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STRATEGIC OVERARCHING BUSHFIRE MANAGEMENT PLAN

Project:

Version:

RUIC Job:

RUIC | PERTH || MARGARET RIVER || BUSSELTON

T: 1300 797 607 E: [email protected]

3627

1.0

Shire of Dardanup Urban & Industrial Expansion Areas, SOBMP

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Strategic Overarching Bushfire Management Plan

RUIC Fire is a trading name of

Rural Fire Risk Consultancy Pty Ltd

ABN: 48 151 451 713

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Disclaimer and Limitation This report is prepared solely for The Department of Planning (the ‘proponent’) 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 Strategic Overarching 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 Strategic Overarching

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 intended as a strategic guide only and does not replace the need for site specific

Bushfire Management Plans at the time of Structure Plan development.

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Document Details

ITEM DETAIL

Project Number 3619

Project Name Shire of Dardanup Urban & Industrial Expansion Areas SOBMP

Project Manger Greg Penney

Prepared by Greg Penney and Louisa Robertson

Approved by Greg Penney

Version 1.0

Date of Issue 6th August 2015

_______________________

Technical Endorsement

Date: 6th August 2015

In signing the above, we declare the report is true and accurate to the best of our knowledge

at the time of issue.

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Abbreviations

ABBREVIATION DESCRIPTION

AHD Australian Height Datum

AS Acceptable Solution

AS3959 Australian Standard 3959 Construction of buildings in bushfire-prone areas,

2009

BAL Bushfire Attack Level

BAL-FZ BAL Flame Zone

BCA Building Code of Australia

BMP Bushfire Management Plan/s

BPAD Bushfire Planning and Design

BPZ Building Protection Zone

CAWCR Centre for Australian Weather and Climate Research

COAG Council of Australian Governments

CSIRO Commonwealth Scientific and Industrial Research Organisation

DFES Department of Fire and Emergency Services

DoP Department of Planning

DPaW Department of Parks and Wildlife

DSP District Structure Plan

DPC Department of Premier and Cabinet

DtS Deemed to Satisfy

EPBC Act Commonwealth Environment Protection and Biodiversity Conservation Act

1999

FDI Fire Danger Index

FES Commissioner Fire and Emergency Services Commissioner

FESA Fire and Emergency Services Authority (now DFES)

ha Hectare

HSZ Hazard Separation Zone

ISO31000:2009 Risk management – Principles and guidelines

m Metre/s

PBS Performance Based Solution

PfBPG Planning for Bushfire Protection Guidelines, Edition 2, 2010

POS Public Open Space

SOBMP Strategic Overarching Bushfire Management Plan/s

SPP3.7 Draft State Planning Policy 3.7 Planning for Bushfire Risk Management, 2014

SPP3.7 Guidelines Draft Planning for Bushfire Risk Management Guidelines, 2014

TEC Threatened Ecological Community

WAPC Western Australian Planning Commission

WC Act Wildlife Conservation Act 1950

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Executive Summary

Rural Fire Risk Consultancy Pty Ltd trading as RUIC Fire was engaged by the proponent to

prepare this Strategic Overarching Bushfire Management Plan (SOBMP) to support the

proposed District Structure Plans (DSPs) for future urban and industrial development east of

Eaton within the Shire of Dardanup (the site).

Strategic assessment of the site and surrounding area was completed in accordance with

Planning for Bushfire Protection Guidelines 2nd Edition (FESA, 2010). Whereas the site and

surrounding area contains limited areas of vegetation that would facilitate extended bushfire

behaviour, existing vegetation and proposed revegetation areas warrant precautionary

design measures to be adopted as part of a precautionary approach to bushfire related risk

mitigation. During progressive development, mitigation works as detailed in this report

(inclusive of appropriate low threat buffers around staged development) shall significantly

reduce the potential bushfire impact to within acceptable levels in accordance with draft

SPP3.7, in particular Policy Provision 6.10. In complying with the provisions detailed in this

SOBMP it is concluded that the Bushfire Hazard is not prohibitive of development within the

site.

Risk assessment was completed in accordance with ISO31000:2009 and COAG’s National

Inquiry on Bushfire Mitigation and Management (2004). It is concluded that post

implementation of the treatments detailed in this SOBMP, the bushfire related risk is not

prohibitive of development.

The proposed development is designed using the performance criteria of Planning for Bushfire

Protection Guidelines 2nd Edition (PfBPG) with due regard for draft State Planning Policy 3.7

Planning for Bushfire Risk Management (SPP3.7). The Bushfire Hazard rating, bushfire related

risk level and BAL equivalent ratings applicable to the proposed KSIA are not prohibitive of

development. The OSBMP provides for the all future subdivisions within the KSIA to satisfy all

Elements and Performance Principles of SPP3.7 Appendix 4.

Whilst each individual subdivision should be subject to a separate Bushfire Management Plan,

the application of the Elements and Performance Principles of draft SPP3.7 for future Bushfire

Management Plans are summarised in Tables i and ii. Where Performance Based Solutions are

utilised, detailed justification is provided in the relevant section of this report.

Table i: Bushfire Planning Compliance – Urban Expansion Area

Urban Expansion Area

Element Compliance Acceptable Solution (AS) or Performance Based

Solution (PBS)

1. Location Acceptable Solution 1 General Site Location

2. Siting of

Development Acceptable Solution 2 Separation from Moderate

Hazards

Acceptable Solution 3 Building Protection Zone

Acceptable Solution 4 Hazard Separation Zone

3. Vehicular

Access Acceptable Solution 5 Access and Egress

Acceptable Solution 6 Public Roads

Acceptable Solution 7 Culs-de-sac

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Acceptable Solution 8 Battle Axes

Acceptable Solution 9 Private Driveways

Acceptable Solution 10 Emergency Access Ways

Acceptable Solution 11 Fire Service Access Routes

Acceptable Solution 12 Gates

Acceptable Solution 13 Signage

Performance Based Solution 1 Firebreaks

4. Water Acceptable Solution 14 Signage Water Supply

Acceptable Solution 15 Signage Water Supply

Performance Based Solution 2 Water Supply

Table ii: Bushfire Planning Compliance – Industrial Expansion Area

Industrial Expansion Area

Element Compliance Acceptable Solution (AS) or Performance Based

Solution (PBS)

5. Location Performance Based Solution 1 Development Location

6. Siting of

Development Performance Based Solution 2 Siting of Development

Performance Based Solution 3 Critical Infrastructure

Performance Based Solution 4 Building Protection Zones

Performance Based Solution 5 Staged Development

7. Vehicular

Access Performance Based Solution 6 Access and Egress

8. Water Performance Based Solution 7 Water Supply

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Figure i. Shire of Dardanup Urban & Industrial Expansion Areas Site Overview

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Contents

1.0 Introduction ................................................................................................................... 1

1.1 Scope .................................................................................................................................. 1

1.2 Objectives .......................................................................................................................... 1

1.3 Document Review ............................................................................................................ 1

1.4 Planning Context .............................................................................................................. 1

1.4.1 Existing Bushfire Management Plans ............................................................................. 1

1.4.2 Bushfire Prone Designation ............................................................................................. 1

1.4.4 Draft State Planning Policy 3.7 Planning for Bushfire Risk Management ................ 2

1.4.5 Section 70A Notice on Title ............................................................................................. 2

1.4.6 Summary ............................................................................................................................. 2

1.5 Bushfire Context ................................................................................................................ 2

2.0 Site Details ..................................................................................................................... 6

2.1 Description ......................................................................................................................... 6

2.1.1 Location .............................................................................................................................. 6

2.1.2 Proposed Land Use ........................................................................................................... 6

2.1.3 7

Access ........................................................................................................................................... 7

2.1.4 Water Supply ..................................................................................................................... 8

2.1.5 Vegetation & Conservation Value ................................................................................ 8

2.1.6 Climate ............................................................................................................................... 9

2.1.7 Site Topography ................................................................................................................ 9

2.1.8 Bushfire Fuels ...................................................................................................................... 9

2.1.9 Conclusion ......................................................................................................................... 9

3.0 Bushfire Assessment ................................................................................................... 19

3.1 Potential for Bushfire Activity ........................................................................................ 19

3.2 Bushfire Hazard Assessment .......................................................................................... 19

3.3 Bushfire Impact Analysis & BAL Ratings ...................................................................... 20

3.4 Risk Assessment ................................................................................................................ 20

3.5 Performance Criteria and Compliance ..................................................................... 34

3.6 Conclusion ....................................................................................................................... 35

4.0 Bush Fire Risk Mitigation ............................................................................................. 36

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4.1 Urban Expansion Area ................................................................................................... 36

4.1.1 Element 1 – Location of Development ....................................................................... 36

4.1.2 Element 2 - Siting of Development .............................................................................. 36

4.1.3 Element 3 - Vehicular Access ....................................................................................... 38

4.1.4 Element 4 – Water Supply ............................................................................................. 42

4.2 Industrial Expansion Area .............................................................................................. 44

4.2.1 Element 1 – Location of Development ....................................................................... 44

4.2.2 Element 2 – Siting of Development ............................................................................. 45

4.2.3 Element 3 - Vehicular Access ....................................................................................... 56

4.2.4 Element 4 – Water Supply ............................................................................................. 56

5.0 References .................................................................................................................. 57

6.0 Appendix A Classes of Buildings (BCA 2010) ........................................................ 58

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1.0 Introduction

1.1 Scope

The proponent engaged Rural Fire Risk Consultancy Pty Ltd (RUIC Fire) to prepare a Strategic

Overarching Bushfire Management Plan (SOBMP) in support of the Urban Expansion Area and

the Industrial Expansion Area within the Shire of Dardanup (the development), located

approximately 9km east of Bunbury (the site).

1.2 Objectives

The objectives of the SOBMP are to:

i. Achieve consistency of the overall DSPs with objectives and policy measures of the

current Planning for Bushfire Protection Guidelines 2nd Edition (PfBPG); draft SPP 3.7

Planning for Bushfire Risk Management (SPP3.7) and the Planning for Bushfire Risk

Management Guidelines (SPP3.7 Guidelines), and any local planning scheme

provisions relating to bushfire;

ii. Understand and document the extent of bushfire risk for the SOBMP area;

iii. Prepare bushfire risk management measures for bushfire management of all land

subject of the DSPs, with due regard for people, property, infrastructure and the

environment;

iv. Provide guidance and document requirements specific to bushfire planning for the

future development of individual stages and lots within the DSPs;

v. Nominate individuals and organisations responsible for fire management and

associated works within the plan area (eg. local government for land vested in it and

private property owners for freehold land); and

vi. Define an assessment procedure which will evaluate the effectiveness and impact of

proposed, as well as existing, bushfire risk management measures and strategies.

