bushfire management statement · m306_briody_drive_bms_03102016_v3 6 2 site description 2.1 site...

Bushfire Management Statement

For the proposed subdivision of 150 Briody Drive, Torquay

Prepared for:

St Quentin Consulting

M306_Briody_Drive_BMS_03102016_V3 2

DDocument Information Bushfire Management Statement for the proposed subdivision of 150 Briody Drive, Torquay Report prepared by Mark Stockdale of Okologie Consulting for St Quentin Consulting Okologie Consulting 32 Nicholson Crescent Jan Juc, Victoria, 3228 ABN: 61 702 853 196 Web: www.okologie.com.au Email: [email protected] Phone: 0419 786 533

Document Control

Version Review Approval Date M306_Briody_Drive _BMS_03102016_V3 Luke Hynes

03/10/2016

© Okologie Consulting This document was prepared for the sole use of the party identified on the cover sheet and may only be used for the purposes for which it was commissioned in accordance with the Terms of the Engagement. This document is subject to copyright and no section or element of this document may be removed, reproduced, electronically stored or transmitted in any form without the prior written permission of Okologie Consulting.

Disclaimer Okologie Consulting has taken all necessary steps to ensure that an accurate document has been prepared in accordance with relevant legislation and current information. Okologie Consulting accepts no liability for any loss, injury or financial damage incurred as a result of reliance placed upon the report content or for any purpose other than that for which it was intended.

_Drive_BMS_033102016 V_ 33 22

©©©©© OOOkkkkooolllooogggiiieeeee CCCooooonnnnsssuuullltttiinnnnngaas prppp epared for the sole use of the ppe partty iiidendd tiftiftifii i diedi ddd on thtt e cover shheeh t at nd dddd maymaymay only lylyy bbe bbb used for the purpopp ses formimississisiiionononeonon d id id iin an an accoccoccocoo dardaancencencecc wiwiwiththththth thethethehehe TeTeTeT rmsrmsmsmsms ofofofofof thththhhe Ee Ee EEEngangangaagemgemgemententententn . T. T. TTThishishishihi dododocumcumcumentententntnt isisisisis sussussubjebjebjebjbj ctct ct tototot copcopopopyriyryriggght hththh andandandandand nononon sesesesesectictictititiononnss document may be removed, rerereeeproproproproproducdudududu ed,ed,ed,ed,ed, elelelelelectectectectectronononononicaicaicacaallyllylly stststststoreoreoreoreored od od odd or tr tr tr tr tranranranranransmismismismismittettettettetted id id id id n an an an an any nyny ny ny forforforforform without the priornn of Okologie Consulting.

DDDDDiiiiisssccclllaaaaaiiimmmmmeeeerrrrinng has taken all necessary steps to eo e ensusure thathathath t at at an an an accuccuccuratra e dddocuoo menenent ht as beebb n pn pn prepreprepared in accordance with

onn and current information. Okologgggieieiee ConConConCoConsulsulsulsu tintintintting ag ag aaacceccecceeeptsptsptspts no lililill abiabiabibiabilitlitlitii y fy fy fy fy or ororo anyanyany loslosloso s, injininnn ury or financial damageltt of reliance placed upon the report content or for any purpose other than that for which it was intended.


TTable of Contents

Document Information 2

Document Control 2

Summary 4

1 Introduction 51.1 Background 5

2 Site Description 62.1 Site Details 6

Figure 1 – Location plan 7

3 Methodology 83.1 Desktop Assessment 83.2 Bushfire Hazard Site Assessment 83.3 Vegetation 83.4 Topography 93.5 Bushfire Attack Level 93.6 Defendable Space 103.7 Construction Standards 103.8 Bushfire Hazard Landscape Assessment 103.9 Limitations 10

4 Bushfire Hazard Landscape Assessment 114.1 Site and Landscape Context 114.2 Vegetation Extent in the Locality 114.3 Recent Bushfire History 114.4 Potential Bushfire Scenario 114.5 Landscape Type 12

Figure 2: Bushfire Hazard Landscape Assessment 14

5 Bushfire Hazard Site Assessment 155.1 Vegetation 155.2 Topography 155.3 Bushfire Hazard Site Assessment 17

Figure 3 – Bushfire Hazard Site Assessment 18

6 Bushfire Management Statement 196.1 Application Requirements 19

Figure 4 – Defendable Space, Water and Access Plan 23

7 Conclusion 24

8 References 25

Appendix 1: Vegetation management requirements 26

Appendix 2: Access Requirements 27

Appendix 3: Water Supply Requirements 28


SSummary This Bushfire Management Statement has been prepared to support a development plan that will facilitate the future subdivision of the property. While no detailed design of the subdivision is available at this stage, the assessment was undertaken to inform the bushfire risk and management response to reduce this risk to appropriate levels. The majority of the site has been previously cleared for agricultural use, and comprises open pasture with planted windrows and scattered trees. Land to the north and east contains low-density residential properties surrounded by established gardens and woodland vegetation, which extends along Deep Creek to the east. Land to the south generally comprises open pasture with planted windrows and scattered trees. Land west of the site contains low-density residential properties surrounded by established gardens and woodland vegetation. The effective slope under Woodland vegetation to the north and east was classified as Upslope and flat land 0 degrees. Areas of Grassland vegetation to the south and west were classified as Upslope and flat land 0 degrees. The surrounding landscape was identified as Broader Landscape Type One. The potential bushfire scenario with the highest probable impact on the site involves a four-hectare area of woodland, located approximately 200 metres north of the site, which is contiguous with woodland vegetation to the north and east of the site. However, the surrounding landscape to the north and northwest of the site is highly modified and dominated by introduced pasture, which mitigates the bushfire risk to the site. The Bushfire Hazard Site Assessment identified the development is capable of achieving BAL-12.5 defendable space and construction in accordance with Column A of Table 2 to Clause 52.47-3, in response to the bushfire threat from Woodland vegetation to the north and east of the site. A drainage basin is proposed for the northern section of the site, which will assist with defendable space requirements. It is considered that the bushfire risk to the south and west will be mitigated from the future proposed residential development, which eliminates the requirement for defendable space in this area. However, no detailed design of the subdivision was available at the time of assessment; therefore, building envelopes or lot layouts have not been provided. Site access has not been identified at this stage. Briody Drive connects to Messmate Road to the west. Access for emergency service vehicles will need to comply with requirements of Table 5 of Clause 52.47-3. The static water requirement for each lot will need to be designed in accordance with Clause 52.47-3 (according to lot size), to the satisfaction of the Surf Coast Shire Council.


