client: tiny away great ocean road pty ltd. · there is a single-lane gravel road into the property...

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QUOTATION: Landtech Consulting - Bushfire Management Statement; Quote; 1518 Peterborough–Timboon Road Peterborough Vic. Version: 13 February 2020

Client: Tiny Away Great Ocean Road Pty Ltd. Project: Bushfire Management Statement for

1518 Peterborough – Timboon Road, Peterborough, Vic. Date: February 13, 2020 Contact: Dan Pech [email protected] Landtech: Peter Austin [email protected]

161 Skene St, Warrnambool.Vic.3280. Ph.0408-615677.

Figure 1 – Peterborough study area site within 10m elevation mark to the east of the Curdies Estuary.

Prepared by: Peter Austin trading as Landtech Consulting ABN: 4531 2192 419 BSc (Env.Sc), Grad Dip Env Heath, Dip Horticulture, Dip VET, Cert IV TAE.

www.landtechconsulting.com.au

mailto:[email protected]

mailto:[email protected]

http://www.landtechconsulting.com.au/

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Document control

Assessment Bushfire Management Statement; 30 multi-unit group accommodation development.

Address Peterborough – 1518 Timboon-Peterborough Road Peterborough, Victoria.

Project number 460

Project manager Peter Austin (Landtech Consulting)

Mapping Peter Austin (Landtech Consulting)

Client Tiny Away Great Ocean Road Pty Ltd

CFA Fire Region Barwon South West – Peterborough – CFA District 05

CMA Glenelg-Hopkins CMA

Council Corangamite Shire Council

Acknowledgements

Copyright © Landtech Consulting

This document is subject to copyright and may only be used for the purposes for which it was

commissioned. The use or copying of this document in whole or part without the permission of Landtech

Consulting is an infringement of copyright.

Disclaimer

Although Landtech Consulting have taken all the necessary steps to ensure that an accurate document

has been prepared, the company accepts no liability for any damages or loss incurred as a result of

reliance placed upon the report and its contents.

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Summary This report is prepared in support of a planning permit application to be lodged by Myers Planning Group for a proposal at 1518 Timboon-Peterborough Road, Peterborough. The planning permit application seeks approval for a ‘group accommodation’ facility. While the site is not affected by a Bushfire Management Overlay it is within a highly bushfire-prone area. A Bushfire Management Statement has been sought by the applicant to demonstrate how relevant bushfire matters have been considered in the location and design of the proposal.

The group accommodation nature of the development requires effective bushfire safety management measures to best protect property and life, notwithstanding the parcel is outside the Bushfire Management Overlay (BMO), even though this parcel is not part of the BMO.

This Bushfire Management Statement (BMS) has been prepared by Landtech Consulting (see Figures 1 & 2) and should be read in conjunction with the accompanying planning permit application. The BMS will accompany a planning permit application involving the development of group accommodation including the use of building envelopes.

In addition to informing the siting and design of the proposed group accommodation, this report will assist in an assessment of the proposal by the Country Fire Authority (CFA) and a decision on the permit application by the responsible authority (Corangamite Shire Council).

The proposal includes the construction of a reception building, activity building and thirty individual ‘tiny home’ mobile accommodation buildings. Further details on the design of the proposed buildings are located in the Town Planning Report and Architectural Drawings enclosed with the planning permit application.”

The proposed development takes into account defendable space requirements to 35m most of which occurs within the lot whilst a portion occurs on neighbouring land to the north. Options for reduced defendable space will require increased building construction standards and a change to BAL assessment.

The proposed accommodation buildings are also considered ‘movable dwellings’ as defined under the Residential Tenancies Act 1997 and will be registered as a caravan park compliant with the Residential Tenancies (Caravan Parks and Movable Dwellings Registration and Standards) Regulations 2010.

Figure 2 – Proposed development site with managed exotic (few native) grassland species (from the east) viewed west to the

Curdies Estuary.

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The site is within a declared Bushfire Prone Area however is not within the Bushfire Management Overlay (BMO) under the Corangamite Planning Scheme. This statement outlines how the proposed development responds to the purpose and objectives of Clause 53.02-4 Bushfire Planning: Planning for Bushfire (accommodation infrastructure), including the decision guidelines of the Clause 44.06 Bushfire Management Overlay.1 The Bushfire Management Statement (BMS) has been prepared in response to the requirements of Clause 44.06 – Bushfire Management Overlay, and in accordance with the application requirements of Clause 53.02 – Bushfire Planning, and Pathway 22 of Objectives and Approved Measures.

The statement contains three components:

1. 1. A Bushfire Hazard Landscape Assessment including a plan that describes the bushfire hazard of

the general locality more than 150m from the site. Images or other techniques may be used to assist in

describing the bushfire hazard.

2. A Bushfire Hazard Site Assessment including a plan that describes the bushfire hazard within 150m

of the proposed development. The description of the hazard must be prepared in accordance with

Section 2.2.5 of AS3959:2018 Construction of Buildings in Bushfire Prone Areas (Standards Australia)

excluding paragraph (a) of Section 2.2.3.2. Images or other techniques may be used to assist in

describing the bushfire hazard.

3. A Bushfire Management Statement describing how the proposed development responds to the

requirements of Cause 44.06, 53.02 and 53.02-4.

This report has been prepared in accordance with guidance provided in the Planning Permit Applications

Bushfire Management Overlay Technical Guide (DELWP, 2017).

Figure 3 – Site location with proximity of small remnant vegetation patches within a largely cleared and exotic grassland dominated landscape.

1 DPCD 2020; Advisory Note 46; Bushfire Management Overlay Mapping Methodology and Criteria. Accessed from: https://www.planning.vic.gov.au/__data/assets/word_doc/0030/97572/AN46-Bushfire-Management-Overlay-Mapping-Methodology-and-Criteria.doc 2 DELWP Victoria (2017). Technical Guide – Bushfire Management Overlay (BMO); Accessed from: https://www.planning.vic.gov.au/__data/assets/pdf_file/0029/107669/Technical-Guide-Planning-Permit-Applications-Bushfire-Management-Overlay.pdf

https://www.planning.vic.gov.au/__data/assets/word_doc/0030/97572/AN46-Bushfire-Management-Overlay-Mapping-Methodology-and-Criteria.doc

https://www.planning.vic.gov.au/__data/assets/pdf_file/0029/107669/Technical-Guide-Planning-Permit-Applications-Bushfire-Management-Overlay.pdf

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CONTENTS

1. APPLICATION DETAILS…………………………………………………………………………………….. 6

1.1 Site Description 1.2 Subject Site, Interfaces, Land Uses 1.3 Adjoining Land Uses

2. PLANNING CONTROLS…………………………………………………………………………………….. 9 3. BUSHFIRE HAZARD LANDSCAPE ASSESSMENT (hazard >150m)…………………………………….. 11

3.1 Bushfire Landscape Assessment 3.3 Description of surrounding area 3.3 Landscape risk 3.4 Bushfire Landscape Assessment Plan