1.3 Document Review

In accordance with SPP3.7 Guidelines this Strategic Overarching Bushfire Management Plan

should be reviewed after a period of 3 years from the date of issue to ensure currency and

proposed bushfire related risk mitigation strategies continue to align with industry best practice.

The relevant Jurisdiction Having Authority (Department of Planning in conjunction with the Shire

of Dardanup) is responsible for the evaluation and effectiveness of all mitigation strategies

detailed in this Strategic Overarching Bushfire Management Plan.

1.4 Planning Context

No existing Strategic Overarching Fire Management Plan or Bushfire Management Plan exists

for the proposed development.

In the absence of formal Bushfire Prone designation, the District Structure Plans for the

development shall include the provision:

“Regardless of whether this land has been designated as bushfire prone, any buildings to be

erected pursuant to this structure plan shall comply with the requirements of Australian

Standard 3959 under the Building Code of Australia.”

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It is acknowledged that the Industrial Expansion Area is unlikely to contain any Class 1,2 or 3

buildings (Appendix A), however inclusion of this provision facilitates increased bushfire

resilience of any such buildings as well as serving to provide for increased construction

standards of other Classes of buildings as potentially adopted in future editions of the Building

Code of Australia.

Town Planning Scheme No. 3 does not currently identify any areas within the Shire of Harvey

as bushfire prone. The Shire of Dardanup defer to draft State Planning Policy 3.7 Planning for

Bushfire Risk Management, draft Planning for Bushfire Risk Management Guidelines and the

applicable draft Planning for Bushfire Risk Management Guidelines Appendices.

Draft State Planning Policy 3.7 Planning for Bushfire Risk Management Guidelines (WAPC,

2014b, s2, p4) identifies three ways a site may be designated as bushfire prone:

i. if the land is identified as bushfire-prone on a local government bushfire map approved

by a resolution of Council and designated by the Fire and Emergency Services (FES)

Commissioner; or

ii. if the land is not covered by a map in (1), but is identified as bushfire-prone on the State

Bushfire-Prone Area Map prepared and designated by the FES Commissioner; or

iii. if the land is not covered by either a local government map in (1) or the State Bushfire-

Prone Area Map in (2), but is within 100 metres of an area of bushfire-prone vegetation

equal to or greater than one hectare (default position).

Bushfire-prone vegetation includes types of vegetation classified in Australian Standard 3959:

Construction of buildings in bushfire-prone areas (AS3959). AS3959 is included by direct

reference in the Building Code of Australia (BCA).

The development is subject to a S70A Notification on Title stating that this Strategic

Overarching Bushfire Management Plan is applicable to the site and is to be complied with.

In the absence of a local or state government bushfire prone map, areas of the site within the

Shire of Dardanup shall be subject to assessment in accordance with PfBPG. Areas of the site

within 100m of bushfire prone vegetation shall be identified as bushfire prone in accordance

with the default position of draft SPP3.7 and declaration in the DSP.

1.5 Bushfire Context

Bushfire planning requirements in Western Australia are currently in a fluid state of change with

revisions to draft SPP3.7 soon to be released for public comment. Where changes occur that

impact this SOBMP, a precautionary principle should be adopted with the higher standard of

bushfire protection being applied. Where terminology changes with the adoption of new

documents (Building Protection Zones, being termed Asset Protection Zones for instance), the

terminology should be regarded as interchangeable throughout the SOBMP unless otherwise

specifically stated in SPP3.7 or associated documents.

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Development of industrial estates receives limited specific guidance in regards to design

requirements to achieve the necessary level of protection from bushfire. PfBPG Principle 4 and

Draft SPP3.7 policy measure 6.10 address the requirements for industrial and commercial

development. Discussed in further detail in Section 4 of this SOBMP, the relevant provisions are

identified here as:

PfBPG Principle 4 states:

“In areas with an extreme bush fire hazard level where more intensive

subdivision/development, such as residential, rural-residential, hobby farms, tourist and

industrial developments, is considered unavoidable, permanent hazard reduction

measures need to be implemented to the satisfaction of the decision-making

authorities (ie FESA, the WAPC, and/or the relevant local government) to reduce the

hazard level to low or moderate or bush fire attack levels between BAL-Low and BAL-

29.”

This report demonstrates that development within the Industrial Expansion Area shall occur only

on land having a Low Bushfire Hazard rating and radiant heat impact less than 29kW/m2

(equivalent to BAL-29) post development, satisfying PfBPG Principle 4.

Draft SPP3.7 policy measure 6.10 states:

“Proposals for vulnerable or high-risk land uses in moderate bushfire hazard level areas

shall not be supported unless they are accompanied by a Bushfire Management Plan,

prepared by a fire consultant, that demonstrates compliance with the bushfire

protection criteria, and which includes an emergency evacuation plan for proposed

occupants and/or risk management for any flammable on-site hazards, to the

satisfaction of the decision-maker.

Draft SPP3.7 requires that “high risk land use” complies with draft SPP3.7 policy measure 6.10.

“High risk land use” is defined as “Land uses which may lead to the potential ignition, duration

and/or intensity of a bushfire. Such uses may also expose the community, fire fighters and the

surrounding environment to dangerous, uncontrolled substances during a bushfire event.

Typically such uses would involve the bulk manufacture or storage of flammable or otherwise

hazardous materials.” For clarity and consistency with the Building Code of Australia, for the

purposes of this SOBMP, high risk development is defined as those occupancies of excessive

hazard as identified in BCA Volume One Table E1.5 Note 3 (see Table 1A).

Table 1A: Identification of High Risk Land Use – restricted within 100m of bushfire prone

vegetation.

Occupancies of Excessive Fire Hazard – High Risk Land Use

Hazardous processes or storage including the following:

1. Aircraft hangars.

2. Cane furnishing manufacture, processing and storage. Fire-lighter and fireworks

manufacture and warehousing.

3. Foam plastic and foam plastic goods manufacture, processing and warehousing,

eg, furniture factory.

4. Hydrocarbon based sheet product, manufacture, processing and warehousing,

eg, vinyl floor coverings.

5. Woodwool and other flammable loose fibrous material manufacture.

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Combustible Goods with an aggregate volume exceeding 1000 m3 and stored to a height

greater than 4 m including the following:

1. Aerosol packs with flammable contents. Carpets and clothing. Electrical

appliances.

2. Combustible compressed fibreboards (low and high density) and plywoods.

3. Combustible cartons, irrespective of content Esparto and other fibrous combustible

material.

4. Furniture including timber, cane and composite, where foamed rubber or plastics

are incorporated.

5. Paper storage (all forms of new or waste) eg, bales, sheet, horizontal or vertical

rolls, waxed coated or processed.

6. Textiles raw and finished, eg, rolled cloth, clothing and manchester. Timber storage

including sheets, planks, boards, joists and cut sizes.

7. Vinyl, plastic, foamed plastic, rubber and other combustible sheets, offcuts and

random pieces and rolled material storage, eg, carpet, tar paper, linoleum, wood

veneer and foam mattresses.

8. All materials having wrappings or preformed containers of foamed plastics.

The following documents are identified as being referenced to provide the performance

criteria and technical specifications for this Strategic Overarching Bushfire Management Plan:

i. Shire of Dardanup. (1979). Town Planning Scheme No. 3. Updated to include Amd 187

gg 10/2/15.

ii. Ellis, S., Kanowski, P., & Whelan, R. (2004). National Inquiry on Bushfire

Mitigation and Management. Commonwealth of Australia, Canberra.

iii. FESA. (2010). Planning for Bush Fire Protection Guidelines 2nd Edition Perth:

Western Australian.

iv. Keelty, M. J. (2011). A Shared Responsibility: The Report of the Perth Hills

Bushfire February 2011 Review. Government of Western Australia, Perth.

v. National Emergency Management Committee. (2010). National Emergency

Risk Assessment Guideline. Tasmanian State Emergency Service, Hobart.

vi. Standards Australia. (2009). AS 3959:2009 Construction of buildings in bushfire

prone areas: SAI Global.

vii. Standards Australia. (2009). ISO AS 31000:2009 Risk management principles

and guidelines: SAI Global.

viii. Standards Australia. (2013). HB89:2013 Risk management - Guidelines on risk

assessment techniques (Vol. HB 89:2013). Sydney: SAI Global.

ix. Standards Australia. (2013). HB 436:2013 Risk management guidelines -

Companion to AS/NZS ISO 31000:2009 (Vol. HB436:2013). Sydney: SAI Global.

x. WAPC. (2013). Planning Bulletin 111/2013 Planning for Bushfire. Western

Australian Planning Commission.

xi. WAPC. (2014a). Draft State Planning Policy 3.7 Planning for Bushfire Risk

Management. West Australian Planning Commission,

xii. WAPC. (2014b). Draft State Planning Policy 3.7 Planning for Bushfire Risk

Management Guidelines. West Australian Planning Commission,

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xiii. WAPC. (2014c). Draft State Planning Policy 3.7 Planning for Bushfire Risk

Management Guidelines Appendixes. West Australian Planning Commission,

Department of Fire and Emergency Services.

WAPC has provided specific advice that draft State Planning Policy 3.7 Planning for Bushfire

Risk Management is a seriously entertained document that must be given due consideration.

Whilst the format of this report is consistent with draft SPP3.7 Appendix 3, to satisfy local

government requirements the development is assessed against the requirements of both

PfBPG and draft SPP3.7.

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2.0 Site Details

2.1 Description

The Shire of Dardanup Urban and Industrial Expansion Areas (the site) are located in the

Municipality of the Shire of Dardanup within the localities of Waterloo and Paradise. The Urban

Expansion Area is sited immediately north of the Industrial Expansion Area (Figures 2A & 2B).

The town of Eaton is the closest residential centre and is located within 3km west of the site,

across the Forrest Highway.

Urban Expansion Area:

The southern end of the Urban Expansion Area is approximately 11km driving and 9km straight

line distance east of the Bunbury CBD (Figure 2A). The Urban Expansion Area is approximately

1100ha in size and is currently zoned Rural. The area is bordered by the Collie River in the north,

Railway Road in the south and Hynes Road, Clifton Road, Millbrook Estate (in Eaton) and the

Forrest Highway in the east (Figure 2B).

