of a building;
f. No tree crowns overhanging the building;
g. Fences and sheds within APZ are constructed using non-combustible materials (eg. iron, brick, limestone, metal post and wire); and
h. Sheds within the APZ should not contain flammable materials.
Development Response/Recommendations
The APZs proposed as part of this development are illustrated in Figures 4A and 4B and listed in Table 4A.
Implementation
i. APZs to be implemented prior to the clearance of subdivision for affected lots in accordance with Table 2C, Figures 4B & 4C and provisions b-h above.
ii. It is the responsibility of the developer to ensure the APZ standard is established.
iii. It is the responsibility of the individual property owner (private land)/local government (in road reserves/reserves) to ensure the APZ standard continues to be achieved post completion of the construction.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 35 T: 1300 797 607 E: [email protected]
Acceptable Solution A2.2 Hazard Separation Zone (HSZ)
Every building and its contiguous APZ is surrounded by a Hazard Separation Zone (HSZ), depicted on submitted plans, that meets the following requirements:
a. Minimum width: 80 metres, measured from the outer edge of the APZ, for any vegetation classified in AS 3959 as forests, woodlands, closed shrub, open shrub, mallee/mulga and rainforest; OR 30 metres, measured from the outer edge of the APZ, for unmanaged grassland;
b. Location: within the boundaries of the lot on which the building is situated or, where this is not possible or desirable, within the boundaries of the development precinct in which the building is proposed to be located; and
c. Fine Fuel load (Dead Material <6mm diameter and <3mm for live material): reduced to and maintained at between five and eight tonnes per hectare for jarrah/marri dominated forest and woodlands, below 12-15 tonnes per hectare in mallee heath and below 15 tonnes per hectare in karri forest.
Note: A HSZ may not be required if the proposed construction meets the standard appropriate to the BAL for that location, and does not exceed BAL–29.
Development Response/Recommendations
Future habitable buildings – Acceptable Solution
The BAL for future habitable buildings within the site will not exceed BAL-29. Construction standards will be applied to relevant buildings in accordance with A S3959 as part of the future Building Permits. In this regard a HSZ is not required for this future habitable buildings.
Existing habitable buildings – Acceptable Solution
It is understood that the existing Class 1 dwellings within Lots 100, 101, 117, 120 and 133 are not constructed in accordance with AS 3959.
The proposed development will not result in the existing dwellings being closer to any bushfire hazard than is currently existing. Section 2.2 of the Guidelines states that both the Guidelines and SPP3.7 are not to apply retrospectively to existing developments. Nevertheless, an APZ will be established around the four existing dwellings to further reduce bushfire risk to them.
Given that the dwellings are existing and an APZ will be implemented around each one, the siting and design of the development is considered to be appropriate to the level of bushfire threat applying to the site. Furthermore, with the implementation of the bushfire management strategies proposed as part of this development, the risk from bushfire to people, property and infrastructure is considered to be reduced compared to the existing situation. In this regard, the development is considered to be consistent with Performance Principle P2.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 36 T: 1300 797 607 E: [email protected]
Figure 4A: Bushfire Management Strategies Map (west)
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 37 T: 1300 797 607 E: [email protected]
Figure 4B: Bushfire Management Strategies Map (east)
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 38 T: 1300 797 607 E: [email protected]
Intent: To ensure that the vehicular access serving a subdivision/ development is safe in the event of a bush fire occurring.
Performance Principle (P3): The internal layout, design and construction of public and private vehicular access in the subdivision/development allows emergency and other vehicles to move through it easily and safely at all times.
The following table outlines the Acceptable Solutions (AS) that are relevant to the proposal; identifies where a
Performance Solution (PS) has been used instead of an AS; and states, where applicable, the reason why the AS is
not relevant to the proposal.
Solution AS PS N/A Comment
A3.1 Two access routes ☒ ☐ ☐
A3.2 Public road ☐ ☐ ☒
A3.3 Cul-de-sac (including a dead-end road) ☐ ☐ ☒
A3.4 Battle-axe ☒ ☐ ☐
A3.5 Private driveway longer than 50 metres ☒ ☐ ☐
A3.6 Emergency access way ☒ ☐ ☐
A3.7 Fire service access routes ☐ ☐ ☒
A3.8 Firebreak width ☒ ☐ ☐
Acceptable Solution A3.1 Two access routes
Two different vehicular access routes are provided, both of which connect to the public road network, provide safe access and egress to two different destinations and are available to all residents/the public at all times and under all weather conditions.
