Buckingham Way Structure Plan Area Fire Management Plan · 2018. 10. 2. · Buckingham Way Fire...

Buckingham Way Structure Plan Area

Fire Management Plan

Job No.13017 Date July 2013

Buckingham Way Fire Management Plan

TME Town Planning Management Engineering Pty Ltd

Town Planning, Management, Engineering Pty Ltd

DOCUMENT CONTROL

Project Number: 13017 Project Name: Buckingham Way – Fire Hazard Assessment Author: Geoffrey Lush Date Created: 2 April 2013

REVISION TABLE

Revision Date Purpose Issued For

A 19th July 2013 Preliminary draft for review

B 30th July Final draft

COPYRIGHT THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF TME TOWN PLANNING MANAGEMENT PTY LTD. THE DOCUMENT MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT WAS COMISSIONED AND IN ACCORDANCE WITH THE TERMS OF ENGAGEMENT FOR THE COMMISSION. UNAUTHORISED USE OF THIS DOCUMENT IN ANY FORM WHATSOEVER IS PROHIBITED.



CONTENTS

1.0 Introduction ........................................................................................................ 1 1.1 Background ................................................................................................................ 1 1.2 Aims ........................................................................................................................... 2 1.3 Objective and Assets ................................................................................................. 2

2.0 Existing Conditions ............................................................................................ 3 2.1 Land Use .................................................................................................................... 3 2.2 Climate ....................................................................................................................... 3 2.3 Topography ................................................................................................................ 4 2.4 Access ....................................................................................................................... 5 2.5 Vegetation .................................................................................................................. 5 2.6 Water Supply ............................................................................................................. 5 2.7 Fire Services .............................................................................................................. 5

3.0 Proposed Development ..................................................................................... 9

4.0 The Bush Fire Threat ........................................................................................ 13 4.1 Bush Fire Season and History ................................................................................. 14 4.2 Bush Fire Hazard ..................................................................................................... 14 4.3 Bush Fire Types ....................................................................................................... 16

5.0 Fire Mitigation Measures - Overall Development ........................................... 17 5.1 Hazard Separation ................................................................................................... 17 5.2 Construction Standards ........................................................................................... 18 5.3 Building Protection Zone .......................................................................................... 19 5.4 Water Supply ........................................................................................................... 19 5.5 Bushland Protection Areas ...................................................................................... 20 5.6 Public Open Space Areas ........................................................................................ 20 5.7 Firebreaks ................................................................................................................ 20 5.8 Staging of Development ........................................................................................... 21 5.9 Construction ............................................................................................................. 24 5.10 Purchaser Advice ..................................................................................................... 24

6.0 Fire Mitigation Measures – Stage 2 ................................................................. 25

7.0 Conclusion ........................................................................................................ 31

APPENDICIS Appendix 1 – PBFPG Checklist



FIGURES

Figure 1 Location Plan ............................................................................................................. 1 Figure 2 Cadastral Plan ............................................................................................................ 2 Figure 3 Existing Conditions ..................................................................................................... 3 Figure 4 Contours ..................................................................................................................... 4 Figure 5 Existing Water Supply ................................................................................................ 6 Figure 6 Structure Plan Map .................................................................................................. 10 Figure 7 Staging Plan ............................................................................................................. 11 Figure 8 Stage 2 & 3 Subdivision ........................................................................................... 12 Figure 9 Bush Fire Hazard ..................................................................................................... 15 Figure 10 Hazard Separation Cross Section .......................................................................... 17 Figure 11 Firebreak Cross Section ......................................................................................... 21 Figure 12 Stage Clearing ....................................................................................................... 22 Figure 13 Overall Fire Management Measures ...................................................................... 23 Figure 14 Stage 2 Survey Plan .............................................................................................. 26 Figure 15 Stage 2 FMP Map .................................................................................................. 27 Figure 16 Gradients Lots 26, 27, 28. ...................................................................................... 28 Figure 17 BAL Classification – Lot 26 .................................................................................... 29 Figure 18 BAL Classification - Lot 27 ..................................................................................... 29 Figure 19 BAL Classification - Lot 28 ..................................................................................... 30

TABLES Table 1 Site Details .................................................................................................................. 1 Table 2 BAL Setbacks ............................................................................................................ 18 Table 3 Responsibilities ......................................................................................................... 31



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1.0 Introduction 1.1 Background TME Town Planning, Management, Engineering Pty Ltd has been engaged by LandCorp to prepare a fire management plan for the proposed development of land in Buckingham Way, Collie. Landcorp has prepared a structure plan to facilitate the development of the site for residential purposes and this has been endorsed by the Western Australian Planning Commission and the Shire of Collie. The structure plan proposes to create 242 lots with an average size of 764sqm. Eleven lots have already been constructed in Stage 1 under WAPC approval Ref 131663. The subject land is located within the Collie Townsite as shown in Figure 1 and is bounded by Harris River Road, Booth Street, Atkinson Street and Hodgson Terrace. The site comprises of four lots with a total area of 39.7 hectares as documented in Table 1. Table 1 Site Details

Figure 2 shows the cadastral information for the site. Figure 1 Location Plan

Lot Plan Volume Folio Area (ha)

501 53229 3147 971 32.6430 502 53229 3147 972 1.4688 2506 216671 3137 952 1.8200 2507 185410 3137 951 3.7635 Total 39.6953



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1.2 Aims The aim of this Report is to reduce the threat to the residents within the proposed subdivision and the surrounding development in the event of a fire impacting upon the site. It defines the responsibilities of relevant stakeholders and the measures required to manage:

The potential likelihood of fires starting within the proposed development or the adjoining land;

The potential consequence to landowners; and

The level of risk from potential fires.