4. BUSHFIRE HAZARD SITE ASSESSMENT (hazard <150m)………………………………………………… 18

4.1 Vegetation 4.2 Topography 4.3 Defendable Space and Bushfire Attack Level (BAL) 4.4 Defendable Space Plan 4.5 Bushfire Site Assessment Plan

5. BUSHFIRE MANAGEMENT STATEMENT……………………………………………………………………. 27

5.1 Bushfire protection objectives 5.2 Landscape, siting and design 5.3 Defendable space and construction 5.3 Water supply and access objectives

6. CONCLUSION………………………………………………………………………………………………… 34

7. BUSHFIRE MANAGEMENT PLAN…………………………………………………………………………. 35

8. OWNERS OBLIGATIONS……………………………………………………………………………………….. 38

APPENDIX 1 – PROPOSED ACCOMMODATION DEVELOPMENT………………………………………. 39 APPENDIX 2 – SITE DEVELOPMENT FEATURE SURVEY………………………………………………... 40 APPENDIX 3 – LANDSCAPE SCENARIOS – LANDSCAPE ASSESSMENT3……………………………. 41 APPENDIX 4 – BUSHFIRE ATTACK LEVELS………………………………………………………………... 42

3 Myers Planning 2020 from Former Planning Practice Note 65, DTPLI, 2014.

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1. APPLICATION DETAILS

Table 1 – Application and lot details.

Municipality Corangamite Shire Council

Address 1518 TIMBOON-PETERBOROUGH ROAD PETERBOROUGH 3270

Title description Lot 3 LP220555 3\LP220555

Overlays ESO - Environmental Significance Overlay (part) ESO1 – Environmental Significance Overlay – Schedule 1 (part)

Zoning RCZ – Rural Conservation Zone RCZ1 – Rural Conservation Zone – Schedule 1

1.1 Site Description

Table 2 – Site description parameters.

Site shape The site is broadly rectangular in shape and aligned approximately east (road access)-west (estuary frontage). The western parcel boundary abuts the Curdies River Estuary and Peterborough Coastal Reserve.

Site dimensions Site length – 445.13m to 370.71m Site width – 111.27m to 100.58m

Site area 6.03Ha

Existing use and siting of buildings and works on and near the land

The site has an existing 3-bedroom raised single-level dwelling and small dam within the south-eastern corner of the land parcel.

This dwelling is part post-wire fenced; with kitchen gardens and shrubs to the east of the structure.

Existing vehicle arrangements

There is a single-lane gravel road into the property to the south-east (near existing dwelling) directly accessing Timboon-Peterborough Road.

The gravel road is located in a 10.0m road reserve. The road pavement varies from 2.5m to 3.5m wide from edge to edge. A 3.5m grassed verge on the development side, and a 3.5m grassed verge on the other side. As per the Infrastructure Design Manual (IDM) the minimum road reserve width is 14.0m. Consideration should be given to widening the current road reserve to allow room for an ‘Access Place’ street configuration.4

Location of nearest fire hydrant

A fire hydrant does not exist within or proximal to the subject site.

Any other features of the site relevant to bushfire considerations

The entire land parcel is essentially clear of vegetation apart from limited landscape tree and shrub plantings proximal to the existing dwelling in the east of the lot.

There are two significant areas of remnant vegetation directly to the east/south-east of the property. In addition to grass fire risk on all sides of the property, to the west includes two sections of remnant vegetation (total 6 hectares). Roadside linear strips of vegetation lead to, and past the site to the south, and to a lesser extent to the north.

4 SITEC 2019. Engineering Services Report – 1518 Timboon-Peterborough Road Peterborough Vic.

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1.2 Subject Site, Interface, Land Uses

The subject site is recognised as 1518 Peterborough-Timboon Road Peterborough (Lot 3 LP220555).

Located within the Rural Conservation Zone (RCZ), the land is not subject to the Bushfire Management Overlay.

The site has an area of approximately 6.03 hectares (deduced from title), with approximately 60 metres of

driveway to access the Timboon-Peterborough Road (to the south-east), with the land parcel sharing a rear

boundary with a Crown parcel (Curdies Estuary/River), with a maximum parcel depth of 430 metres.

Figure 4 – View from existing dwelling to the south-west toward Peterborough, with Curdies Estuary to the right of the image (west).

Site features include a 540m² dam, located in the south-east corner of the lot, and at the highest elevation on the

property. Site infrastructure includes a low-set 3-bedroom dwelling and related shrub and vegetable garden

plantings.

In addition, an above-ground 10,000L rainwater tank, wire boundary fencing, and power infrastructure are

contained within areas proximal to the dwelling. The site contains single specimen trees, few clumps of planted

fence-line vegetation, and expanses of exotic pasture grass species (observed as managed – grazed – peak fire

season).

Figure 5 - Existing dwelling which sits within the east of the lot adjacent to driveway and eastern sealed road access.

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1.3 Adjoining Land Uses

The surrounding coastline and hinterland contain a number of small townships/settlements. These settlements include clusters of rural-residential lots within similar type bushfire hazard areas.5

The RBPA (Barwon South West) does not include the study site area specifically, suggesting the study area is not an identified area regarding bushfire hazard but that it can be inferred faces similar risk to coastal/urban areas further east and west.

Land adjoining the subject site has been previously subdivided and developed for rural lifestyle properties (2ha->5ha) notwithstanding continuation of grazing and general agricultural activity.

Land to the north and south of the study area includes a dominance of managed (grazed) grassland, with the site also linked to partly-contiguous road and fence-line vegetation.

Figure 6 - Driveway access with specimen trees to sealed road to the southern end of the rectangular-shaped lot (east-west axis).

To the west the lot (study area) immediately adjoins the expanses of the Curdies Estuary, potentially providing sites for retreat and reducing the localised fire risk.

Land to the east includes mobile phone tower and related power-line infrastructure.

Peterborough airstrip is located within 1km of the site’s south-east boundary and a potential useful retreat zone if accessible (large and maintained asphalt airstrip).

Figure 7 – Group accommodation development site with proximal 6ha of essentially unmanaged bushland to the east and south-

east of the site (Source: Google Maps 2020).

5 RBPA CFA Barwon South West; Peterborough township; Accessed from: https://www.vfrr.vic.gov.au/

https://www.vfrr.vic.gov.au/

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2. PLANNING CONTROLS

a. Planning Policy Framework

The Planning Policy Framework (PPF) seeks to ensure the objectives of planning in Victoria (as set out in Section 4 of the Planning and Environment Act 1987) are fostered through appropriate land use, development policies, and practices.

The PPF informs the preparation and implementation of local planning policy objectives and the introduction of zone and overlay controls. It seeks to integrate relevant environmental, social and economic factors in the interest of net community benefit and sustainable development.

The objective of Clause 13.02-1S Bushfire Planning is ‘to strengthen the resilience of settlements and communities to bushfire through risk-based planning that prioritises the protection of human life.’

Strategies to achieve the objective include identifying and assessing bushfire hazards, appropriate settlement planning, consideration to areas of high biodiversity conservation value, and use and development controls in a Bushfire Prone Area.