11 Introduction

1.1 Background Okologie Consulting was engaged by St Quentin Consulting to prepare a Bushfire Management Statement for the property at 150 Briody Drive, Torquay. The property is partially subject to the Bushfire Management Overlay (BMO) under the Surf Coast Planning Scheme (DELWP 2016a). The Bushfire Management Statement has been prepared to support a development plan that will facilitate the future subdivision of the property. While no detailed design of the subdivision is available at this stage, the assessment was undertaken to inform the bushfire risk and management response to reduce this risk to appropriate levels. The Bushfire Management Statement responds to the application requirements of Clause 44.06 BMO and associated Clause 52.47 Planning for Bushfire. The application pathway for the proposed subdivision follows Clause 52.47-2 (DELWP 2016a). This statement comprises:

• A bushfire hazard site assessment, which calculates the defendable space from the bushfire hazard as informed by the methodology of AS 3959-2009 Construction of buildings in bushfire prone areas (Australian Standard 2009).

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

• Bushfire management statement that shows how the development responds to the bushfire hazard site assessment and applies the objectives and approved measures in Clause 52.47 and requirements of Clause 44.06.


22 Site Description

2.1 Site Details The site is located at 150 Briody Drive, Torquay (Lot 3 LP219180) (Figure 1). The property covers approximately 3.3 hectares and is bounded by Briody Drive to the south, and private property to the north, east and west. The development proposal is to subdivide the land into >10 lots; however, no detailed design of the subdivision was available at the time of assessment. The site has been previously cleared for agricultural use, and comprises open pasture with planted windrows and scattered trees. Land to the north and east contains low-density residential properties surrounded by established gardens and woodland vegetation, which extends along Deep Creek to the east. Land to the south generally comprises open pasture with planted windrows and scattered trees. Land west of the site contains low-density residential properties surrounded by established gardens and woodland vegetation. The site occurs within the Surf Coast Shire municipality and is zoned General Residential Zone – Schedule 1. It is subject to Vegetation Protection Overlay – Schedule 1, Development Plan Overlay and the BMO and under the Surf Coast Planning Scheme (DELWP 2016a).

MESSMATE ROAD

COO

MB

ES R

OA

D

BR

IOD

Y D

RIV

E

BRUMBY DRIVE

GR

OSS

MA

NS

RO

AD

UNNAMED

FRO

GH

OLL

OW

DR

IVE

UNNAME

D

Figu

re 1

Site

Loc

atio

n15

0 Br

iody

Driv

e,

¹0

6012

030

Met

res

Lege

nd Subj

ect S

ite

150m

Ass

essm

ent

Area

!

_̂

MEL

BO

UR

NE


33 Methodology

3.1 Desktop Assessment The desktop assessment included a review of relevant literature and database information, including:

• Planning Schemes Online for site planning information (DELWP 2016a). • Clause 44.06 BMO Planning Provision (DELWP 2016b). • Clause 52.47 Planning for Bushfire (DELWP 2016c). • Practice Note 65: Preparing and Assessing a Planning Application Under the

Bushfire Provisions in Planning Schemes (DTPLI 2014). • The Biodiversity Interactive Map for information relating to the mapped extent

of vegetation, topography and bushfire history within the locality (DELWP 2016d).

• The Australian Standard: AS 3959-2009 Construction of buildings in bushfire prone areas (Australian Standards 2009).

• Aerial photographs of the site and surrounding areas.

3.2 Bushfire Hazard Site Assessment A bushfire hazard site assessment was undertaken on 29 March 2016. The assessment involved determining the classifiable vegetation and effective slope within a 150-metre radius of the proposed development using the method described by AS3959-2009 (Australian Standards 2009). The results of the site assessment were used to inform the requirement for defendable space and building construction under Clause 52.47 (DELWP 2016c).

3.3 Vegetation For the purposes of determining the defendable space and construction requirements under the BMO, classified vegetation is vegetation that constitutes a bushfire hazard within 150 metres of the development in accordance with the classification system of AS 3959-2009 (Australian Standards 2009) and Table 1 or Table 2 of Clause 52.47-3 (DELWP 2016c). If more than one classified vegetation type is present the ‘worst case scenario’ is applied to determine the BAL (Standards Australia, 2009). Areas of low threat vegetation are described as:

• Non-vegetated areas, including waterways, roads, footpaths, buildings and rocky outcrops.

• Low threat vegetation, 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 (Standards Australia 2009).

Modified vegetation refers to vegetation that is different from the other vegetation types shown in AS3959 and Table 1 and Table 2 of Clause 52.47-3 (DELWP 2016c).

33.4 Topography The site topography was assessed within the 150-metre assessment area, to determine the effective slope under classified vegetation in accordance with AS 3959-2009 (Australian Standards 2009). Topography (or slope) influences the rate of spread and intensity of a bushfire. Fire burns faster uphill as the slope increases so does the speed of the fire and its intensity. As a general rule, for every 10° slope, the fire will double its speed. Fires tend to move more slowly as the slope decreases, and for every 10° of downhill slope, the fire will halve its speed (CFA 2012).

3.5 Bushfire Attack Level The BAL is calculated by identifying classifiable vegetation type, the effective slope under classifiable vegetation and distances between vegetation (the hazard) and the proposed development. The higher the BAL, the higher the exposure to the effects of flame, radiant heat and ember attack from a bushfire (Plate 1).

Plate 1 . Bushfire Attack Levels and hazards associated with bushfire threats (Source: CFA 2012).


33.6 Defendable Space 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 (DTPLI 2014) (Plate 2).

Plate 2. Defendable space around a proposed dwelling (Source: DTPLI 2014c).

3.7 Construction Standards Construction requirements for buildings relating to a calculated BAL are prescribed in AS3959-2009 (Standards Australia 2009). Building construction and design can be used to minimise the impacts of ember attack and radiant heat on a building. The materials and design of a building can be used to prevent the accumulation of debris and entry of embers. Appropriate construction helps the building to withstand the potential exposure from a bushfire as the fire front passes (CFA 2012).

