NOTICE OF AN APPLICATION FOR PLANNING PERMIT · Customer Services Building Corner Duke and Albert...

NOTICE OF AN APPLICATION FOR PLANNING PERMIT

PLANNING AND ENVIRONMENT REGULATIONS 2005 Form 2

Section 52 (Planning & Environment Act 1987)

The land affected by the application is located at:

3870 Midland Highway EGANSTOWN VIC 3461 Lot 2 PS 435889 PSH PWO

The application is for a permit for: Alterations and additions to existing dwelling

The applicant for the permit is: David John Smith

The application reference number is: PA 2000

You may look at the application and any documents that support the application at the office of the responsible authority:

Municipal Offices: Hepburn Shire Council Customer Services Building Corner Duke and Albert Streets, Daylesford Planning Department - Ph: 03 5348 1577

Planning applications may also be viewed on Council's web site under tab 'Statutory Planning'.

Follow the link to 'Applications on Advertising'.

This can be done during office hours and is free of charge.

Any person who may be affected by the granting of the permit may object or make other submissions to the responsible authority.

An objection must * be sent to the Responsible Authority in writing,* include the reasons for the objection, and* state how the objector would be affected.

The Responsible Authority will not decide on the application before:

4 / 7 / 2018

If you object, the Responsible Authority will tell you of its decision.

This co

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944wwt, SHIRE COUNCIL

Planning Enquiries Phone: ( 0 3 ) 5 3 4 8 1577 Web:

Application No.: Date Lodged:

Application for a - .1fl If you need help to complete this form, read MORE INFORMATION at the end of this form. Jilk Any material submitted with this application, including plans and personal information, will be made

available for public viewing, including electronically, and copies may be made for interested parties for the purpose of enabling consideration and review a s part of a planning process under the Planning and Environment Act 1967. If you have any questions, p lease contact Council's planning department.

A Q u e s t i o n s m a r k e d wi th an asterisk ( 1 m u s t b e completed.

& If the a p a c e provided o n the f o r m Is Insufficient, attach a s e p a r a t e sheet. C i o r Faml, Click for further information.

The Land Address o f the land. Complete the Street Address and o n e o f the Formal Land Descriptions.

S t r e e t A d d r e s s * St. No.: St. Name:

SLo.

Formal Land Description Complete either A o r B.

A L o t \ k : C L o t t o t d P-,-An 0 i1 Man ( ) P l o of S o b v o o S

This information can be OR found o n the certificate of title.

If this application relates to more than one address, attach a separate sheet setting out any additional property details.

The Proposal A You m u s t give full de ta i l s o f y o u r p roposa l a n d a t t a c h the information required to a s s e s s t h e application

Insufficient o r u n c l e a r information will d e l a y y o u r application.

F o r w h a t u s e , development o r o t h e r m a t t e r d o you r e q u i r e a p e r m i t ? *

P~avide additional Information about the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a descriplion of J ,sly effect of the proposal.

E s t i m a t e d c o s t o f any d e v e l o p m e n t for w h i c h t h e ( , f S 9 0 0 GD 0 Tho m a y b e reqOmd to verify,to

p e r m i t i s required l n e t tY f n o b&e 0 o.Aw..nt is

Application for a Planning Permit I Regional Council Page 1

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Existng Conditions D e s c r i b e h o w t h e l and is u s e d a n d d e v e l o p e d n o w *

For example, vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing.

JL :r J r d ri 0,

— —

Title Information 0 0 0 0 0 0 173 gre*rnenf. o r o t h e r o b l a h o o such as &asernent o r b NN

E n c u m b r a n c e s o n title , tac C ' r c for c e rio h r r r t o ororrriecl boforo confinuing wbh this

OpPCOfO'O) SNo

C) Not o p i 0 0 0 c r i ( n o s u c h encumbrancxe oriooj

'Provide a full, current copy of t h e title for each individual parcel of land forming the subject site. The title includes: the covering register sea rch statement', the title diagram and the associated title documerr

tijments, for example, restrictive covenants.

Applicant and Owner Details Provide details o f the applicant and the owner o f the land.