Hazards identified and risks assessed in Clause 13.02-1S by:

- Prioritising the protection of human life over all other policy considerations. - Directing population growth and development to low risk locations and ensuring the availability of,

and safe access to, areas where human life can be better protected from the effects of bushfire. - Reducing the vulnerability of communities to bushfire through the consideration of bushfire risk in

decision-making at all stages of the planning process. - Not approving development where a landowner or proponent has not satisfactorily demonstrated that

the relevant policies have been addressed, performance measures satisfied, or bushfire protection measures can be adequately implemented.

Figure 4 – Key site features for proposed group accommodation built footprint.

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b. Bushfire Management Overlay (BMO)

The purposes of the Bushfire Management Overly include:

• To ensure that the development of land prioritises the protection of human life and strengthens community resilience to bushfire.

• To identify areas where the bushfire hazard warrants bushfire protection measures to be implemented.

• To ensure development is only permitted where the risk to life and property from bushfire can be reduced to an acceptable level.

Planning Advisory Note 46 Bushfire Management Overlay Mapping Methodology and Criteria outlines that the Bushfire Management Overlay generally applies to areas of significant bushfire hazard where head fire intensity is modelled to be 30,000 kW/m or more.

Under the Bushfire Management Overlay, a planning permit is required to construct a building or construct or carry out works associated with accommodation (including group accommodation).

An application must meet the requirements contained in Clause 53.02 Bushfire Planning of the Corangamite Planning Scheme.

The provisions of Clause 53.02 contain:

- Objectives. An objective describes the outcome that must be achieved in a completed development.

- Approved measures (AM). An approved measure meets the objective. - Alternative measures (AltM). An alternative measure may be considered where the

responsible authority is satisfied that the objective can be met. The responsible authority may consider other unspecified alternative measures.

- Decision guidelines. The decision guidelines set out the matters that the responsible authority must consider before deciding on an application, including whether any proposed alternative measure is appropriate.

Section 5 of this report outlines how the proposed development responds to the requirements of Clause 53.02 & 53.02-4.

c. Other development controls - Zoning

The subject site is zoned Rural Conservation Zone (including RCZ1). The use of land for a group accommodation is a Section 2 use (permit required). Buildings and works associated with a Section 2 use requires a planning permit.

d. Other development controls - Overlays The subject land is affected by Environmental Significance Overlay (and part ESO1). ESO1 has a focus on protection of the Curdies estuary and surrounding protected area environs and does not directly include implications for bushfire safety and compliance.

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3. BUSHFIRE HAZARD – LANDSCAPE ASSESSMENT

The bushfire hazard landscape assessment provides information on the bushfire hazard more than 150 metres from a development site. Considering bushfire from this broader landscape perspective is important as it affects the level of bushfire risk a development and its future occupants may be exposed to.6

Considering the bushfire risk arising from the broader landscape Bushfire is a dynamic hazard and can be highly unpredictable with factors contributing to the bushfire risk diverse. The purpose of the landscape assessment is not to predict the outcome of a bushfire event, but to provide information that builds a better understanding of the bushfire risk in a location, and to inform decision-making. These seek to support more consistent decision-making, based on the risk from the landscape beyond the site. The broader landscape and the potential size or scale of a bushfire is an important consideration in the assessment of a planning application. The likelihood of a bushfire, its severity and intensity, and the potential impact on life and property varies, depending on where a site is located in the surrounding landscape. The defendable space and construction requirements in the BMO and Clause 53.02 Bushfire Planning are based on standard requirements. To determine these requirements, models are used to predict radiant heat from a fire-front based on specific inputs and assumptions. Considering the surrounding landscape in bushfire decisions is important because the accuracy of the models in reflecting bushfire exposure on a particular site varies in different landscapes. This is because the scale of a bushfire and its potential destructive power is driven by the characteristics and previous management of the broader landscape, rather than those characteristics within 150 metres of the site.

How is the landscape assessment used in preparing and assessing a planning application?

The landscape assessment presents contextual information on a site and informs the following-stage Bushfire Hazard Site Assessment. It provides information critical to potential bushfire behaviour, and how the approved and alternative measures adequately mitigate the risk.

The landscape assessment is used where Clause 53.02 Bushfire Planning requires consideration of the bushfire risk from the landscape beyond the site. This includes measures AM 2.1, AM 2.2, AM 2.3, AM 3.2, AltM 3.3, and AM 4.2 and associated decision guidelines. The assessment provides information that allows these provisions to be responded to as part of the bushfire management statement submitted with an application.

6 DELWP Planning Permit Applications Bushfire Management Overlay Technical Guide; Accessed from: https://www.planning.vic.gov.au/__data/assets/pdf_file/0029/107669/Technical-Guide-Planning-Permit-Applications-Bushfire-Management-Overlay.pdf


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3.1 Bushfire Landscape Assessment Hazard

The bushfire hazard landscape assessment provides information on the bushfire hazard more than 150 metres away from a development site and includes:

▪ Factual information on the bushfire hazard (vegetation extent and slope); ▪ Information on key features of the general locality relevant to better understanding the protection

provided by the location; and ▪ Provides contextual information on a site.

The landscape assessment does not assess a specific development proposal and is only required where Clause 53.02 Bushfire Planning requires consideration of the bushfire risk from the landscape beyond the site.

Figure 5 – Within a highly fragmented regional landscape, managed and unmanaged exotic grasland provides the link with

disparate, small and large remnants to the east (within 20km buffer, Otways NP etc.).

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3.2 Description Of Surrounding Area

The subdivision pattern, lot sizes, and housing development on cleared lots within the surrounding area gives the locality a rural open space and agriculture-based character (see Figures 9 & 10).

Topography within the surrounding area is generally flat, with localised broad landscape slope towards Curdies Estuary to the west of the site, with level sites located within the east of the lot where the existing dwelling and dam are located.

Classifiable vegetation within rural properties to the north of the site consist of grassland dominated vegetation cover, with partly contiguous dwelling-fringe vegetation (trees and shrubs), within managed landscapes.

In addition, site linkage vegetation is generally limited to remnant vegetation along Timboon-Peterborough Road over 60m from the site to the south-east.

Six hectares consisting of two (classified) vegetation patches persist 75-170m from the site to the east/south-east as shown below.

Figure 6 – Relatively less complex localised bushfire threat elements (contiguous roadside vegetation, remnant patches to the east,

estuary and airstrip as key open space protective elements.

Figure 7 – Existing weatherboard-clad 3-bedroom dwelling and kitchen garden.

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3.3 Landscape Risk

The former Planning Practice Note 65 provides useful guidance on describing landscape typology.

The landscape typologies outlined in Practice Note 65 range from low risk landscapes where there is little vegetation beyond 150 metres of the site and extreme bushfire behaviour is not possible, to extreme risk landscapes with limited or no evacuation options.

It is considered that Landscape Scenario Three best represents the area surrounding the subject site, although not specifically applying to this area. Bushfire can approach the site from more than one aspect (North through South), while the site is located in an area which is managed in a minimum fuel condition utilising beef cattle grazing.