Industrial Expansion Area:

The southern end of the Industrial Expansion Area is approximately 10km driving and 9km

straight line distance south east of the Bunbury CBD. The Industrial Expansion Area has a total

land area of approximately 1600ha and is currently zoned Rural. The area is bordered by

Railway Road in the north, Waterloo Road in the east and Martin Pelusey Road in the west

(Figure 2B).

The Shire of Dardanup and the WA Department of Planning are currently preparing two District

Structure Plans to support development within the Urban and Industrial Expansion Areas

located in the Shire of Dardanup (Figures 2A & 2B). The current major land uses within the site

are rural farming and small holdings.

Urban Expansion Area:

The northern Urban Expansion Area is expected to accommodate up to 70,000 people in the

future with the construction of high density residential housing. Riparian vegetation located

adjacent to the Collie River in the north and Millars Creek, which runs centrally through the site,

are proposed to be retained as vegetated reserves and Public Open Space (POS). This

includes the provision of significant buffer areas of Low Threat POS between retained /

revegetated vegetation and future residential development. The junction of the future

Bunbury Outer Ring Road with the upgraded Clifton Road (Figure 1C) is expected to

incorporate a significant portion of Millars Creek just south and north of Clifton Road. A forest

reserve in the north of the Urban Expansion Area is set aside as POS (Figure 3J). Forest and

woodland areas between Forrest Highway and Hynes Road are also proposed to be retained

as far as possible but some clearing may be necessary as the design of the development

progresses.

Industrial Expansion Area:

Future land uses within the southern Industrial Expansion Area may include the construction of

large hardstand areas, storage sheds and food processing companies such as abattoirs. The

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Industrial Expansion Area is largely devoid of native vegetation, therefore clearing within the

area will be limited.

Critical Infrastructure: The Department of the Premier and Cabinet (DPC) defines Critical

Infrastructure as:

“those physical facilities, supply chains, information technologies and communication

networks which, if destroyed, degraded or rendered unavailable for an extended

period, would significantly impact on the social or economic well-being of the nation,

or affect Australia’s ability to conduct national defence and ensure national security.”

Where Critical Infrastructure is proposed within the Industrial Expansion Area, it is strongly

recommended that a site and infrastructure specific Bushfire Management Plan should be

prepared by an accredited BPAD Level 3 Practitioner. This recommendation is based on the

level of complexity involved in Critical Infrastructure protection, the potential consequences

of Critical Infrastructure being damaged or destroyed and that no acceptable solutions or

technical guidance are provided in Western Australia for the protection of Critical

Infrastructure.

The existing extensive public road network facilitates multiple access and egress routes to the

site at all times and in all weather conditions.

A railway line south of the South West Highway borders the southern boundary of the Urban

Expansion Area. There are two direct access points from the South West Highway into the site;

being Hynes Road in the west and Clifton Road in the east. The Forrest Highway provides

access to the central west area of the site via Hynes Road which turns into Clifton Road,

providing access to eastern parts of the area from the west.

The Industrial Expansion Area is immediately accessed off the Bunbury Outer Ring Road and

Boyanup-Picton Road in the south and the South West Highway in the north. Martin Pelusey

Road, Wireless Road and Waterloo Road all originate from the South West Highway and extend

the length of the area in a north-south direction. Harris Road, originating from Boyanup-Picton

Road also provides direct access and runs in an east-west direction through the area.

Design of future subdivisions within the Industrial Expansion Area must satisfy the performance

requirement of ensuring the internal layout, design and construction of all public and private

access throughout the subject lot(s) ensures multiple evacuation routes away from all possible

approaching bushfire fronts and safer destinations more than 100m away from the closest

point of any potential bushfire front.

Unrestricted firefighting access should be provided within the perimeter of individual

subdivision design to ensure safe fire appliance access and retreat is possible at all times and

in all weather conditions. This may be achieved using a combination of public and private

road networks in addition to dedicated strategic fire service access routes or firebreaks where

required.

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Site specific Bushfire Management Plans (BMPs) must ensure any access strategies are

complementary to existing BMPs for previous subdivisions and should build upon them to

ensure integrated access and egress throughout the development. Where individual

subdivisions are planned in isolation, the design must ensure any access and egress designs

satisfy the required performance requirement without relying on future development.

These requirements are to be addressed prior to the endorsement of each individual

subdivision within the Industrial Expansion Area. Unless technical requirements specific to

industrial development have been adopted by the Department of Planning (DoP) the relevant

residential technical requirements identified in draft SPP3.7 (as amended) shall apply.

Both the Urban and Industrial Expansion Areas will be serviced by reticulated scheme water

and firefighting hydrants that satisfy Acceptable Solution A4.1.

Where lots within the site are not serviced by reticulated scheme water, dedicated 50,000L

firefighting water tank/s vested with the Local Government should be provided. Any

firefighting water tank shall be sited to ensure a maximum 20 minute turn around for firefighting

appliances and shall satisfy the requirements of A4.2.

Where lots are not serviced by reticulated scheme water the use of private water tanks within

the Urban Expansion Area to provide firefighting water reserves may be considered suitable

as a performance based design solution by the Shire of Dardanup (assessed on a case by

case basis). Where private domestic water tanks are utilised for firefighting water supply, they

should be specifically designed to facilitate a rapid turnaround and resupply of firefighting

appliances across multiple lots within the required 20 minute time period; have a suitable

hardstand constructed within 3m of the tank; be fitted with DFES approved couplings; and

contain a minimum 15,000L water reserve.

The majority of the site has been cleared for agriculture and consists of grazed pastureland.

One DPaW managed forest reserve is located in the south east corner of the Urban Expansion

Area. The remainder of remnant native vegetation exists along road reserves, rivers and creeks

and in degraded patches on private land.

A flora and fauna survey conducted by GHD (2015) identified one Threatened Ecological

Community (TEC) within the site, “Claypans of the Swan Coastal Plain”, that is listed under the

EPBC Act. Although the site is dominated by introduced vegetation, 51% the 201 flora taxa

identified in the study were native. Two DPaW priority listed flora species, but no EPBC Act or

Wildlife Conservation Act (WC Act) listed species were located within the site. Riparian

vegetation along the Collie River and Millars Creek provide ecological linkages for fauna

species. Five wildlife species of conservation significance were recorded at the site, including

Carnaby’s Black Cockatoo, Red-tailed Black Cockatoo, Western Ringtail Possum, Water Rat

and Carter’s Freshwater Mussel. Baudin’s Black Cockatoo and Great Egret are also thought to

occur within the site.

Development and maintenance of Building Protection Zones and all other bushfire

management strategies outlined in this report must be undertaken in a manner that preserves

the identified priority flora and fauna species. Priority flora species may be retained within the

Building Protection Zone as part of low bushfire threat landscaping.

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Data collected from the Bureau of Meteorology indicates that the site experiences a

temperate climate characterised by mild winter periods and hot, dry summers. The bushfire

danger period occurs during the dryer summer months where grass curing has occurred and

humidity is low. The effect of climate on potential bushfire behaviour is incorporated into

modelling of bushfire impact in section 3 of this report in accordance with AS3959 through the

selection of a Fire Danger Index of 80 as assigned to Western Australia.

CSIRO CAWCR Technical Report No. 10 identifies that an FDI exceeding 50 has occurred only

in the 99th percentile of historical weather data for the greater region. Consistent with the

required precautionary approach, this affords a significant safety margin in the modelling of

potential bushfire impact on the site determined in this report.

The site is predominantly flat with the most variation in relief being localised to the banks of the

Collie River and the north west section of Millars Creek. The site is fairly low-lying with a

maximum height of 25m AHD in the south east corner of the Industrial Expansion Area.

Topography has the potential to affect bushfire behaviour within and external to the site. Figure

2F illustrates the slope of the land within the site and the surrounding area. This data is

incorporated into bushfire modelling provided in section 3 of this report.

The following AS3959 vegetation structures are located within the site or within 100m of the site

boundary:

(i) Class A Forest

(ii) Class B Woodland

(iii) Class D Scrub

(iv) Areas exempt from classification in accordance with AS3959 s2.2.3.2

AS3959 vegetation structures within 100m of the site are mapped in Figures 2D and 2E and

illustrated in the associated plates. Bushfire fuel loads are identified as consistent with AS3959

Table B2 for radiant heat flux modelling purposes.

Although the majority of the site is currently pastureland, it is assumed that once the

development is completed, the entire extent of grassland areas within the site will be

developed or managed to a Low Threat state (slashed or mowed to a height of less than

10cm). During staged development, sufficient Low Threat landscaping buffers between

developed and undeveloped lots will ensure the bushfire related risk from unmanaged

grassland is managed appropriately.

The site and surrounding area is predominately degraded farmland, containing limited areas

of fragmented of remnant vegetation that could support restricted bushfire behaviour. The

design of the Urban and Industrial Expansion Areas will ensure areas of low threat vegetation

(grassed POS, road reserves) provide a substantial buffer from vegetation structures within and

surrounding the site. Bushfire specific design considerations will be included in the

development as detailed in this report to ensure access, water supply and potential bushfire

`



impact are appropriately addressed. These design standards incorporate worst case scenario

bushfire impact as assessed in section 3 and detailed in section 4 of this report.

`



Figure 2A: Site Location

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Figure 2B: Site Overview

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Figure 2C: Urban and Industrial District Structure Plan Areas (Client, 2015)

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Figure 2D: Vegetation Classification – Urban Expansion Area

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Figure 2E: Vegetation Classification – Industrial Expansion Area

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Plate 1: Class A Forest

Plate 2: Class A Forest

Plate 3: Class B Woodland

Plate 4: Class B Woodland

Plate 5: Class D Scrub

Plate 6: Class D Scrub

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Plate 7: Class G Grassland

Plate 8: Class G Grassland

Plate 9: Class B Woodland vegetation

alongside Millars Creek

Plate 10: Future POS in north of Urban

Expansion Area

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Figure 2F: Site Topography

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3.0 Bushfire Assessment

3.1 Potential for Bushfire Activity

Native vegetation capable of sustaining a bushfire event within the site is limited. The area of

forest located between the South West Highway and Railway Road in the south of the Urban

Expansion Area is effectively isolated by these two roads. The source of a fire occurring here

would most likely be due to point source ignition such as arson or lightning strike and the

restricted size of the area means it would be unlikely to support a large scale bushfire event.