Applicant

T h e person w h o wants the Frmt, h4arne.

permit. Uganisadon 'rri ''L

If Osep.o , B , , , nriw th ikOrirLi hrr

S t rrrr0:

Sob ' iLocafitvr S

Please provide at least one r' rNocf intorwritirrrr tori oppllcririr'O OR contact r iororiw bmkw4 contact phone number

Busmess or

rvlobi~e phone: Fax:

Where the preferred contact orro i

person for the application is different from the applicant, provide the details of that Nirir0'

person. U r r t o o ion rib a r i i cob le):

if it 0 o Or,. Ennui, onirri' Orui 0EnrIEn rim

Sr. No-: St. ,r10

S o b o o L o c u 7;

Owner P ,nm

T h e person or organisation w h o o w n s the land First oo'e: S o w nrr

IMiere the owner is different Organisation ( i f appkaNe): from the applicant, provide the details o f that person or

Pit ri 0 0 EEuir crrrter' thuri L r huirru.

organisation. 3 No.: 3t. Nuurnm

postcode:

s i g n a t u r e , Optbnak

I in ninth /Year

Application for a Planning Permit I Regional Council Page 2

This co

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d

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DecIaraion f t o n in App not been t c f l teper-nit appficafion

This form must be signed by the applicant *

A Remember It is against y / rnb the law to provide false or misleading information,information,A

dats, and our io a s which could result in a A heavy fine and c a n c e l l a t i o n i f f o r m a t i o n t r u e tt d ert: amd thit own (W not mVSAII)

f l A A of the permit.

Need help with the AppUcaion? General Information about the planning process is available at

Contact Councils planning department to discuss the specific requirements for this application and obtain a planning permit checklist. Insufficient or unclear information may delay your application.

Has there been a pre-application meeting with a council planning officer?

Checklist Have you:

* rtJrt

b y / m (ttA J ycw

Re I Fifled in t h t firm ropy

A t A I t A A A A A t f l A u p A A r A ) tA and documents?

A ' A t A j A A pawrA 0A A d f o n h g A 'A

{I1 A

F A n S o r A

A m , i n t e r t , i rk ' fly fl A n c C;t pinrmmg r 1 nfl ctnAnisL

L i t ,nni , trnflfl, rntA

c m e t t d One rewvanz cout p i r t P i t p t i n t kit'

S r t tnd ihededamtiorw, above"

Lodgement rMAtn flA Depairtmeni

Lodge the completed and H b j r r , te CouncJl signed form, the fee F1 O B ox 21 1 and all documents with: y l t o d P C /460

?Vt D A i A & A b :Att

JA i t f a t d Vb

Contact tbun Phone: 03) 6346 -1577

Deliver application in person, by post or by electronic lodgement-odgemenLApplicationAppitcation

for a Planning Permit I Regional Council Page 3

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From: fulfilment landatagdeMp.vic.govau g Subject: PCS 28204572: PDF fulfilment completed for certificate Register Search Statement (Title)

Date: 30 April 2018 9:27 pm To: [email protected]

Certificate Name Size (bytes) File Name

Register Search Statement (Title) 9864 00282045720012018043021260001 pdf

This is a system generated message. Please do not reply.

CapMqhl SUM at V i a TT' c p t No p 1 rnay ba raptaWcad by m w p m a s s a n a p t m a c c a M a n c e T h Cpy A 6 I M JC1hJ and Ic SecUm 32 al Ow Sale d Land Ad I 2 ( V k ) or p 6 n u u d to T h . informaum is an0p vald &I I h . Wns f d di ffm lwm abaalnad a w n Me L U 1 A F I E W TM Syslam. T h SWQ of M o o t & a w a b no r a r o a M I N W We il

I G I S T 1 SEARC11 S T A T E M E N T ( T i t l e S e a r c h ) T r a n s f e r o f P a p I C1 I

L a n d A c t 195

VOLUME 10514 FOLIO 856 security no 124071546705V Produced 30/04/2018 0 9 2 2 p

L A . D DESCRIPTION

Lot 2 on Plan of Subdivision 435889U PARENT TITLES V a l u e 00319 Folio 616 Volume 09949 Folio 111 to Volume 09949 Folio 113 Volume 10299 Folio 731 Created by instrument PS435889U 04/05/2000

R S O X S T Z R C D ppRIrzoR

Estate Fee Simple Joint Proprietor

DAVID JOHN SMITH SELENA MAR! SMITH both of 113 )WLLARHOR AVE HARRISON ACT 2914 AL247523V 23/07/2014

C A V E A T S A N D NaTiczz

MORTGAGE AL247524T 23/07/2014 N A T I O N A L AUSTRALIA BANK LTD

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.