Fire Authorities have assessed Peterborough as having a VERY HIGH bushfire risk, suggesting local residents and visitors should be prepared for fire and have a plan for when the Fire Danger Rating is SEVERE, EXTREME or CODE RED.

The Regional Bushfire Planning Assessment - Barwon South West Region (DPCD 2012) identifies scattered remnant vegetation and vast tracts of unmanaged grassland as a known fire risk within the region.

The nearest Neighbourhood Safer Place is located at Monument Carpark7 (Irvine Road at roads end on the Coast) Peterborough (1.7km to the south-west of study site).

Figure 8 – Existing ‘managed vegetation cover and garden plantings to the east (rear) of the existing weatherboard-clad dwelling.

7 Victorian Country Fire Authority; Peterborough Community Information Guide 2017 Vers. 5; Accessed from: http://www.members.cfa.vic.gov.au/mycfa/Show?pageId=publicDisplayDoc&docId=016227

http://www.members.cfa.vic.gov.au/mycfa/Show?pageId=publicDisplayDoc&docId=016227

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Table 3 – Landscape risk threats within the landscape beyond a 150m buffer area.

Parameter Detail

Overview

The subject site is located within a rural conservation setting to the east of Peterborough (1.5km) surrounded by rural agricultural landscapes on three sides, and the grassland/sedge edge of the Curdies River (directly west).

Land to the north and south contains moderately-sized 2-6ha lots with variable-size patches of planted and indigenous vegetation, however broadly consisting of seasonally-cured exotic pasture grasses.

Apart from the potential risk of grassland fire from all directions (principally from the north-west to southwest, which includes much of the estuary to the west) may present from the 6-hectare patches of vegetation to the east/south-east of the study site.

Coastal heathy vegetation presents a highly flammable, dense, and low to the ground fire risk to surrounding properties. The Peterborough Coastal Reserve is proximal to the site and may be a source of overhead ember attack from the south.

In addition, a threat remains from contiguous roadside indigenous vegetation supported by patches of planted and indigenous species along adjoining fence lines within neighbouring properties (those north and south), and the 6Ha remnant mentioned above.

North: Rural properties to the north of the site consist of generally managed grassland-dominated vegetation cover, with partly contiguous fence-line and dwelling fringe vegetation (trees and shrubs).

These lots could be considered managed spaces and used as defendable space discussed later in this report.

East: Two rural acreage properties (approx. 1.8-4ha) to the east and south-east contain contiguous six-hectares of classifiable indigenous vegetation. Much of this vegetation must be considered unmanaged for the purposes of this assessment.

West: There are no land parcels to the west which borders the edge of the Curdies Estuary. There is typically a contiguous growth of aquatic and grassland fringing vegetation of reduced threat due to lack of vegetation width.

South: Three reduced size approximately 2ha lots adjoin the south, all generally cleared to managed exotic pasture. Reduced area contiguous strips of vegetation exist along the southern boundaries of the three lots not proximal to the study site.

Such managed lots may in fact reduce localised fire threat however the significance of proximal remnant patches (6Ha) are a potential ember source must be a risk to consider in this situation.

Subject site information

Imagery presented such as in Figure 13 shows:

• subject site • scale and distance bar • vegetation extent in the broader locality (0-100km) • road networks • fire run(s) into the site; • a bushfire direction of travel diagram; • history of bushfire in the area; • any significant landscape features that are relevant to the considerations set out in Clause 53.02; and • information from the relevant Regional Bushfire Planning Assessments.

A second map with measured distances indicate the following:

-20km, 50km, 100km (where relevant) landscape buffers; -proximity of the site to nearby urban, township or other areas where fuel is managed in a minimum fuel condition.

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Parameter Detail

Provide further information for more complex locations

The surrounding landscape has been assessed as having VERY HIGH bushfire risk8. The most likely bushfire scenarios are those typically associated with the direction of wind on severe, extreme or code red days (in other words, extremely hot, dry, northerly wind conditions). The site has potential to be impacted by a landscape scale fire approaching from the north or north-west. A fire from these directions would typically approach through grassland and contiguous patches of remnant roadside vegetation, driven by hot, dry northerly or north-westerly winds. While areas of grassland within the surrounding area may moderate the speed and intensity of the fire before it impacts the subject site, under conditions typical of severe, extreme or code red days, the subject site is likely to be impacted upon by grassland ember attack. Remnant shrubland (heathy) vegetation to the east/south-east is a potential hazard and could result in a localised high intensity fire and ember attack approaching from this direction. A fire from this direction will be typically be influenced by a frontal change in weather (such as a south-west to south-easterly wind). The Regional Bushfire Planning Assessment - Barwon South West Region (DPCD 2012) identifies scattered remnant vegetation and vast tracts of unmanaged grassland as a known fire risk within the region. The nearest Neighbourhood Safer Place is located at Monument Carpark9 (Irvine Road at roads end on the Coast) Peterborough (1.7km to the south-west of study site). Exotic grassland dominating surrounding properties within and outside 150m of the site are currently in a managed state, which would reduce fire risk if such conditions prevailed long-term. This cannot be considered secure and as such grassland fire linked by contiguous roadside vegetation linking many of the local properties is a possibility.

Apply landscape typology and provide conclusions

It is deemed the subject site and broader landscape type can be described as Broader Landscape Type 3, (see Table 4 of this report) as referred to within Practice Note 65:

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

• Bushfire can approach from more than one aspect. • The site is located in an area that is technically not managed in a minimum fuel condition (although in reality from site observation in peak fire season actually is managed).

• Access to an appropriate place that provides shelter from bushfire is certain including defendable areas within the site, Curdies Estuary to the west, and with access, the Peterborough airstrip to the south-east.

The study site has the potential to be also impacted by exotic-species grass fire hazard to the north and south.

Retained roadside vegetation (on Timboon-Peterborough Road) adjacent to the immediate east of the site provides potential connection of highly flammable indigenous coastal vegetation over 500m from the site to the south.

8 Victorian Country Fire Authority; Peterborough Community Information Guide 2017 Vers. 5; Accessed from: http://www.members.cfa.vic.gov.au/mycfa/Show?pageId=publicDisplayDoc&docId=016227 9 Victorian Country Fire Authority; Peterborough Community Information Guide 2017 Vers. 5; Accessed from: http://www.members.cfa.vic.gov.au/mycfa/Show?pageId=publicDisplayDoc&docId=016227



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3.4 Bushfire Landscape Assessment Plan

Figure 9 – Overarching landscape factors before management is considered within the broader landscape >150m beyond the site.

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4. BUSHFIRE HAZARD – SITE ASSESSMENT

The Bushfire Hazard Site Assessment describes the subject site and bushfire hazard within 150m of the

proposed development.

We acknowledge that, pursuant to Clause 53.02 Bushfire Planning, “the description of the hazard must be prepared in accordance with Sections 2.2.3 to 2.2.5 of AS3959:2018 Construction of buildings in bushfire prone areas (Standards Australia) excluding paragraph (a) of section 2.2.3.2”.10

This Bushfire Hazard Assessment:

Provides factual information on the bushfire hazard (vegetation type and slope);

Informs defendable space and building construction requirements; and

Utilises the methodology contained in Australian Standard AS3959:2018 Construction of buildings in bushfire

prone areas (AS3959) to provide contextual information on a site.