3.8 Bushfire Hazard Landscape Assessment The bushfire hazard landscape assessment provides information on the bushfire hazard more than 150 metres away from a development site (DTPLI 2014). The assessment included review of aerial photographs to determine the vegetation extent in the broader locality; the proximity of the site to township areas or fire refuges; the bushfire history and consideration of the likely bushfire scenarios.

3.9 Limitations The information outlined in this report relies on the accuracy of GIS layers and spatial imagery. To minimise potential errors, the most current available data was obtained from relevant sources. The bushfire hazard within the local area was determined from interpretation of aerial photography, as access to all private property was not available. Determination of vegetation classification was based on relevant standards and guidelines, and the vegetation condition and extent observed during the site assessment.


44 Bushfire Hazard Landscape Assessment

4.1 Site and Landscape Context The property is located within a General Residential Zone approximately three kilometres northwest of the Township of Torquay. Briody Drive is a two-way unsealed road that extends west to Messmate Road, which connects to Coombes Road to the north and Grossmans Road to the south. The Township of Torquay contains predominantly residential development. It does not have a neighbourhood safer place; however, it contains areas of parkland and ovals that may provide protection from the impact of extreme fire conditions.

4.2 Vegetation Extent in the Locality The site has been previously cleared for agricultural use, and comprises open pasture with planted windrows and scattered trees. Land to the north and east contains low-density residential properties surrounded by established gardens and woodland vegetation, which extends along Deep Creek to the east (Figure 2). An area of native woodland, which covers approximately four hectares, is located to the north of Coombes Road; however, the surrounding landscape north of this vegetation is highly modified and dominated by crops and open pasture. The land south of Grossmans Road generally comprises open pasture with planted windrows and scattered trees. Land west of Messmate Road contains low-density residential properties surrounded by established gardens and woodland vegetation (Figure 2).

4.3 Recent Bushfire History The Biodiversity Interactive Map (DELWP 2016a) contains data on the bushfire history for the local area from 1970. The most recent wildfire occurred approximately nine kilometres west and seven kilometres south of the site during the 1983 Ash Wednesday fires. A prescribed burn was undertaken approximately 10 kilometres west of the site in 2012 (DELWP 2016a).

4.4 Potential Bushfire Scenario The bushfire risk to the site has been assessed at the landscape scale by identifying likely bushfire scenarios and mechanisms of a bushfire that may impact the proposed development. The mechanisms of bushfire attack on a building can be a combination of sparks and embers, direct flame contact or radiant heat (CFA 2012).


Generally the assessment of bushfire risk only considers the existing conditions in regard to that application. However, as this statement has been prepared to inform the development plan that will facilitate the future subdivision, it is considered appropriate to also review the potential bushfire scenarios on the future proposed residential development within the immediate surrounds (Figure 4). Note this approach does not exempt the requirement to prepare a bushfire management statement at the point of future subdivision. Bushfire Scenario 1 The potential bushfire scenario with the highest probable impact on the site involves a four-hectare area of woodland, located approximately 200 metres north of the site, which is contiguous with woodland vegetation south of Coombes Road (Figure 2). The effective slope under the woodland vegetation is upslope/flat land. There is potential that bushfire could be driven towards the site from a northerly direction. Northerly or northwesterly winds generally associated with high-threat or extreme bushfire conditions, and the area of woodland located to the north of the site represents a potential threat to the site under these conditions. However, the fire runs in areas of woodland is less than 500 metres, and the presence of a road and managed vegetation in residential land moderates the bushfire threat to the site (also taking into account the strategically identified residential development in the immediate surrounds in Figure 4). This type of fire would most likely result from local ignition, and ember attack represents the greatest type of threat to the site under this bushfire scenario. Bushfire Scenario 2 Grassland vegetation is located south/southwest of Grossmans Road and extends north towards the site. Strong wind changes from the southwest direction are associated with high bushfire risk weather. The site could potentially be impacted by a grassfire approaching from the southwest that would likely result from local ignition. Potential fire runs to the southwest exceed one kilometre; however, presence of roads and managed (low-risk) vegetation between unmanaged Grassland to the southwest and the site would reduce the potential for direct flame contact (Figure 2). Ember attack represents the main bushfire threat to the site under this bushfire scenario. However, as future residential development is strategically identified and planned for the vacant land one kilometre to the south/southwest of the site, this would further mitigate the bushfire risk to the site under this scenario.

4.5 Landscape Type


The site corresponds to Broader Landscape Type One as specified in Practice Note 65 (DTPLI 2014).

• There is little high-threat vegetation beyond 150 metres of the site (predominantly grasslands and low-threat vegetation, with modified patches of woodland).

• Extreme bushfire behaviour is not possible due the modified condition of the surrounding landscape.

• The type and extent of vegetation is unlikely to result in neighbourhood-scale destruction of property (predominantly grasslands and low-threat vegetation, with modified patches of woodland).

• Immediate access is available to a place that provides shelter from bushfire (parks, ovals and residential areas).

Bus

hfire

Sce

nario

1Po

tent

ial F

ire R

un<1

km

Bus

hfire

Sce

nario

2Po

tent

ial F

ire R

un1k

m

LOUT

ITT

BA

YROAD

DUFFIELDSROAD

ALCOA

B

OUND

ARYTRAC

K

FORESTRO

AD

WILLOWITE ROAD

BONE

S RO

AD

PIPELINETRACK

THE

ESPLA

NADE

SHINEYEYETRA

CK

UNNA

MED

POR

TREA

THR

OA

D

COO

MB

ES R

OA

D

HARR

IS

ONT

RAC

KN

GUN

DRYS

RO

AD

HURS

T

ROAD

ALLA RD

YC ETR

A

CK

FISCHER

STREET

GREATOCEAN

ROAD

FLAXBOURNESROAD

GR

OSS

MA

NSR

OA

D

MESSMAT

EROAD

HARV

EYS

TREE

T

PETTAVEL ROAD

GHAZEEPORE ROAD

ANGLESEA ROAD

BRUSHFIELDS ROAD

COA

LM

INEROA

D

VICKERYS ROAD

BLAC

KGAT

E RO

AD

FISH

ERS

ROAD

SUR

FCO

AST

WA

LK

JARO

SITE

RO

AD

SURF COAST HIGHWAY

POINT ADDISROAD

HEN

DYM

AIN

RO

AD

NORT

ON

S RO

AD

KURZ MANS ROAD

GRA

YS R

OAD

ELKINGTONROADM

INT

ER DR

IV

E

HARRISON

TR ACK S

Figu

re 2

Bus

hfire

La

ndsc

ape

Ass

essm

ent

150

Brio

dy D

rive,

Torq

uay

¹0

1,80

03,

600

900

Met

res

Lege

nd Subj

ect S

ite15

0m A

sses

smen

tAr

eaPr

escr

ibed

Bur

nsW

ildfir

e E

vent

s

!