1.3 Objective and Assets This report has been prepared to demonstrate that appropriate regard has been given to Planning for Bush Fire Protection Guidelines (2010) in the design and development of the subdivision. The assets which are highlighted for protection in relation to the subject land are:

The future dwellings within the subdivision;

The existing development adjacent to the site; and

The proposed bushland conservation areas.

In accordance with the State Bushfire Emergency Plan 1 the priority for the protection of these assets

is life; property and the environment.

Figure 2 Cadastral Plan

1 State Emergency Management Committee (2010) Westplan Bushfire Appendix F Operational

Priorities



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2.0 Existing Conditions

2.1 Land Use The subject land is undeveloped and contains a large area of remnant vegetation. Stage 1 of the development has been constructed and this is situated on the eastern side of McCamish Way. The site adjoins an existing residential subdivision in Buckingham Way which comprises of approximately 60 allotments. On the eastern side of Atkinson Street there is further rural residential development and unallocated crown land which is heavily vegetated. The land to the north of the site is developed for rural residential purposes. On the southern side of Hodgson Terrace there is further residential development and areas or remnant vegetation. Opposite the site on the western side of Harris River Road there is a light industrial estate. These features are shown in Figure 3. Figure 3 Existing Conditions

2.2 Climate Collie has a Mediterranean climate with wet, mild winters and hot dry summers. The summer weather pattern of the region is dominated by high pressure cells and in winters by the eastward progression of rain-bearing low pressure systems and associated cold fronts with north-westerly storms.



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The maximum temperature (mean monthly maximum) ranges from to 15.5°C in July to 30.5°C in January. The minimum temperature (mean monthly minimum) ranges from 4.2°C in July to 13.2°C in January.

2

2.3 Topography The site has a north easterly aspect with an elevation of 223m AHD on the south western corner adjacent to the intersection of Hodgson Terrace with Harris River Road. There is a slight central ridge with the land sloping gently to the north east with an elevation of 204m AHD near the intersection of Atkinson Street and Booth Road. The slopes are gentle with gradients of between three and five percent. The contours of the site are shown in Figure 4. Figure 4 Contours

2 Bureau of Meteorology (2010) climate averages tables.



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2.4 Access The site is accessed externally from both Harris River Road and Atkinson Street. Internal access to the site is via Buckingham Way which is a constructed subdivision road with a 20m reserve width. Hodgson Terrace connects between Harris River Road and Atkinson Street along the southern boundary of the site. Booth Road is located on the northern boundary and while it also connects between Harris River Road and Atkinson Street it is only constructed for a portion of this frontage. On the western side of the site is Harris River Road which is a secondary rural road connecting the Collie townsite to the rural hinterland and the Harris River Dam. It also provides access to the light industrial estate.

2.5 Vegetation A vegetation survey of the site was conducted in 2010 by Ekologica Pty Ltd. This noted that there are two main vegetation types which reflect the two soil types found on the site. They are both open Jarrah (Eucalyptus marginate) forest with Marri (Corymbia calophylla ) over a low shrubland dominated by Grass Trees (Xanthorrhoea preissii), Sheoak (Hakea prostata, Allocasuarina humulis), Zamia Palm (Hibbertia hypercoides) and Yellow Pea (Gompholobium tomentosum). Examples of the site vegetation are shown in photographs 1 – 6.

2.6 Water Supply The Water Corporation services the Collie townsite including the existing subdivision in Buckingham Way. The location of the water mains and existing fire hydrants is shown in Figure 5.

2.7 Fire Services The subject land is located within the gazetted Collie townsite fire district and Department of Fire and Emergency Services is the responsible fire agency for the site. A volunteer Fire and Rescue service operates within the townsite. The principal method for implementing fire measures on developed land is through Council’s annual Firebreak Notice which requires the occupiers of all land to undertake fire prevention work as set out in the notice by the 1

st December each calendar year.

Within the Collie townsite the following provisions apply:

For land which is less than 2,024sqm in size:

Developed Land All hazardous material is to be removed from the land excluding living plants and trees.

Cleared Vacant Land Grasses are to be slashed, mowed or by other means, maintained below 5cm throughout the period of 1 December until 31May inclusive.

Uncleared Vacant Land Hazardous material is to be removed from the land excluding living plants and trees. This includes dead branches, trees, leaf litter, twigs and bark to an acceptable standard.

For land which is more than 2,024sqm in size

Subdivisions Properties to comply with Approved Fire Management Plans, approved Variation to Firebreaks, and this Notice.



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Mineral Earth Firebreaks Minimum 2 metre firebreak immediately inside all boundaries (can be

extended to 6 metres of all boundaries) or as stated in your approved Fire Management Plan.