The forest and woodland vegetation located near the corner of the Forrest Highway and

Hynes Road in the west of the Urban Expansion Area is separated from forest vegetation

bordering Millars Creek west of the site boundaries by the Forrest Highway. A fire starting here

would most likely be an independent event as opposed to a large scale bushfire, being limited

in intensity by the size of the remnant patch. A significant area of native vegetation is located

external to the Urban Expansion Area boundary, south west of Hynes Road and south of the

Forrest Highway. This patch of forest has a potential fire run of over 1000m and could encroach

on the site from the west, or ignite spot fires within the site. Standing vegetation within and

surrounding the Industrial Expansion Area is very limited. Stands of woodland bordering the

western boundary are relatively small and isolated and would most likely not sustain extended

bushfire behaviour. The small area of forest east of Martin Pelusey Road is degraded and may

not be retained within the development.

Riparian vegetation along the majority of Millars Creek will be limited to a 10m strip of

woodland reserve either side of the creek with a 40m buffer, comprising 20m grassed POS and

20m road reserve on either side, creating substantial separation between the vegetation

threat and residential development. In the north of the Urban Expansion Area, the forested

area set aside as POS is currently devoid of understorey due to grazing. Even with revegetation

works and natural regeneration of this area, the bushfire risk to the development will be

managed through a 40m buffer of grassed POS. Similarly, riparian vegetation along the Collie

River will be bordered by a Low Threat buffer area sufficient to reduce the effects of radiant

heat impact on future dwellings.

Whereas a bushfire event occurring within the site remains a credible threat to the

development, the Urban and Industrial Expansion Areas are not subject to an unacceptable

level of radiant heat impact or hazard level as detailed in Sections 3.2 and 3.3 of this report.

3.2 Bushfire Hazard Assessment

Bushfire Hazard Assessment in accordance with PfBPG Appendix 1 on the basis of the

“predominant vegetation” identifies that post development, the site shall have a Low Bushfire

Hazard rating. Vegetation threats within the site are identified as Low (pasture areas with very

limited native standing vegetation) and Extreme (areas of native woodland and forest) as

mapped in Figures 3A and 3B).

It is concluded the predominant Bushfire Hazard Rating by land area of the site is Low. Despite

this, the proponent has adopted a precautionary approach and has included bushfire

considerations and design standards into the development as far as reasonably practicable.

These design strategies are detailed in section 4 of this report.

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3.3 Bushfire Impact Analysis & BAL Ratings

Potential bushfire impact analysis was undertaken in accordance with AS3959 Methodology 1

to determine the potential worst case scenario radiant heat impact on future development in

the event of a bushfire occurring within vegetation identified as a bushfire threat. The

modelling (Figures 3C to 3K) identifies that the attainment of a maximum potential radiant heat

impact of BAL-29 for the development is achievable through lot specific internal setbacks,

public roads and landscaping, satisfying SPP3.7 Element 1: Location, Acceptable Solution 1.

Development of land identified as having a BAL-40 or BAL-FZ rating should be restricted to

Public Open Space, Road Reserves and low threat landscaping buffers to prevent

development occurring in areas that may result in an unacceptable level of radiant heat

impact should a bushfire event occur.

Additional bushfire related design requirements specific to the Industrial Expansion Area are

provided in Section 4 of this report to ensure future land usage and industrial development is

not subject to unacceptable levels of bushfire related risk.

3.4 Risk Assessment

Risk is not an event (SAHB 436:2013 s2.1). It is not an explosion, bushfire, flood or other

emergency. Risk cannot be expressed as either positive or negative, but rather as the

likelihood of a consequence, positive or negative, occurring. In the context of planning for

bushfire protection, bushfire is considered a risk source that can impact upon the objectives

of preventing damage or loss to life, property and the environmental assets (prioritised in that

order).

Management of bushfire related risk is a shared responsibility (Keelty, 2011). Risk criteria are

sourced from Emergency Management Australia (2010); FESA (2010); and stakeholder

consultation. Residual bushfire related risk to identified assets within the proposed

development following implementation of the risk mitigation strategies is summarised in Table

3B in accordance with:

ISO31000:2009 Risk management – principles and guidelines;

SAHB 436:2013 Risk management guidelines – Companion to AS/NZS ISO 31000:2009;

National Inquiry on Bushfire Mitigation and Management (2010).

The risk assessment demonstrates that after application of the risk management strategies

incorporated into the design of the development, the residual bushfire related risk post

subdivision is significantly reduced compared to the current state.

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Table 3B: Risk Assessment of Development

Risk

Number

Risk Statement Impact

Category

Pre-

subdivision

Risk Level

Prevention Controls (Planning

Specific)

Post-

subdivision

Residual

Risk Level

1. There is the

potential that a

bushfire will impact

the proposed

development

which in turn will

cause death or

injury to persons.

People Low Multiple egress routes to evacuate to

areas greater than 100m from the

vegetation interface.

Any Class 1,2 or 3 buildings within the

to comply with AS3959.

Integrated firefighting water supply

throughout the area ensures

adequate firefighting water supply for

both individual subdivisions and

throughout the entire site.

Significant areas of the development

will be more than 100m from the

vegetation threats ensuring multiple

egress and evacuation routes.

Inherent fire safety provisions of the

BCA also afford a level of fire

protection of occupants in buildings of

an industrial and commercial context.

Low

2. There is the

potential that a


the proposed

development,

which in turn will

cause destruction

of or damage to

the proposed

dwellings.

Infrastructure Low All critical infrastructure to be

individually assessed and protected.

Any Class 1,2 or 3 to comply with

AS3959.

Integrated firefighting water supply

throughout the area ensures

adequate firefighting water supply for

both individual subdivisions and

throughout the entire site.

Significant areas of the development

will be more than 100m from the

vegetation threats ensuring multiple

egress and evacuation routes.

Specific land use considerations

incorporating analysis of inherent fire

protection of building Classes required

under the BCA.

Low

3. There is the

potential that a


the proposed

development,

which in turn will

cause destruction

of or damage to

environmental

assets.

Environment Low Bushfire management strategies such

as reticulated water supply and

extensive public road network will

increase resources and access

available for firefighting within

retained vegetated reserves.

Low

4. There is the

potential that a

the development

will impact the

vegetation

identified for

conservation,

Environment Low No modification of existing

vegetation is required within the site

Remnant vegetation within the site

will be revegetated and conserved

as part of the DSPs.

Low

`



which in turn will

cause destruction

of or damage to

environmental

assets.

`



Figure 3A: Bushfire Hazard Rating - Urban Expansion Area

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Figure 3B: Bushfire Hazard Rating – Industrial Expansion Area

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Figure 3C: Overall Bushfire Attack Level Contours

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Figure 3D: Bushfire Attack Level Contours – Map 1

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Figure 3E: Bushfire Attack Level Contours – Map 2

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Figure 3F: Bushfire Attack Level Contours – Map 3

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Figure 3G: Bushfire Attack Level Contours – Map 4

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Figure 3H: Bushfire Attack Level Contours – Map 5

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Figure 3I: Bushfire Attack Level Contours – Post-development – Overview

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Figure 3J: Bushfire Attack Level Contours – Post-Development – POS in north of Urban

Expansion Area

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Figure 3K: Bushfire Attack Level Contours – Post-Development – Millars Creek in Urban

Expansion Area

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3.5 Performance Criteria and Compliance

Whilst each individual subdivision should be subject to a separate Bushfire Management Plan,

the application of the Elements and Performance Principles of draft SPP3.7 for future Bushfire

Management Plans is summarised in Table 3C. Where Performance Based Solutions are

utilised, detailed justification is provided in the relevant section of this report.

Table 3C: Urban Expansion Area - Element & Performance Principle Compliance SPP3.7

Appendix 4

Urban Expansion Area

Element Compliance Acceptable Solution (AS) or

Performance Based Solution (PBS)

9. Location Acceptable Solution 1 General Site Location

10. Siting of

Development Acceptable Solution 2 Separation from Moderate

Hazards

Acceptable Solution 3 Building Protection Zone

Acceptable Solution 4 Hazard Separation Zone

11. Vehicular

Access Acceptable Solution 5 Access and Egress

Acceptable Solution 6 Public Roads

Acceptable Solution 7 Culs-de-sac

Acceptable Solution 8 Battle Axes

Acceptable Solution 9 Private Driveways

Acceptable Solution 10 Emergency Access Ways

Acceptable Solution 11 Fire Service Access Routes

Acceptable Solution 12 Gates

Acceptable Solution 13 Signage

Performance Based Solution 1 Firebreaks

12. Water Acceptable Solution 14 Signage Water Supply

Acceptable Solution 15 Signage Water Supply

Performance Based Solution 2 Water Supply

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Table 3D: Industrial Expansion Area - Element & Performance Principle Compliance SPP3.7

Appendix 4

Industrial Expansion Area

Element Compliance Acceptable Solution (AS) or

Performance Based Solution (PBS)

13. Location Performance Based Solution 1 Development Location

14. Siting of

Development Performance Based Solution 2 Siting of Development

Performance Based Solution 3 Critical Infrastructure

Performance Based Solution 4 Building Protection Zones

Performance Based Solution 5 Staged Development

15. Vehicular

Access Performance Based Solution 6 Access and Egress

16. Water Performance Based Solution 7 Water Supply

3.6 Conclusion

The Bushfire Hazard rating, bushfire related risk level and BAL equivalent ratings applicable to

the proposed Urban and Industrial District Structure Plans is not prohibitive of development.

The OSBMP provides for all future subdivisions within the Expansion Areas to satisfy all Elements

and Performance Principles of SPP3.7 Appendix 4.

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4.0 Bush Fire Risk Mitigation

The bush fire risk mitigation strategies detailed in this report are designed to comply with the

Performance Criteria detailed in PfBPG; WAPC Planning Bulletin 111/2013; and draft SPP3.7.

The format of mitigation strategies is aligned with SPP3.7 Appendix 4 in accordance with

direction provided in SPP3.7 Guidelines.

The notation (P3) refers to Performance Principle 3 of draft SPP3.7 Appendix 4. Where

a Performance Based Solution is offered detailed justification is provided.

The notation (A3.1) refers to Acceptable Solution 3.1 of draft SPP3.7 Appendix 4.

The notation (E3.1) refers to Explanatory Note 3.1 of draft SPP3.7 Appendix 4.

Where discrepancy occurs between State and Local bushfire planning provisions the

higher standard of mitigation has been selected.

Where performance based design solutions are proposed, detailed justification is provided in

the relevant section.

The bushfire risk related mitigation design strategies identified here are to provide overarching

guidance only. Each individual subdivision must provide an individual Bushfire Management

Plan in accordance with the relevant conditions of planning approval.

4.1 Urban Expansion Area

4.1.1 Element 1 – Location of Development

Intent: To ensure that the subdivision, development or land use is located in areas with the

least possible risk of bushfire, to help minimise risk to people, property and infrastructure.