Figure 10 – Proposed 30-group accommodation development within the study site footprint.

10 SAI 2018, Australian/New Zealand Standards; AS3959:2018 Construction of buildings in bushfire-prone areas; Accessed from: https://www.saiglobal.com/PDFTemp/Previews/OSH/as/as3000/3900/3959-2018.pdf

https://www.saiglobal.com/PDFTemp/Previews/OSH/as/as3000/3900/3959-2018.pdf

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4.1 Vegetation

Vegetation within 150 metres of the site has been classified in accordance with the descriptions contained in AS3959:2018 (Standards Australia: Construction of buildings in bushfire-prone areas) and the CFA’s Vegetation Classes guide.11

1. Classified Vegetation 1 - Shrubland

Patches of remnant vegetation located within the 150m buffer zone from north-east to south-east match the AS3959 Shrubland vegetation group, broadly defined as having trees between 2m-10m in height, foliage cover less than 10%, and dominated by Eucalypts and Acacias, with grassy understorey or low shrubs.

In addition, areas of non-contiguous roadside vegetation within the same buffer persist along Timboon-Peterborough Road and are variably managed, with increased flammability due to exotic grass dominance within indigenous shrub and grassland species.

Figures 11 & 12 - Classified Shrubland within adjoining eastern properties and linked by roadside examples.

Figure 13 - Non-contiguous classified vegetation within Timboon-Peterborough Road corridor.

11 CFA; Vegetation Classes – Bushfire Management Overlay 2018; Accessed from: https://www.cfa.vic.gov.au/documents/20143/69511/Vegetation-Classes-Victorian-Bushfire-Management-Overlay-v0-3.pdf/f29e4450-a4ea-bfcb-ffe5-13cbbf01c746

https://www.cfa.vic.gov.au/documents/20143/69511/Vegetation-Classes-Victorian-Bushfire-Management-Overlay-v0-3.pdf/f29e4450-a4ea-bfcb-ffe5-13cbbf01c746

https://www.cfa.vic.gov.au/documents/20143/69511/Vegetation-Classes-Victorian-Bushfire-Management-Overlay-v0-3.pdf/f29e4450-a4ea-bfcb-ffe5-13cbbf01c746

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2. Classified Vegetation 2 - Grassland (managed exotic pasture grass species)

Remaining areas have been classified as Grassland (AS3959); defined as all forms of grassy vegetation (including cropping and pasture) including areas with shrubs and trees if overstorey foliage is less than 10% canopy cover. Areas shown as Grassland appear to be regularly maintained / grazed.

For the purposes of this assessment a precautionary approach has been adopted, and all areas shown as grassland are assumed unmanaged, and therefore potentially classifiable vegetation (however observed at peak bushfire season in February as managed cover – see below).

Figure 14 – Example of exotic grassland species required to be assessed due to the fire-producing nature of species if left

unmanaged.

Figure 15 – Roadside grassy road verges including some patches of indigenous Themeda and Poa sp.

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3. Low-threat vegetation and non-vegetated areas

Areas of low threat vegetation and non-vegetated areas have been excluded under the following AS3959 criteria:

a) Vegetation of any type that is more than 100m from the site; d) Strips of vegetation less than 20m in width regardless of length and not within 20m of the site, or each other: e) Non-vegetated areas, including driveways, roads, footpaths, buildings and rocky outcrops; and f) Low threat vegetation, including managed grassland, maintained lawns, golf courses, maintained public reserves and

parklands, botanical gardens, vineyards, orchards, cultivated ornamental gardens, commercial nurseries, nature strips and wind breaks.

Areas of low threat vegetation and non-vegetated areas are located within properties within the 150m buffer and contained within the proposed development site.

Vegetation has been planted or has regenerated naturally, and comprises strips of vegetation, along roadsides (Timboon-Peterborough Road) and fence lines, and less than 20 metres in width.

Vegetation greater than 100 metres from the proposed group accommodation site has been classified as medium-threat.

Figures 16 & 17 – Planted exotic feature trees and native WA species as part of maintained areas, although always potential to

form a fire threat.

Figures 18 & 19 – Areas of naturalised Myoporum sp. Provide some fore retardant properties and in this case appears managed by

owners and utility operators (Power, Phone Tower).

Figure 20 – Cluster of trees planted to the south-east corner of the dwelling and land parcel, with currently maintained fuel.

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4.2 Topography

Topography within 150 metres of the proposed development footprint falls from 10m elevation (east of lot) to the Curdies River Estuary on a gradual 1-5% slope to the west.

Above the site, and within the risk buffer, the landscape flattens, then continues a rise to the north/north-east to pre-coastal ancient ridgelines.

The slope under classified vegetation above the site and within the 150m buffer includes flat to lightly upsloping landscapes.

The proposed development is exposed to vegetation classified as: - Shrubland to the east (effective slope under shrubland vegetation is flat); - Grassland to the north and south (effective slope under grassland vegetation is flat to 1-5% downslope in most

situations; and - Vegetation greater than 100 metres from the proposed group accommodation site has been classified as medium

threat.

Figure 21 – DEM of site showing gentle slope west to the Curdies Estuary (dark blue) (Landtech Consulting 2020).

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Table 4 - Characteristics present within the site and surrounding environs.

Assessment area and analysis of the site

The rectangular and east-west aligned lot occupies an area of 6.03 Hectares and contains predominantly low-threat exotic vegetation and grassland species. The subject is in the Rural Conservation Zone (and RCZ1 – Rural Conservation Zone – Schedule 1) and is also affected by the following overlays: Environmental Significance Overlay (ESO) Environmental Significance Overlay – Schedule 1 The subject site is set amongst an established rural 2-6ha lots on generally rectangular land configurations. The vegetation within the immediate and wider areas is dominated by regenerating Coast Beard Heath and roadside modified heath-based, grassy understorey coastal vegetation, typical to that expected in coastal south-west Victoria.

Vegetation classification This is Section 2.2.3 in AS3959

Vegetation within the assessable area (150m radius) is either low-threat managed land excludable pursuant to AS3959-2018 2.2.3.2 (f); or, ‘shrubland’ generally dominated by Coast Beard Heath; or

1. Patches of remnant vegetation located within the 150m buffer zone from north-east to south-east match the AS3959 Shrubland vegetation group.

2. Remaining areas have been classified as Grassland (AS3959); defined as all forms of grassy vegetation (including cropping and pasture) including areas with shrubs and trees if overstorey foliage is less than 10% canopy cover.

Exclusions – low-threat vegetation and non-vegetated areas This is Sect ion 2.2.3.2 (f) in AS3959

Vegetation exclusions within the assessable area includes managed exotic and small patches of indigenous grasslands, and proximal to the dwelling, maintained lawns, and cultivated gardens. Vegetation within adjoining allotments to north, east and west are managed to a state of ‘low threat’ and is therefore excludable pursuant to AS3959-2018 2.2.3.2 (f).

