property address - hepburn.vic.gov.au · golden age homes has been engaged by paul spiel to prepare...
TRANSCRIPT
33 Main Street
Lyonville _____________________________________________________________________________
Planning report in support of a re-erection of a dwelling and proposed garage
April 2020
Contents
1.0 Introduction…………………………………………………………………………. 1
2.0 Proposal……………………………………………………………………………… 2
3.0 Existing Planning Controls………………………………………………………. 2
3.1 Zoning………………………………………………………………............. 2
3.2 Overlays & responses……………………………………………………… 3
4.0 Conclusion………………………………………………………………………….. 4
Appendices
APPENDIX A: Certificates of Title
APPENDIX B: Proposed Plans
APPENDIX C: Land Capability Assessment
APPENDIX D: Email from Goulburn Murray Water
APPENDIX E: Bushfire Management Statement
APPENDIX F: S173 Agreement
1.0 Introduction
Golden Age Homes has been engaged by Paul Spiel to prepare and submit a planning permit application for the re-erection of a dwelling and proposed garage for 33 Main Street Lyonville.
This report has been prepared in support of the application and includes:
• A description of the proposal • Identification of relevant planning controls; and • An assessment of the proposal against the relevant planning provisions of the Hepburn
Shire Council.
Application Details Property Details: 33 Main Street, Lyonville VicRoads Reference: 59 F8 Current Land Use: Vacant land Zones: Township Zone (TZ) Overlays: Bushfire Management Overlay (BMO)
Environmental Significance Overlay (ESO)
Planning Permit Requirements: Building & works associated with a dwelling as per the TZ, BMO and ESO.
Assessing Authority: Hepburn Shire Council Applicant: Golden Age Homes
Consultant: Jonathan Morelli
P: 0359 644 077 E: [email protected]
Owner: Paul Spiel E: [email protected] P: 0425 296 227
Contact Person: Jonathan Morelli Consultant Golden Age Homes PO Box 64 Seville VIC 3139 P: (03) 59 644 077 M: 0423 260 833 E: [email protected]
1
2.0 Proposal
The application seeks approval for the re-erection of a dwelling and the construction of a garage. The proposed re-erected dwelling is located towards the northern boundary with access via Main Street, which the front of the dwelling faces, and Tram Street to the south. The dwelling is a classic Edwardian weatherboard home, which will enhance the existing fabric of the neighbourhood character.
The proposed garage is located towards the western boundary, approximately 24.5m south-west of the proposed re-erected dwelling. The garage is accessed via a driveway off Tram Street, and the colours are neutral so as to blend with the re-erected dwelling and the surrounding local character.
The proposed site coverage is low, being approximately 10% of the total area.
The subject site is located within a Bushfire Prone Area which makes it subject to the regulations of the Building Code and therefore an assessment rating will be undertaken to establish the relevant BAL rating.
3.0 Existing Planning Controls
3.1 Zoning
Pursuant to the Hepburn Shire Planning Scheme, the property is contained within the Township Zone (32.05). The proposal is in accordance with the relevant purposes of the zone, which alongside implementing State and Local Planning Policy are:
• To provide for residential development and a range of commercial, industrial and other uses in small towns
• To encourage development that respects the neighbourhood character of the area
• To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations
Pursuant to Clause 32.05-3, a permit is not required to construct or extend one dwelling on a lot of more than 300 square metres, or construct or carry out works normal to a dwelling. A permit is also not required to make structural changes to a dwelling provided the size of the dwelling is not increased or the number of dwellings is not increased.
A permit is not required to construct or extend a front fence within 3 metres of a street if the fence is associated with one dwelling on a lot of more than 300 square metres. Further, a permit is not required to construct an outbuilding, other than a garage or carport, provided the gross floor area does not exceed 10 square metres and the maximum building height does not exceed 3 metres.
Response – TZ
Pursuant to Clause 32.05, a permit is required to construct a garage on the lot. The proposed garage area is approximately 54 square metres, which will integrate seamlessly into the existing neighbourhood character and add further amenity to the site. The proposed development is appropriate for the site and its classical
2
architectural style will enhance the existing neighbourhood character, contributing to the multitude of different design styles already present in the area. The proposed re-erection of the dwelling shall not negatively impact the use of surrounding land, as the dwelling has minimal site coverage and does not affect any adjacent sites.
3.2 Overlays
The subject site is affected by an Environmental Significance Overlay (42.01). Alongside implementing State and Local Planning objectives, the purposes of the ESO are:
• To identify areas where the development of land may be affected by environmental constraints
• To ensure that development is compatible with identified environmental values.
The purposes of Schedule 1 to the ESO are:
• To protect the quality of domestic water supplies within the Shire and the broader region
• To maintain and where practicable enhance the quality and quantity of water within watercourses
• To prevent increased runoff or concentration of surface water leading to erosion or siltation of watercourses
• To prevent erosion of banks, streambeds adjoining land and siltation of watercourses, drains and other features
• To prevent pollution and increased turbidity and nutrient levels of water in natural watercourses, water bodies and storages.
Pursuant to Clause 42.01, a planning permit is required to construct a building or construct or carry out works; however, as per Schedule 1 of the ESO, a permit is not required for buildings and works for a dwelling, provided that it is connected to a reticulated sewer system and any site cuts are less than 1m deep and less than 300 square metres in area. A permit is not required to remove, destroy or lop vegetation unless it involves any vegetation on site area greater than 1 ha or within 30m of a waterway.
Response – ESO
Pursuant to Clause 42.01 and Schedule 1 of the ESO, a permit is required to carry out works associated with the proposed re-erected dwelling as it is not connected to a reticulated sewer system and requires a waste-water management system. The site shall have a primary waste-water treatment system, and the land capability assessment for this site recommends a secondary treatment system, located towards the northern boundary to further reduce environmental risk. A copy of correspondence with Goulburn Murray Water has been attached in the appendices for further information. The assessment further recommended an EPA compliant sand filter system to be used on the site. The dwelling is located approximately 246m from the nearest watercourse and over 500m from Loddon River; the dwelling will not impact the quantity or quality of water of surrounding watercourses. The proposed garage shall have a minimal footprint on the lot and shall not affect any existing waterways or vegetation.
3
The subject site is affected by a Bushfire Management Overlay (44.06). Alongside implementing State and Local Planning objectives, the purposes of the BMO are:
• 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.
Pursuant to the BMO, a planning permit is required to construct a building or to construct or carry out works associated with Accommodation (including a DPU).
This includes an alteration or extension to an existing building used for a dwelling or a dependent person’s unit that is more than 50% of the gross floor area of the existing building.
Response – BMO
A BAL has been stipulated by Sam Thompson of Regional Planning and Design.
The BMS notes that the proposed development be constructed to a standard of BAL 29, and that a defendable space be maintained around the property in accordance with the approved drawings.
4.0 Conclusion
The proposed works are appropriate for the site and surrounds given the following:
• The proposal meets the State and Local Planning Policy Framework objectives, in that it will better facilitate the use of the land for a dwelling without adversely affecting existing infrastructure or the environmental surrounds.
• The proposal incorporates a design that is site responsive and respects the surrounding context.
• No loss of amenity will result from the use and development.
We trust that sufficient information has been included in this application for a successful assessment and request Hepburn Shire Council support the application by issuing a planning permit.
Golden Age Homes Pty. Ltd.
April 2020
4
APPENDIX A
Register Search Statement - Volume 12189 Folio 430
Copyright State of Victoria. This publication is copyright. No partmay be reproduced by any process except in accordance with theprovisions of the Copyright Act 1968 (Cth) and for the purposes ofSection 32 of the Sale of Land Act 1962 (Vic) or pursuant to a writtenagreement. The information is only valid at the time and in the formobtained from the LANDATA REGD TM System. None of the State ofVictoria, LANDATA REGD TM System, Victorian Land Registry ServicesPty. Ltd. ABN 86 627 986 396 as trustee for the Victorian LandRegistry Services Trust ABN 83 206 746 897 accept responsibility forany subsequent release, publication or reproduction of theinformation.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 12189 FOLIO 430 Security no : 124081836231D
Produced 25/02/2020 04:21 PM
LAND DESCRIPTION----------------Lot 4 on Plan of Subdivision 831112E.PARENT TITLES :Volume 03266 Folio 032Volume 09630 Folio 137 to Volume 09630 Folio 138Created by instrument PS831112E 24/02/2020
REGISTERED PROPRIETOR---------------------Estate Fee SimpleSole Proprietor
PAUL FERDINUNDAS SPIEL of 2/8 SALISBURY STREET GLENROY VIC 3046PS831112E 24/02/2020
ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------MORTGAGE AN958848H 22/06/2017
NATIONAL AUSTRALIA BANK LTD
Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section24 Subdivision Act 1988 and any other encumbrances shown or entered on theplan set out under DIAGRAM LOCATION below.