Building Protection Zone – 5 metres around all dwellings

Area to be free from garden beds, shrubs, plants and grasses, unless it can be demonstrated to be reticulated and/or regularly maintained.

Building Protection Zone – 5-20 metres around all dwellings

Hazardous material is to be removed excluding living plants and trees. This includes dead branches, trees, leaf litter, twigs and bark. To an acceptable standard of no more than 5cm in depth.

Hazard Separation Zone Low fuel area (up to 5cm in depth) up to a distance of 100 metres between the buildings and the hazard if land is available.

Ungrazed Pastureland To be slashed, mowed or by other means, maintained below 10cm throughout the period of 1 December until 31 May inclusive.

Figure 5 Existing Water Supply



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Photograph 1 Booth Street looking west Photograph 2 Mc Camish Crt. Photograph 3 Buckingham Way



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Photograph 4 Harris River Road Photograph 5 Internal Bush Area Photograph 6 Internal Access Track



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3.0 Proposed Development It is proposed to develop the land in accordance with the Buckingham Way Structure Plan which was adopted by Council at its Meeting of the 9

th October 2012.

The proposed development will create 242 allotments with an average area of 764 sqm. Eleven lots have been previously constructed in Stage 1 on the eastern side of McCamish Crescent. The development will contain two bushland protection areas on the northern and western boundaries. These have areas of 5.4 and 2.9 hectares respectively. A further 4.5 hectares of land is also provided for public open space and this includes a 22m wide low fuel zone adjacent to the boundaries of the bushland protection areas. Nearly one quarter of the site will be reserved to retain existing bushland areas. In addition to this a further 4.84 hectares of public open space will be provided. The endorsed structure plan map contains a number of relevant fire management measures and these are highlighted in Figure 6. These include:

1. Designating bush fire prone land within 100m of the bushland protection areas;

2. Stipulating a minimum development setback of 40m;

3. Confirming the BAL construction levels in conjunction with the subdivision application; and

4. Requiring a fire management plan to be prepared prior to development of the site. The proposed development will be staged in accordance with Figure 7. A current subdivision application (WAPC Ref No 147812) has been lodged for Stages 2 and 3. The subdivision plan for this is shown in Figure 8 and this consists of:

45 residential lots ranging in size from 670 – 1,060sqm in size;

2 lots designated as a group house site (lots 40 and 41 on the attached plan);

1 superlot of 3,345sqm (lot 31 on the attached plan); which is subject to a DAP being prepared and this lot may be further subdivided;

A drainage reserve of 4,665sqm and an associated 10m wide easement;

A portion of Local Park No 2 having an area of 1.19 hectares;

Local Park No 4 having an area of 390sqm;

Local Park No 7 having an area of 1,005sqm;

Lot 48 which has an area of 5.05 hectares which is being created to provide a 100m wide bush fire buffer; and

Lot 49 which has an area of 26.39 hectares and is the balance of the site.



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Figure 6 Structure Plan Map



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Figure 7 Staging Plan



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Figure 8 Stage 2 & 3 Subdivision



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4.0 The Bush Fire Threat The threat posed by a bush fire is the combination of a number of factors. The threat is greatest when the likelihood of a bushfire occurring is high and the consequences to the assets which have been identified for protection are unacceptable. The assets which are at risk have been described in Section 1.3. The relationship between the relevant factors is shown below. The threat of a bush fire is a combination of the risk and the hazard. The hazard means the classified vegetation. The risk posed by a bush fire is then a function of the likelihood of it occurring and the consequences or its effects

3.

Likelihood refers to the chance of a bush fire starting and spreading and is classified

4 as being

Almost Certain;

Likely;

Possible;

Unlikely; or

Rare.

3 COAG (2011) National Strategy for Disaster Resilience Page 20 4 FESA (2005) Western Australian Emergency Risk Management Guide Appendix 1 Page 23



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The consequences or impact of a bush fire are described in terms of being:

Insignificant;

Minor;

Moderate;

Major; or

Catastrophic.

4.1 Bush Fire Season and History The annual fire season in the South West Land Division extends from approximately mid October to mid May. This is the normal period where weather conditions are conducive to the ignition and spread of bushfires. The restricted and prohibited burning periods enforced by Council extends for six months from November to May and the length of this period is normal for the region. The fire risk increases once vegetation has cured which is generally later in the season. Local fires have occurred within the bushland areas within the townsite i.e. Roche Park February 2011.

4.2 Bush Fire Hazard The bush fire hazard relates to the vegetation (fuel) characteristics on the subject land. This is normally on the undeveloped site and also includes those areas which are not intended to be cleared. Appendix 1 of the Planning for Bushfire Protection Guidelines provides the methodology for determining the bush fire hazard. This classifies vegetation based on tree height and the percentage of canopy cover. This is assessed not only for the subject land but also for at least 100m around the boundary of the site. The characteristics of the different hazard categories are:-

1 Low hazard areas will generally be:

areas devoid of standing native vegetation (less than 0.25 ha cumulative area);

areas which due to climatic or vegetation (eg rainforest) conditions, do not experience bush fires;

inner urban or suburban areas with maintained gardens and very limited native standing vegetation (less than 0.25 ha cumulative area); or

pasture or cropping areas with very limited native standing vegetation that is a shrubland, woodland or forest.