_̂

MEL

BO

UR

NE

TOR

QU

AY

;N

E

S

Wj j

j j


55 Bushfire Hazard Site Assessment

5.1 Vegetation Two classifiable vegetation types were recorded within the 150-metre assessment area, which met the AS 3959-2009 classification of ‘Woodland’ and ‘Grassland’ (Australian Standards 2009) (Figure 3). Vegetation within assessment area also included ‘Low-threat Vegetation’ that consists of low threat slashed grassland, cultivated gardens and non-vegetated areas (i.e. roads) (Figure 3). A description of the vegetation types within the 150-metre assessment area is outlined below. Woodland Vegetation Native vegetation to the north, east and south of the site meets the AS 3959-2009 classification of Woodland as the overstorey was between 10 to 30 metres high, the foliage cover between 10-30% dominated by eucalypts, with a grassy and shrubby understorey (Standards Australia 2009). The vegetation was dominated by Messmate Stringybark Eucalyptus obliqua, with a shrubby understorey of Golden Wattle Acacia pycnantha, Myrtle Wattle Acacia myrtifolia, Prickly Tea-tree Leptospermum continentale, Varnish Wattle Acacia verniciflua and Hedge Wattle Acacia paradoxa also present. The ground layer comprised indigenous ferns, grasses, sedges and herbs including Austral Bracken Pteridium esculentum, Weeping Grass Microlaena stipoides, Black-anther Flax-lily Dianella admixta and Kidney Weed Dichondra repens (Plates 3 and 6) (Figure 3). Grassland Vegetation Areas of introduced pasture throughout the site and within the 150-metre assessment area meet the AS 3959-2009 classification of ‘Grassland’. The vegetation was dominated by exotic pasture species such as Yorkshire Fog-grass Holcus lanatus and Perennial Ryegrass Lolium perenne, with scattered indigenous trees also present (Plates 4 and 5). Low-threat Vegetation Areas comprising maintained lawn and planted trees and shrubs in windrows, and surrounding houses meet the criteria of low-threat vegetation (Figure 3).

5.2 Topography The effective slope under Woodland vegetation to the north and east was classified as ‘Upslope and flat land 0 degrees’ category. Areas of Grassland vegetation to the south and west were classified as ‘Upslope and flat land 0 degrees’. Note: the site contains a moderate down slope (5-10 degrees) in grassland vegetation towards the north, which changes to upslope under Woodland vegetation to the north (Figure 3).


Plate 3: Grassland and Woodland vegetation - northerly aspect Plate 4: Grassland vegetation - easterly aspect

Plate 5: Grassland vegetation - southerly aspect Plate 6: Woodland vegetation - westerly aspect


55.3 Bushfire Hazard Site Assessment The Bushfire Hazard Site Assessment process is used to determine how far away from unmanaged vegetation a building would need to be to receive less than a certain level of radiant heat (e.g. a building constructed to BAL-12.5 has been designed to withstand a radiant heat flux of 12.5 kW/m2). This analysis is used to determine the most appropriate combination of defendable space and BAL construction standard for the proposed development (CFA 2012). The defendable space and construction requirements for BAL 12.5 have been provided from Column A of Table 2 to Clause 52.47-3 for a subdivision that creates 10 or more lots (Table 1). The highest BAL threat is from Woodland vegetation to the north and east, located immediately adjacent to the property boundary (Figure 3). It should be noted that the future subdivision could also potentially achieve BAL 19 from Column B of Table 2 to Clause 52.47-3 (Table 2); however, only BAL 12.5 is shown on Figures 3 and 4. Table 1. Bushfire Hazard Site Assessment Results (BAL 12.5)

Orientation Classified Vegetation

Effective Slope

Distance to Classified

Vegetation* Defendable

Space* BAL

North Woodland Flat/Upslope 0 metres 35 metres 12.5 East and

Southeast Woodland Flat/Upslope 0 metres 35 metres 12.5

South Grassland Flat/Upslope 30 metres 19 metres 12.5 West Grassland Flat/Upslope 30 metres 19 metres 12.5

*Distance from the property boundary Table 2. Bushfire Hazard Site Assessment Results (BAL 19)

Orientation Classified Vegetation

Effective Slope

Distance to Classified

Vegetation* Defendable

Space* BAL

North Woodland Flat/Upslope 0 metres 24 metres 19 East and

Southeast Woodland Flat/Upslope 0 metres 24 metres 19

South Grassland Flat/Upslope 30 metres 13 metres 19 West Grassland Flat/Upslope 30 metres 13 metres 19

*Distance from the property boundary

Ewing Blyth Drive

Flat

/Ups

lope

Flat

/Ups

lope

Flat

/Ups

lope

Flat

/Ups

lope

BR

IOD

Y D

RIV

E

GR

OSS

MA

NS

RO

AD

UNNAMED

FRO

GH

OLL

OW

DRIV

E

U NNAM

ED

MESSMATE ROAD

COO

MBE

S RO

ADFi

gure

3Bu

shfir

e H

azar

dSi

te A

sses

smen

t15

0 Br

iody

Driv

e,To

rqua

y

¹0

5010

025

Met

res

Lege

nd Subj

ect S

ite15

0m A

sses

smen

tAr

eaBA

L 12

.5 (3

3m in

from

Bou

ndar

y)Pr

opos

edD

evel

opm

ent P

lan

Basi

n R

eser

ve

Cla

ssifi

ed V

eget

atio

n

Gra

ssla

ndW

oodl

and

Low

Thr

eat

Vege

tatio

n

!