AGREEMENT as to part Section 173 Planning and Environment Act 1987AS764607T 02/12/2019
DIAGRAM LOCATION----------------SEE PS831112E FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS-----------------------------
NUMBER STATUS DATEPS831112E (S) PLAN OF SUBDIVISION Registered 24/02/2020
------------------------END OF REGISTER SEARCH STATEMENT------------------------
Additional information: (not part of the Register Search Statement)
Street Address: 4 TRAM STREET LYONVILLE VIC 3461
ADMINISTRATIVE NOTICES----------------------
NIL
eCT Control 00200Q NATIONAL AUSTRALIA BANK (STATE SECURITIES)Effective from 24/02/2020
DOCUMENT END
Delivered from the LANDATA® System by SAI Global Property Division Pty LtdDelivered at 25/02/2020, for Order Number 61149705. Your reference: D/10648/Spiel.
Sheet 1 of 2 Sheets
(Metres) OriginEasementReference Purpose Width
EASEMENT INFORMATION
PLAN OF SUBDIVISIONEDITION
Stage No. LRS use only
ORIGINAL SHEETSIZE: A3
IDENTIFIER COUNCIL / BODY / PERSON
Notations
Planning Permit No. PA1973
Land Benefited/In Favour Of
Legend: A - Appurtenant Easement E - Encumbering Easement R - Encumbering Easement (Road)
PS831112E
NIL
NIL
Plan Number
SURVEY: This plan is based on survey.
This survey has been connected to permanent marks no(s) 8, 9In proclaimed Survey Area no.
VESTING OF ROADS AND / OR RESERVES
STAGING: This is not a staged subdivision.
Notations
DEPTH LIMITATION:15·24m applies to CA 6 only.
Location of LandParish:Township:
Section:Crown Allotment:
Title References:
Zone(Of approx. centre of plan)E
Last Plan Reference:
Postal Address:
BULLARTO
3, 4 & 6
33 MAIN STREET,
LYONVILLE
MGA 94 Co-ordinates:
N257450
5858740 55
1
LYONVILLE VIC 3461
M 0408 994 985PO BOX 77, DAYLESFORD 3460
SURVEYORS REF: 3216
ROWAN LESLIE MOBBS L.S. VERSION 1
www.walshmobbs.com.au
Vol:9630 Fol:137, Vol:3266 Fol:032, Vol:9630 Fol:138
TP290978L, TP291774X, TP354623X
Council Name: Hepburn Shire Council
SPEAR Reference Number: S142042T
2523m²
6
3319m²
3
4275m²
4
100·58276°13'50"
100·
58
6°13
'50"
96°13'50"
100·
5818
6°13
'50"
19·1955°41'20
96°14'
75·5
8
34·58
33
33
100·
58
6°13
'50"
67·58
33
25
TRAM STREET
MAI
N
S
TREE
T
6°13
'50"
63·1
1
Plan Number
M.G
.A. 2
020
ZO
NE
55
LENGTHS ARE IN METRES
SCALE
PS831112E
7·5 7·5 15 22·5 300
1:750 Sheet 2ORIGINAL SHEET SIZE: A3
SURVEYORS REF: 3216
ROWAN LESLIE MOBBS L.S. VERSION [email protected] 0408 994 985PO BOX 77, DAYLESFORD 3460
www.walshmobbs.com.au
GOVERNMENT ROAD
100·58
APPENDIX B
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BAL-29
ExternalWalls-Fibre-cementmin6mmthick,sheetsteelorbushfireresistingtimberortimbertreatedwithapprovedfireresistantpaintFloors(Bearers,Joistsetc)->400mmabovegroundNRSub-floor(posts,stumpsetc)-Non-combustiblematerialDecks,Rampsetc-BushfireresistingtimberRoof-Fullysarkedwithgapsgreaterthen3mmtobesealedwithnon-combustiblematerialFascia&Bargeboards-BushfireresistingtimberormetalEavelining-4.5mmfibrecementWindows-5mmtoughenedglassORBehindbushfireshuttersExternaldoors-Solidtimbermin35mmthickorbehindbushfireshuttersBalustrades&handrails-<125mmfromglazingorcombustiblewalltobebushfireresistingtimber
GeneralNotes:G1. ALLSTRUCTUREASPEREXISTINGG2. Donotscaledrawings.Usewrittendimensionsonly.Clienttoverifyall
dimensions,conditionsandlevelsG3. FigureddimensionstakeprecedenceoverscaleddimensionsG4. ThesedrawingsmustbeusedforrelocationpurposesonlyG5. Siteplanmeasurementsinmetres,allothermeasurementsin
millimetresunlessnotedotherwiseG6. Thesedrawingsshallbereadinconjunctionwithallrelevantstructural
andallotherconsultants,drawings/detailsandwithanyotherwritteninstructionsissuedinthecourseofthecontract
G7. AbuildingPermitisrequiredpriortothecommencementoftheseworks.ThereleaseofthesedocumentsisconditionaltotheOwnerobtainingtherequiredBuildingPermit.
G8. Windowsizesnominatedarenominalonly.ActualsizemayvaryG9. SiteClassificationSiteclassificationasClass:[P]RefertosoilreportNo:[190504]By:[GRAEMEO'BRIEN]
G10. BYCLIENT:Smokedetectorsmustbehardwired&interconnectedasperNCC3.7.2
G11. BYCLIENT:StepsStepsizes(otherthanforspiralstairs)tobe:-Risers(R)190mmmaximumand115mmminimum-Going(G)355mmmaximumand240mmminimum-2R+1G=700mmmaximumand550mmminimum-withlessthan125mmgapbetweenopentreads.
G12. BYCLIENTProvidebarrierswherechangeinlevelexceeds1000mmabovethesurfacebeneathlandings,rampsand/ortreads.Barriers(otherthantensionedwirebarriers)tobe:
-1000mmmin.abovefinishedsurfacelevelofbalconies,landingsorthelike,and-865mmmin.abovefinishedsurfacelevelofstairnosingorramp,and-verticalwithlessthan125mmgapbetween,and-anyhorizontalelementwithinthebarrierbetween150mmand760mmabovethefloormustnotfacilitateclimbingwherechangesinlevelexceeds4000mmabovethesurfacebeneathlandings,rampsand/ortreads.
G13. WirebarrierconstructiontocomplywithNCC(BCA)TN002-2015GeneralNotesforResidentialWorks-RevisedMay2015Part3.9.2.3forClass1and10BuildingsandNCC(BCA)Volume1PartD2.16forotherClassesofBuildings
G14. BYCLIENT:Landings:MIN.1.0mx1.0mtoallexternaldoorsG15. BYCLIENT:ProvideR3.5insulationtoclg.'s
G16. BYCLIENT:Allstormwatertobetakentothelegalpointofdischargeto
theRelevantAuthoritiesapprovalG17. TheBuilderandSubcontractorsshallcheckandverifyalldimensions,
setbacks,levelsandspecificationsandallotherrelevantdocumentationpriortothecommencementofanyworks.Reportalldiscrepanciestothisofficeforclarification
G18. TheseplanshavebeenpreparedfortheexclusiveusebytheClientofGoldenAgeHomes('TheDesigner')forthepurposeexpresslynotifiedtotheDesigner.AnyotherpersonwhousesorreliesontheseplanswithouttheDesigner'swrittenconsentdoessoattheirownriskandnoresponsibilityisacceptedbytheDesignerforsuchuseand/orreliance
G19. TheClientand/ortheClient'sBuildershallnotmodifyoramendtheplanswithouttheknowledgeandconsentofGoldenAgeHomesexceptwhereaRegisteredBuildingSurveyormakesminornecessarychangestofacilitatetheBuildingPermitapplicationandthatsuchchangesarepromptlyreportedbacktoGoldenAgeHomes
G20. Theapprovalbythisofficeofasubstitutematerial,workpractice,variationorthelikeisnotanauthorisationforitsuseoracontractvariation.AllvariationsmustbeacceptedbyallpartiestotheagreementandwhereapplicabletheRelevantBuildingSurveyorpriortoimplementinganyvariation
G21. Thesenotesareneitherexhaustivenorasubstituteforregulations,statutoryrequirements,buildingpracticesorcontractualobligationsandunlessexpresslystatedorotherwise,areprovidedonlyasguidelines.Noresponsibilityisacceptedfortheiruse.