D I A G R A M LOATIOR

SEE PS435889U FOR FURTHER DETAILS AND BOUNDARIES

A C T I V I T Y 1 , —

— R T 1 2 5 DAYS

NIL

— E N D OF REGISTER SEARCH STATEMENT

Additional information: (not part of the Register Search Statement)

Street Address: 3870 MIDLAND HIGHWAY E G A N S T N VIC 3461

A D 8 R I 5 T R A T I V R ROTICIS

NIL

aCT Control 16089P NATIONAL AUSTRALIA HANK LIMITED 59 Effective from 23/10/2016

DOCUMENT END

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987

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ss. T

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in th

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urpose

. By t

akin

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py of t

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d

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ited.

I m r Document Cover

The document following this cover sheet is an Imaged document supplied by LANDATA®, Land Use Victoria.

Document Type Plan

Document Identification PS435889U

Number of Pages 3

(excluding this cover sheet) I

Document Assembled

Copyright and disclaimer notice: © 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 of Section 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 LANDATAA® System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

This co

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nder Sect

ion 5

2 of t

he Pla

nning a

nd Envir

onment A

ct 1

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which

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s par

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ermit

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ss. T

he docu

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, pla

ns and in

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with

in th

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sed fo

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ther p

urpose

. By t

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d

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GOVERNMENT ROAD (MIDLAND HIGHWAY)

il

S t a g e No , P lan Number

PS +35889U

ilA SHEET 2 OF 2 SHEETS

A & J W a l s h SC ALL

Consulting Land Surveyors CE 32A Vincent St reet D a y s f o r d , 3460 T&. & Fox 53+83833 REF 9 3 VERSION COUNCIL DELEGATE SIGNl

This co

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De)sered by LANDATft& Land Use V(dor(a bmestamp 3 O 4 2 O 1 8 2126 Page 1 of 3

ztSge N c i . LI 0 U30 only

JPLAN OF SUBDIVISION EDITION a

PS 435889U L o c a t i o n o f L a n d Council Cer t i f ica t ion and Endorecment Parish, Wombat Counci l Name., Hepburn Shire Ref 6040rn Townships Section 2 A 1. This plan in cnrt)fT.d undnr s e c t i o n 8 o f the Subdivision Act 1988,

Crown Allotment, (Parts) 13, l t , 15, 16 & 11 Crowe Portion*

LTO b e records 0010 (RURAL) Title References Vol 10299 Eu) 731 Vol 9949 Fo) ((3

9 9 9 01 319 616 999 ((2

Lost Plan References Postal Addre,,

MIDLAND HIGHWAY EGANSTOWN • 1461

ANG C o ' o r d h t , e N 5061150 (Of eeefox. testis of Nes) E ienn Zone55

Vesting o f Roads o r Reserves Ident )Her CoucH/8ody/Pnrson

NO NI)

D e p t h L i m i t a t i o n - Does n o t apply

3. This In e s t a t e m e n t o f compliance Issued trndnr s e c t i o n U) o f the Subdlsinlon Act 1988.

O p e n Space

(I) A requ i rement f o r public open s p a c e under *ac t ion 18 Subd)slelon Act 1968 h e . - / hoe no t been mode.

(II) The r squ l remont has been eotlelfled.

(119 The r equ i r emen t Is t o b e aot ielf(e4 In Stage

Council Delegate

Dote 2 9 , 3 / 2000

Notations

Staging This in/In n o t o s t a g e d subdivision Planning p e r m i t No. 6040(D)

S u r v e y - This plan 4a I Is no t boned on survey.

To be completed whore applicable.

T h i s s u r v e y h a s b e e n c o n n e c t e d t o p e r m a n e n t m a r k s n o ( s ) . - I n p r o c l a i m e d S u r v e y A r e a no.

E a s e m e n t I n f o r m a t i o n LTO u s e only

S t a t e m e n t of Compliance

I L e g e n d : A Appur tenant Easemen t 6 Encumbering Easemen t N Encumbering E o e e m n t (Rood) / Exemption Statement 7 1 f 1 4 m s n t

P u r p o s e Origin Lend Benef i t ed / In Favour Of Received Reference

c A W P . L o , - t OeAftom Dote 1 4 / 4 I 00

A & J Consulting Lund Surveyors 32A Vincent Street Daylesford ,

3460 TO, & Fox 5383633

one only

PLAN REGISTERED

TIME 6'OO

DATE 14 / 5 / 00

IAselt o f Titles

2

LICENSED SURVEYOR (PRINT)