Performance Principle (P1): The subdivision, development or land use is located in an area

where the bushfire hazard assessment classification is or will be moderate or low, and the risk

can be managed.

Acceptable Solution 1 Development Location A1.1

Development of land identified as having a BAL-40 or BAL-FZ rating should be restricted to

Public Open Space, Road Reserves and low threat landscaping buffers to prevent

development occurring in areas that may result in an unacceptable level of radiant heat

impact should a bushfire event occur. To ensure development within both the Urban

Expansion Area and Industrial Expansion Area satisfies P1; A1.1, all dwellings and other buildings

should be sited to ensure a maximum BAL-29 rating is applicable. The BAL Contour maps

provided in section 3 of this report may be referred to for strategic guidance. Site specific BAL

ratings may be updated through future site specific Bushfire Management Plans and BAL

Assessments.

4.1.2 Element 2 - Siting of Development

Intent: To ensure that the siting of development minimises the level of bushfire impact.

Performance Principle (P2): The siting and design of the subdivision, development or land use

(including paths and landscaping) is appropriate to the level of bushfire risk that applies to the

site and minimises the bushfire risk to people, property and infrastructure.

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Acceptable Solution 2 Hazard Separation – Moderate Bushfire Hazard Level A2.1

Future development will be designed to ensure that every building is sited a minimum distance

of 100 metres from any vegetation classified in AS3959 as forests, woodlands, closed shrub,

open shrub, mallee/mulga and rainforest and 50 metres from unmanaged grassland, or will

have its construction standard increased to align with the appropriate BAL for that location.

Where a building cannot be located a minimum distance of 100m from the vegetation the

building must be constructed to the higher standard as described in AS3959.

All new dwellings in the Urban Expansion Area and within 100m of bushfire prone vegetation

will be constructed in accordance with AS3959:2009 to facilitate the reduced separation

distance, therefore complying with A2.1.

Acceptable Solution 3 Building Protection Zone A2.2

The Building Protection Zone is a low fuel area immediately surrounding a building and is

designed to minimise the likelihood of flame contact with buildings. Features such as

driveways, footpaths, roads, vegetable patches, lawn or landscaped garden (including

deciduous trees and fire resistant plant species) may form part of building protection zones.

Areas of vegetation deemed Low Threat Vegetation and managed in a reduced fuel state

inclusive of Public Open Space and nature strips may form part of a buildings defendable

space. Isolated shrubs and trees may be retained within building protection zones.

Acceptable Solution A2.1 standard for the building protection zone is modified to remove the

reference to tree crowns being spaced in accordance with the BCA as the Building Code of

Australia does not comment on landscaping measures. The BCA directly references

AS3959:2009 for the calculation of bushfire radiant heat flux, therefore AS3959:2009 s2.2.3.2 (f)

Low Threat Vegetation is subsequently used to define the standard required for vegetation

within the building protection zone.

The “Vegetation key: Comprehensive Field Guide for Bushfire Attack Level Assessors using

AS3959” may be referred to for additional guidance in determining suitable landscaping within

the Building Protection Zone.

a) Design Standard

i. Width: Sufficient to ensure a maximum BAL-29 rating on all dwellings;

ii. fuel load: reduced to and maintained at 2 tonnes per hectare and

maintained in accordance with AS3959:2009 s2.2.3.2 (f) stated here as:

“Including grassland managed in a minimal fuel condition, maintained

lawns, golf courses, maintained public reserves and parklands,

vineyards, orchards, cultivated gardens, commercial nurseries, nature

strips and windbreaks. NOTE: Minimal fuel condition means there is

insufficient fuel available to significantly increase the severity of the

bushfire attack (recognizable as short-cropped grass for example, to a

nominal height of 100 mm).”

iii. no tall shrubs or trees located within 2 metres of a building;

iv. no tree crowns overhanging the building; and

v. fences and sheds within the building protection zone are constructed using

non-combustible materials (eg. iron, brick, limestone).

b) Implementation

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Building Protection Zones should be implemented by the developer of individual

sub divisions prior to the habitation of any lots within that subdivision. In higher

density development it may be considered suitable for Building Protection Zones to

overlap between individual housing lots as long as they provide a continuous low

fuel area.

c) Development

It should be the responsibility of the developer of each individual subdivision to

ensure each relevant Building Protection Zone to ensure that the burden and cost

is not placed on individual land owners.

d) Maintenance

It should be the responsibility of the individual property owner to ensure the Building

Protection Zone standard continues to be achieved post completion of the

development. This includes vacant blocks which should be maintained in a

minimal fuel condition. It is recommended that the Shire of Dardanup aligns the

Annual Fire Break Notice with the terminology of this report to ensure consistency

and a legal requirement for land owners to maintain all lots in a minimal fuel

condition post development.

Acceptable Solution 4 Hazard Separation Zone A2.3

Hazard Separation Zones assist in reducing fire intensity when a bushfire impacts on buildings

within a subdivision. Separation may be necessary on the perimeter of a subdivision but may

also be needed where bushfire hazards exist within a subdivision. This separation reduces the

overall vulnerability of a subdivision and related development and assists with fire control

operations. Where the full Hazard Separation Zone cannot be achieved, enhanced

construction in accordance with AS3959 is required (A2.1).

All new dwellings within 100m of bushfire prone vegetation will be constructed in accordance

with AS3959:2009 to facilitate the reduced separation distance, therefore complying with A2.1

and A2.3.

4.1.3 Element 3 - Vehicular Access

Intent: To ensure that the vehicular access serving a subdivision/development is available

during a bushfire event.

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.

Acceptable Solution 5 Two Access Routes A3.1

Future development within the Urban Expansion Area should be designed to ensure that the

internal and external public road network will provide multiple access and egress routes and

egress destinations available at all times and in all weather conditions. This will satisfy

Acceptable Solution (A3.1). Perimeter roads should border identified vegetation threats (or

Public Open Space adjacent to areas of retained vegetation) to provide permanent physical

separation that will assist in the reduction of potential bushfire impact on dwellings, facilitate

firefighting access and provide multiple access routes throughout the individual subdivisions.

Road design between individual subdivisions should be complementary to facilitate

enhanced egress options where possible.

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Acceptable Solution 5 Public Roads A3.2

Future public roads shall meet the following design standards, satisfying Acceptable Solution

A3.2:

a) Standard:

All public roads are to meet the requirements in Table 4A;

b) Implementation:

New public roads shall meet the required standard prior to habitation of any

dwellings accessed by the road.

c) Development:

It is the responsibility of the developer to ensure the public road standard is

established.

a) Maintenance:

It is the responsibility of Local and State Government (as appropriate) to ensure the

maintenance of public roads vested within their jurisdiction.

Acceptable Solution 5 Cul-de-sac A3.3

Whilst cul-de-sacs are discouraged in draft SPP3.7 Appendix 4, they remain an Acceptable

Solution and should therefore be considered suitable for inclusion in subdivision design. It is

suggested however that should cul-de-sacs be included, where they are situated within 100m

of a vegetation identified as a potential bushfire hazard, they do not require persons to travel

towards the potential fire front as part of their egress route. All future cul-de-sacs shall meet

the requirements of Acceptable Solution A3.3. All cul-de-sacs should be less than 200m in

length unless the heads are connected by Emergency Access Ways, in which case the length

may be extended to a maximum of 800m.

Standard:

i. As per table 4A

ii. heads: 21m turnaround or as detailed below (Ref: WAPC, 2014c p19 “Turning

areas”:

(a) Implementation:

i. Prior to sale of the first lot within each stage that the cul-de-sac services.

(b) Development:

i. It is the responsibility of the developer to ensure the cul-de-sacs meet the

required standard.

(c) Maintenance:

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i. It is the responsibility of the Local Government to ensure the cul-de-sacs

continue to meet the required standard.

Acceptable Solution 6 Battle Axes A3.4

Any future battle-axe legs should be less than 600m in length and will be required to comply

with Acceptable Solution A3.4:

(a) Standard:

i. As per table 4A

(b) Implementation:

ii. Prior to sale of the lot that the battle axe services.

(c) Development:

ii. It is the responsibility of the developer to ensure the battle axes meet the

required standard.

(d) Maintenance:

ii. It is the responsibility of the Local Government to ensure the battle axes


Acceptable Solution 7 Private Driveways A3.5

All dwellings located more than 50m from a public road will be required to be serviced by a

Private driveway meeting the specifications of A3.5.

(a) Standard:

i. As per table 4A

(b) Implementation:

i. Prior to habitation of the subject dwelling serviced by the Private

Driveway.

(c) Development:

i. It is the responsibility of the individual land owner to ensure private

driveways meet the required construction standards

(d) Maintenance:

i. It is the responsibility of the individual land owner to ensure private

driveways continue to meet the required construction standards.

Acceptable Solution 8 Emergency Access Ways A3.6

Where Emergency Access Ways are provided for alternative links between public roads. They

are required to meet the standard detailed in Acceptable Solution A3.6.

(a) Standard:

i. As per table 4A

ii. No further than 1km from a public road;

iii. Provided as a right of ways or public access easement in gross to

ensure accessibility to the public and fire services during an

emergency;

iv. Must be signposted

(b) Implementation:

i. Prior to clearance.

(c) Development:

i. It is the responsibility of the developer to ensure the emergency access

ways meets the required standards.

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(d) Maintenance:

i. It is the responsibility of the Local Government to ensure the emergency

access ways continue to meet the required construction standards.

Acceptable Solution 9 Fire Service Access Routes A3.7

Fire service access routes provide access within and around the edge of the subdivision and

links to public roads for firefighting. Appropriate design of subdivision through the strategic use

of perimeter public roads may mean that Fire Service Access Routes are not required. This

should be the preferred option for subdivision design. Where included, all fire service access

routes are to meet the standard of Acceptable Solution A3.7:

(a) Standard:

i. As per table 4A ;

ii. Provided as right of ways or public access easements in gross to ensure

accessibility to the public and fire services during an emergency;

iii. Surface: all-weather;

iv. Dead ends are not permitted;

v. Turn-around areas designed to accommodate 3.4

vi. Appliances and to enable them to turn around safely every 500 metres;

vii. Erosion control measures and long term maintenance arrangements in

place;

viii. No further than one kilometre from a public road; and

ix. Allow for two-way traffic.

(b) Implementation:

i. Prior to the clearance.

(c) Development:

i. It is the responsibility of the developer to ensure the fire services access

routes meets the required standard.

(d) Maintenance:

i. It is the responsibility of the Local Government to ensure the fire service

access routes continue to meet the required standard.