Footings-StumpsFS1. Conc.stumps:
100x100mm.upto1400mm.long(1wire)100x100mm.upto1800mm.long(2wires)125x125mm.upto3000mm.long(2wires)stumpsexceeding1200mmabovegroundleveltobebracedinaccordwithAS3600wherenoperimeterbrickworkprovidedStumpbearingon350mmDIAx150mmthickconcretepad,unlessotherwisenoted.Foundingdepthaspersoilreport.ConcretestumpstohaveAntcaps
FS2. Steelstumps75x75x2.0SHSupto1400mmlong75x75x2.0SHSupto1800mmlong75x75x2.0SHSupto3000mmlongstumpsexceeding1200mmabovegroundleveltobebracedinaccordwithAS4100wherenoperimeterbrickworkprovidedmustbefullyenclosedandsealedwithaweldedtopplate;andencasedinconcreteslopingawayfromthestumpandfinishingnotlessthan100mmabovefinishedgroundlevel;andcorrosionprotectedStumpbearingon350mmDIAx150mmthickconcretepad,unlessotherwisenoted.Foundingdepthaspersoilreport.
FS3. Timberstumps100x100upto1500mmlong125x125upto1800mmlong150x150upto2250mmlong200x200upto3000mmlongstumpsexceeding1200mmabovegroundleveltobebracedinaccordwithAS1684wherenoperimeterbrickworkprovidedStumpbearingon250x360x75thicksoleplate.Foundingdepthaspersoilreport.TimberstumpstohaveAntcaps
FS4. Stumpsmustbeembeddedintothefoundationmaterialnotlessthan30%oftheirheightabovegroundlevelor450mm,whicheveristhegreater.
StormwaterS1. 90mmDIA.Class6UPVCstormwaterlinelaidtoaminimumgradeof
1:100andconnectedtothelegalpointofstormwaterdischarge.Provideinspectionopeningsat9000mmC/Candateachchangeofdirection.Thecovertoundergroundstormwaterdrainsshallbenotlessthan
100mmundersoil50mmunderpavedorconcreteareas100mmunderunreinforcedconcreteorpaveddriveways75mmunderreinforceddriveways
DECKNOTES:
DECKING90X19MERBEAUFIXEDWITHSUITABLEDECKINGSCREWSOR140X19MERBEAUFIXEDWITHSUITABLEDECKINGSCREWS
JOISTS(LESSTHAN1mABOVEGROUND)90X45MGP10TREATED@450¢
MAXSINGLESPAN1300MAXCONTINUOUSSPAN1800OR140X45MGP10TREATED@450¢
MAXSINGLESPAN2600MAXCONTINUOUSSPAN3100JOISTS(MORETHAN1mABOVEGROUND)90X45MGP10TREATED@450¢
MAXSINGLESPAN1300MAXCONTINUOUSSPAN1600OR
140X45MGP10TREATED@450¢MAXSINGLESPAN2600MAXCONTINUOUSSPAN2600
BEARER(LESSTHAN1mABOVEGROUND)2/90X45MGP10TREATED(RLW1200)
MAXSINGLESPAN1800MAXCONTINUOUSSPAN2000OR
2/140X45MGP10TREATEDMAXSINGLESPAN2800MAXCONTINUOUSSPAN3100BEARER(MORETHAN1mABOVEGROUND)2/90X45MGP10TREATED(FLW1200)
MAXSINGLESPAN1500MAXCONTINUOUSSPAN1500
2/140X45MGP10TREATEDMAXSINGLESPAN2400MAXCONTINUOUSSPAN2400
STUMPS100X100CONCRETESTUMPSBEARINGON300DIAX200CONCRETEPAD@1200¢OR100X100CYPRUSSTUMPSBEARINGON300X200X50CYPRUSSOLEPLATES@1200¢
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18.0m
9.7m
11.0m
17.1m
~246mTOWATERCOURSE
40.1m1.0
m
24.5m
34m
2:0 0PM 22/9 /19
2523m²
6
3319m²
3
4275m²
4
100·58
276°13'50"
100·58
6°13'50"
100·58
96°13'50"
100·58
186°13
'50"
19·19
55°41'
20
96°14'
75·58
34·58
33
33
100·58
6°13'50"
67·58
33
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713
713
714
714
715
715
716
716
717
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718
718
719
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Cottage
Sheds
TRAMSTREET
EDGEOFBITUMEN
PROPOSED AC
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PROPOSEDALL
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MIN.3.5M
PROPOSED
ACCESS
MAINST
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EXISTING
ACCESS
UNMADEROAD
Dry
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6°13'50"
63·11
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M.G.A.94ZONE55
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5.0m
18.0m
9.7m
11.0m
17.1m
40.1m
1.0m
24.5m
34m
2:00PM22/9/19
2523m²
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3319m²3
4275m²4
100·58276°13'50"
100·58
6°13'50"
100·58 96°13'50"
100·58
186°13'50"
19·19
55°41' 20
96°14'
75·58
34·58
33
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6°13'50"
67·58
33
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713
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714
714
715
715
716
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TRAMSTREET
EDGEOFBITUMEN
PROPOSED
ACCESS PROPOSEDALL
WEATHERACCESSMIN.3.5M
PROPOSEDACCESS
MAINSTREET
EXISTING
ACCESS
UNMADEROAD
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6°13'50"
63·11
APPROXAREAOFPROPOSEDMAX
400mmCUT
PROPOSEDRELOCATEDDWELLING
BUILDINGENVELOPEAS
PERBMS
WATERTANKSINCORPORATING
FIREFIGHTINGUSEASPERBMS
DAM
PROPOSEDGARAGE
(6X9)
DESIGNATEDPRIMARYEFFLUENTFIELDAS
PERAPPROVEDPLANNINGPERMITNO.
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DESIGNATEDSECONDARYEFFLUENT
FIELDASPERAPPROVEDPLANNINGPERMITNO.
1813
90mmAG.DRAINSTOBASEOFALLCUTSTOBECONNECTEDTOLPOD
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APPENDIX C
33 Main Street, Lyonville
LAND CAPABILITY ASSESSMENT
APRIL 24 2019
Land Capability Assessor Dr Chris Day Archaeo-Environments Pty Ltd ABN 89 119 932 437
1
LAND CAPABILITY ASSESSMENT 33 Main Street, Lyonville SUMMARY A land capability assessment has been commissioned by Sam Thompson of Regional Planning and Design Pty Ltd on behalf of owner/client Paul Spiel for 33 Main Street, Lyonville. It is understood that an LCA is required for planning approval for planned lot realignment and residential development. The subject property occupies an area of 1 hectare with proposed realignment of the existing 3 lots, construction of new dwellings on lots 3 and 4 and retention of the existing dwelling on lot 6. Local geology is characterised by gentle volcanic terrain with typical deep gradational soils. Micro-relief across the block includes gently sloping ground to the north and north-west (1-2%). A field inspection was conducted on February 26, 2018. The location of building envelopes in Lots 3 and 4 are shown in Fig 3 with location of recommended primary waste water envelopes across all lots as follows : Lot 6 An area of 375m2 is available to the south of the existing 2br dwelling which respects a 20m setback from a local water bore. Lot 3 An area of some 375m2 is available to the north-east of the planned building envelope (2br) on gentle 1-2% slopes and red gradational soils. Common percolation rates within these soils are 25-30cm/day. Lot 4 An area of 560m2 is available to the west of the planned building envelope (3br) on 1-2% slopes with locally red gradational soils and percolation rates of 20-30cm/day. Areas for reserve WWEs are included in Fig 3. The various WWEs are set back from a dam to the north-west and over 100m from any drainage lines and waterways. Water balance calculations have been used as a basis to assign the size of land application areas (WWE) cited above. It is recommended that a secondary waste water treatment system would be required. Application of treated waste water should be via subsurface irrigation. A sand filter would be suitable and allow use of higher grade treated water on garden beds or trees. This could be accommodated within the waste water envelopes described above. This would account for high rainfall conditions within this part of Victoria especially in late winter when rainfall forms a higher component of net subsurface drainage. Local management would include :
- Vegetation of selected disposal fields with shrubs and trees to improve transpiration and enhance soil capacity
- There may be occasional rock (floaters) within the soil profile - The active disposal field should be restricted from access by vehicles,children, pets and
visitors. - The irrigation lines may be designed throughout landscaped gardens, tree plots within the
block -
ABOUT THE AUTHOR Dr Chris Day DPhil, MIFA Director, Archaeo-Environments Ltd Chris has over 30 years experience in geology, geomorphology, soils and heritage work which included 12 years in Bendigo and Benalla with DSE. This included management of catchment and salinity research teams and soil and soil permeability (recharge) mapping as a basis for Dryland Salinity Management Plans across the Avoca, Loddon, Campaspe and Goulburn Broken Catchments.