I

DATE 2 9 / 3 /2000

COUNCIL DELEGATE SIGNATURE

RE 913 R ON 0riinal sheet size A3

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f f l A r r - T i i

i A - iN TABLE

RECORD OF ALL ADDITIONS O R CHANGES T O THE PLAN

MODIFICATION LAND / PARCEL mENTIFIER

CREATED

DEALING NUMBER

LAN r MBE R

PS435889U

1-7 DATE TIME EDITION STA f NUMBER REGISTRAR

OF TITLES

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ss. T

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, pla

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in th

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. By t

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SITE ANALYSIS TOTALS IT AREA 5855 i TX 5 r 5 DWELLING 153 54

53 54rn

TOTAL EXISTING STTCOVER J.72%

0

SITE FLAN SCALE 00

MIDLAND HIGHWAY

C

) 1 t\L,L DAVID AND 5 L N A SMITH

PiAimcj Practoner No DP-AD 4 4 7 0 8 h1

pace I @qmail.com 3 8 7 0 MIDLAND HIGHWAY EGAIN15TOWN 34G I

d h 4 w a y Blampied 33S4 F'ROPO5W DCTNSION AND DECK.

SITE ANALYSIS TOTAL S I T AREA 8855 r4 800TNGDWTLLNG 15354

TOTAL TXSTN0

15050580 EXTENSION 45 UC

55000555 25CR

15fl

SITS COVER 25 0r2

05%

PROPOSED SITE FLAN SCALE 00

22Y5/2017

MIDLAND HIGHWAY

U CO

Ln 0 0 o

C $I 6

U Th S DRAWING 1 5 8 COPYRiGhT AND MAY NOT BE CORED OR sersoouCso To ANY 01555 '55505 WIThOUT PERMISSION FROM ARCS DESIGN SPACE UPON REQUEST

ThHOWARD I 500

201801

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SITE ANALYSIS SITE ANALYSIST6&9rTtAtrA M6^, rOTAlEfrtA&a S96m,FJtsITNG{m|NG l53.5ti' gtsTrreMuNs lSB.54#

TOT{trStNG rs3.5ldrnorcs& ms@NI.@EDO& 51.&t

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3870 Midland Hwy, Eganstown 11 May 2015

Bushfire Management Overlay (BMO) Report

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Bushfire Management Overlay Report


www.ecotide.com.au 1

Bushfire Management Overlay

(BMO) Report

3870 Midland Hwy, Eganstown

Date of Inspection: 22nd of April,

2015

Inspector: Nicholas Symons

Report Version: 1.0

Report Date: 7/05/15

Prepared For:

Client: David Smith

Contact: 0403 156 221

Email: [email protected]

Ecotide Pty Ltd

ACN 112761850

3 Hobson Street, Newport.3015

Ph: 03 9391 8302

Mob: 0438 900 090

[email protected]

www.ecotide.com.au

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Overall Conclusions

CONCLUSIONS FOR PROPERTY OWNER CONCLUSIONS FOR AUTHORITIES

Potential Bushfire Impact Bushfire Hazard Site Assessment

Potential bushfire impact: Property zone: Farming Zone

Ember Attack Vegetation classification: Forest

Radiant Heat Slope: Upslope/Downslope 4°

Localised Flame Contact Bushfire Hazard Landscape Assessment

Flame Contact from Fire Front Potential bushfire impact scale: Neighbourhood impact

Extreme Fire Behaviour Bushfire approach: Multiple aspects

Construction Requirements & Recommendations Landscape type: Type 3 – High Risk

Construction requirement: BAL 29 Bushfire Management Statement

Defendable space: 25; 32 m Pathway: Pathway 2 – Clause 52.47-2

Water tank capacity: 10,000 L AM 2.1. Landscape Risk

CFA fittings/access to water: AM 2.2. Siting

Fire-fighting grade hose(s) and pump is recommended: AM 2.3. Building Design

Access that meets emergency service specifications: AM 3.1. Defendable Space

Turning area for emergency service specifications: AM 4.1. Water and Access

Passing bays required along access route: A permit may be required for defendable space:

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Contents

Overall Conclusions 2

Contents 3

General Terms of Engagement 4

Objectives of the Report 4

1. Introduction 4

2. Site Assessment 5

Site Description: 5 Infrastructure to the Property: 5 Proposed Works: 5 Siting and Bushfire Assessment Parameters: 6