Development Response/Recommendations
Figure 4C illustrates access available to the site. The development achieves at least two different vehicular access routes, both connecting to the public road network to provide egress to two different destinations at all times. As the immediate public road network is existing, two access routes will be provided during staging of the development. Therefore, the development will comply with A4.1.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 39 T: 1300 797 607 E: [email protected]
Figure 4C: Site Access
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 40 T: 1300 797 607 E: [email protected]
Acceptable Solution A3.2 Public roads
A public road is to meet the requirements in Table 4A, Column 1.
Table 4A: Vehicular access technical requirements
Technical
Requirement Public road Cul-de-sac
Private
driveway
Emergency
access way
Fire service
access
routes
Minimum trafficable surface (m)
6 6 4 6 6
Horizontal clearance (m)
6 6 6 6 6
Vertical clearance (m)
4 N/A 4.5 4.5 4.5
Maximum grade over <50m
1 in 10 1 in 10 1 in 10 1 in 10 1 in 10
Minimum weight capacity (t)
15 15 15 15 15
Maximum crossfall
1 in 33 1 in 33 1 in 33 1 in 33 1 in 33
Curves minimum inner radius (m)
8.5 8.5 8.5 8.5 8.5
Development Response/Recommendations
The Structure Plan does not include any new public roads. Therefore, A3.2 is not applicable to this development.
Acceptable Solution A3.3 Cul-de-sac (including a dead-end road)
A cul-de-sac and/or a dead end road should be avoided in bushfire prone areas. Where no alternative exists (i.e. the lot layout already exists and/or will need to be demonstrated by the proponent), the following requirements are to be achieved:
a. Requirements in Table 4A, Column 2;
b. Maximum length: 200 metres (if public emergency access is provided between cul-de-sac heads maximum length can be increased to 600 metres provided no more than eight lots are serviced and the emergency access way is no more than 600 metres); and
c. Turn-around area requirements, including a minimum 17.5 metre diameter head.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 41 T: 1300 797 607 E: [email protected]
Source: Guidelines for Planning in Bushfire Prone Areas, Appendix 4, Fig. 18
Development Response/Recommendations
The Structure Plan does not include any cul-de-sacs. Therefore, A3.3 is not applicable to this development.
Acceptable Solution A3.4 Battle-axe
Battle-axe access leg should be avoided in bushfire prone areas. Where no alternative exists, (this will need to be demonstrated by the proponent) all of the following requirements are to be achieved:
a. Requirements in Table 4A, Column 3;
b. Maximum length: 600 metres; and
c. Minimum width: six metres.
Development Response/Recommendations
Due to existing buildings located within Lots 1 and 6, a battle-axe configuration is required. Existing Lot 1 is to be subdivided into 3 lots with Lots 102 and 103 being battle-axe lots. Existing Lot 6 is to be subdivided into 4 lots, with Lots 116 and 117 as battle-axe lots.
Proposed Lots 102 and 103 – Acceptable Solution
Each battle-axe leg is 6 metres wide and there will be no physical barriers separating the two legs. Through the application of reciprocal rights of access, the battle-axe driveways will have a combined physical width of 12 metres. The 12 metre wide driveway will extend from Diana Road across the northern boundary of Lots 102 before joining the proposed emergency access way sited along the northern boundary of Lot 103 as shown in Figure 4A. The 12m combined driveway will create an access way that exceeds the minimum 6 metre width requirement of A3.4. The battle-axe legs are less than 600 metres in length and are to meet all the requirements of A3.4 and Table 4. A turnaround area will be provided inside Lots 102 & 103 and will be sited within 50 metres of future habitable buildings in accordance with A3.5 to allow emergency and other vehicles to turn around within the site.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 42 T: 1300 797 607 E: [email protected]
The entrance to the battle-axe driveway from Diana Road is located within Class A Forest along the Road Reserve that is contiguous with the large area of National Park to the west of the site. To enhance access in the event of a bushfire for occupants of Lots 102 and 103 as well as Lot 101, an emergency access way (EAW) is to be provided along the northern boundary of Lot 103, then extending north along the eastern boundary of Lot 106 to connect with Matthews Road (see Figure 4A). The 12m driveway is to have a public access easement over it so that legal access can be gained to the EAW. Gates installed on the driveway are to have a minimum width of 3.6m and cannot be locked.