_̂

MEL

BO

UR

NE

TOR

QU

AY


66 Bushfire Management Statement

6.1 Application Requirements This bushfire management statement demonstrates the way in which the application meets the relevant objectives, approved measures, alternative measures and decision guidelines of Clause 52.47. The application pathway for the proposed subdivision follows Clause 52.47-2 (DTPLI 2014a).

Table 2. Clause 52.47 Requirements

CClause AApproved Measure AApplication Requirement

Clause 52.47-1

Dwellings in existing settlements – Bushfire

protection objective

AM 1.1

Not applicable

AM 1.2

Not applicable

AM 1.3

Not applicable

Clause 52.47-2.1

Landscape, siting and design objectives

AM 2.1

Addressed under AM 5.1

AM 2.2

Addressed under AM 5.1

AM 2.3

Not applicable

Clause 52.47-2.2

Defendable space and construction objectives

AM 3.1 AM 3.2

Not applicable

AltM 3.3 to

AltM 3.6 Not applicable

Clause 52.47-2.3 Water

supply and access objectives

AM 4.1

Addressed under AM 5.1 & AM 5.2

AM 4.2 Not applicable

Clause 52.47-2.4

Subdivision objectives

AM 5.1

Applicable to this application

AM 5.2


AM 5.3


AM 5.4


AM 5.5

Not applicable

Ta

ble

2. R

esp

onse

to A

pp

rove

d M

easu

res

A

pp

rove

d

Mea

sure

R

equi

rem

ent

Res

pon

se

Cla

use

52

.47-

2.4

Sub

div

isio

n O

bje

ctiv

es

AM

5.1

An

app

licat

ion

to s

ubd

ivid

e la

nd, o

ther

tha

n w

here

AM

5.2

ap

plie

s, d

emon

stra

tes

that

eac

h p

rop

osed

lot

is c

apab

le

of m

eetin

g:

• Th

e d

efen

dab

le s

pac

e in

acc

ord

ance

with

Col

umn

A, B

or

C o

f Ta

ble

2 t

o C

laus

e 5

2.4

7-3

. •

The

app

rove

d m

easu

res

in C

laus

e 5

2.4

7-2

.1 an

d

Cla

use

52

.47-

2.3

.

Cla

use

52

.47

-3 D

efe

nd

ab

le S

pa

ce

The

dev

elop

men

t p

rop

osal

is t

o su

bd

ivid

e th

e la

nd in

to >

10 lo

ts;

how

ever

, no

det

aile

d d

esig

n of

the

sub

div

isio

n w

as a

vaila

ble

at

the

time

of a

sses

smen

t. Th

eref

ore,

bui

ldin

g en

velo

pes

or

lot

layo

uts

have

not

bee

n p

rovi

ded

. Th

e B

ushf

ire H

azar

d S

ite A

sses

smen

t id

entif

ied

the

d

evel

opm

ent

is c

apab

le o

f ac

hiev

ing

BA

L-12

.5 d

efen

dab

le s

pac

e an

d c

onst

ruct

ion

in a

ccor

dan

ce w

ith C

olum

n A

of

Tab

le 2

to

Cla

use

52

.47-

3, i

n re

spon

se t

o th

e b

ushf

ire t

hrea

t fr

om

Woo

dla

nd v

eget

atio

n to

the

nor

th a

nd e

ast

of t

he s

ite. A

d

rain

age

bas

in is

pro

pos

ed f

or t

he n

orth

ern

sect

ion

of t

he s

ite,

whi

ch w

ill as

sist

with

def

end

able

sp

ace.

Th

e b

ushf

ire r

isk

from

Gra

ssla

nd t

o th

e so

uth

and

sou

thw

est

is

miti

gate

d b

y th

e p

rese

nce

of r

oad

s an

d m

anag

ed (

low

-ris

k)

vege

tatio

n b

etw

een

unm

anag

ed G

rass

land

to

the

sout

hwes

t an

d t

he s

ite (

>19

met

res)

, whi

ch e

limin

ates

the

req

uire

men

t fo

r d

efen

dab

le s

pac

e in

thi

s ar

ea.

Sub

div

isio

n is

cap

able

of

man

agin

g th

e b

ushf

ire r

isk

with

in t

he

pro

per

ty b

ound

ary,

as

the

def

end

able

sp

ace

can

be

who

lly

cont

aine

d o

n th

e su

bje

ct la

nd. I

t is

rec

omm

end

ed t

hat

bui

ldin

g en

velo

pes

be

site

d a

s fa

r fr

om t

he b

ushf

ire h

azar

d a

s p

ract

icab

le. D

esig

n el

emen

ts s

uch

as a

per

imet

er r

oad

can

be

used

to

sep

arat

e th

e b

ushf

ire h

azar

d f

rom

lots

. Th

e re

qui

red

d

efen

dab

le

spac

e in

re

latio

n to

th

e p

rop

erty

b

ound

ary

is

show

n in

Ta

ble

1

and

Fi

gure

4

. Th

e ve

geta

tion

man

agem

ent

req

uire

men

ts a

re o

utlin

ed in

Ap

pen

dix

1.

Cla

use

52

.47

-2.1

L

an

dsc

ap

e A

pp

rove

d M

ea

sure

2.1

Th

e su

rrou

ndin

g la

ndsc

ape

was

id

entif

ied

as

B

road

er

Land

scap

e Ty

pe

One

. Th

e p

oten

tial

bus

hfire

sce

nario

with

the

hi

ghes

t p

rob

able

imp

act

on t

he s

ite in

volv

es a

fou

r-he

ctar

e ar

ea

M30

6_B

riod

y_D

rive

_BM

S_03

1020

16_V

3 21

Ap

pro

ved

M

easu

re

Req

uire

men

t R

esp

onse

of

woo

dla

nd,

loca

ted

ap

pro

xim

atel

y 2

00

met

res

nort

h of

the

si

te,

whi

ch

is

cont

iguo

us

with

w

ood

land

ve

geta

tion

sout

h of

C

oom

bes

R

oad

. H

owev

er,

the

maj

ority

of

th

e su

rrou

ndin

g la

ndsc

ape

(i.e.

with

in 1

0 k

ilom

etre

s) t

o th

e no

rth

and

nor

thw

est

of

the

site

is

hi

ghly

m

odifi

ed

and

d

omin

ated

b

y in

trod

uced

p

astu

re, w

hich

red

uces

the

fire

thr

eat

to t

he s

ite.