3. Landscape Assessment 8

Landscape Description: 8 Landscape type: 8 Regional Bushfire Planning Assessment: 9 Bushfire Protection Measures: 9 Prescribed Burn History: 10 Bushfire History: 10 Potential Bushfire Scenario: 11 Potential Impact: 11 Shelter and Evacuation Options: 12 Landscape Risk Mitigation Options: 13

4. Bushfire Management Statement 14

Bushfire Management Statement Pathway: 14

4. Conclusion 18

5. References 19

6. Site Photos 19

7. Appendix 1 – Development Plans 20

8. Appendix 2 – Supporting Standards 21

9. Appendix 3 – Defendable Space Vegetation Management 23

10. Appendix 4 – Water and Access Specifications 24

10.1. Water Specifications 24 10.2. Access Specifications 25

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General Terms of Engagement

ECOTIDE PTY LTD shall retain ownership of the

reports, drawings, designs, displays and other

work produced by ECOTIDE PTY LTD during the

course of fulfilling a commission and until

payment in full has occurred.

When the client pays for the services the

client has read and FULLY understands:

That managing the bushfire risk is a complex set of interrelated activities and environmental parameters and that the risk cannot be fully mitigated to their personal safety, family and assets.

That even a well-planned, carefully constructed home with management of the surrounding vegetation can be vulnerable to bushfire.

That survival in a bushfire is critically dependent on a combination of preparedness (competency) and activation of effective survival strategies and plans (capacity) of residents.

That dwelling occupants should always develop a written bushfire survival plan.

That the concepts and the contents of the report become their responsibility to implement.

That the company (Ecotide Pty Ltd) is exempt from any liability now and into the future for any loss whatsoever resulting from the impacts of bushfire.

Objectives of the Report

1. Provide a report that addresses the requirements of Clause 44.06 and associated Clause 52.47.

2. Provide information that is relevant to requirements submitted under the Bushfire Management Overlay Clause 44.06 of the Victorian Planning Scheme.

3. Conduct an assessment using the process outlined in Practice Note 65 ‘Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes’ by a qualified assessor.

4. Provide an estimation of the relative level of bushfire attack category according to the performance requirements of the Building Code of Australia (BCA)

5. Provide preliminary information from Practice Note 65 on how to manage vegetation. It also includes information on the nature of conditions that should be included on the building permit so that building owners are aware of their ongoing obligations to manage the surrounding vegetation.

1. Introduction

This Bushfire Management Overlay Report is a

response to the requirements of Clause 44.06

Bushfire Management Overlay, and associated

Clause 52.47 Bushfire Protection: Planning

Requirements. The statement contains

multiple components, potentially including:

1. Bushfire Hazard Site Assessment: which presents factual information about the site and the assessment area as it relates to the bushfire hazard.

2. Bushfire Hazard Landscape Assessment: which presents factual information about the landscape beyond the assessment area as it relates to the bushfire hazard.

3. Bushfire Management Statement: which presents the response of the proposed works to the bushfire hazard through relevant bushfire protection measures as outlined by Clause 52.47.

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2. Site Assessment

The site assessment presents factual information about the site and the

assessment area as it relates to the bushfire hazard.

Site Description:

The site is located in the small rural town of Eganstown, south-west of

Daylesford. The landscape consists of rural residential properties and

associated pastureland, with large areas of remnant forest vegetation

typically within natural reserves and plantations. The terrain in the

region features relatively low undulations and small gullies associated

with creeks.

The property is located on the Midland Highway in the south-west of

Eganstown, in an existing rural residential setting. Remnant forest

vegetation occurs to the south-west of the property, and north on the

opposite side of the Midland Highway. Cleared pastureland and existing

residential dwellings border the property in the east, west and south.

The proposed works are the development of a residential dwelling at

the rear of the property. The size of the property is 8,898 m2, and the

zoning is Farming Zone (FZ). The following overlays apply to the

property:

Bushfire Management Overlay (BMO)

Environmental Significance Overlay (ESO1)

Area of Aboriginal Cultural Heritage Sensitivity

Infrastructure to the Property:

The property is accessible a driveway from the Midland Highway, a

bitumen main road for the region that extends to Daylesford in the

north-east and south-west to Creswick. The property will be serviced by

a mains power supply.

Proposed Works:

The proposal is the development of a residential dwelling on the

currently vacant property.