Distance to classifiable vegetation This is Section 2.2.4 AS3959

The closest classifiable vegetation (Shrubland) is located:

• 75m to north-east (on adjoining farming property);

• 170m to east (on adjoining farming property);

These vegetation patches do not meet the exemption detailed in AS395-2018 2.2.3.2 (d) as they are connected to larger areas of classifiable vegetation (with road break to the south-east classified vegetation area). Vegetation to the west (exotic/indigenous sedge/grass/aquatic species) is highly modified and irregularly grazed fringing both the development site and Curdies Estuary. Vegetation to the south includes highly modified and generally managed exotic pasture grass (Grassland) with some sporadic single tree fence line and tree feature plantings.

Slope under the classifiable vegetation This is Section 2.2.5 in AS3959

The effective slope under the classified vegetation is as follows: North (east): Upslope East: Flat South: Downslope West: Downslope

Note: where the vegetation classification is “Low Threat”; the prevailing slope has no bearing on the BAL rating.

Reticulated Water Supply, Fire Hydrant

The closest fire hydrant is located > 1.5km to the south-west of the site (Peterborough township) and will be a major required component of the group accommodation development. A reticulated water point is located approximately opposite the Timboon-Peterborough Road site access.

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4.3 Bushfire Site Assessment Plan

Figure 26 – Bushfire Risk Site Assessment Map.

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4.4 Defendable Space Bushfire Attack Levels (BALs)

Figures 27 & 28 – Defendable space around the existing dwelling, with similar areas for proposed group accommodation footprint.

Defendable space is an area of land around a building where vegetation is modified and managed to reduce the effects of flame contact, radiant heat, and embers associated with bushfire. Flame contact, radiant heat, and embers are the way a bushfire attacks a building.

It is in the Client’s interest to be setback as far as reasonably possible from this risk; accordingly building envelopes are setback from each site boundary and other dwellings as far as reasonably possible.

CFA referral regarding defendable space and construction requirements is suggested to support that building envelope layout has satisfactorily responded to Clause 53.02 Bushfire Planning. As the application proposed a group accommodation development in a rural setting, Clause 53.02-4 Bushfire Planning is applicable for determining the defendable space and in accordance with the application requirements of Clause 53.02-4 and Pathway 212 of Objectives and Approved Measures. The definition of ‘Accommodation’ under Clause 74 of planning schemes includes a dwelling or house, a camping and caravan park and a retirement village.

Clause 53.02-4 Bushfire Planning requires consideration of the bushfire risk from the landscape beyond the site. This includes measures AM 2.1, AM 2.2, AM 2.3, AM 3.2, AltM 3.3, and AM 4.2 and associated decision guidelines.

Clause 52.47-2 is grouped around bushfire protection objectives that describe the outcome that must be achieved in a completed development:

• Clause 52.47-2.1 Landscape, siting and design • Clause 52.47-2.2 Defendable space and construction • Clause 52.47-2.3 Water supply and access.

Bushfire Attack Level (BAL) Construction standards are referred to within AS3959:2018.

The defendable space required is determined by the vegetation type, slope and the preferred BAL construction standard. Clause 52.47-2 suggests for group accommodation site buildings must be constructed to BAL12.5.

The proposal includes the construction of a reception building, activity building, and thirty individual ‘tiny home’ mobile accommodation buildings. Further details on the design of the proposed buildings are located in the Town Planning Report and Architectural Drawings enclosed with the planning permit application.”

The defendable space requirements for BAL-12.5 are detailed within the following table. Defendable space for this development is within and outside property boundaries (see Figure 29).

12 DELWP Victoria (2017). Technical Guide – Bushfire Management Overlay (BMO); Accessed from: https://www.planning.vic.gov.au/__data/assets/pdf_file/0029/107669/Technical-Guide-Planning-Permit-Applications-Bushfire-Management-Overlay.pdf


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Table 5 – Defendable space and required construction standards as per AS3959:2018.

Aspect Vegetation Type Effective Slope Defendable Space Construction to

North Grassland

(classifiable)

Flat to Upslope

35m BAL – 12.5

East Shrubland

(classifiable)

Flat to Upslope

70m

BAL-LOW

South Grassland

(classifiable) Flat to Downslope

40m

BAL-12.5

West Excludable N/A To property boundary

(Curdies Estuary)

N/A

4.5 Defendable Space Plan

Figure 29 - Defendable Space Map.

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5.BUSHFIRE HAZARD – SITE ASSESSMENT

This section of the report describes how the proposal responds to requirements of Clause 44.06 (Bushfire

Management Overlay) and Clause 53.02 (Bushfire Planning).

5.1 Bushfire protection objectives

The proposal is located within Pathway 2 in accordance with Clause 53.02-4 - Bushfire protection

objective of the Corangamite Planning Scheme, which specifies requirements for bushfire design and

construction measures to reduce the risk to life and property to an acceptable level.

This includes measures AM 2.1, AM 2.2, AM 2.3, AM 3.2, AltM 3.3, and AM 4.2 and associated decision

guidelines.

5.2 Landscape, siting and design

Approved Measure – AM 2.1 - Broader landscape

Requirement

The bushfire risk to the development from the landscape beyond the site currently is and can be mitigated

to an acceptable level.

Response

As identified in Section 3, the landscape beyond the site is considered to be of very high risk (bushfire and grassfire). The site has potential to be impacted by a landscape scale grass and spotting fire approaching from the north-east or east providing weather patterns align.

A fire from these directions would typically approach through grassland and patches of remnant vegetation driven by hot, dry variable northerly, or a non-typical south-easterly wind.

While managed and unmanaged areas of grassland within the surrounding area may moderate the speed and intensity of the fire before it impacts the subject site. Under conditions typical of severe, extreme or code red days, the subject site is likely to be impacted upon by ember attack regardless of mitigation measures influenced in severity by previous multiple-seasons rainfall patterns.

Bushfire risk can be mitigated to an acceptable level by implementing bushfire protection measures in compliance with the requirements of Clause 53.02 including construction standards and corresponding defendable space, provision of a water supply for fire-fighting, and ensuring good access and egress are available for visitors and emergency services.

Has Approved Measure AM 2.1 been fully met? Yes ✓ No ☐ Partially met ☐

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Approved Measure - AM 2.2 - Siting

Requirement

A building is sited to ensure the site achieves the following:

- Maximum separation distance between the building and the fire hazard. - The building is in close proximity to a public road. - Access can be provided to the building for emergency service vehicles (60m off sealed road access).

Response

The group accommodation (footprint) has been sited to achieve BAL12.5 defendable space. The group accommodation will be provided with 75 metres and defendable space to vegetation classified as Shrubland to east, and 35m defendable space to surrounding Grassland.

The proposed development will have vehicle access via Timboon-Peterborough Road (public road). The access track is approximately 60 metres in length and will be constructed as specified in Table 5 to Clause 53.02 Bushfire Planning.