The

bus

hfire

ris

k to

th

e d

evel

opm

ent

from

th

e la

ndsc

ape

bey

ond

the

site

can

be

miti

gate

d t

o an

acc

epta

ble

leve

l, as

the

d

efen

dab

le

spac

e oc

curs

in

G

rass

land

ve

geta

tion

with

in

the

pro

per

ty

bou

ndar

y.

The

req

uire

d

vege

tatio

n m

anag

emen

t m

easu

res

will

be

imp

lem

ente

d w

ith t

he o

ngoi

ng u

se o

f th

e la

nd

(sla

shin

g/m

owin

g).

Site

acc

ess

has

not

bee

n id

entif

ied

at

this

sta

ge.

Brio

dy

Driv

e co

nnec

ts t

o M

essm

ate

Roa

d t

o th

e w

est.

Acc

ess

for

emer

genc

y se

rvic

e ve

hicl

es w

ill ne

ed t

o co

mp

ly w

ith t

he r

equi

rem

ents

of

Tab

le 5

of

Cla

use

52

.47-

3 (

See

Ap

pen

dix

2).

Lo

ts o

f >1

00

0sq

m w

ill b

e re

qui

red

to

mai

ntai

n a

stat

ic w

ater

su

pp

ly o

f 10

,00

0 li

tres

sp

ecifi

cally

for

fire

fig

htin

g p

urp

oses

tha

t m

eets

the

sp

ecifi

catio

ns o

f Ta

ble

4 u

nder

Cla

use

52

.47-

3. T

he

wat

er s

upp

ly m

ay b

e in

the

sam

e ta

nk a

s ot

her

wat

er s

upp

lies

pro

vid

ed t

hat

a se

par

ate

outle

t is

res

erve

d f

or f

ire f

ight

ing

wat

er s

upp

ly.

Lots

of

50

0-1

00

0sq

m w

ill re

qui

re a

sta

tic w

ater

su

pp

ly o

f 5

00

0 li

tres

and

lots

<5

00

sqm

will

req

uire

a s

tatic

wat

er

sup

ply

of

25

00

litr

es t

hat

doe

s no

t re

qui

re f

ire a

utho

rity

fittin

gs

or a

cces

s to

tan

ks.

Bu

ildin

g D

esi

gn

– A

pp

rove

d M

ea

sure

2.3

N

o d

esig

n el

emen

ts

are

req

uire

d

to

be

end

orse

d

at

the

sub

div

isio

n st

age

. A

M 5

.2

An

app

licat

ion

to s

ubd

ivid

e la

nd z

oned

for

res

iden

tial o

r ru

ral r

esid

entia

l pur

pos

es m

ust

be

acco

mp

anie

d b

y a

pla

n th

at s

how

s:

• A

bui

ldin

g en

velo

pe

for

a si

ngle

dw

ellin

g on

eac

h lo

t th

at c

omp

lies

with

AM

2.2

and

pro

vid

es

def

end

able

sp

ace

in a

ccor

dan

ce w

ith:

o C

olum

ns A

or

B o

f Ta

ble

2 t

o C

laus

e 5

2.4

7-3

for

a s

ubd

ivis

ion

that

cre

ates

10

The

dev

elop

men

t p

rop

osal

is t

o su

bd

ivid

e th

e la

nd in

to >

10 lo

ts;

how

ever

, no

det

aile

d d

esig

n of

the

sub

div

isio

n w

as a

vaila

ble

at

the

time

of a

sses

smen

t. Th

e B

ushf

ire H

azar

d S

ite A

sses

smen

t id

entif

ied

th

e d

evel

opm

ent

is

cap

able

of

ac

hiev

ing

BA

L-12

.5

def

end

able

sp

ace

and

con

stru

ctio

n in

acc

ord

ance

with

Col

umn

A o

f Ta

ble

2 t

o C

laus

e 5

2.4

7-3

. Th

e su

bd

ivis

ion

is c

apab

le o

f m

anag

ing

the

bus

hfire

ris

k w

ithin

M30

6_B

riod

y_D

rive

_BM

S_03

1020

16_V

3

22

Ap

pro

ved

M

easu

re

Req

uire

men

t R

esp

onse

or

mor

e lo

ts; o

r o

Col

umns

A, B

or

C o

f Ta

ble

2 t

o C

laus

e 5

2.4

7-3

for

a s

ubd

ivis

ion

that

cre

ates

less

th

an 10

lots

. •

Def

end

able

sp

ace

who

lly c

onta

ined

with

in t

he

bou

ndar

ies

of t

he p

rop

osed

sub

div

isio

n.

•

Veg

etat

ion

man

agem

ent

req

uire

men

ts, i

nclu

din

g in

ner

zone

sta

ndar

ds

(as

app

rop

riate

), to

im

ple

men

t an

d m

aint

ain

the

def

end

able

sp

ace

req

uire

d u

nder

thi

s ap

pro

ved

mea

sure

. •

Wat

er s

upp

ly a

nd v

ehic

le a

cces

s th

at c

omp

lies

with

AM

4.1.

the

pro

per

ty b

ound

ary,

as

the

def

end

able

sp

ace

can

be

who

lly

cont

aine

d o

n th

e su

bje

ct la

nd (

Figu

re 4

). Th

e re

qui

red

ve

geta

tion

man

agem

ent

mea

sure

s w

ill b

e im

ple

men

ted

with

the

on

goin

g us

e of

the

land

(sl

ashi

ng/m

owin

g).

Acc

ess

for

emer

genc

y se

rvic

e ve

hicl

es w

ill ne

ed t

o co

mp

ly w

ith

the

req

uire

men

ts o

f Ta

ble

5 o

f C

laus

e 5

2.4

7-3

(A

pp

end

ix 2

).

Lots

of

>10

00

sqm

will

be

req

uire

d t

o m

aint

ain

a st

atic

wat

er

sup

ply

of

10,0

00

litr

es s

pec

ifica

lly f

or f

ire f

ight

ing

pur

pos

es t

hat

mee

ts t

he s

pec

ifica

tions

of

Tab

le 4

und

er C

laus

e 5

2.4

7-3

. The

w

ater

sup

ply

may

be

in t

he s

ame

tank

as

othe

r w

ater

sup

plie

s p

rovi

ded

tha

t a

sep

arat

e ou

tlet

is r

eser

ved

for

fire

fig

htin

g w

ater

su

pp

ly.