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Siting and Bushfire Assessment Parameters:

Figure 2.1. Siting of the dwelling and bushfire assessment parameters, including distance to vegetation, classification and slope. [3]

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Table 2.1. Summary table of vegetation classification and characteristics

No. Aspect Distance Area of veg. Slope Classification Description

1 North-West – 340°

South – 240°

112 m

55 m

9.3 ha.

>50 ha.

Downslope 4°

Upslope 8°

Forest Eucalypt canopy 15-20 m in height and >30% coverage

Understorey of shrubs and bracken 0.5 – 1.5 m

Surface of grassy clumps

EVC (22) Grassy Dry Forest; (47) Valley Grassy Forest; (175) Grassy Woodland

2 East - 90°

South - 180°

West - 270°

n/a ~5 ha. n/a Excludable Pastureland with managed grass less than 10 cm in height

Cultivated gardens associated with residential development.

See Appendix 2 for detailed site assessment process.

This

copie

d docu

ment i

s mad

e ava

ilable

under S

ectio

n 52 o

f the P

lannin

g and E

nvironm

ent Act

1987

which

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s par

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ermit

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ss. T

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3. Landscape Assessment

The landscape assessment presents factual

information about the landscape beyond the

assessment area as it relates to the bushfire

hazard.

Landscape Description:

The region is characterised by large areas of

remnant forest vegetation and cleared

sections associated with residential

development and pastureland. The forest

vegetation presents the greatest bushfire

hazard to the region, which includes the

vegetation to the south of the property.

Landscape type:

The landscape is assessed as Type 3 on the

basis of:

Potential bushfire impact could be on a neighbourhood scale.

The site is located in an area that has partial fuel management.

Bushfire can approach from more than one aspect.

Access to shelter options is uncertain.

Figure 3.1. Satellite image of landscape showing site. [3]

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Regional Bushfire Planning Assessment:

The RBPA states the following in relation to the site and surrounding area:

“Cluster of small rural lots to the west of Eganstown are in the bushfire

hazard area associated with the adjacent vegetation linking to the Hepburn

Regional Park environs.”

Bushfire Protection Measures:

Bushfire protection works have/will occur to the south-east, and south-

west of the site. These works have not been factored in to the analysis of

the property, but would be expected to moderate the potential for a

bushfire to transition through the landscape and impact on the property.

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he docu

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r any o

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urpose

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Prescribed Burn History:

Prescribed burns have occurred in the past throughout the vegetation in

the Hepburn Regional Park to the north-east and south-east. This provides

evidence that bushfire protection measures within the region are ongoing

and are likely to continue around the property in to the future.

Bushfire History:

The most recent fire to have impacted on the area is 2012 fire to the south-

west of the property. This illustrates the potential for bushfire activity

around the site.This co

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urpose

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Potential Bushfire Scenario:

There is the possibility of a fire occurring within the forest vegetation in the region, particularly within the Hepburn Regional Park, as evidenced by

previous bushfires. A fire has the potential to spread over relatively large distances through this vegetation under dominant weather conditions such as

northerly or south-westerly winds.

A northerly scenario may result in fire spreading south through vegetation associated with parks and plantations for up to 13.5 km towards the site.

Cleared pastureland to the north of the property is likely to moderate the intensity of such a fire as it approaches, but significant ember deposition is

likely to occur over the area. This may result in spotting into vegetation on the southern side of the Midland Highway, which could combined with a

south-westerly wind-change to impact on the site.

A south-westerly scenario, either resulting from spotting or ignition in vegetation to the south-west of the site, could result in a fire moving through

vegetation directly towards the property. Given the clearance of vegetation on neighbouring properties and the setback of the building from vegetation

in this aspect, the mostly likely impacts on the proposed dwelling are moderate-high levels of radiant heat, less than 29 kW/m2, and large amounts of

ember deposition.

Potential Impact:

Ember Attack:

Radiant Heat:

Localised Flame Contact

Flame Contact From Fire Front

Extreme Fire Behaviour

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urpose

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Shelter and Evacuation Options:

A designated Neighbourhood Safer Place is

located within the CBD of Daylesford at:

CBD Pavement areas: between Bridport, Albert and Camp Streets, and Central Springs Road Daylesford.

As stated within the Community Information

Guide for the nearby town of Daylesford, the

potential evacuation areas are to:

Castlemaine – approx. 43 km

Ballarat – approx. 36 km

Shelter in place within the house may be the

best option in a bushfire emergency if caught

at a late stage in the bushfire advance.