2 Moderate hazard areas will generally be:

areas containing pasture or cropping areas with slopes in excess of 10°;

open woodlands;

open shrublands;

low shrubs with slopes of less than 10° or flat land; or

suburban areas with some native tree cover. 3 Extreme hazard areas will generally be forests; woodlands or tall shrubs.

As indicated in Section 2.5 the vegetation on the site is predominantly open Jarrah or Marri forest. Figure 7 shows a fire hazard rating for the subject land based upon the above classifications.

The uncleared areas within and adjoining the site are classified as having an extreme fire hazard rating;



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The cleared areas are classified as having a low fire hazard rating. Where the grasslands / paddock area are not managed and exceed 100mm in height then they are classified as having a moderate hazard rating; and

The developed residential areas are classified as having a low fire hazard rating. The Planning for Bush Fire Protection Guidelines contains a presumption against development in areas with an “extreme” bush fire hazard rating. Guidance Statement A3 requires that intensification of development in an area with an extreme bush fire hazard level will only be approved where it can be demonstrated that acceptable, permanent hazard reduction measures can be implemented to reduce the hazard to an acceptable level. This should include appropriate building protection zone, hazard separation zone and construction of dwellings to an appropriate standard as specified in AS3959. While the hazard assessment relates to the undeveloped land and the final fire management measures must have regard to the proposed development and its relationship to the surrounding location. Figure 9 Bush Fire Hazard



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4.3 Bush Fire Types Bush fire can be occur either from natural events such as lightning or from human activity. They can be lit deliberately or occur by accident. There are three fire threats which may impact upon any development on the subject land:-

1. Fire originating from external sources and in particular vegetated areas;

2. Fire originating from internal vegetated areas; and

3. Structural fires. Type 1 threats may occur from a large district wildfire that is outside of the townsite but is potentially impacting on the subject land due to ember attack causing spot fires. Type 2 threats relate to the proposed bushland protection areas, the vegetation characteristics and how it is being managed. The ability to undertake periodic fuel reduction measures and also to adopt specific management measures can lower the associated fire hazard rating. Type 3 threats are structural fires that occur within a dwelling and are not considered as a bush fire. These are normally managed by the provision of fire hydrants. It is “likely” that there may be small localised bush fires either on or within the vicinity of the subject land. The consequences of this will depend upon how aware and prepared the landowners are and this could have either insignificant or minor consequences. It is less likely, but still “possible”, for there to be a major bush fire within the district which could have major or catastrophic consequences. In summary the proposed development subject land can be classified as having a “moderate” to “high risk” from bush fires for those parts of the development adjacent to the bushland areas. To manage this risk at an acceptable level will require specific measures to be implemented.



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5.0 Fire Mitigation Measures - Overall Development This section relates to the fire management measures proposed for the subject land and proposed subdivision. These measures are shown diagrammatically and summarised in Figure 13. The principal fire management issue for the development is the interface between the residential areas and the Bushland Protection Areas.

5.1 Hazard Separation A basic fire management principle is to separate dwellings from areas with a high bushfire hazard rating, these typically being areas of bushland. The greater the separation distance the lower the hazard rating for the dwelling; and conversely, the closer to the vegetation, the higher the hazard rating for the dwelling. Planning for Bush Fire protection Guidelines (A4.4) requires an 80m hazard separation zone in addition to the Building Protection Zone. This provides a physical separation between the development and the hazard vegetation. This distance may be reduced (A4.1) provided that the dwelling is constructed in accordance with AS3959. The structure plan stipulates that there will a 40m development setback between the Bushland Protections Areas and the residential lots. This will comprise of:

Local Parks 1 and 2 which are 22m wide and will be maintained as a low fuel zone; and

The 18m wide local road reserve. A cross section of this is shown in Figure 10. It is noted that the outer edge of the tree canopy within the Bushland Protection Areas may over hang the boundary of the reserve. However an additional setback of 6m is also potentially provided for as the front setback within the residential lots. Figure 10 Hazard Separation Cross Section



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5.2 Construction Standards The structure plan defines the land which is classified as being bush fire prone. The Building Code of Australia (BCA) requires that new residential buildings in designated bush fire prone areas are to be constructed in accordance Australian Standard AS3959 (2009) Construction of Buildings in Bushfire Prone Areas. The standard contains construction requirements designed to improve the performance of buildings when subjected to attack from burning debris, radiant heat and flame contact. It contains provisions dealing with:-

Subfloor Supports;

Floor;

External Walls;

External Elements and Doors

Roofs;

Verandas, Decks, Steps; and

Water and gas pipes. The six categories of Bushfire Attack Levels (BAL) within the Standard are:

BAL Low The risk is considered to be very low and does not warrant any specific construction requirements.

BAL 12.5 The risk is considered to be low but there is still a risk of ember attack.

BAL 19 The risk is considered to be moderate. There is risk of ember attack and burning debris by wind borne embers and a likelihood of exposure to radiant heat.

BAL 29 The risk is considered to be high. There is an increased risk of ember attack and burning debris by wind borne embers and a likelihood of exposure to an increased level of radiant heat.

BAL 40 The risk is considered to be very high. There is a much increased risk of ember attack and burning debris ignited by wind borne embers and a likelihood of exposure to a high level of radiant heat and some likelihood of direct exposure to flames.