It sh

ould

b

e no

ted

th

at

opp

ortu

nitie

s fo

r co

mm

unal

wat

er s

upp

lies

are

enco

urag

ed, a

lthou

gh t

he lo

catio

n of

the

sha

red

wat

er s

upp

lies

need

s to

mee

t th

e re

qui

rem

ents

of

the

rel

evan

t fir

e au

thor

ity.

Lots

of

50

0-1

00

0sq

m w

ill re

qui

re a

sta

tic w

ater

sup

ply

of

50

00

lit

res

and

lots

<5

00

sqm

will

req

uire

a s

tatic

wat

er s

upp

ly o

f 2

50

0

litre

s th

at d

oes

not

req

uire

fire

aut

horit

y fit

tings

or

acce

ss t

o ta

nks.

C

laus

e 4

4.0

6-3

sp

ecifi

es a

Sec

tion

173

Agr

eem

ent

for

bus

hfire

p

rote

ctio

n m

easu

res

as a

man

dat

ory

per

mit

cond

ition

for

eac

h lo

t. Th

e S

ectio

n 17

3 A

gree

men

t is

reg

iste

red

on

the

title

of

each

lo

t cr

eate

d in

the

sub

div

isio

n.

AM

5.3

A

n ap

plic

atio

n to

sub

div

ide

land

to

crea

te 10

or

mor

e lo

ts

pro

vid

es a

per

imet

er r

oad

ad

join

ing

the

haza

rdou

s ve

geta

tion

to s

upp

ort

fire

fight

ing.

It is

re

com

men

ded

th

at

the

det

aile

d

des

ign

inco

rpor

ate

per

imet

er r

oad

. Thi

s ha

s th

e b

enef

it of

sep

arat

ing

the

bus

hfire

ha

zard

fro

m l

ots

and

ena

ble

em

erge

ncy

serv

ices

acc

ess

to

def

end

the

sub

div

isio

n fr

om a

bus

hfire

eve

nt.

AM

5.4

A

sub

div

isio

n m

anag

es t

he b

ushf

ire r

isk

to f

utur

e d

evel

opm

ent

from

exi

stin

g or

pro

pos

ed la

ndsc

apin

g,

pub

lic o

pen

sp

ace

and

com

mun

al a

reas

.

No

det

aile

d d

esig

n of

the

sub

div

isio

n w

as a

vaila

ble

at

the

time

of a

sses

smen

t; ho

wev

er, a

ny p

rop

osal

for

pub

lic o

pen

sp

ace

or

com

mun

al a

reas

sho

uld

be

des

igne

d t

o m

anag

e th

e b

ushf

ire r

isk

to t

hese

are

as.

Any

lan

dsc

apin

g of

the

sub

div

isio

n w

ill co

nfor

m t

o th

e 'C

FA

Land

scap

ing

for

Bus

hfire

G

uid

elin

es'

and

S

urf

Coa

st

Shi

re

Cou

ncil's

pub

licat

ion

'Lan

dsc

apin

g Y

our

Sur

f C

oast

G

ard

en f

or B

ushf

ire' t

o re

duc

e th

e b

ushf

ire r

isk.

Flat

/Ups

lope

Flat

/Ups

lope

Flat

/Ups

lope

Flat

/Ups

lope

MESSMATE ROAD

COO

MBE

S RO

AD

GR

OSSM

ANS

ROAD

BRUMBY DRIVE

BRI

OD

YD

RIV

E

FRO

GH

OLL

OW

DRI

VE

UNNAMED

Figu

re 4

Bush

fire

Man

agem

ent P

lan

150

Brio

dy D

rive,

Torq

uay

¹0

6012

030

Met

res

Lege

nd Subj

ect S

ite15

0m A

sses

smen

tAr

eaBA

L 12

.5 (3

3m in

from

Bou

ndar

y)Pr

opos

edD

evel

opm

ent P

lan

Basi

n R

eser

ve

Clas

sifie

d Ve

geta

tion

Gra

ssla

ndW

oodl

and

Low

Thr

eat

Vege

tatio

n !

_̂

MEL

BO

UR

NE

TOR

QU

AY

Def

enda

ble

Spa

ce M

anag

emen

t

Fuel

in th

e ar

ea o

f def

enda

ble

spac

esh

ould

be

man

aged

to th

e fo

llow

ing

cond

ition

s:

-With

in 1

0 m

etre

s of

a b

uild

ing

flam

mab

le o

bjec

ts s

uch

as p

lant

s,m

ulch

es a

nd fe

nces

mus

t not

be

loca

ted

clos

e to

the

vuln

erab

le p

arts

of

the

build

ing

such

as

win

dow

s, d

ecks

and

eave

s.

- Tre

es m

ust n

ot o

verh

ang

the

roof

line

of th

e bu

ildin

g, to

uch

wal

ls o

r oth

erel

emen

ts o

f a b

uild

ing.

-Gra

ss m

ust b

e no

mai

ntai

ned

at o

rle

ss th

an 5

cen

timet

res

in h

eigh

t, an

dal

l lea

ves

and

vege

tatio

n de

bris

mus

tbe

rem

oved

at r

egul

ar in

terv

als.

-Shr

ubs

shou

ld n

ot b

e pl

ante

d un

der

trees

.

-Pla

nts

grea

ter t

han

10 c

entim

etre

s in

heig

ht a

t mat

urity

mus

t not

be

plac

ed in

front

of a

win

dow

or o

ther

gla

ssfe

atur

e.

- Tre

e ca

nopy

sep

arat

ion

of 2

met

res

and

over

all c

anop

y co

ver o

f no

mor

eth

an 1

5% a

t mat

urity

.

Wat

er S

uppl

y an

d Ac

cess

-ot

will

be re

quire

d to

mai

ntai

n a

stat

ic w

ater

sup

ply

of 1

0,00

0 lit

res

spec

ifica

lly fo

r fire

figh

ting

purp

oses

.Th

e w

ater

sup

ply

may

be

in th

e sa

me

tank

as

othe

r wat

er s

uppl

ies

prov

ided

that

a s

epar

ate

outle

t is

rese

rved

forf

ire

fight

ing

wat

er s

uppl

y.