It is recommended that the future occupants

formalise a bushfire survival plan that

ensures they are able to take up a “leave

early” option based on defined fire

awareness triggers, such as a Fire Danger

Rating (FDR) of Severe, Extreme, or Code

Red.

Figure 3.2. Proximity of site to evacuation options. [3]

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ermit

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he docu

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ust n

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r any o

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urpose

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py of t

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Landscape Risk Mitigation Options:

Landscape Type: Type 3 – High Risk

Implications Treatment Options

Property Owner Land Managers

Potential bushfire impact could be on a neighbourhood scale.

The site is located in an area that has partial fuel management.

Bushfire can approach from more than one aspect.

Access to shelter options is uncertain.

Identify evacuation and shelter options

Document personal bushfire plan

Develop triggers to evacuate or stay and defend based on defined fire awareness triggers, such as a Fire Danger Rating (FDR) of Severe, Extreme, or Code Red.

Continue strategic bushfire protection measures, including bushfire buffers and planned burns in and around the region.

Undertake integrated fire management works through the Integrated Fire Management Planning Process.

Issue Fire Prevention Notices (FPNs) to neighbouring properties with remnant vegetation.

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ermit

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ss. T

he docu

ments

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ust n

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urpose

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4. Bushfire Management

Statement

The Bushfire Management Statement

demonstrates the way in which the

application meets the relevant

standards of Clause 44.06 - Bushfire

Management Overlay, a schedule to this

overlay and associated Clause 52.47.

Bushfire Management Statement Pathway:

Property Zoning: Farming Zone

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ermit

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ss. T

he docu

ments

, pla

ns and in

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with

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ust n

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r any o

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urpose

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52.47-2 AM 2.1. Landscape Risk 52.47-2 AM 2.3. Building Design

The landscape type for the region is assessed as Type 3.

The area features relatively large patches of forest vegetation that could sustain a bushfire. The potential for bushfire impact, such as direct flame contact, will be limited by the defendable space implemented on the property. See Landscape Assessment for details.

If a bushfire front were to spread through the landscape, we would expect radiant heat from a distance and ember deposition. Fire front flame contact and extreme bushfire behaviour are not expected to impact on the proposed dwelling.

The proposed works will be constructed to BAL 29 specifications as detailed in AS3959:2009.

These building specifications are appropriate for the landscape bushfire risk and potential bushfire impact on the site.

52.47-2 AM 2.2. Siting

The proposed development is the construction of a residential dwelling on the property. The siting of the dwelling is in a similar context to neighbouring residences, and is located within a cleared section on the property.

The location of the building will take advantage of the cleared area on the property and on neighbouring residential properties.

This co

pied d

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nder Sect

ion 5

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ermit

proce

ss. T

he docu

ments

, pla

ns and in

form

atio

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with

in th

em m

ust n

ot be u

sed fo

r any o

ther p

urpose

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akin

g a co

py of t

his docu

ment y

ou

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owle

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nd agre

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52.47-2 AM 3.1. Defendable Space 52.47-2 AM 4.1. Access

The assessment is based on the standard defendable space listed in Table 2 of Clause 52.47-3. The defendable space is provided for Forest on flat to upslope to the south and downslope 0-5° to the north.

BAL: 29

North Defendable Space: 32 Metres

South Defendable Space: 25 Metres

The defendable space is feasible around the proposed building envelope, including the cleared area on the neighbouring residential property to the south. See AltM. 3.3.

The access route on to the property must facilitate emergency service vehicles in accordance with the specifications in Appendix 4.

52.47-2 AM 4.1. Water Supply

The required water static water supply is:

Lot Size Hydrant Capacity Fittings/Access

8,898 n/a 10,000 L Yes

The proposal must be accompanied by a 10,000 L static water supply that meets CFA specifications. See Appendix 4.

52.47-2 AltM 3.3. Defendable Space on Adjoining Land

The land to the south of the property is part of a private property that features an existing residential dwelling. It is proposed that a portion of this land adjacent to the southern boundary of the proposed development be incorporated as part of the defendable space. This area currently features mown grass and a strip of established trees along the fence line.

Given the ongoing residential use of the neighbouring site and current conditions of the property it is reasonable to assume that this area will continue to be managed in a low fuel state. It is therefore appropriate to apply defendable space to the property boundary in this aspect, based on the ongoing management on the neighbouring site.

This co

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nder Sect

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he plan

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ermit

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ss. T

he docu

ments

, pla

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form

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with

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ust n

ot be u

sed fo

r any o

ther p

urpose

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akin

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py of t

his docu

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Figure 3.1. Defendable space around the proposed building on the property.