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Approved Measure AM 2.3 - Building design

Requirement

A building is designed to be responsive to the landscape risk and reduce the impact of bushfire on the building.

Design suggestions

Avoid building design that allows for embers to lodge in re-entrant corners, complex roof lines, gaps between building materials and unenclosed underfloor spaces. In higher risk landscapes the following should be considered:

• Building should be of simple design with minimal re-entrant corners and basic roof lines

Response

The proposed group accommodation will be designed and constructed in accordance with the relevant BAL construction standard. The group accommodation (and any future outbuildings) must be designed to prevent the accumulation of debris (for example, accumulation of leaves and bark) and entry of embers.


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5.3 Defendable space and construction

Clause 53.02-4.2 contains the following objective:

- Defendable space and building construction mitigate the effect of flame contact, radiant heat and embers on buildings.

Approved Measure AM 3.2 - Defendable space for other buildings and works

Requirement

A building used for group accommodation (including an extension or alteration to a dwelling), a dependent person’s unit, industry, office or retail premises is provided with defendable space in accordance with:

• Table 3 to Clause 52.47-3 wholly within the title boundaries of the land.

• Constructed to a bushfire attack level of BAL 12.5.

Response

Of relevance to this proposal, Table 3 to Clause 52.47-3 sets out the following defendable space requirements:

Grassland – Flat/Upslope – 35m DS at BAL12.5

Grassland – Flat/Downslope – 40m DS at BAL 12.5

Shrubland – Flat/Downslope – 70m DS (>22m required for BAL 12.5) at BAL LOW

Vegetation within the above distances of the proposed group accommodation should be managed to a minimum fuel condition.

Defendable space is located within the title boundary or to title boundary (western boundary).

Defendable space to the southern title boundary is considered appropriate given the low hazard risk to the south (managed exotic grassland).


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Alternative Measure AltM 3.3 - Defendable space for other buildings and works

Requirement

AltM 3.3: Defendable space on adjoining land Adjoining land can be counted as defendable space where

it is managed in a condition that achieves the same outcome as if it was managed and located on site.

Adjoining land may be included as defendable space where there is a reasonable assurance that the land

will remain or continue to be managed in that condition as part of the defendable space.

Response

The bushfire hazard site assessment provides the information to respond to this alternative measure.

The bushfire hazard site assessment should justify that any adjoining land meets the defendable space

requirements if this alternative measure is included in an application.

• If it can be demonstrated that adjoining land will remain in that condition it can be justified the

actual defendable space on that aspect is provided to the property boundary of the site subject to

the application.

• If adjoining land will be managed in future then a permit condition should require management to

occur before development commences.

• The bushfire management statement will need to provide evidence that the adjoining land will

remain in that condition.

• This alternative measure works alongside the approved measure. The defendable space

required, whether on site or on adjoining land, should still meet the approved measure.

• No obligation is placed (or capable of being placed) on the adjoining land. The adjoining land is

included for the purposes of the assessment of the application. Defendable space that needs to

be managed will only be on the land subject to the application.

• If vegetation is ‘partially modified’ AM 3.1 and AM 3.2 allow for defendable space to be provided

to the property boundary. There is no need to use this alternative measure in these instances.

Has Alternative Measure AM 3.3 been fully met? Yes ✓ No ☐ Partially met ☐

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5.4 Water supply and access objectives

Clause 53.02-4.3 (Water supply and access) contains the following objectives:

- A static water supply is provided to assist in protecting property. - Vehicle access is designed and constructed to enhance safety in the event of a bushfire.

Clause 53.02-4.3 contains the following approved measures to achieve the above objectives.

Approved Measure AM 4.2 - Water supply and access

Requirement

AM 4.2 A building used for accommodation (other than a dwelling or dependent person’s unit), childcare centre, education centre, hospital, leisure and recreation or place of assembly is provided with:

• A static water supply for firefighting and property protection purposes of 10,000 litres per 1,500 square metres of floor space up to 40,000 litres.

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

• An integrated approach to risk management that ensures the water supply and access arrangements will be effective based on the characteristics of the likely future occupants including their age, mobility and capacity to evacuate during a bushfire emergency.

• The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for firefighting water supplies.

• Fire authority access to the water supply (if required) will be an important factor when considering where to site the structure in AM 2.2.

• If a landowner seeks to vary the water supply and access requirements it will be through an unspecified alternative measure. Such an approach will need to demonstrate equal or superior outcomes than the approved measure.

• The water supply and vehicle access design and construction standards will be a condition on the planning permit.

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Response

It is proposed that a minimum total capacity of 40,000L be provided as a dedicated static water supply for firefighting and property protection purposes. Water tank(s) must be non-combustible and sited so that firefighting vehicles can get within 4 metres of the outlets.

The water supply outlet must be located within close proximity of the group accommodation. Fittings must be in accordance with CFA requirements.

All internal roads must provide access in accordance with the following vehicle design and construction requirements:

- All-weather construction. - A load limit of at least 15 tonnes. - Provide a trafficable width of 3.5 metres. - Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically. - Curves must have a minimum inner radius of 10 metres. - The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum grade of no more than 1 in 5

(20%) (11.3°) for no more than 50 metres. - Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle. - A turning area for fire fighting vehicles must be provided close to the building by one of the following: - A turning circle with a minimum radius of eight metres. - A driveway encircling the group accommodation. - The provision of other vehicle turning heads - such as a T or Y head – which meet the specification of Austroad

Design for an 8.8 metre Service Vehicle.

Has Approved Measures AM 4.2 been fully met? Yes ✓ No ☐ Partially met ☐

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6. CONCLUSION

The ‘group accommodation’ proposal at 1518 Timboon-Peterborough Road, Peterborough has been assessed against the requirements of the Corangamite Planning Scheme. The proposal typically requires the Clause 53.02-4 application Pathway Two. The surrounding landscape has been assessed as having very high bushfire risk.

The site has potential to be impacted by a landscape scale fire approaching from the north or north-east.

A fire from these directions would typically approach through grassland and patches of remnant

vegetation, driven by hot, dry variable northerly winds.

While areas of grassland within the surrounding area may moderate the speed and intensity of the fire

before it impacts the subject site, under conditions typical of severe, extreme or code red days, the

subject site is likely to be impacted upon by ember attack.

Remnant coastal heathy shrubland to the east-south-east (70m-170m) is a potential hazard and could

result in a high intensity fire approaching from this direction. A fire from this direction will be typically be

influenced by a change in weather (such as a southerly wind change).

In accordance with the requirements of the Bushfire Management Overlay, the following applies:

− A minimum of 75 metres defendable space for classified Shrubland to the east/south-east of the proposed group accommodation in accordance with Table 3 under Clause 53.02-4;

− A minimum of 35 metres defendable space for classified Grassland to north and south of the proposed development in accordance with Table 6 under Clause 53.02-4;

− The proposed group accommodation is to be appropriately sited on a cleared and highly managed site with defendable space from the bushfire threat, and is to be constructed to BAL12.5;

− The Timboon-Peterborough Road, with 60m driveway access upgrade, provides appropriate access and egress for emergency vehicles;

− A total (minimum) of 40,000 litres of static water supply will be provided onsite in an easily accessible location, dedicated for personal use during an emergency;

− Site access will be upgraded to accommodate emergency vehicles in accordance with requirements set out in Table 5 under Clause 53.02-5.