Acceptable Solution 10 Gates A3.8

Where gates are used to restrict traffic on fire service access routes, emergency access routes

or firebreaks they shall meet the requirements of Acceptable Solution A3.8.

(a) Standard(minimum):

i. Width 3.6m;

ii. Design and construction to be approved by the Local Government;

and

iii. If they are locked, only a common lock with a common key available

to the local fire service must be used;

(b) Implementation:

i. When fire service access is to be restricted across a firebreak or other

access route.

(c) Development:

i. It is the responsibility of the developer to ensure gates meet the

required construction standards.

(d) Maintenance:

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i. It is the responsibility of the individual land owner to ensure gates

continue to meet the required construction standards.

Acceptable Solution 11 Signage A3.9

Signs are to be erected where emergency access ways and fire services access routes adjoin

public roads, including driveways that are used as fire service access routes. Signs are to meet

the following requirements. Where gates are installed signage meeting the following

requirements must be installed (A3.9).

(a) Standard (minimum):

i. Height above ground 0.9m;

ii. Lettering height of 100mm;

iii. To display the following words (as appropriate): ‘Fire Service Access –

No Public Access’ or ‘Emergency Access Only’; and

iv. Design and construction to be approved by the relevant local

government.

(b) Implementation:

i. When required in conjunction with a gate used to restrict traffic on fire

service access routes, emergency access routes or firebreaks.

(c) Development:

i. It is the responsibility of the developer to ensure signs meet the

required construction standards.

(d) Maintenance:

i. It is the responsibility of the individual land owner to ensure signs

continue to meet the required construction standards.

Where firebreaks are required, they shall meet the standard required by the Shire of Dardanup

Annual Fire Prevention Order. Firebreaks are a performance based solution as they have been

removed as a standard requirement from Draft SPP 3.7. Appropriate subdivision design

including the use of perimeter public roads may eliminate the need for firebreaks. This should

be considered where lot sizes are not conducive to individual firebreaks.

4.1.4 Element 4 – Water Supply

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.

Three options are discussed as providing sufficient firefighting water supply through the greater

site. Reticulated scheme water with associated hydrants complying with Water Corporation

Design Standard DS63 should be considered the preferred option.

Acceptable Solution 12 Reticulated Area A4.1

The site should be serviced by reticulated scheme water and firefighting hydrants that satisfy

Acceptable Solution A4.1.

Acceptable Solution 13 Non-reticulated Area A4.2

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Where lots within the site are not serviced by reticulated scheme water, dedicated 50,000L

firefighting water tank/s vested with the Local Government shall be provided. Any firefighting

water supply shall be sited to ensure a maximum 20 minute turn around for firefighting

appliances and shall satisfy the requirements of A4.2:

Standard (minimum):

i. volume: 50,000 litres per tank;

ii. ratio of tanks to lots: minimum 1 tank per 25 lots (or part thereof);

iii. tank location: tanks are located no more than two kilometres to the

furthest house site within the residential development to allow a 2.4

fire appliance to achieve a 20 minute turnaround time at legal road

speeds;

iv. hardstand and turn-around areas suitable for a 3.4 fire appliance are

provided within 3 metres of each water tank; and

v. water tanks and associated facilities are vested in the relevant local

government.

(b) Implementation:

i. Prior to the sale of the stage where any lot on that stage shall be

serviced by the subject tank.

(c) Development:

i. It is the responsibility of the developer to ensure the water tank meets

the required standard.

(d) Maintenance:

i. It is the responsibility of the Local Government to ensure the tank/s


Performance Based Solution 2 Element 4 Water Supply – Non-Reticulated Water

Justification:

Where lots are not serviced by reticulated scheme water the use of private water tanks within

the Urban Expansion Area to provide firefighting water reserves may be considered suitable

as a performance based design solution by the Shire of Dardanup (assessed on a case by

case basis). Where private domestic water tanks are utilised for firefighting water supply, they

should be specifically designed to facilitate a rapid turnaround and resupply of firefighting

appliances across multiple lots within the required 20 minute time period; have a suitable

hardstand constructed within 3m of the tank; be fitted with DFES approved couplings; and

contain a minimum 15,000L water reserve.

Performance Based Solution:

Where private domestic water tanks are required, they will be specifically designed to facilitate

a rapid turnaround and resupply of firefighting appliances across multiple lots within the

required 20 minute time period. Private water tanks will be subject to meeting the following

requirements:

a) Standard:

i. volume: minimum 15,000L dedicated firefighting reserve per tank (see

figure 4B);

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;

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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 (ie heat shielding will be required

in the case of metal tank stands);

iv. incorporate an externally visible heat resistant float gauge; and

vi. hardstand and turn around area suitable for a 3.4 appliance are

provided within 3 metres of each water tank

a) Implementation:

i. All new domestic rainwater tanks are required to meet the standards

at the time of construction.

ii. The minimum 15,000L dedicated firefighting reserve shall be placed in

the tank at the time of construction.

b) Development:

i. It is the responsibility of the individual land owner to ensure the rainwater

tanks meets the required construction standards on installation.

c) Maintenance:

i. It is the responsibility of the individual land owner to ensure that the

rainwater tanks and firefighting valves are operational at all times.

4.2 Industrial Expansion Area

Due to the industrial context of the Industrial DSP Area, all solutions relating to this are

Performance Based and are designed as overall guidance strategies. Individual subdivisions

and future development must demonstrate compliance with all Performance Principles

identified in draft SPP3.7 (as amended); it is recognised that the acceptable solutions provided

in draft SPP3.7 Appendices and Guidelines are designed for residential development and may

not be suitable for the industrial context of the site.

In the absence of formal State Planning Policy acceptable solutions specific to bushfire related

planning strategies in the industrial context, further guidance for future individual subdivisions

within the Industrial Expansion Area is discussed in detail. This has been provided to specifically

address draft SPP 3.7 Policy Provision 6.10. Should State Planning Policy and associated

documents be enhanced to specifically address industrial development in areas where

bushfire related risk must be considered then those standards must be applied.

Intent: To ensure that the subdivision, development or land use is located in areas with the

least possible risk of bushfire, to help minimise risk to people, property and infrastructure.

Performance Principle (P1): The subdivision, development or land use is located in an area

where the bushfire hazard assessment classification is or will be moderate or low, and the risk

can be managed.

Once developed the majority of the site shall be subject to a Low Hazard Rating. Each stage

of development and individual subdivision shall be designed to ensure all buildings are subject

to radiant heat impact of less than 29kW/m2 (equivalent to a BAL-29 rating). This satisfies the

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intent of Performance Principle P1 and PfBPG Principle 4 whilst contextualised for the Industrial

context of the development.

Intent: To ensure that the siting of development minimises the level of bushfire impact.

Performance Principle (P2): The siting and design of the subdivision, development or land use

(including paths and landscaping) is appropriate to the level of bushfire risk that applies to the

site and minimises the bushfire risk to people, property and infrastructure.

Future subdivisions must be designed to ensure a maximum theoretical radiant heat impact

on all buildings of less than 29kW/m2 (equivalent to a BAL-29 rating). As AS3959 does not apply

to Class 4-9 buildings (Appendix A), suitable construction Types as identified under the BCA

must be applied as detailed in Performance Based Solution 2. This satisfies Performance

Principle 2 whilst providing specific considerations for the industrial nature of the development.

Planning Considerations

Both Planning for Bushfire Protection Guidelines 2nd Edition (PfBPG) and draft State Planning

Policy 3.7 Planning for Bushfire Risk Management including relevant appendices (SPP3.7)

provide significant focus on residential development with little consideration of commercial,

industrial, vulnerable land use or critical infrastructure. PfBPG Principle 4 and Draft SPP3.7 policy

provision 6.10 address the requirements for industrial and commercial development.

PfBPG Principle 4 states:

“In areas with an extreme bush fire hazard level where more intensive

subdivision/development, such as residential, rural-residential, hobby farms, tourist and

industrial developments, is considered unavoidable, permanent hazard reduction

measures need to be implemented to the satisfaction of the decision-making

authorities (ie FESA, the WAPC, and/or the relevant local government) to reduce the

hazard level to low or moderate or bush fire attack levels between BAL-Low and BAL-

29.”

Draft SPP3.7 requires that “high risk land use” complies with draft SPP3.7 po licy measure 6.10.

“High risk land use” is defined as “Land uses which may lead to the potential ignition, duration

and/or intensity of a bushfire. Such uses may also expose the community, fire fighters and the

surrounding environment to dangerous, uncontrolled substances during a bushfire event.

Typically such uses would involve the bulk manufacture or storage of flammable or otherwise

hazardous materials.” For clarity and consistency with the Building Code of Australia, high risk

development may be considered to be defined as those occupancies of excessive hazard as

identified in BCA Volume One Table E1.5 Note 3 (see Table 4A).

Draft SPP3.7 policy measure 6.10 states:

“Proposals for vulnerable or high-risk land uses in moderate bushfire hazard level areas

shall not be supported unless they are accompanied by a Bushfire Management Plan,

prepared by a fire consultant, that demonstrates compliance with the bushfire

protection criteria, and which includes an emergency evacuation plan for proposed

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occupants and/or risk management for any flammable on-site hazards, to the

satisfaction of the decision-maker.

Formal designation of an area as “Bushfire Prone” provides the legislative trigger to enforce all

Class 1, 2, 3, and associated Class 10a buildings to be constructed in accordance with

AS3959:2009 Construction of buildings in bushfire prone areas as directly referenced in the

National Construction Code (see further information below).

It is important to acknowledge the Bushfire Hazard Assessment methodology (PfBPG Appendix

1, p18 and SPP3.7 Appendix 2) is different to the methodology for determining the Bushfire

Attack Level to a building as detailed in AS3959. It is again different to Bushfire Prone mapping

undertaken by the local government, which is part of the legal mechanism for the application

of AS3959, but in itself does not provide an indication of the actual level of bushfire impact (as

a BAL-Low rating may apply to dwellings in designated bushfire prone areas). Under the

current PfBPG it is possible for an area to be identified as having an elevated bushfire hazard

level, whilst not being formally declared bushfire prone. It may also be possible for a declared

bushfire prone site to have an elevated BAL rating (if declared bushfire prone) whilst having a

Low Bushfire Hazard rating.