BAL FZ The risk is considered to be extreme. There is an extremely high risk of ember attack and burning debris ignited by wind borne embers and a likelihood of exposure to an extreme level of radiant heat and direct exposure to flames.

The BAL standards apply for a distance of 100m from the classified vegetation. Based upon the vegetation in the bushland protection areas being classified as “forest” the BAL categories and distances applicable to the proposed development are shown in Table 3. Table 2 BAL Setbacks

Slope in Degrees

Minimum Development

Setback BAL 29(m) BAL 19(m) BAL 12.5(m)

Upslope(*) 21 metres 21 - < 31 31 - < 42 42 - < 100

0 - < 5 - 10 37 metres 37 - < 37 37 - < 50 50 - < 100

(*) The direction of the slope is measured from the house site.

Inherent in the application of AS3959 is that the vegetation classification does not alter over time and that the BAL classification is maintained. This includes maintenance of the separation distance between the dwelling and the vegetation (minimum development setback) as a low fuel zone.



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Recommendations That a BAL definition plan be prepared for each stage of the subdivision for the lots within the defined bush fire prone areas.

5.3 Building Protection Zone A building protection zone is simply a “low fuel zone” located around a dwelling. It has a number of functions including:-

To reduce the level of hazard, and in particular to eliminate, where possible, attack by radiant heat or flame contact;

To provide an area where burning debris can fall with minimal opportunity to create further fire outbreaks; and

To allow access for the fire-fighters and to provide a defendable space by reducing the heat level from the main fire.

The specific requirements for the Building Protection Zone (A4.3) are shown in Figure 11 and these are as follows:

20 metre width measured from any external wall of the building;

are to be located within the boundaries of the lot on which the building is situated;

the fuel load is to be reduced to and maintained at 2 tonnes per hectare;

trees (crowns) are to be a minimum of 10 metres apart;

trees are low pruned at least to a height of 2 metres;

no tall shrub or tree is located within 2 metres of a building (including windows);

there are no tree crowns overhanging the building;

fences and sheds within the building protection zone are constructed using non-combustible materials (eg colourbond iron, brick, limestone);

shrubs in the building protection zone have no dead material within the plant;

tall shrubs in the building protection zone are not planted in clumps close to the building ie within 3 metres; and

trees in the building protection zone have no dead material within the plant’s crown or on the bole.

Recommendations That a building protection zone be provided for all lots within the defined bush fire prone areas.

5.4 Water Supply Provision of and maintenance of reliable water supplies is essential in bushfire control and a suitable water supply must be readily available and accessible to Fire Appliances at all times. The subdivision will have water reticulation and fire hydrants are to be installed in accordance with the Water Corporation’s No 63 Water Reticulation Standard. The hydrants and are to be identified by standard pole and/or road markings by the developer.



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5.5 Bushland Protection Areas The development provides for two bushland protection areas of 8.3 hectares. These are subject to a

Rehabilitation Management Plan5 which has been prepared to satisfy conditions of approval for the

clearing of the land under the Environmental Protection and Biodiversity Conservation Act 1999 (EPBC Act) and the Country Areas and Water Supply Act 1947 (CAWS Act). Revegetation will be undertaken using species conducive to Black Cockatoo habitat, whilst re-establishing community’s representative of those present in the pre-disturbance environment to at least 5,000 stems/ha to achieve a minimal survival rate of 70 – 80% over five years. On this basis the bushland protection areas will remain as an “extreme” bush fire hazard. The bushland reserves will be crown reserves which will be managed by the Shire of Collie.

Recommendations That the long term management of the reserves should include periodic fuel reduction where this can be done in accordance with the Rehabilitation Management Plan.

5.6 Public Open Space Areas The development provides 4.629 hectares of public open space. This in addition to the bushland protection areas. There are two forms of POS within the development:

Local Parks 1 and 2 which are 22m wide and designated as bush fire buffer. These will be maintained as a low fuel zone; and

The other local parks which are for both passive and active recreation. All of these public open space areas are “managed reserves” which are subject to a landscape Masterplan. They will be developed as open parkland areas with landscaping at ground level in conjunction with pathways and activity areas.

Recommendations That the local parks be maintained as landscaped areas with a low fire risk.

5.7 Firebreaks Firebreaks serve a number of functions including:-

Firstly they form a barrier against low intensity fires and assist in the suppression of fires even under severe weather conditions; and

Secondly they form a static defence line from which brigades can mount an attack on fires and are an ideal base from which to back burn.

Providing access along a defined alignment for Fire Fighting Appliances in order to contain and suppress fire.

The Council’s firebreak notice requires that on any land greater than 2,024sqm in size that mineral earth firebreak with a minimum width 2 metres be constructed immediately inside all property boundaries. However Acceptable Solution A2.9 stipulates that these should be a minimum width of 3 metres.

5 Strategen (2013) Buckingham Way Residential Development – Rehabilitation Management Plan.



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It is proposed to have firebreaks around the Bushland Protection reserves. However in order to reduce the removal or trees it is recommended that where ever possible the firebreak should be located in Local Parks 1 and 2. This will still require a 4m vertical clearance as shown in Figure 11.