2
1 INTRODUCTION
A land capability assessment was commissioned by Sam Thompson of Regional Planning and Design Pty Ltd on behalf of Client Paul Spiel for proposed lot re-subdivision and development (residential dwellings) at 33 Main Street, Lyonville (the subject property). The block lies within the Hepburn Shire and within the Cairn Curran Proclaimed Catchment. Hepburn Shire requires that a Land Capability Assessment (LCA) be carried out as part of the Planning Permit process in relation to a residential development of the subject property. This provision is to ensure that wastewater disposal for any residential development will be as environmentally sustainable as possible. The LCA approach is conservative, aimed at the protection of environmental (and human) health. It is not intended to support a particular proposal, but rather to describe the existing land parcel and suggest how adverse environmental impacts of the proposal may be minimised. The Septic Tank Code of Practice requires that a Land Capability Assessment should “...allow Council to be fully informed in preparing conditions for the development”. 2 BACKGROUND 2.1 BRIEF The Land Capability Assessment is an assessment of :
· Principal geographic features and soils of the area associated with the proposed
development. · Principal land constraints as they presently relate to the proposal. · Impact assessment of the proposed development with respect to:- - - house siting, - - wastewater treatment and reuse. - - vegetation, - - drainage and access · Summary of land management options to mitigate potential environmental impacts.
Field work was conducted on February 26, 2019. 2.2 DATA SCOPE AND LIMITATIONS Mapping and assessment has been conducted at a scale of 1 : 1000 and provides a guide and professional overview of site conditions. Terrain mapping, soil properties, climatic and botanical data are based on reconnaissance field-work and regional data sources for the purpose of reasonable and relevant estimates. As physical conditions, soils and local hydrology may vary over time, the overview assessment on which estimates are made in this report are limited to 18 months. The report should be used within the scope and scale of the brief and not for detailed design or property layout works or for any development beyond those of the brief. The report and recommendations therein are to be used to provide guidance toward - but do not guarantee – planning permission. It is not to be used, in full or in part, by any other party without written permission from the author.
3
3 LOCATION AND SETTING 3.1 LOCATION The subject block lies at 33 Main Street, Lyonville at the corner of Tram Road and Main Street. The block (1ha in area) is characterized by gently sloping volcanic terrain. The block lies within Lyonville township some 15km east of Daylesford (Fig 1 and 2).
3.2 PROPOSED SUBDIVISION – REALIGNMENT It is understood that the owner proposes to realign the property into 3 lots. The lot to the west will retain the original dwelling with creation of 2 lots to the west. The area of each lot is as follows : Lot 3 3319m2 Lot 4 4275m2 Lot 6 2523m2 The plan of lot re-subdivision is shown in Fig 2 below.
4
Fig 2 Planned realignment of lots at 33 Main Street, Lyonville 4 LOCAL LANDSCAPE AND ENVIRONMENT 4.1 TOPOGRAPHY
The subject block occupies undulating basalt terrain mapped as (RbB1) in the publication : Inventory of the Loddon Catchment (Schoknect 1988). This land system describes areas of Quaternary basalt plains of south-west Daylesford with typical red gradational soils. Rainfall is realatively high at 900-1200mm/annum with slopes to 2%. Site inspection revealed that the property falls west toward the north and north-west. Surfaces are well grassed and stable. There is no rock out crop. General site microtopography can be seen in Plate 1 below.
5
Plate 1 View to north across Lots 4 and 6 showing gently undulating terrain. 4.2 SOILS
A site inspection was made of soils within the location of the recommended waste water envelopes and revealed deep brown well structured gradational loamy silty clays. An auger profile is shown in Plate 2. This description is consistent with descriptions from the land systems report (Schoknecht 1988). 4.2.1 LOT 3 An auger hole within Lot 3 revealed deep reddish-brown well structured gradational silt loams and silty clays. A profile description is shown in Table 1 below with photo in Plate 2 and is consistent with descriptions from the land systems report (Schoknecht 1988). It is estimated that percolation rates for these soils would be typically moderate-high and 25-30cm/day The auger profile description is shown in Table 1 below. Table 1 Auger hole profile
AH 1 Depth (cm)
Description
0-4 Brown silty loam topsoil
4-48 Reddish-brown fine silty loam
48-80+ Reddish-brown well structured silty clay)
6
Plate 2 Auger profile within Lot 3.
Plate 3 Location of auger profile within SW part of Lot 3.
NB Soil properties were observed from hand excavated auger holes, in situ profiles in road cuttings and exposures on the block. These included road cuttings and tree throw profiles. Soil descriptions have also been extrapolated from local soil studies and profile description from land systems reports – in this case a description of local soils and land systems for the “undulating low Ordovician hills” (Schoknect 1988) . Soil percolation estimates are based on the authors 12 years experience with the Soil Conservation Authority and later DSE based in Bendigo – work which included infiltration tests across a wide range of soils for dryland salinity research. These tests formed the basis of soil recharge maps which were used in Dryland Salinity Management Plans within the Loddon, Campaspe, Avoca and Goulburn-Broken Catchments.
7
4.2.2 LOT 4 An auger hole within Lot 4 revealed mid-brown well structured gradational silt loams and silty clays with some weathered parent material. A profile description is shown in Table 2 below with photo in Plate 4 and is consistent with descriptions from the land systems report (Schoknecht 1988). It is estimated that percolation rates for these soils would be typically moderate-high and 25-30cm/day. Table 2 Auger hole profile
Plate 4 Auger hole profile within Lot 4
AH 1 Depth (cm)
Description
0-5 Brown silty loam topsoil
5-60 Reddish-brown fine silty loam
60-90+ Reddish-brown well structured silty clay.
8
Plate 5 Location of auger profile within NW part of Lot 4
LOT 6 Soils across the subject property are consistent with mid-brown well structured gradational silt loams and silty clays. Profile descriptions above identify soil types which are consistent with descriptions from the land systems report (Schoknecht 1988) and are expected to be similar in Lot 6. It is estimated that percolation rates of soils within Lot 6 would be typically moderate-high and 25-30cm/day.
4.3 CLIMATE Annual rainfall is 1000mm/yr (Trentham) with evapotranspiration at about 1200 mm/yr(source BOM – Trentham nearest long term record). Rainfall is less than evaporation from October to March. Rainfall distribution and storm events have the greatest impact on land degradation, particularly summer thunderstorms. Soil saturation at the end of high rainfall seasons will limit subsoil drainage. 4.4 VEGETATION A block is cleared with a scatter of exotics, fruit trees, pines and wattles around the existing residence. Otherwise some large pine, eucalypts and wattles are established along the northern and southern boundary. The block is well grassed and well maintained. 4.5 SURFACE DRAINAGE The property is within the Cairn Curran Proclaimed Water Supply Catchment. Runoff from the block is directed towards a NW part of the subject property. The block slopes locally toward the north and north-west. Slopes are gentle and 1-2% toward a dry and decommissioned dam in the far north-west corner of Lot 4. The Loddon River lies over 500m to the north. There are no drainage lines or springs within the subject property. A dam is located on a neighbouring block and about 20m to the west of Lot 3.
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Relevant Observations :
o There is no evidence of erosion on the block.
o Soils are deep, friable and well drained.
o Dryland salinity is not a problem within this landscape.
4.6 WATERTABLE DEPTH There are two ground water bores/wells on the subject block – one in the centre of Lot 6 to the east and a well in the south-west corner of Lot 3. Watertable depth was not available from these features and an estimate of the regional water table can be made by reference to the VVS website which interpolates regional bore data. On this basis watertable depth is 10-20m deep. It would be reasonable to assume that local groundwater is at negligible risk from effluent disposal in this area. 4.7 INSPECTION OF EXISTING SEPTIC SYSTEM (Lot 6)
A visual inspection of the existing septic system on Lot 6 was conducted on Feb 26 2018. The concrete sump cover was removed. While the level of waste water was high, there was no evidence of leakage or overflow. It was difficult to discern trench location and general location of the effluent field was described by the owner as north and west of the septic tank (Plate 6). An inspection of this area did not indicate leakage or saturation, implying that disposal lines appear to be functioning adequately. The owner did mention that the septic tank had been serviced within the past 2 years. It is noted that the existing septic system will be decommissioned as part of development plans.