In light of the above, the proposal is considered to appropriately adhere to the requirements of the

Bushfire Management Overlay (if it applied to the proposed development site), ensuring risk to life and

property have been reduced to an acceptable risk.

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7. BUSHFIRE MANAGEMENT PLAN

Maintenance Schedule

Before the occupation of the building defendable space must be implemented on the land and thereafter

maintained as specified below:

- Grass must be short cropped and maintained during the declared fire danger period. - All leaves and vegetation debris must be removed at regular intervals during the declared fire

danger period. - Shrubs must not be located under the canopy of trees. - Individual and clumps of shrubs must not exceed 5m² in area and must be separated by at least

5 metres. - The canopy of trees must be separated by at least 5 metres. - There must be a clearance of at least 2 metres between the lowest tree branches and ground

level.

Additional requirements within 10 metre management zone:

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

of the building. - Plants greater than 10 centimetres in height must not be placed within 3 metres of a window or

glass feature of the building. - Trees must be trimmed to provide a minimum 10 metre clearance from the building. - Trees must not overhang or touch any elements of the building.

Outside of the Bushfire Management Overlay, areas that are subject or likely to be subject to bushfire are included in the Bushfire Prone Area designated under the Building Regulations 2006 (regulation 810). There are three forms of bushfire attack: • ember attack which occurs when small burning twigs, leaves and bark are carried by the wind • radiant heat which can ignite houses and other assets • flame contact involving burning vegetation directly touching a house or other asset. Passive risk mitigation through location, spacing and alignment of group accommodation and/or by establishing a buffer between the bushfire hazard and the development. The use of internal and perimeter roads, water bodies, and open spaces managed in a minimal fuel state, are examples of effective buffers. Buffer distances may be determined using AS3959- 2018 Building in bushfire prone areas (Standards Australia). The Australian Standard uses vegetation type and the slope of the land to determine minimum distances between a bushfire hazard and new development. A buffer distance equivalent to a bushfire attack level of 12.5 for new development should be used. Note that for land subject to the Bushfire Management Overlay different buffer distances apply. The following examples illustrate approaches that can be taken. Where such approaches are adopted the bushfire risk should usually be considered to have been reduced to an acceptable level.

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Static Water Supply Requirements

The building must be provided with a static water supply (minimum 10,000 litres) for property protection purposes. The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for firefighting water supplies. The water supply must be an above ground water tank constructed of concrete or metal. All fixed above ground water pipes and fittings required for firefighting purposes made of corrosive resistant metal.

Water tank requirements

The water supply should be stored in an above ground water tank constructed of concrete, steel, or

corrugated iron. The water supply should be identified.

Shared water tank Water supply identification

Figure 22 – Water tank and supply identification panels required (Source: CFA 2020).

Water supply outlet, pipe work and valves

Figure 23 – Water supply outlet, pipework, and valves (Source: CFA 2020).

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Access Requirements

Where the length of access is greater than 200 metres the following design and construction requirements

apply:

- All-weather construction. - A load limit of at least 15 tonnes. - Provide a trafficable width of 3.5 metres. - Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically. - Curves must have a minimum inner radius of 10 metres. - The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum grade of no more

than 1 in 5 (20%) (11.3°) for no more than 50 metres.

- Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle.

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

- A turning circle with a minimum radius of eight metres. - A driveway encircling the group accommodation. - The provision of other vehicle turning heads - such as a T or Y head - which meet the

specification of Austroad Design for an 8.8 metre Service Vehicle.

Width Dips and gradients Encroachments

Figure 24 – Access and encroachment dimensions (Source: CFA 2020).

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8. OWNERS OBLIGATIONS

There are a range of obligations of the landowner. It is important that the landowner is aware of these obligations

and understand what is required to ensure ongoing compliance.

1. Bushfire Attack Level (BAL) Rating and Construction Requirements

Future buildings and works to the land must be developed within building envelopes, nominated on the

defendable space plan, and constructed to a minimum BAL 12.5.

2. Vegetation Management and Defendable Space

The following management prescriptions must be applied and maintained in all areas nominated as ‘defendable

space’:

Within 10 metres of a building, flammable objects such as plants, mulches and fences must not be located

close to the vulnerable parts of the building such as windows, decks and eaves.

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

Grass around properties should be kept short. Five centimeters or less is considered short. All leaves and

vegetation debris must be removed at regular intervals.

Shrubs should not be planted under trees.

Plants greater than 10 centimetres in height at maturity must not be placed directly in front of a window or other

glass feature.

Tree canopy separation of two metres and overall canopy cover of no more than 15 per cent at maturity.

3. Water supply construction and maintenance requirements

Onsite static water supply is required to be significantly upgraded prior to the initial occupation of any future group

accommodation. This onsite static water supply must be designated solely for firefighting purposes and may

incorporate use of the dam within the east and at the highest elevation within the site

Prepared by: Peter Austin trading as Landtech Consulting ABN: 4531 2192 419 BSc (Env.Sc), Grad Dip Env Heath, Dip Horticulture, Dip VET, Cert IV TAE.

www.landtechconsulting.com.au

http://www.landtechconsulting.com.au/

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APPENDIX 1 – PROPOSED ACCOMMODATION DEVELOPMENT

40


APPENDIX 2 – SITE DEVELOPMENT FEATURE SURVEY

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APPENDIX 3 – LANDSCAPE SCENARIOS – LANDSCAPE ASSESSMENT13

Broader Landscape Type One

Broader Landscape Type Two

Broader Landscape Type Three

Broader Landscape Type Four

- There is little vegetation beyond 150 metres of the site (except grasslands and low-threat vegetation).

- Extreme bushfire behaviour is not possible.

- The type and extent of vegetation is unlikely to result in neighbourhood- scale destruction of property.

- Immediate access is available to a place that provides shelter from bushfire.

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

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

- Access is readily available to a place that provides shelter from bushfire. This will often be the surrounding developed area.

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

- Bushfire can approach from more than one aspect.

- The site is located in an area that is not managed in a minimum fuel condition.

- Access to an appropriate place that provides shelter from bushfire is not certain.

- The broader landscape presents an extreme risk.

- Evacuation options are limited or not available.

INCREASING RISK

13 Myers Planning 2020 from Former Planning Practice Note 65, DTPLI, 2014.

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APPENDIX 4 – BUSHFIRE ATTACK LEVELS

BAL levels explained (Source: Victorian Building Commission 2019).14

14 Victorian Building Authority 2019; Bushfire Assessment Levels Explained; Accessed from: https://www.vba.vic.gov.au/consumers/bushfire-protection

https://www.vba.vic.gov.au/consumers/bushfire-protection

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client: tiny away great ocean road pty ltd. · there is a single-lane gravel road into the property...

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