- Th

ere

are

no a

cces

s de

sign

and

cons

truct

ion

requ

irem

ents

as

the

leng

thof

acc

ess

is le

ss th

an 3

0 m

etre

s.

Con

stru

ctio

n R

equi

rem

ents

-w

ellin

gs to

be

cons

truct

ed to

BAL-

19 in

acc

orda

nce

with

AS3

959

requ

irem

ents

.

Land

scap

ing

- Any

land

scap

ing

of th

e su

bdiv

isio

nw

ill co

nfor

m to

the

CFA

Lan

dsca

ping

for B

ushf

ire G

uide

lines

to re

duce

the

bush

fire

risk


77 Conclusion The Bushfire Management Statement has been prepared to support a development plan that will facilitate the future subdivision of the property; however, future subdivision will be required to comply with the relevant objectives and approved measures of Clause 52.47-2. The Bushfire Hazard Site Assessment identified the development is capable of achieving BAL-12.5 defendable space and construction in accordance with Column A of Table 2 to Clause 52.47-3 in response to the bushfire threat from Woodland vegetation to the north and east of the site. A drainage basin is proposed for the northern section of the site, which will assist with defendable space. The bushfire risk from Grassland to the south and southwest is mitigated by the presence of roads and managed (low-risk) vegetation between unmanaged Grassland to the southwest and the site (>19 metres), which eliminates the requirement for defendable space in this area. It is recommended that:

• The building envelopes are sited as far from the bushfire hazard as practicable. • A perimeter road is incorporated into the detailed design. • Access for emergency service vehicles comply with the requirements of Table 5

of Clause 52.47-3. • The static water requirement for each lot is designed in accordance with Clause

52.47-3 (according to lot size), to the satisfaction of the Surf Coast Shire Council.


88 References CFA 2011. Landscaping For Bushfire: Garden design and plant selection. Country Fire Authority. CFA 2012. Planning For Bushfire: Guidelines for meeting Victoria’s bushfire planning requirements. Country Fire Authority. DEWLP 2016a. Planning Maps Online. Department of Environment, Water, Land and Planning: http://planningschemes.dpcd.vic.gov.au DEWLP 2016b. Clause 44.06 Bushfire Management Overlay. Department of Environment, Water, Land and Planning: http://planningschemes.dpcd.vic.gov.au DEWLP 2016c. Clause 52.47 Planning for Bushfire. Department of Environment, Water, Land and Planning: http://planningschemes.dpcd.vic.gov.au DEWLPd. Biodiversity Interactive Map. Department of Environment, Water, Land and Planning: http://mapshare2.dse.vic.gov.au DTPLI 2014. Practice Note 65: Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes. Department of Transport, Planning and Local Infrastructure. Standards Australia 2009. Australian Standard: Construction of buildings in bushfire-prone areas AS 3959 – 2009. Published by Standards Australia, Sydney, NSW.


AAppendix 1: Vegetation management requirements Fuel in the area of defendable space should be managed to the following conditions:

• 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 must be no maintained at or less than 5 centimetres in height, and 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 in

front of a window or other glass feature. • Tree canopy separation of 2 metres and overall canopy cover of no more than

15% at maturity. Any landscaping of the subdivision will conform to the 'CFA Landscaping for Bushfire Guidelines' and Surf Coast Shire Council's publication 'Landscaping Your Surf Coast Garden for Bushfire' to reduce the bushfire risk.


AAppendix 2: Access Requirements The proposed length of the driveways from the road to the building and water supply outlet (including gates, bridges and culverts) is less than 30 metres (Figure 4). The minimum design requirements for the driveway are:

• Curves in driveway must have a minimum inner radius of 10 metres. • The average grade must be no more than 1 in 7 (14.4�) (8.1°) with a maximum of

no more than 1 in 5 (20�) (11.3°) for no more than 50 metres. • Dips must have no more than a 1 in 8 (12.5�) (7.1°) entry and exit angle.

The driveway must:

• Be designed, constructed and maintained for a load limit of at least 15 tonnes and be of all-weather construction.

• Be clear of encroachments at least 4 metres vertically. • Provide a minimum trafficable width of 3.5 metres and be substantially clear of

encroachments for at least 0.5 metres on each side (see Plate 7).

Plate 7: Vehicle clearance requirements (Source: CFA 2012)

_Drive_BMS_033102016 V_ 33 2727


AAppendix 3: Water Supply Requirements The water supply is required to meet the following specifications:

• The water supply must be stored in an above ground water tank constructed of concrete, steel or corrugated iron.

• The water supply must be located within 60 metres of the outer edge of the building (including any obstructions).

• The water supply outlet/s must be fixed to the water tank. • All pipework between the water supply and the outlet/s must be 64 millimetres

(minimum) nominal bore (Plate 8). • All fixed above-ground water pipelines and fittings must be of non-corrodible

and non-combustible materials. • Be located so that fire brigade vehicles are able to get to within 4 metres of the

water supply outlet and the outlet must face away from the building if located less than 20 metres from the building to enable access during emergencies.

• Incorporate an additional 64 millimetres (minimum) gate or ball valve and 64 millimetres (fixed size), 3 threads per inch, male fitting to suit a CFA coupling.

• Incorporate a vortex inhibitor or additional water must be provided to ensure that the volume of water available is not restricted by a vortex.

• The water supply outlet must incorporate a ball or gate valve to provide access to the water by the resident of the dwelling.

All below-ground water pipelines must be installed to at least the following depths:

• subject to vehicle traffic: 300 millimetres • under dwellings or concrete slabs: 75 millimetres • all other locations: 225 millimetres.

The water supply must be readily identifiable from the building or appropriate signage must be provided (Plate 9) which:

• has an arrow pointing to the location of the water supply. • has dimensions of not less than 310 millimetres high and 400 millimetres long. • is red in colour, with a blue reflective marker attached. • is labelled with a ‘W’ that is not less than 15 centimetres high and 3 centimetres

thick.


PPlate 8: Water supply outlet, pipework and valve requirements (Source: CFA 2012a)

Plate 9: Water supply identification requirements (Source: CFA 2012)

bushfire management statement · m306_briody_drive_bms_03102016_v3 6 2 site description 2.1 site...

Documents