Plate 6 View to south toward septic tank (concrete and granite cover) and area of effluent lines in foreground.
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5 5.0 INVENTORY AND IMPACT OF CURRENT AND PLANNED
LAND MANAGEMENT 5.1 AGRICULTURE The property is part of an existing residence and adjoining paddocks, part of early Lyonville town survey and is used in part for horse agistment. 5.2 FENCING The block is fenced throughout and fences are in good condition. 5.3 MINING There is no evidence of mining throughout the block. 5.4 BORES AND DAMS There are no dams on the block with a well in the SW corner of Lot 3 and a groundwater well in Lot 6. These features meet setback constraints for waste water disposal. 5.5 UTILITIES There is no town water and powerlines are located along High Street. 5.6 BUILDING ENVELOPES
The aim of the current LCA is to assess suitability of the block for development of dwellings and appropriate waste water disposal system. Recommendations for waste water (WW) disposal are discussed in Section 6.5. It will be assumed that existing and proposed residential dwellings are assigned for each of the 3 lots as follows : Lot 3 3 bedroom dwelling Lot 4 2 bedroom dwelling Lot 6 2 bedroom dwelling (retained) Planned building envelopes in Lot 3 and Lot 4 are shown in Plates 7 and 8 respectively.
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Plate 7 View to south toward building envelope in Lot 3
Plate 8 View to east toward building envelope in Lot 4 5.7 WASTE WATER ENVELOPES LOT 3 An area suggested for a waste water envelope (560m2) occupies gently sloping terrain to the immediate east of the building envelope of 1% slopes (Plate 9). There is equivalent land available for a part reserve field to the north.
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Plate 9 View to south across WWE Lot 3 LOT 4 An area suggested for a waste water envelope (375m2) occupies gently sloping terrain to the north-east of the building envelope on 1% slopes (Plate 10). There is land of equivalent area for a reserve field to the west of the BE.
Plate 10 View to east across WWE in Lot 4
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LOT 6 As discussed in Section 4.7 the existing septic system within Lot 6 will be decommissioned. The current 2br dwelling will be retained. An area suggested for a new waste water envelope (375m2) occupies gently sloping terrain to the south of the existing dwelling on 1% slopes (Plate 11). There is land available for a part reserve field (180m2).
Plate 11 View to east toward WWE south of the retained dwelling Setbacks The wastewater envelopes lie more than 500m from the Loddon River and 39m from a dry dam beyond Lot 3. A well exists in the SW corner of Lot 3 and a bore within the centre of Lot 6. WWEs within Lot 3 and Lot 6 can meet a 20m setback from these features. The waste-water envelope is also well set back from boundary fencelines. The nominated waste water envelope is separated from neighboring blocks and adjoining land uses - a factor which, when added to the fact that flow is toward the north, suggesting that boundary effects are low. The location and area of primary and reserve waste water fields is shown in Fig 3 below
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Fig 3 Planned lot realignment and location of building envelopes and waste water envelopes.
6 LAND CAPABILITY ASSESSMENT AND RECOMMENDATIONS
INTRODUCTION
The Land Capability Assessment (LCA) provided within this report aims at identifying land constraints associated with any proposed development of the property and to recommend management programs to address these constraints and thereby reduce the environmental impact of the proposed changed land use.
The emphasis is on water management issues and land degradation with an emphasis on the southern part of the subject property which is the area of the nominated building and waste water envelope.
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6.1 CONSTRAINTS For the proposed residential development and wastewater system, the property is considered to present some constraints.
o Location within a Proclaimed Water Supply Catchment
o No sewer connection or town water
o Relatively high rainfall exceeding evaporation between April and November will mean that
waste-water drainage during these periods will be reduced.
o Proximity to a bore and well within the lots
6.2 MITIGATING CIRCUMSTANCES Factors which mitigate these constraints include :
o Local soils are deep and well drained. o Boundary effects and potential for off-site WW movement is low. o Summers are expected to dry out soil profiles
6.3 ASSUMPTIONS
Several assumptions are made regarding this development proposal:- · That the existing dwelling and proposed dwelling on Lot 4 would have 2 bedrooms with
estimated daily water use of 450 litres/day. · That proposed building on Lot 3 would have 3 bedrooms. · It is suggested that these are upper level estimates
6.4 RISK RATING Considering all of the above factors, the proposed residence is regarded as having a poor (land capability rating 4 ). The rating is composed from a series of – sometimes mutually exclusive - site characteristics. In other words, it is possible that both low ranking and high ranking factors can be found on the same block. However, the final rating – according to EPA requirements and LCA guidelines- is that the most constraining feature determines the risk. In the case of this block, the relatively high rainfall and lot sizes dictate that the risk rating is poor (see Appendix A).
6.5 MANAGEMENT The assessed environmental risk indicates that residential development on this land will need moderate management programs in place to address various issues, particularly on-site domestic wastewater treatment & disposal.
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6.5.1 Wastewater treatment and disposal on site Introduction While reticulated sewerage would minimize the potential human health impact, this is not likely to occur in the foreseeable future and wastewater associated with the new dwelling on this site will have to be treated and disposed of by an on-site process.
The comments and recommendations below are aimed at limiting the potential human health and environmental risks associated with practical domestic wastewater management for the subject development. The discussion below is in general accordance with the EPA Guideline “Septic Tanks Code of Practice” Publication 891.4 (2016) and the Information Bulletin “Land Capability Assessment for Onsite Domestic Wastewater Management” Publication 746.1.
6.5.2 Treatment
Given the poor environmental risk, a secondary waste water treatment is recommended for all lots 3, 4 and 6.
6.5.3 Aerated Package or Sand Filter System
A secondary treatment (aerated treatment facility) is recommended which presents a more sophisticated system than a standard conventional system and results in higher-grade effluent for disposal. While a smaller septic tank is an advantage, such systems however require quarterly maintenance. A sand filter system also produces treated effluent and does not require rigorous maintenance. Treated effluent from either system could be used to help maintain gardens within the waste water field or irrigate trees. This will allow more flexibility in dispersing treated wastewater from these systems compared with standard systems.
Treatment
- Treatment should be through an up-graded system carrying a current EPA Certificate of Approval
- Council will need to ensure that Planning Permit conditions associated with the running of the units are met. They must also guarantee that they can implement all EPA Certificate of Approval maintenance and monitoring conditions.
Disposal Field
Treated effluent from a secondary system could be distributed over garden beds selected from areas within the mapped disposal envelope or onto proposed tree plantations on the block.
- Alternately, a system of distribution of treated waste water could be used to subsurface irrigate trees and vegetation across the property.
- The disposal field (eg.garden beds) should be planted out in the early part of development to allow some establishment of vegetation. Beds could be built up with mulch to a depth of at least 100mm.
- Vegetating the disposal fields with appropriate evergreen species will assist with water and nutrient uptake.
- The system should be used to avoid areas of common traffic, property use and would be limited to areas beyond the 20m bore/well setbacks.
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Application Area estimate (m2) - - Design Loading Rate - - LOT 3 - Based upon the estimated household discharge for a 3BR house (up to 600L/day)
and with an application of 3.5L/m2/day (based on general percolation rates on light-medium clay sub-soils) onto a series of raised, disposal areas (garden or treed), there would be a requirement for an area of 180- 200m2 to address the wastewater disposal needs for any new dwelling on this property. There is ample room for a waste water field of these dimensions within Lot 3 shown in Fig 3.
- Land application should be through a series of subsurface irrigation or soaker lines within the garden/tree beds.
- Irrigation should be evenly distributed across the entire prepared disposal field. No wastewater should come into direct contact with vegetables, fruits or herbs
intended for human use or consumption. LOTS 4 and 6 - Based upon the estimated household discharge for a 2BR house (up to 450L/day)
and with an application of 3.5L/m2/day (based on general percolation rates on light-medium clay sub-soils) onto a series of raised, disposal areas (garden or treed), there would be a requirement for an area of 150m2 to address the wastewater disposal needs for any new dwelling on this property. There is ample room for a waste water field of these dimensions within Lots 4 and 6 in Fig 3.
- It is noted that the existing septic tank and trench system will be decommissioned. Land application should be through a series of subsurface irrigation or soaker lines within the garden/tree beds.
- Irrigation should be evenly distributed across the entire prepared disposal field. No wastewater should come into direct contact with vegetables, fruits or herbs
intended for human use or consumption. Water balance method The water balance below has been prepared using rainfall data from Trentham station
and Creswick evaporation data and has been applied to Lot 3 (proposed 3 bedroom dwelling) and assumed effluent of 600L/day.