Recommendations That a 3m mineral earth firebreak be provided around the boundary of the bushland protection reserves except where these abut the designated fire buffer areas. In these locations the firebreak shall be situated within the fire buffer area.

Figure 11 Firebreak Cross Section

5.8 Staging of Development As shown in Figure 7 the development will be done progressively in stages. The balance of the site will remain as UCL until it is purchased by LandCorp for development. It is intended that each stage of the development will include a 100m Superlot. This will be cleared so as to provide a acceptable hazard separation zone between the remaining bush areas and those lots which are not within the designated bush fire prone area. The proposed clearing is shown in Figure 12. This is designed to comply with the definition of “low threat” vegetation in Clause 2.2.3.2 of AS3959. This stipulates that the Bushfire Attack Level shall be classified BAL—LOW where the vegetation is one or a combination of any of the following:

(a) Vegetation of any type that is more than 100m from the site.

(b) Single areas of vegetation less than 1ha in area and not within 100m of other areas of vegetation being classified.

(c) Multiple areas of vegetation less than 0.25ha in area and not within 20m of the site, or each other.



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(d) Strips of vegetation less than 20m in width (measured perpendicular to the elevation exposed to the strip of vegetation) regardless of length and not within 20m of the site or each other, or other areas of vegetation being classified.’

(e) Non-vegetated areas, including waterways, roads, footpaths, buildings and rocky outcrops.

(f) 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. NOTE: Minimal fuel condition means there is insufficient fuel available to significantly increase the severity of the bushfire attack (recognizable as short-cropped grass for example, to a nominal height of 100 mm).

This is being done specifically to avoid the need for AS3959 standards to apply to the construction of these lots as this would only apply until the next stage of the development.

Recommendations That an interim fire management plan map and recommendations be approved for each stage of the subdivision.

Figure 12 Stage Clearing

TME Town Planning Management Engineering Pty.Ltd. (08) 9791 4411

FIGURE 13 BUCKINGHAM WAY OVERALL FIRE MANAGEMENT MEASURES

THIS PLAN HAS BEEN PREPARED FOR PLANNING PURPOSES AREAS, CONTOURS AND DIMENSIONS SHOWN ARE SUBJECT TO SURVEY

COPYRIGHT

THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF TME TOWN PLANNING MANAGEMENT

ENGINEERING PTY LTD. THE DOCUMENT MAY ONLY

BE USED FOR THE PURPOSE FOR WHICH IT WAS COMMISSIONED AND IN ACCORDANCE WITH THE

TERMS OF ENGAGMENT FOR THE COMMISSION, UNAUTHORISED USE OF THE DOCUMENT IN ANY

FORM IS PROHIBITED.

F

E

D

C

B

A

REVISION DESCRIPTION AUTHOR DATE REF NO 13017

RECOMMENDATIONS

1 That a BAL definition plan be prepared for each stage of the subdivision for the lots within the defined bush fire prone areas.

2 That a building protection zone be provided for all lots within the defined bush fire prone areas.

3 That the long term management of the reserves should include periodic fuel reduction where this can be done in accordance with the Rehabilitation Management Plan.

4 That the local parks be maintained as landscaped areas with a low fire risk.

5 That a 3m mineral earth firebreak be provided around the boundary of the bushland protection reserves except where these abut the designated fire buffer areas. In these locations the firebreak shall be situated within the fire buffer area.

6 That an interim fire management plan map and recommendations be approved for each stage of the subdivision.

7 A notification shall be placed upon the Certificate of Title of all lots pursuant to Section 70A of the Transfer of Land Act advising landowners of this Fire Management Plan.

8 That the construction specifications and contracts include conditions relating to fire management including the provision of a mobile “slip on” fire unit with a minimum capacity of 400L on the site during the fire season.

LEGEND Bushland Protection Areas Extreme Fire Hazard Bush Fire Prone Land Bush Fire Buffer Areas Local Parks Residential Lots 40m Development Setback 3m wide mineral earth firebreak



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5.9 Construction The structure plan Management Guidelines note under subdivision staging that consideration should be given the preparation of a “construction and operations fire management plan.” It states that:

A Construction and Operations Fire Management Plan should be prepared to

reduce the risk of unplanned fires and provide contingency measures to

minimise any associated impacts. The plan will include a contingency and

response plan in the event of any bushfires that commence as a result of the

works on site.

The preparation of the tender specifications and contracts for the construction works normally contain provisions relating fire management. Of specific concern is to ensure that:

During the fire season that the site is maintained in a suitable condition;

No stockpiles piles from clearing are located within the designated low fuel zones;

During the fire season a mobile fire unit is located on the site. This would be a minimum 400L slip on unit;

Work may not be able to be done when there is a Total Fire Ban or harvest / movement bans are in place;

Access to the existing fire hydrants is not obstructed by vehicles, equipment or materials; and

Prior to commencement of work the contractor should inform the Council (Ranger or Emergency Services Manager) of his intention to commence work and of the works involved and comply with any associated directions.

Recommendations That the construction specifications and contracts include conditions relating to fire management including the provision of a mobile “slip on” fire unit with a minimum capacity of 400L on the site during the fire season.

5.10 Purchaser Advice All prospective purchasers within the designated bush fire hazard area must be made aware of the fire management issues, measures and responsibilities associated with the subdivision.