The battle-axe configuration of proposed Lots 102 and 103 meets the intent of Performance Principle 3 by providing an access leg that offers access and egress to a destination away from the greatest bushfire hazards to the site (via an emergency access way) that is of a sufficient width and standard to allow private and emergency service vehicles to move through it safely at all times.
Proposed Lots 116 and 117 – Acceptable Solution
The battle-axe legs of proposed Lots 116 and 117 are 6 metres in width . There will be no physical barriers separating the two legs and through the application of reciprocal rights of access, the battle-axes will have a combined physical width of 12 metres. This exceeds the minimum 6 metre width requirement of A3.4. Both battle-axe legs are less than 600 metres in length (being approximately 124 metres) and are to meet all the requirements of A3.4 and Table 4. A turnaround area will be provided inside Lots 116 & 117 and will be sited within 50 metres of future habitable buildings in accordance with A3.5 to allow emergency and other vehicles to turn around within the site (Figure 1B).
It should also be noted that the battle-axe legs provide access onto Matthews Road which facilitates access away from the greatest bushfire hazards to the site, being Plot 1 (Class A Forest) (Figure 2A).
The battle-axe configuration of proposed Lots 116 and 117 meets the intent of Performance Principle 3 by providing an access leg that offers access and egress to a destination away from the greatest bushfire hazards to the site that is of a sufficient width and standard to allow private and emergency service vehicles to move through it safely at all times.
Acceptable Solution 3.5 Private driveway longer than 50 metres
A private driveway is to meet all of the following requirements:
a. Requirements in Table 4A, Column 3;
b. Required where a house site is more than 50 metres from a public road;
c. Passing bays: every 200 metres with a minimum length of 20 metres and a minimum width of two metres (i.e. the combined width of the passing bay and constructed private driveway to be a minimum six metres);
d. Turn-around areas designed to accommodate type 3.4 fire appliances and to enable them to turn around safely every 500 metres (i.e. kerb to kerb 17.5 metres) and within 50 metres of a house; and
e. Any bridges or culverts are able to support a minimum weight capacity of 15 tonnes.
f. All-weather surface (i.e. compacted gravel, limestone or sealed).
Development Response/Recommendations
Private driveways longer than 50 metres are required to comply with A3.5.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 43 T: 1300 797 607 E: [email protected]
Implementation:
i. Private driveways to be implemented prior to the clearance of subdivision (for lots with existing dwellings) or prior to occupation of habitable buildings (for lots with future dwellings) in accordance with Table 4A and provisions b-f above.
ii. It is the responsibility of the developer for (lots with existing dwellings) and the individual land owner (for lots with future dwellings) to ensure the private driveway standard is established.
iii. It is the responsibility of the individual property owner (private land)/local government (in road reserves/reserves) to ensure the private driveway standard continues to be achieved post completion of the construction.
Acceptable Solution 3.6 Emergency Access Way
An access way that does not provide through access to a public road is to be avoided in bushfire prone areas. Where no alternative exists (this will need to be demonstrated by the proponent), an emergency access way is to be provided as an alternative link to a public road during emergencies. An emergency access way is to meet all of the following requirements:
a. Requirements in Table 4, Column 4;
b. No further than 600 metres from a public road;
c. Provided as right of way or public access easement in gross to ensure accessibility to the public and fire services during an emergency; and
d. Must be signposted.
Development Response/Recommendations
An emergency access way (EAW) is to be installed to provide an alternative access route for occupants of Lots 101, 102 and 103 away from the bushfire hazards to the west. The EAW will connect the 12m driveway servicing Lots 102 and 103 with Matthews Road north of the lots. The EAW will extend east along the northern boundary of Lot 103 then north along the eastern boundary of Lot 106 as shown in Figure 1A. The EAW is to comply with A3.6.
The 12m driveway is to have a public access easement over it to provide legal access to the EAW. A gate with a minimum width of 3.6m will be provided along the northern boundary of Lot 101 to allow residents of that lot direct access on to the EAW.