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NOMINATED WW APPLICATION AREA (i) According to the Water-Nutrient Balance shown above for Lot 3 (3br) the estimated
irrigation area (no storage) = 560m2. Estimated irrigation area for Lots 4 and 6 (2br) = 375m2.
(ii) According to DLR estimates cited above the estimated irrigation area for Lot 3 (3br) = 180-200m2. Estimated irrigation area for Lots 4 and 6 (2br) = 150m2.
Accounting for both methods of WWE area calculation, the more conservation
estimate from the Water-Nutrient Balance indicates that 560m2 is required for Lot 3 (3br) and 375m2 is required for Lots 4 and 6.
These WWE area estimates are represented in Fig 3.
6.5.4 General
- The existing septic tank and associated disposal field on Lot 6 will be decommissioned with installation of a new secondary system described above.
- Areas around the new selected disposal fields should be vegetated with shrubs and trees. - To ensure the viability of the vegetation on a disposal field, it may occasionally be
necessary for supplementary watering in very dry times. - The active disposal field should be restricted from access by vehicles, children, pets and
visitors. - At any future change of occupier, the relevant wastewater management program should
be reassessed by Council, and new tenants should be made familiar with management and permit requirements
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- If there are plans for house extensions, or if connection to town water takes place, the wastewater management program should be reviewed by Council.
7.0 LIMITATIONS OF THIS REPORT This report is solely for the use of Client Paul Spiel and any reliance of this report by third parties shall be at such party’s sole risk and may not contain sufficient information for purposes of other parties or for other uses. This report shall only be presented in full and may not be used to support any other objective than those set out in the report, except where written approval with comments are provided by Archaeo-Environments Pty Ltd.
Limitations are summarised in Appendix B. This document is not intended to reduce the level of responsibility accepted by Archaeo-Environments Pty Ltd but rather to ensure that all parties who may rely on this report are aware of the responsibilities each assumes in so doing.
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APPENDIX B LIMITATIONS This report has been prepared for the specific purpose outlined in the proposal and no responsibility is accepted for the use of this document , in whole or part, in other purposes or contexts. The scope and period of services are as described in the proposal. Conditions may exist which were undetectable given the limited nature of the enquiry AE ltd was engaged to assess with respect to the site. Conditions may vary between sample sites, with special conditions within the study area not revealed by the assessment and which have therefore not been accounted for in the report. Additional studies and actions may therefore be required. It is recognised that time affects the information and assessment provided in this report. The opinions of AE Ltd are based on information current at the time the report was produced. It is understood that the services provided by AE Ltd lead to opinions based on the actual conditions of the study area at the time the study area was visited. These opinions cannot be used to assess effects of any subsequent changes in the quality of the site or its surroundings or any laws and regulations. Any advice made in this report, are based on conditions from published sources and the investigation described herein. Where information provided by the client or other sources have been used, it is assumed that the information is correct unless otherwise stated. No responsibility is accepted by AE Ltd for incomplete or inaccurate data supplied by others. This report is provided for the sole use by the client. Any use a third party makes of this report or any reliance on decisions made based on it is the sole responsibility of such third parties. AE Ltd accepts no responsibility for any damages incurred by a third party as a result of decisions made based on this report.
APPENDIX D
APPENDIX E
BUSHFIRE MANAGEMENT STATEMENT
Prepared by Regional Planning & Design Pty Ltd
64 Pine Court, Porcupine Ridge 3461
Phone 0447 073 107 [email protected]
33 Main Street Lyonville Ref No 18.12
Disclaimer This report has been made with careful consideration and with the best information available to Regional Planning and Design Pty Ltd at the time of writing. Before relying on information in this report, users should evaluate the accuracy, completeness and relevance of the information provided for their purposes. Regional Planning and Design Pty Ltd do not guarantee that it is without flaw or omission of any kind and therefore disclaim all liability for any error, loss or other consequence that may arise from you relying on any information in this report. Requirements detailed in this document do not guarantee survival of the buildings or the occupants. The client is strongly encouraged to develop and practice a bushfire survival plan. Information and assistance including a template for a Bushfire Survival Plan is provided as part of the ‘Fire Ready Kit’ available through the CFA website at http://www.cfa.vic.gov.au or through your local CFA Regional office. Version Control Report Version
Description Date Completed
Issued to
A Draft for discussion 26/3/2018 Client B Issued with planning
application 28/3/2018 Client
C Boundaries altered 4/5/2018 Council D Minor amendments to
plans 28/2/2019 Client
1 SUMMARY Summary Date of site visit: 13th February and 20th March 2018 Broader landscape setting type (Practice Note 65 ,DTPLI, 2014).
Type 3
Number of lots proposed Boundary realignment of 3 existing lots. Two house sites proposed
Access requirements can be met Yes Static Water Supply 10000 litre tank for Lots 3 and 4 with
access to CFA fittings on outlets Defendable Space requirements can be met BAL 29 Proposed BAL construction level BAL 29 Is native vegetation removal required: No
2 INTRODUCTION
This Bushfire Management Statement (BMS) has been prepared to respond to the requirements of Clause 44.06 Bushfire Management Overlay (known from this point on as Clause 44.06), and associated Clause 52.47 Bushfire Protection: Planning Requirements (known from this point on as Clause 52.47) for the proposed boundary realignment of 3 lots at 33 Main Street Lyonville. Methodology Clause 52.47-2 applies to this application as a subdivision is proposed. The BMS is in two parts Part 1 Site description, hazard assessment and locality description Part 2 A Bushfire Management Statement describing how the proposed development responds to the requirements in Clause 52.47 and 44.06. 3 LOCATION
FIGURE 2 LOCATION
The site is located on the northern edge of the settlement of Lyonville, approximately 14 kilometres to the south east of Daylesford . There are areas of grassland, forest and woodland to the north west and forest to the north east and south west beyond residences, which will be discussed further in Section 10 of this report.
4 SITE DESCRIPTION
Site shape, dimensions, size , existing use and buildings and works The shape of the site is: Square Property dimensions 100.58 x 100.58 m The site has a total area of: 10,116 square metres Topography Land slopes gently to the north west across most of the
site on a 2 degree down slope, there is more steeply sloping land around a dry dam in the north west corner.
Vegetation There are managed gardens around the dwelling in the eastern part of the site (photos 1 to 3) and grassland in the western area (photos 4 and 5)
The current use of the site is
Residential
The buildings or works located on the site are:
One dwelling (photo 1) and two sheds (Photos 2 and 3)
Site photos
Photo 1 Looking south west to dwelling on the eastern boundary of the site
Site photos
Photo 2 Looking west to small shed in the south east part of the site
Photo 3 Looking south west to shed in the north east part of the site
Site photos
Photo 4 Looking north east from the south west part of the site
Photo 5 Looking south west from the north east part of the site
FIGURE 3 EXISTING CONDITIONS
FIGURE 4 EXISTING CONDITIONS AIR PHOTO
5 ACCESS The site has access from Main Street on the east boundary (photo 6) and Tram Street on the southern boundary (photo 7). There is easy access to the Daylesford Trentham Road 50 metres to the south east of the site which provides access to the centre of Lyonville.
Access Photos
Photo 6 Looking north along the Main Street from the south east boundary of the site
Photo 7 Looking west along Tram Street along the southern boundary of the site
6 BUSHFIRE HAZARD SITE ASSESSMENT
FIGURE 5 – 150 METRE ASSESSMENT AREA
As shown in Figure 5 and described in Appendix 1 there are managed gardens around dwellings to the east, south and west of the site (photos 8 to 11). To the north is grassland (photo 12). To the north and west is forest beyond managed land (photo 13).
Surrounding Landscape Photos
Photo 8 Looking north across managed gardens around a dwelling to the west of site
Photo 9 Looking east across managed gardens to the east of the site
Surrounding Landscape Photos
Photo 10 Looking south east across managed gardens to the south east of the site
Photo 11 Looking west across mostly managed gardens to the south of the site beyond the Trentham Daylesford Road
Surrounding Landscape Photos
Photo 12 Looking north west across grassland to the north of the site.