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4. Conclusion

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ermit

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he docu

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ited.




5. References

[1] Australian Standard™ - Construction of

buildings in bushfire-prone areas-AS 3959—

2009

[2] Map courtesy of Google Maps

[3] Satellite Image of property, courtesy of

Google Earth

[4] www.land.vic.gov.au Mapping and Basic

Property Report

[5] Clause 44.06

[6] Clause 52.47

[7] Planning Practice Note 65 – July 2014.

‘Preparing and Assessing a Planning

Application Under the Bushfire Provisions in

Planning Schemes’

[8] Regional Bushfire Planning Assessment

6. Site Photos

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ermit

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he docu

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sed fo

r any o

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urpose

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owle

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7. Appendix 1 – Development Plans

Figure 7.1. Site plans showing proposed building.

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urpose

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8. Appendix 2 – Supporting Standards

Defendable Space and BAL:

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urpose

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Static Water Supply:

Access:

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9. Appendix 3 – Defendable Space Vegetation Management

The defendable space referred to in this proposal will be required to the following prescriptions:

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.

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ermit

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with

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urpose

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10. Appendix 4 – Water and Access Specifications

10.1. Water Specifications

As Practice Note 65, the water tank should comply with the following:

The water tank should be accessible to within 4 m by emergency service vehicles.

The tank should be above ground and be made of non-combustible material

(concrete, steel or corrugated iron).

The location of the water tank should be within 60 m of the main building.

Pipework should be 64 mm (minimum) nominal bore, and for above ground pipes,

be of non-corrodible and non-combustible material.

The water supply should incorporate a vortex inhibitor and a ball or gate valve.

Below ground water pipelines should be installed to at least the following depths:

o Subject to vehicle traffic: 300 mm.

o Under dwellings or concrete slabs: 75 mm.

o All other locations: 225 mm.

The water supply must be readily identifiable from the building or appropriate

signage must be provided, which includes:

o An arrow pointing to the location of the water supply

o Dimensions of not less than 310 mm high and 400 mm in length

o Red in colour, with a blue reflective marker attached

o Labelled with a ‘W’ that is not less than 15 cm high and 3 cm thick

Figure 10.1. Example of water specification

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10.2. Access Specifications

In accordance with the specifications outlined in Practice Note 65, the following access requirements will be necessary to facilitate emergency service vehicles:

Access to the buildings must be designed to allow emergency vehicle access. The minimum design requirements that must be complied with (including gates, bridges and culverts) are:

o Curves in driveway must have a minimum inner radius of 10 metres.

o The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum of no more than 1 in 5 (20%) (11.3°) for no more than 50 metres.

o Dips must have no more than a 1 in 8 (12.5%) (7.1°) entry and exit angle.

o The driveway must be designed, constructed and maintained for a load limit of at least 15 tonnes and be of all-weather construction.

o The driveway must provide a minimum trafficable width of 3.5 metres and be substantially clear of encroachments for at least 0.5 metres on each side.

o The driveway must be clear of encroachments at least 4 metres vertically.

A turning area for emergency service vehicles must be provided near the dwelling. The turning area should one of the following:

o A turning circle with a minimum radius of 8 m.

o A driveway encircling the dwelling.

o Other vehicle turning heads (e.g. T or Y head) which meet the specifications of Austroad Design for an 8.8 m service vehicle.

Passing bays are required at least every 200 m that are:

o A minimum of 20 m long.

o A minimum trafficable width of 6 m.

This co

pied d

ocum

ent is m

ade a

vaila

ble u

nder Sect

ion 5

2 of t

he Pla

nning a

nd Envir

onment A

ct 1

987

which

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t of t

he plan

ning p

ermit

proce

ss. T

he docu

ments

, pla

ns and in

form

atio

n conta

ined

with

in th

em m

ust n

ot be u

sed fo

r any o

ther p

urpose

. By t

akin

g a co

py of t

his docu

ment y

ou

ackn

owle

dge a

nd agre

e that

you w

ill only

use th

e docu

ment f

or the p

urpose

specif

ied ab

ove an

d

that

any d

issem

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prohib

ited.

NOTICE OF AN APPLICATION FOR PLANNING PERMIT · Customer Services Building Corner Duke and Albert...

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Transcript of NOTICE OF AN APPLICATION FOR PLANNING PERMIT · Customer Services Building Corner Duke and Albert...