Recommendations A notification shall be placed upon the Certificate of Title of all lots pursuant to Section 70A of the Transfer of Land Act advising landowners of this Fire Management Plan.



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6.0 Fire Mitigation Measures – Stage 2 The survey plan for Stage 2 is shown in Figure 14 and the proposed fire management measures for Stage 2 are shown in Figure 15. This will create 20 residential lots; a drainage reserve; a POS reserve and two balance lots. The residential lots are between 666 sqm and 1,067 sqm in size. Lots 40 and 41 are designated as group housing sites and are subject to a Detailed Area Plan being prepared for them. Lot 1001 is a balance lot which is being purchased by LandCorp and will function as a 100m hazard separation zone to the remaining vegetation left on Lot 1004. The balance of the site, Lot 1004, will remain as Crown Land. The Stage 2 subdivision area is already serviced with reticulated water and fire hydrants. However due to the size/depth of Lots 41 and 42 new hydrants are required to be able to service the total lot from the frontage. Lots 26, 27 and 28 are designated in the structure plan as being bush fire prone and are subject to a BAL assessment. Figure 16 shows the slope direction and gradients for these lots. Figures 17, 18 and 19 then show the BAL classification at the boundary of each lot. It is noted that the canopy of the trees in the Bushland Protection Areas may overhang the boundary of the reserve. The BAL setback is normally measured from the outer edge of this canopy. Similarly the setback for dwellings in the R15 Residential Coding is 6m. As Figures 17, 18 and 19 show the distance to the lot boundary any reduction of this due to the overhanging canopy is cancelled out by the dwelling setback within the lot. In relation to Lot 26 it is noted that the BAL 19 rating applies between 37 -

FIGURE 14

STAGE 2 PRECAL PLAN

26 Low Fuel Zone Cleared land maintained as low threat vegetation. Grass to be less than 100mm in height.

Vegetation strips. Maximum size of 2,500 sqm with a maximum canopy width of 20m and minimum 20m separation distance between strips. Local Park to be maintained as low fuel zone

27

BAL 19 Classification BAL 12.5 Classification Lots with a BAL classification are to provide a 20m Building Protection Zone

3m trafficable mineral earth firebreak with 4m vertical clearance. 2m wide mineral earth firebreak to be provided while the land is undeveloped. Existing water supply and hydrant. Proposed fire hydrant.

FIGURE 15

STAGE 2 FIRE MANAGEMENT MEASURES



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Figure 16 Gradients Lots 26, 27, 28.



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Figure 17 BAL Classification – Lot 26

Figure 18 BAL Classification - Lot 27



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Figure 19 BAL Classification - Lot 28


TME Town Planning Management Engineering Pty Ltd Page - 31 -

7.0 Conclusion The proposed development of the Buckingham Way structure plan area is introducing substantial values (property and people) into the locality which must be protected from the risk posed by potential bush fires. The purpose of this Fire Management Plan is to minimise the potential impact of a bush fire to people residing within the proposed subdivision. This report has been prepared to demonstrate that appropriate regard has been given to Planning for Bush Fire Protection Guidelines (2010) in the design and development of the subdivision. Contained in Appendix 1 is a summary of how the final development will comply with the Guidelines. It is acknowledged that the majority of the site will be cleared for residential development with approximately 8.3 hectares of land retained as bushland protection areas. The principal fire management issues associated with the development are:

1. The interface between the development and the bushland reserves; 2. The protection of dwellings in proximity to the bushland reserves by appropriate construction

standards, building protection and hazard separation zones. 3. The management of the fuel loads within the POS reserves; and 4. Providing suitable buffer protection / hazard separation for stages of the subdivision.

The recommendations in this Fire Management Plan are the minimum required to provide some degree of protection from wildfires and should not be construed to assure total bush fire protection. The management of the risk posed by bushfires is a shared responsibility between landowners, government and industry. While state and local government undertakes bushfire prevention measures (e.g. planned burning), land use planning and emergency response (fire suppression); land owners in bushfire prone areas must take the necessary steps to prepare their property. These shared responsibilities are summarised in Table 3. Table 3 Responsibilities

RESPONSIBILITIES WHEN

1.0 DEPARTMENT OF REGIONAL DEVELOPMENT AND LANDS

1.1 The management of fire risk on the undeveloped balance of the site. Ongoing

2.0 LANDCORP 2.1 Maintaining Lot 1001 as a low fuel zone for the protection of the adjoining

residential lots. Ongoing

2.2 Developing the POS reserve prior to ceding the land to Council. Subdivision

2.3 Provision of the fire hydrants within the development. Subdivision.

2.4 Construction and maintenance of firebreaks. Subdivision.

2.5 Placing a Notification on the Deposited Plan pursuant to Section 70A of the Transfer of Land Act advising landowners of this Fire Management Plan.

Subdivision.

3.0 LAND OWNERS 3.1 To be aware that they live in a fire prone environment and need to take the

initiative in learning about, preparing for and responding to bushfires Ongoing

3.2 To construct buildings in accordance with AS3959 in the areas identified on the Plan.

Ongoing

3.3 To maintain the vegetation separation distance required under AS3959 for the relevant Bushfire Attack Level (BAL) assigned to the building.