Acceptable Solution 3.7 Fire Service Access Routes (Perimeter Roads)
Fire service access routes are to be established to provide access within and around the edge of the subdivision and related development to provide direct access to bushfire prone areas for fire fighters and link between public road networks for firefighting purposes. Fire service access routes are to meet the following requirements:
a. Requirements Table 4, Column 5;
b. Provided as right of ways or public access easements in gross to ensure accessibility to the public and fire services during an emergency;
c. Surface: all-weather (i.e. compacted gravel, limestone or sealed)
d. Dead end roads are not permitted;
e. Turn-around areas designed to accommodate type 3.4 appliances and to enable them to turn around safely every 500 metres (i.e. kerb to kerb 17.5 metres);
f. No further than 600 metres from a public road;
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 44 T: 1300 797 607 E: [email protected]
g. Allow for two-way traffic and;
h. Must be signposted.
Development Response/Recommendations
No Fire Service Access Routes are proposed as part of the development. Therefore, A3.7 is not applicable to the development.
Acceptable Solution A3.8 Firebreak width
Lots greater than 0.5 hectares must have an internal perimeter firebreak of a minimum width of three metres or to the level as prescribed in the local firebreak notice issued by the local government.
Development Response/Recommendations
All proposed lots are greater than 0.5 hectares in area and are required to have a three metre wide internal perimeter firebreak installed in accordance with the Shire of Augusta Margaret River Fuel Hazard Reduction and Firebreak Notice. Firebreak locations are shown in Figure 4A,
Intent: To ensure that water is available to the subdivision, development or land use to enable people, property and infrastructure to be defended from bushfire.
Performance Principle (P4): The subdivision, development or land use is provided with a permanent and secure water supply that is sufficient for firefighting purposes.
The following table outlines the Acceptable Solutions (AS) that are relevant to the proposal; identifies where a
Performance Solution (PS) has been used instead of an AS; and states, where applicable, the reason why the AS is
not relevant to the proposal.
Solution AS PS N/A Comment
A4.1 Reticulated areas ☐ ☐ ☒
A4.2 Non-reticulated areas ☐ ☒ ☐
A4.3 Individual lots within non-reticulated areas
☐ ☒ ☐
Acceptable Solution A4.1 Reticulated areas
The subdivision, development or land use is provided with a reticulated water supply in accordance with the specifications of the relevant water supply authority and Department of Fire and Emergency Services.
Development Response/Recommendations
The site will not be serviced by a reticulated water supply. Therefore, A4.1 is not applicable to this development.
Acceptable Solution A4.2 Non-reticulated areas
Water tanks for fire fighting purposes with a hydrant or standpipe are provided and meet the following requirements:
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 45 T: 1300 797 607 E: [email protected]
a. Volume: minimum 50,000 litres per tank;
b. Ratio of tanks to lots: minimum one tank per 25 lots (or part thereof);
c. Tank location: no more than two kilometres to the further most house site within the residential development to allow a 2.4 fire appliance to achieve a 20 minute turnaround time at legal road speeds;
d. Hardstand and turn-around areas suitable for a type 3.4 fire appliance (i.e. kerb to kerb 17.5 metres) are provided within three metres of each water tank; and
e. Water tanks and associated facilities are vested in the relevant local government.
Development Response/Recommendations
Performance Solution:
As the subdivision of each existing lot is expected to occur independently, within no set time frame, the provision of a 50,000L water tank to supply all proposed lots is not considered appropriate. Water supply is addressed below in A4.3
Acceptable Solution A4.3 Individual lots within non-reticulated areas
Single lots above 500 square metres need a dedicated static water supply on the lot that has the effective capacity of 10,000 litres.
Note - Only for use if creating one additional lot and cannot be applied cumulatively.
Development Response/Recommendations
Performance Solution:
Each existing lot is proposed to be subdivided into three individual lots meaning that more than one additional lot will be created per existing lot. However, as the provision of a 50,000L water tank is not considered appropriate due to uncertainty in the timing of staging, a dedicated 20,000L firefighting tank is to be provided within each proposed lot instead.
The provision of private firefighting tanks within each lot meets the intent of Performance Principle 4 by ensuring that a sufficient water supply appropriate to the scale of development is available during all stages of development.
Water supply will be specifically addressed within future Bushfire Management Plans prepared at the subdivision stage for each existing lot.