Photo 13 Looking south west across grassland towards forest 250 metres to the west of the site
7 BUSHFIRE HAZARD LANDSCAPE ASSESSMENT
The surrounding landscape corresponds to Broader Landscape Type 3 as assessed in accordance with Practice Note 65 (DTPLI, 2014). The terrain is rugged and there are substantial areas of forest to the north, west, south west and east beyond managed residential land. While there is a good buffer of managed land within the township of Lyonville immediately surrounding the site, the site could be vulnerable to up to 10 kilometre long runs of fire from the north west. There is also the potential for fire to approach the town from the south west following a wind change, which often occurs on high fire risk days in summer. Forest to the east is less likely to pose a major threat as hot winds in summer are not usually experienced from this direction.
Long runs of fire are likely to cause massive ember attack and may cause fire induced winds, significantly increasing the fire risk. It is recommended the owners maintain land to the property boundaries to minimize ground fuel build up.
FIGURE 5 BUSHFIRE CONTEXT PLAN
FIGURE 6 BUSHFIRE HISTORY MAP The Fire History Map (figure 6) shows that the most substantial wildfire close to the site was the 2009 Muskvale fire some 5 kilometres to the west of the site. There have been fuel reduction burns around the site, and Figure 7 shows there are planned burns to reduce the fuel load in adjacent forest As shown on Figure 7 Public Land surrounding the site is designated Landscape Management and Bushfire Moderation Zones which aim to reduce the overall fuel load and fire risk In summary, the proposed control burns help to reduce the landscape risk and mostly managed land within the 150 metre assessment area also reduces the fire risk.
Site
FIGURE 7 PLANNED BURNS AND FIRE MANAGEMENT ZONES
8 DESCRPTION OF THE PROPOSAL The proposal is to realign property boundaries so the existing dwelling and sheds remain on a 2414m2 lot. There are dwellings proposed on each of the 3318 and 4383 square metre lots in the western part of the site. The development gains access from Main Street to the east and Tram Street to the south. There is sufficient land around the proposed dwellings to achieve BAL 29 defendable space, as described in Appendix 1 and shown on Figure 8. Defendable space is based on the hazard of grassland to the north (requiring an 11m set back) and modified vegetation to the south, east and west.
FIGURE 8 DEFENDABLE SPACE PLAN, ACCESS AND WATER SUPPLY
SCHEDULE OF BUSHFIRE PROTECTION MEASURES Defendable space The area shown hatched on Figure 8 will be managed as defendable space, where vegetation (and other flammable materials) will be modified and managed in accordance with the following requirements: - 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. - Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building. - Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building. - Shrubs must not be located under the canopy of trees. - Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres. - Trees must not overhang or touch any elements of the building. - The canopy of trees must be separated by at least 5 metres. - There must be a clearance of at least 2 metres between the lowest tree branches and ground level. Construction standards The buildings will be designed and constructed a minimum Bushfire Attack Level of (BAL) 29. Water supply Lots 3 and 4 will each have a tank that will hold 10 000 litres of effective water supply for fire fighting purposes which meets the following requirements: -Is stored in an above ground water tank constructed of concrete or metal. -All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal. - Include a separate outlet for occupant use The water supply must also - Incorporate a ball or gate valve (British Standard Pipe (BSP) 65mm) and coupling (64 mm CFA 3 thread per inch male fitting). - The outlet/s of the water tank must be within 4m of the access way and within 60m of all parts of the dwelling and be unobstructed. - Be readily identifiable from the building or appropriate identification signage to the satisfaction of CFA must be provided. - Any pipework and fittings must be a minimum of 65 mm (excluding the CFA coupling). Access Driveways will be provided to each dwelling and will provide access for trucks for fire fighting purposes which meets the following requirements: - A load limit of at least 15 tonnes - Curves must have a minimum inner radius of 10m. - The average grade must be no more than 1 in 7 (14.4 per cent) (8.1 degrees) with a maximum of no more than 1 in 5 (20 per cent) (11.3 degrees) for no more than 50m. - Have a minimum trafficable width of 3.5m of all weather construction. - Be clear of encroachments for at least 0.5m on each side and 4m above the access way. - Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle.
9 BUSHFIRE MANAGEMENT STATEMENT
Clause 52.47 contains a range of sub clauses with objectives, approved measures (AM), alternative measures (AltM) and decision guidelines. The table below details which clauses are relevant to this application. The following section demonstrates how the requirements have been met for the relevant standards.
Relevant clauses and measures applicable to the proposed development.
Clause Approved
Measure Achieved / Applicable
Justification
Clause 52.47-1 – Dwellings in existing settlements – Bushfire protection objective
AM 1.1 Not Applicable
More than one dwelling is proposed so 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 Applicable This development must address this clause. AM 2.2 Applicable
AM 2.3 Applicable
Clause 52.47-2.2
Defendable space and construction objectives
AM 3.1 Applicable This development must address this clause.
AM 3.2 Applicable This is a residential development so not applicable
. AltM 3.3 Not
Applicable defendable space is contained within
the property boundaries AltM 3.4 Not
Applicable Table 2 is used to determine
defendable space AltM 3.5 Not
Applicable BAL 29 Defendable space can be
achieved AltM 3.6 Not
Applicable This is a residential development so
not applicable Clause 52.47-2.3 Water supply and access objectives
AM 4.1 Applicable This development must address this clause.
AM 4.2 Not Applicable
This is a residential development and not applicable.
Clause 52.47-2.4 Subdivision objectives
AM 5.1 Not Applicable
The Lot is zoned TZ
AM 5.2 Applicable 3 lots proposed AM 5.3 Not
Applicable Less than 10 lots are proposed
AM 5.4 Not Applicable
No common property is proposed
AM 5.5 Not Applicable
Less than 10 lots are proposed
9.1.1 52.47-2.1 Landscape, siting and design objectives
Development is appropriate having regard to the nature of the bushfire risk arising from the surrounding landscape. Development is sited to minimise the risk from bushfire. Development is sited to provide safe access for vehicles, including emergency vehicles. Building design minimises vulnerability to bushfire attack.
Approved Measure
Requirement
AM 2.1 The bushfire risk to the development from the landscape beyond the site can be mitigated to an acceptable level. Response: The site is located on the northern edge of Lyonvilles’s residential area and is surrounded by a mix of dwellings and on residential lots and grazed farm land. This site is able to meet the defendable space requirements for BAL 29 as per a Method 1 assessment of AS 3959-2009 within the property boundaries and surrounding managed land.
AM 2.2 Buildings are sited to ensure the site best achieves the following: The maximum separation distance between the building and the bushfire hazard.
• The building is in close proximity to a public road. • Access can be provided to the building for emergency service
vehicles.
Response: The development has been planned so that buildings are sited to enable enough defendable space surrounding the dwellings to allow for a BAL of 29. The defendable space is contained within the property boundaries. The proposed driveways will be 3.5 metres wide with 4.5 metes horizontal and 4 metre vertical clearance as required in Table 5 .
AM 2.3 A building is designed to be responsive to the landscape risk and reduce the impact of bushfire on the building Response: The buildings will be required to meet a BAL of 29 according to the construction requirements of AS 3959-2009. The construction requirements minimise the ability for ember penetration and radiant heat exposure to compromise the building integrity.
10 ZONING AND OVERLAYS
Clause Number Name 32.05 Township Zone 13.05-1 Bushfire planning strategies and principles 44.06 Bushfire Management Overlay (BMO 1) 52.47 Planning for Bushfire 42.02 Environmental Significance Overlay (ESO 1)
FIGURE 1 ZONING
52.47-2.3 Water supply and access 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.
Approved Measure
Requirement
AM 4.1 A building used for a dwelling (including an extension or alteration to a dwelling), a dependant person’s unit, industry, office or retail premises is provided with:
• A static water supply for fire fighting and property protection purposes specified in Table 4 to Clause 52.47-3.
• Vehicle access that is designed and constructed as specified in Table 5 to Clause 52.47-3.
The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for fire fighting water supplies. Response: The proposed lots 3 and 4 are larger than 1000 m2 so they will each need to provide a 10000 litre fire resistant (concrete or steel tank). CFA access to within 4m of the outlets is required. The proposed driveways will be 3.5 metres wide with 4.5 metes horizontal and 4 metre vertical clearance as required in Table 5 .(See Appendix 3)
52.47-2.4 Subdivision objectives To provide lots that are capable of being developed in accordance with the objectives of Clause 52.47. To specify at the subdivision stage before protection measures to develop a lot with a single dwelling on land zoned for residential or rural residential purposes.