Ongoing



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3.4 To undertake regular maintenance of their property including firebreaks and building protection zones.

Annually before the fire season.

4.0 SHIRE OF COLLIE

4.1 Determining the relevant Bushfire Attack Level for any building construction. Building Application

4.2 Management of the proposed bushland conservation reserves. Ongoing

4.3 Management of the proposed POS reserve. Ongoing

4.4 Implementation of townsite fire protection programs. Ongoing

4.5 Ensuring compliance with building and land use planning provisions. Ongoing

4.6 Ensuring compliance with its annual Fire Break Notice. Annually

4.7 Development of community awareness programs.

Ongoing



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References

Ellis, S, Kanowski, P & Whelan, R (2004), National Inquiry on Bushfire Mitigation and Management, Canberra. Council of Australian Governments.

Emergency Management Australia (2002) Planning Safer Communities – Land Use Planning for Natural Hazards Canberra, Emergency Management Australia

FESA & WAPC (2010) Planning for Bush Fire Protection. Perth. Western Australian Planning Commission.

FESA (1998) A Guide to Bush Fire Prevention Planning. Perth. Fire & Emergency Services Authority of Western Australia.

FESA (2007) Visual Fuel Load Guide. Perth. Fire & Emergency Services Authority of Western Australia.

FESA (undated) Homeowner’s Bush Fire Survival Manual.

Handmer J. & Haynes K. (Eds).(2008). Community Bushfire Safety. Collingwood CSIRO Publishing.

Keelty J (2011) A Shared Responsibility – The Report of the Perth Hills Bushfire February 2011 Review Government Printer Perth

Keelty M (2012) Appreciating the Risk – Report of the Special Inquiry into the November 2011 Margaret River Bushfire Government Printer Perth

Leading Emergency Services (2011) Major Incident Review, Lake Clifton, Roleystone and Red Hills Fires

Middelmann, M. H. (Editor) (2007) Natural Hazards in Australia: Identifying Risk Analysis Requirements. Geoscience Australia, Canberra

Ramsay C. & Rudolp L. (2006) Landscape and Building Design for Bushfire Areas. Collingwood CSIRO Publishing.

Ramsay. GC & Dawkins D (1993) SAA HB36-1993 Buildings in Bushfire Prone Areas – Information and Advice. Sydney. Standards Australia International Ltd.

Schauble J. (2004) The Australian Bushfire Safety Guide. Harper Collins. Sydney

Standards Australia (2009) AS 3959 – Construction of Buildings in Bush Fire Prone Areas. Sydney. Standards Australia International Ltd.

State Emergency Management Committee (2005) Westplan – State Bushfire Emergency Management Plan. FESA Perth

Victorian Bushfires Royal Commission (2010) Final Report Government Printer Melbourne

WAPC (2006) Statement of Planning Policy 3.4 – Natural Hazards and Disasters

Webster J (2012) Essential Bushfire Safety Tips CSIRO Publishing Collingwood



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Appendix 1 The following is a summary of the performance criteria contained in the Planning for Bush Fire Protection Guidelines. This has been applied to the completed development shown in Figure 6.

Element 1 Location

A1.1 Development Location The site contains areas with an extreme bush fire hazard. However the development will occur on cleared land with the land adjacent to the remaining vegetation being required to comply with AS3959 construction standards.

Element 2 Vehicular Access

A2.1 Two Access Routes The site has multiple access routes.

A2.2 Public Road The proposed subdivision roads within the subdivision will be designed in accordance with the Institute of Public Works Engineering Australia (WA Division Inc.) Subdivisional Guidelines Edition No.2 July 2009.

A2.3 Cul-de-sacs No Cul-de-sacs are being created in the subdivision.

A2.4 Battle axes No battle axe lots are being created in the subdivision.

A2.5 Driveways No driveways will be over 50m in length.

A2.6 Emergency Access Ways

No emergency access ways are proposed in the development.

A2.7 Fire Service Access Routes

No fire service access routes are proposed in the development.

A2.8 Gates No emergency access gates are required.

A2.9 Firebreak Widths All required firebreaks will have a minimum width of 3.0m.

Element 3 Water

A3.1 Reticulated Areas Fire hydrants will be supplied in accordance with the Water Corporation’s specifications as a condition of subdivision.

A3.2 Non Reticulated Areas - Tanks

Not Applicable

A3.3 Non Reticulated Areas - Dams

Not applicable

Element 4 Siting of Development

A4.1 Hazard Separation The 100m hazard separation zone will be reduced in accordance with the prescribed BAL classification for the proposed dwellings.

A4.2 Hazard Separation - Low

Lots adjoining low hazard grassland areas will have a 20m Building Protection zone.

A4.3 Building Protection Zone

A 20m Building Protection zone will be required for all dwellings within the designated bush fire prone area.

A4.4 Hazard Separation Zone

The hazard separation zone will be maintained at the required standard in order to comply with the prescribed BAL rating for the dwellings.

A4.5 Reduction Due to Shielding

This is not applicable.

Element 5 Design of Development

A5.1 Compliant Development

The development complies with Acceptable Solutions A4.1, A4.2, A4.3 and A4.4

A5.2 Non Compliant Development

This is not applicable.

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