In considering the application of PfBPG Principle 4 and SPP3.7 Policy Measure 6.10 to

development other than residential, it is just as critical to consider the National Construction

Code 2015 Building Code of Australia (BCA) as it applies to the relevant Building Classifications

(Appendix A)

Table 4A: Occupancies of Excessive Fire Hazard – High Risk Land Use

Occupancies of Excessive Fire Hazard – High Risk Land Use

Hazardous processes or storage including the following:

1. Aircraft hangars.

2. Cane furnishing manufacture, processing and storage. Fire-lighter and fireworks

manufacture and warehousing.

3. Foam plastic and foam plastic goods manufacture, processing and warehousing,

eg, furniture factory.

4. Hydrocarbon based sheet product, manufacture, processing and warehousing,

eg, vinyl floor coverings.

5. Woodwool and other flammable loose fibrous material manufacture.

Combustible Goods with an aggregate volume exceeding 1000 m3 and stored to a height

greater than 4 m including the following:

9. Aerosol packs with flammable contents. Carpets and clothing. Electrical

appliances.

10. Combustible compressed fibreboards (low and high density) and plywoods.

11. Combustible cartons, irrespective of content Esparto and other fibrous combustible

material.

12. Furniture including timber, cane and composite, where foamed rubber or plastics

are incorporated.

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13. Paper storage (all forms of new or waste) eg, bales, sheet, horizontal or vertical

rolls, waxed coated or processed.

14. Textiles raw and finished, eg, rolled cloth, clothing and manchester. Timber storage

including sheets, planks, boards, joists and cut sizes.

15. Vinyl, plastic, foamed plastic, rubber and other combustible sheets, offcuts and

random pieces and rolled material storage, eg, carpet, tar paper, linoleum, wood

veneer and foam mattresses.

16. All materials having wrappings or preformed containers of foamed plastics.

Building Code of Australia

When considering the suitability of Commercial and Industrial development in areas having a

Bushfire Attack Level (BAL) other than low, it is important to understand how the BCA addresses

the required construction standards. Commercial and Industrial development is defined in this

report as “development constituting a Class 5, 6, 7b or 8 Building (as defined in the BCA).”

Residential development is defined in this report as “development constituting a Class 1,2,3 or

associated Class 10 Building” (Appendix A).

Residential Bushfire Requirements

The BCA Volume Two (1.0.2) covers the requirements for:

(i) Class 1 and 10a buildings (other than access requirements for people with a

disability in Class 1b and 10a buildings); and

(ii) certain Class 10b structures (other than access requirements for people with a

disability in Class 10b swimming pools); and

(iii) Class 10c private bushfire shelters.

BCA Volume Two Part 2.3 addresses bushfire requirements in Class 1 Buildings. The Objectives

(stating what the community expects of a building) are informative statements to aid in

interpreting the intent of Performance Requirements and Deemed-to-Satisfy Provisions. For

Class 1 buildings the objectives as detailed in O2.3 relating to bushfire are:

(a) safeguard the occupants from illness or injury—

(i) by alerting them of a fire in the building so that they may safely evacuate; and

(ii) caused by fire from heating appliances installed within the building; and

(iii) in alpine areas, from an emergency while evacuating the building; and

(b) avoid the spread of fire; and

(c) protect a building from the effects of a bushfire; and

(d) reduce the likelihood of fatalities arising from occupants of a Class 1a dwelling not

evacuating a property prior to exposure from a bushfire event.

The Performance Requirements (detailing the minimum standard a building must attain) are

compulsory under building control legislation. As detailed in BCC Part Two P2.3.4 the

Performance Requirements for Bushfire areas are:

A Class 1 building or a Class 10a building or deck associated with a Class 1 building that is

constructed in a designated bushfire prone area must, to the degree necessary, be designed

and constructed to reduce the risk of ignition from a bushfire, appropriate to the—

(a) potential for ignition caused by burning embers, radiant heat or flame generated by

a bushfire; and

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(b) intensity of the bushfire attack on the building.

In order to satisfy these Performance Requirements either a Deemed-to-Satisfy (DtS) or

Alternative Solution may be applied. This report focuses only on DtS provisions.

BCC Part Two 3.7.4.0 states:

Performance Requirement P2.3.4 is satisfied for—

(a) a Class 1 building; or

(b) a Class 10a building or deck associated with a Class 1 building,

located in a designated bushfire prone area if it is constructed in accordance with—

(c) AS 3959; or

(d) NASH Standard 'Steel Framed Construction in Bushfire Areas'.

The BCA Volume One (A0.2) also includes requirements for some residential development

(being Class 2 and 3 buildings) as well as those deemed to be commercial or industrial:

a. all Class 2 to 9 buildings; and

b. access requirements for people with a disability in Class 1b and 10a

buildings; and

c. certain Class 10b structures including access requirements for people with

a disability in Class 10b swimming pools.

BCA Volume One Part G5 addresses bushfire requirements in Class 2 and 3 Buildings. The

objectives as detailed in GO5 relating to bushfire are:

(a) safeguard the occupants from injury

(b) protect buildings,

from the effects of a bushfire.

The associated Performance Requirements for Class 2 and 3 buildings (GP5.1) mirror those of

BCA Volume Two P2.3.4. Accordingly, the Performance Requirements are also satisfied

through a DtS solution (G5.2) by compliance with AS3959.

Industrial and Commercial Requirements

The BCA does not contain bushfire specific construction requirements for Class 5,6,7b or 8

buildings. This means that currently commercial and industrial buildings may be constructed

in bushfire prone areas and satisfy the BCA without enhanced construction requirements

specific to bushfire. This in its own right causes conflict with current and proposed State

Planning Policies which require development to be either located more than 100m from

vegetation classified as a moderate or extreme bushfire hazard; or constructed in accordance

with AS3959.

Total exclusion of industrial and commercial development within the 100m buffer of vegetation

considered a bushfire hazard (as defined using the appropriate Bushfire Hazard methodology)

is inappropriate and does not consider the differences in occupancies and construction

standards required of commercial and industrial development. In light of this, in determining

appropriate commercial and industrial land use within 100m of vegetation identified as a

`



bushfire hazard it becomes critical to understand the inherent fire safety provisions required

under BCA Volume One Section C Fire Resistance.

The Objectives (CO1) are detailed as:

(a) safeguard people from illness or injury due to a fire in a building; and

(b) safeguard occupants from illness or injury while evacuating a building during a fire;

and

(c) facilitate the activities of emergency services personnel; and

(d) avoid the spread of fire between buildings; and

(e) protect other property from physical damage caused by structural failure of a

building as a result of fire.

The Performance Requirements (CP1-CP2, CP4-CP9) relating to fire are stringent and too

extensive to list in this report. In summary however, they require a building to have elements

which will, to the degree necessary:

maintain structural stability during a fire (CP1);

avoid the spread of fire to exits and sole-occupancy units (CP2);

maintain tenable conditions appropriate to the required evacuation time, occupant

characteristics, the function and use of the building and installed fire safety systems

(CP4);

external concrete walls that are a complete panel must be designed to avoid falling

outward (CP5);

avoid the spread of fire from service equipment having a high fire hazard or potential

for explosion (CP6);

avoid the spread of fire so that emergency equipment will continue to function for a

period of time so it is operational during a fire (CP7);

avoid the spread of fire through penetrations of building elements designed to resist

the spread of fire (CP8); and

provide access for fire brigade vehicles and personnel to facilitate fire brigade

intervention appropriate to the function, fire load and design of the building (CP9).

The DtS provisions to satisfy the Performance Requirements are numerous and stringent and far

too extensive to summarise in this report. In particular however, it is critical to consider the Type

of Construction required as detailed in BCA Volume One Table C1.1 (illustrated below). Whilst

the BCA Volume One does not currently require increased construction standards of Class 5-8

buildings in bushfire prone areas, it does require that buildings are inherently constructed to a

higher level of fire resistance than dwellings (represented by Type A, B and C construction

requirements). Type A construction being the most fire resistant, Type C being the least. It

should be noted Occupancies of Excessive Hazard are also required to comply with additional

fire safety requirements in addition to the Type of Construction required as detailed in Table

C1.1.

It is this consideration that becomes vitally important when identifying suitable industrial and

commercial land use within areas identified as being subject to a BAL equivalent rating of BAL-

12.5 or higher. It should be noted the term BAL-equivalent is used to identify areas that have

been assigned a BAL rating calculated in accordance with AS3959 Methodology 1 or 2, but

are not subject to increased construction standards aligned with AS3959 (ie commercial and

industrial development).

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BAL Ratings and Equivalent Radiant Heat Impact

Figure 4A: Bushfire radiant heat impacts

It is important to acknowledge that the BAL ratings applied under AS3959 are directly related

to the mathematically modelled theoretical radiant heat flux impact from a fire front as

opposed to being a definitive guide to the physical form of bushfire impact (ember, flaming

brand etc). The associated descriptions of bushfire impact may occur, however the house will

ultimately be designed to have enhanced survivability against the radiant heat impact and

secondary ignition from ember penetration. This must be considered in conjunction with the

fire resistance afforded in the Type of Construction required.

Aligning Type of Construction with BAL Equivalent Ratings

In consideration of the inherent fire resistance of Class 5 to 8 buildings required in Section C of

the BCA Volume 1 and the Performance Requirements for ‘commercial’ and ‘industrial’

development it is proposed the following Types of Construction may align with BAL ratings.

Until such time as formal adoption of specific bushfire construction considerations for Class 5-8

buildings under the BCA, these equivalences may be used to guide suitable land use and

construction requirements of industrial and commercial developments:

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Table 4C: Construction types and BAL Equivalents

Type of Construction Suitable BAL Equivalent Rating

Type A BAL-FZ

Type A BAL-40

As per BCA Volume One Table C1.1 BAL-29

As per BCA Volume One Table C1.1 BAL-19

As per BCA Volume One Table C1.1 BAL-12.5

As per BCA Volume One Table C1.1 BAL-LOW

Consideration of Required Planning Elements and BCA Performance Requirements

The Performance Requirements applicable under the BCA to Class 5 to 8 buildings may also

be considered to satisfy specific Planning Performance Requirements/Principles (see tables

below):

Planning for Bushfire Protection Guidelines 2nd Edition

Table 4D: Planning for Bushfire Protection Guidelines 2nd Edition

Element Performance

Criteria

How Commercial and Industrial Development can

Satisfy the Element (Examples only)

1. Location The subdivision /

development is

located in an area

where the bush fire

hazard level is

manageable.

1. Table 5.1 of this report; and

2. Occupancies of Excessive Hazard must

demonstrate they satisfy draft SPP Policy

Provision 6.10 if they are located in a BAL-29

equivalent or higher area. This can be noted in

the Bushfire Management Plan without

restricting land use without due consideration

of individual development; and

3. Inherent Fire Resistance associated with CP1,

CP4-8.