Approved Measure
Requirement
AM 5.1 NA as the site is zoned Township AM 5.2 An application to subdivide land zoned for residential or rural residential
purposes must be accompanied by a plan that shows: Each lot satisfies the approved measure in AM 2.1. A building envelope for a single dwelling on each lot that complies with AM 2.2 and provides defendable space in accordance with: Columns A or B of Table 2 to Clause 52.47-3 for a subdivision that creates 10 or more lots; or Columns A, B or C of Table 2 to Clause 52.47-3 for a subdivision that creates less than 10 lots. The bushfire attack level that corresponds to the defendable space provided in accordance with Table 2 to Clause 52.47-3 must be noted on the building envelope. Defendable space wholly contained within the boundaries of the proposed subdivision. Defendable space may be shared between lots within the subdivision. Defendable space for a lot may utilse communal areas, such as roads, where that land can meet the requirements for defendable space. Vegetation management requirements in accordance with Table 6 to implement and maintain the defendable space required under this approved measure. Water supply and vehicle access that complies with AM 4. Response: Lots can achieve minimum BAL 29 defendable space within the boundaries, based on Column C and the final row of Table 2 to Clause 52.47-3 with the hazard being grassland to the north on a 5 to 10 degree downslope (requiring 11 metres of defendable space) modified vegetation to the east, west and south (See Figure 8). Water supply and access requirements can be met, as previously described under AM 4.1.
11 CONCLUSION 52.47-2.5 Decision guidelines The proposed development meets the decision guidelines as follows: The State Planning Policy Framework (SPPF) outlines the broad framework for bushfire protection policy and provisions in the planning scheme. The following policies are included in this; Clause 10 – 04 Integrated decision making “…in bushfire affected areas, planning authorities and responsible authorities must prioritise the protection of human life over all other policy considerations” Clause 13.05-1 Bushfire planning “Objective To strengthen the resilience of settlements and communities to bushfire through risk-based planning that prioritises the protection of human life.” This proposal has been prepared having regard for this over arching policies The bushfire hazard site assessment, and bushfire management statement submitted with the application meets the objectives of Clause 52.47. Land surrounding the site is a mix of forest, woodland, grassland and managed vegetation. The proper establishment and maintenance of defendable space on site will reduce the overall bushfire risk. The proposed measures can be practically implemented and maintained in conjunction with the ongoing use of the land for residential purposes.
12 REFERENCES CFA (2011). FSG LUP 0003 Assessing vegetation in a bushfire management overlay (BMO. Country Fire Authority, Burwood East, Victoria. CFA (2011). Landscaping for Bushfire: Garden design and plant selection. Country Fire Authority, Burwood East, Victoria. CFA (2012). FSG LUP 0002 Requirements for water supply and access in the Bushfire Management Overlay (BMO). Country Fire Authority, Burwood East, Victoria. Standards Australia (2009). AS 39359-2009 Construction of Buildings in Bushfire Prone Areas. Standards Australia, North Sydney, New South Wales. DTPLI (2014) Preparing and Assessing a Planning Application Under the Bushfire Provisions in
Planning Schemes
Planning Practice Note 65, Department of Transport,Planning and Local Infrastructure
10 – 04 Integrated decision making Planning and Local Infrastructure (DTPLI) <http://planningschemes.dpcd.vic.gov.au/schemes>
Clause 13.05-1 Bushfire planning strategies and principles
Planning and Local Infrastructure (DTPLI)
<http://planningschemes.dpcd.vic.gov.au/schemes>.
Clause 52.47 Planning for Bushfire (2017) Department of Transport,
Planning and Local Infrastructure (DTPLI)
<http://planningschemes.dpcd.vic.gov.au/schemes>.
Clause 44.06 Bushfire Management Overlay (2017) Department of Transport, Planning and
Local Infrastructure,Melbourne (DTPLI)
http://planningschemes.dpcd.vic.gov.au/schemes
http://www.depi.vic.gov.au/fire-and-emergencies/planned-burns/fire-operations-plans/current-approved-fop http://mapshare2.dse.vic.gov.au/MapShare2EXT/imf.jsp?site=bim http://www.cfa.vic.gov.au/fm_files/attachments/plan_and_prepare/BMO/Remote-Outlet-Guidelines-V2-Sep2017.pdf
APPENDIX 1– BUSHFIRE SITE ASSESSMENT
1a. Classifiable vegetation: North South East West Vegetation Type Forest Forest Forest Forest
Woodland Woodland Woodland Woodland
Shrubland Shrubland Shrubland Shrubland
Scrub Scrub Scrub Scrub
Mallee/Mulga Mallee/Mulga Mallee/Mulga Mallee/Mulga
Rainforest Rainforest Rainforest Rainforest
Grassland Grassland Grassland Grassland
Excludable Excludable Excludable Excludable
Modified Modified Modified Modified
1b.Distance of the house site closest to the classifiable vegetation: ( metres). North South East West Distance from the house site boundary to vegetation
11 NA NA NA
Note, vegetation removal is required to meet defendable space standards 1c. The effective slope under the vegetation: North South East West Flat/Upslope Yes Yes Yes Yes
Downslope >0-5° >0-5° >0-5° >0-5°
>5-10° >5-10° >5-10° >5-10°
>10-15° >10-15° >10-15° >10-15°
>15-20° >15-20° >15-20° >15-20°
>20-30 >20-30 >20-30 >20-30 1d Defendable space and corresponding BAL. The highest BAL and associated defendable space are set out below in metres.
Direction North South East West BAL: 29 29 29 29 Defendable zone: PB PB PB PB
APPENDIX 2 DEFENDABLE SPACE CHECKLIST FOR PROPOSED HOUSE SITES (TABLE 6, CLAUSE 52.47-3)
Requirement Compliance Comment Is a permit required to remove vegetation
All leaves and vegetation debris must be removed at regular intervals during the declared fire danger period.
No Some clean up needed
No
Grass must be short cropped and maintained during the declared fire danger period. No Grass to be
cut No
Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building.
Yes No
Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building.
Yes No
Shrubs must not be located under the canopy of trees. Yes No
Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres.
Yes No
Trees must not overhang or touch any elements of the building. Yes No
The canopy of trees must be separated by at least 5 metres. Yes No
There must be a clearance of at least 2 metres between the lowest tree branches and ground level. Yes No
APPENDIX 3 ACCESS AND WATER SUPPLY REQUIREMENTS
SCHEDULE OF BUSHFIRE PROTECTION MEASURES Defendable space The area shown hatched from the building edges to the property boundaries will be managed as defendable space, where vegetation (and other flammable materials) will be modified and managed in accordance with the following requirements: - 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. - Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building. - Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building. - Shrubs must not be located under the canopy of trees. - Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres. - Trees must not overhang or touch any elements of the building. - The canopy of trees must be separated by at least 5 metres. - There must be a clearance of at least 2 metres between the lowest tree branches and ground level. Construction standards The buildings will be designed and constructed a minimum Bushfire Attack Level of (BAL) 29. Water supply Lots 3 and 4 will each have a tank that will hold 10 000 litres of effective water supply for fire fighting purposes which meets the following requirements: -Is stored in an above ground water tank constructed of concrete or metal. -All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal. - Include a separate outlet for occupant use The water supply must also - Incorporate a ball or gate valve (British Standard Pipe (BSP) 65mm) and coupling (64 mm CFA 3 thread per inch male fitting). - The outlet/s of the water tank must be within 4m of the access way and within 60m of all parts of the dwelling and be unobstructed. - Be readily identifiable from the building or appropriate identification signage to the satisfaction of CFA must be provided. - Any pipework and fittings must be a minimum of 65 mm (excluding the CFA coupling). Access Driveways will be provided to each dwelling and will provide access for trucks for fire fighting purposes which meets the following requirements: - A load limit of at least 15 tonnes - Curves must have a minimum inner radius of 10m. - The average grade must be no more than 1 in 7 (14.4 per cent) (8.1 degrees) with a maximum of no more than 1 in 5 (20 per cent) (11.3 degrees) for no more than 50m. - Have a minimum trafficable width of 3.5m of all weather construction. - Be clear of encroachments for at least 0.5m on each side and 4m above the access way. - Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle .. FIGURE 11 BUSHFIRE MANAGEMENT PLAN
!""#$%&' F
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except inaccordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32 of the Sale of LandAct 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtainedfrom the LANDATA REGD TM System. None of the State of Victoria, LANDATA REGD TM System, Victorian LandRegistry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the Victorian Land Registry Services Trust ABN 83 206746 897 accept responsibility for any subsequent release, publication or reproduction of the information.
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Lodger DetailsLodger Code 17512AName ROBERTSON HYETTSAddressLodger BoxPhoneEmailReference GES:468339-167
APPLICATION TO RECORD AN INSTRUMENT
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© State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes ofSection 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA® System. TheState of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
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