Standard
i. Volume: minimum 20,000L dedicated firefighting reserve per tank;
ii. 50mm camlock coupling with full flow valve suitable for local firefighting Appliances in accordance with relevant standards from the Department of Fire and Emergency Services;
iii. Above ground tanks are constructed of concrete or metal and the stands of raised tanks are constructed using non-combustible materials and heat shielding where appropriate (i.e. heat shielding will be required in the case of metal tank stands);
iv. Incorporate an externally visible heat resistant float gauge; and
v. Hardstand and turn around area suitable for a 3.4 appliance are provided within 3 metres of each water tank
Implementation
i. All new domestic tanks are required to meet the standards at the time of construction.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 46 T: 1300 797 607 E: [email protected]
ii. The minimum 20,000L dedicated firefighting reserve is to be placed in the tank at the time of construction.
iii. It is the responsibility of the individual land owner to ensure the rainwater tank meets the required construction standards on installation
iv. It is the responsibility of the individual land owner to ensure that the rainwater tank and firefighting valves are operational at all times.
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 47 T: 1300 797 607 E: [email protected]
5.0 Implementation and Enforcement
Table 5A: Schedule of Works
Strategy Implementation Maintenance
Responsible Time Frame Responsible Time Frame
Amendments to BMP
Any amendments to this BMP shall be approved by the relevant Jurisdiction Having Authority
Asset Protection Zone
Developer Prior to subdivision clearance
Individual Land Owners (private land) /local government (public land)
Ongoing
Hazard Separation Zone
N/A N/A N/A N/A
Public Roads
N/A N/A N/A N/A
Construction to AS 3959
Individual Land Owners & Local Government
On construction of all habitable buildings
Individual Land Owners
Ongoing
Cul-de-sacs
N/A N/A N/A N/A
Battle Axes
Developer Prior to subdivision clearance
Individual Land Owners
Ongoing
Private Driveways & Turnaround Area
Developer (existing dwellings) or Individual landowner (future dwellings)
Prior to subdivision clearance (existing dwellings) or individual landowner (future dwellings)
Individual landowner
Ongoing
Emergency Access Ways
Developer Prior to subdivision clearance
Individual Land Owners
Ongoing
Fire Service Access Routes
N/A N/A N/A N/A
Firebreaks Developer Prior to subdivision clearance
Individual Land Owners (private land)/local government (public land)
Ongoing
Firefighting Water (hydrants)
N/A N/A N/A N/A
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 48 T: 1300 797 607 E: [email protected]
Strategy Implementation Maintenance
Responsible Time Frame Responsible Time Frame
Firefighting Water (private tanks)
Individual landowners
Prior to occupation of dwellings
Individual landowners
Ongoing
Firefighting Services & Response
DFES and Local Government
Ongoing DFES and Local Government
Ongoing
Fuel Load Reduction and Fire Break Notice
Local Government
In accordance with firebreak notice
Local Government
In accordance with firebreak notice
Inspection and Issue of Works Orders or Fines
Local Government
Ongoing Local Government
Ongoing
BUSHFIRE MANAGEMENT PLAN
Lots 1, 2, 6, 7 & 12 Matthews Road, Augusta
RUIC Fire PERTH | BUSSELTON | MARGARET RIVER Page | 49 T: 1300 797 607 E: [email protected]
6.0 References
Environmental & Landscape Management. (2016). Lots 1, 2, 6, 7 and 12 Matthews Road, Augusta. Environmental Assessment. Environmental & Landscape Management, Margaret River.
Shire of Augusta Margaret River. (2015). Fuel Hazard Reduction and Firebreak Notice. Shire of Augusta Margaret River.
Standards Australia. (2009). AS 3959:2009 Construction of buildings in bushfire prone areas: SAI Global.
WAPC. (2015a). State Planning Policy 3.7 Planning in Bushfire Prone Areas. Western Australian Planning Commission & Department of Planning.
WAPC. (2015b). Guidelines for Planning in Bushfire Prone Areas. Western Australian Planning Commission, Department of Planning & Department of Fire and Emergency Services.
WAPC. (2015c). Guidelines for Planning in Bushfire Prone Areas Appendices. Western Australian Planning Commission, Department of Planning & Department of Fire and Emergency Services.
WAPC. (2015d). Planning Bulletin 111/2015 Planning in Bushfire Prone Areas. Western Australian Planning Commission.