2. Vehicular

Access 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.

1. CP9;

2. Performance Requirement P2 of PfBPG

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3. Water To ensure that

water is available

to the

development to

enable life and

property to be

defended from

bush fire.

1. Table 5.1 of this report (associated water and

firefighting requirements applicable to

individual buildings; and

2. Acceptable Solution A3.1of PfBPG –

Reticulated Hydrants complying with Water

Corporation DS63.

4. Siting The siting (including

paths and

landscaping) of

the development

minimises the bush

fire risk to life and

property.

1. Building Protection Zones are low fuel areas

immediately surrounding a building and are

designed to minimise the likelihood of flame

contact with buildings. Features such as

driveways, footpaths, roads, lawn or

landscaped garden (including deciduous trees

and fire resistant plant species) may form part of

building protection zones. Areas of vegetation

deemed Low Threat Vegetation and managed

in a reduced fuel state inclusive of Public Open

Space and nature strips may form part of a

building’s defendable space. Isolated shrubs

and trees may be retained within building

protection zones. The inherent design of

industrial and commercial developments

ultimately meets the standard required for a

Building Protection Zone throughout the estate

(conservation areas excepted); and

2. Table 5.1 of this report; and

3. CP9.

5. Design The design of the

development is

appropriate to the

level of bush fire

hazard that applies

to the

development site.

1. Table 5.1 of this report;







of individual development; and


CP4-9.

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SPP3.7 Planning for Bushfire Risk Management

Table 4E: Planning for Bushfire Risk Management

Element Performance

Criteria

How Commercial and Industrial Development can

Satisfy the Element (Examples only)

1. Location The subdivision /

development or

land use is located

in an area where

the bush fire

hazard

classification is or

will be moderate or

low, and the risk

can be managed.

1. Section 4.2.1 of this report; and







of individual development;


CP4-9; and

4. The inherent design of industrial and

commercial developments ultimately meets

the standard required for a Building Protection

Zone throughout the estate (conservation

areas excepted).

2. Siting The siting and

design of the

subdivision,

development or

land use (including

paths and

landscaping) is

appropriate to the

level of bushfire risk

that applies to the

site and minimises

the bushfire risk to

people, property

and infrastructure.

1. Section 4.2.2 of this report; and







of individual development;


CP4-9; and

4. The inherent design of industrial and

commercial developments ultimately meets

the standard required for a Building Protection

Zone throughout the estate (conservation

areas excepted).

3. Vehicular

Access 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.

1. CP9;

2. Performance Principle P3 of Spp3.7.

3. Section 4.2.3 of this report.

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4. Water The subdivision,

development or

land use is

provided with a

permanent and

secure water

supply with that is

sufficient for

firefighting

purposes.

1. Section 4.2.1; and

2. Acceptable Solution A4.1of SPP3.7 –

Reticulated Hydrants complying with Water

Corporation DS63.

Summary

Through considered application of the inherent fire resistance required of Class 5 to 8 buildings

through the BCA in conjunction with relevant Performance Criteria and Performance Principles

of PfBPG and draft SPP3.7, the suitability of commercial and industrial development can be

demonstrated.

Whilst this report does not discuss the difference in occupant characteristics and scale of

individual building size between residential and commercial/industrial development, the

differences are considered to only further justify the approaches detailed.

References

ABCB. (2015). National Construction Code Building Code of Australia Volume One.

ABCB. (2015). National Construction Code Building Code of Australia Volume Two.

ABCB. (2015). National Construction Code Building Code of Australia Guide to Volume One

2015.

Australian Standard AS3959 .(2009). Construction of Buildings in Bushfire Prone Areas.

FESA. (2010). Planning for Bushfire Protection Guidelines 2nd Edition. Perth.

G. Penney. (2014). Draft FPA Good Practice Guide – Designing Industrial and Commercial

Development for Bushfire Resilience.

G. Penney. (2014). Draft FPA Good Practice Guide – Designing Critical Infrastructure for Bushfire

Resilience.

WAPC. (2014). Draft SPP 3.7 Planning for Bushfire Risk Management.

Where Critical Infrastructure is proposed within the Industrial Expansion Area, it is strongly

recommended a site and infrastructure specific Bushfire Management Plan should be

prepared by an accredited BPAD Level 3 Practitioner to the satisfaction of the Jurisdiction

Having Authority. This recommendation is based on the level of complexity involved in Critical

Infrastructure protection, the potential consequences of Critical Infrastructure being

damaged or destroyed and that no acceptable solutions or technical guidance are provided

in Western Australia for the protection of Critical Infrastructure.

The Building Protection Zone is a low fuel area immediately surrounding a building and is

designed to minimise the likelihood of flame contact with buildings. Features such as

driveways, footpaths, roads, lawn or landscaped garden (including deciduous trees and fire

resistant plant species) may form part of building protection zones. Areas of vegetation

deemed Low Threat Vegetation and managed in a reduced fuel state inclusive of Public

`



Open Space and nature strips may form part of a building’s defendable space. Isolated shrubs

and trees may be retained within building protection zones. Due to the nature of the industrial

development within the Industrial Expansion Area, once completed the entire site shall meet

the standard of the Building Protection Zone.

The “Vegetation key: Comprehensive Field Guide for Bushfire Attack Level Assessors using

AS3959” may be referred to for additional guidance in determining suitable landscaping within

the Building Protection Zone.

Unmanaged vacant lots are recognised as a potential bushfire hazard to adjacent developed

lots. To mitigate this hazard, vacant lots should be managed at all times through slashing or in

a mosaic manner consistent with AS3959 s2.2.3.2(c) or (d). Alternatively lots should be

managed in a manner that is approved by the Local Government.

(a) Standard:

i. Areas of vegetation are to be less than 0.25ha in area and not within 20m of

other areas of vegetation or within 20m of developed lots (see Figure 4B for

guidance); and

ii. Vegetation strips, regardless of length, must be less than 20m in width and not

within 20m of other areas of vegetation or developed lots (note Nature Strips

that are located in road reserves and are less than 5m wide are exempt from

the requirement to be separated from developed lots by 20m); or

iii. Lots are to be managed in a manner that is approved by the Local

Government.

(b) Implementation:

i. Vacant lots must meet the standard if they are within 100m of a developed lot.

(c) Development:

i. It is the responsibility of the developer to ensure all unsold lots meet the

standard as required.

ii. It is the responsibility of the land owner to ensure all sold vacant lots meet the

standard as required.

(d) Maintenance:

i. It is the responsibility of the land owner to ensure vacant lots meet the standard

at all times.

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Figure 4B: Low Threat vegetation landscaping

As per Section 4.1.3

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.

Design of future subdivisions within the Industrial Expansion Area must satisfy the performance

requirement of providing permanent firefighting water reserves allowing for a maximum 20

minute turnaround time for fire appliances with sufficient water supply for the scale of the

development. This may be achieved using either reticulated firefighting water supply

specifications as outlined in Water Corporation Design Standard DS63, the provision of

dedicated public firefighting water tanks or other suitable performance based design solution.

The water supply of each subdivision should be designed to be stand alone and should not

rely on water supply from another subdivision unless it is part of an overall reticulated firefighting

water supply.

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5.0 References

Bureau of Meteorology. (2015). Climate Data Online. Retrieved from www.bom.gov.au.

Ellis, S., Kanowski, P., & Whelan, R. (2004). National Inquiry on Bushfire Mitigation and

Management. Council of Australian Governments.

FESA. (2010). Planning for Bush Fire Protection Guidelines 2nd Edition Perth: Western Australian

Planning Commission Fire and Emergency Services Authority of Western Australia.

RUIC Fire. (2013.) Bushfire Attack Level Calculator v7.f.

Standards Australia. (2009). AS 3959:2009 Construction of buildings in bushfire prone areas: SAI

Global.

Standards Australia. (2009). ISO AS 31000:2009 Risk management principles and guidelines:

SAI Global.

Standards Australia. (2013). HB89:2013 Risk management - Guidelines on risk assessment

techniques (Vol. HB 89:2013). Sydney: SAI Global.

Standards Australia. (2013). HB 436:2013 Risk management guidelines - Companion to AS/NZS

ISO 31000:2009 (Vol. HB436:2013). Sydney: SAI Global.

WAPC. (2006). State Planning Policy 3.4 Natural Hazards and Disasters. State Law Publisher.

WAPC. (2013). Planning Bulletin 111/2013 Planning for Bushfire. Western Australian Planning

Commission.

WAPC. (2014a) Draft State Planning Policy 3.7 Planning for Bushfire Risk Management. West

Australian Planning Commission.

WAPC. (2014b) Draft State Planning Policy 3.7 Planning for Bushfire Risk Management

Guidelines. West Australian Planning Commission.

WAPC. (2014c) Draft State Planning Policy 3.7 Planning for Bushfire Risk Management

Guidelines Appendixes. West Australian Planning Commission, Department of Fire and

Emergency Services.

http://www.bom.gov.au/

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6.0 Appendix A Classes of Buildings (BCA 2010)

Class 1 Class 1a A single dwelling being a detached house or more attached

dwellings.

Class 1b Boarding/guest house or hostel not exceeding 300m2 and not more

than 12 people reside.

That is not located above or below another dwelling or another Class of building

other than a private garage.

Class 2 A building containing two or more sole occupancy units each being a separate

dwelling.

Class 3 A residential building, other than a Class 1 or 2, which is common place of long

term or transient living for a number of unrelated persons.

Class 4 A dwelling unit that is part of a commercial use, i.e. is a building that is Class 5, 6,

7, 8 or 9, if it is the only dwelling in the building.

Class 5 An office building used for professional or commercial purposes, excluding

buildings of Class 6, 7, 8 or 9.

Class 6 A shop or other building for the sale of goods by retail or the supply of services

direct to the public.

Class 7 Class 7a A carpark building

Class 7b A building used for storage or display of goods or produce for sale

by wholesale.

Class 8 A laboratory, or a building in which a handicraft or process for the production,

assembling, altering, repairing, packing, finishing, or cleaning of goods or

produce is carried out for trade, sale or gain.

Class9 A building of a public nature.

Class 9a A health care building.

Class 9b An assembly building (e.g. community hall, sports hall, part of a

school) but excluding any other parts of the building that are of

another class.

Class 9c An aged care building.

Class 10 Class 10a A non-habitable building or structure, being a private garage,

carport, shed or the like.

Class 10b A structure being a fence, mast, antenna, retaining or free standing

wall, swimming pool or the like.

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