NOTICE OF AN APPLICATION FOR PLANNING PERMIT€¦ · PO BOX 39, BONNIE DOON VIC 3720 Phone: 0424...

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:

3021 Ballan-Daylesford Road DAYLESFORD VIC 3460 CA 8 SEC 9C PSH PWO

The application is for a permit for: Construction of a new office building

The applicant for the permit is: Caddick Designs

The application reference number is: PA 1957

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:

22 / 6 / 2018

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

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VOLUME 11783 FOLIO 438 Security no : 124070829006D No CofT exists Produced 15/03/2018 09:54 am CROWN FOLIO

LAND DESCRIPTION

Crown Allotment 8 Section 9C Parish of Wombat. Created by instrument MI226929S 06/08/2016

CROWN LAND ADMINISTRATOR

HEPBURN SHIRE COUNCIL of 76 VINCENT STREET DAYLESFORD VIC 3460 MI226929S 06/08/2016

STATUS, ENCUMBRANCES AND NOTICES

RESERVATION MI226931G 06/08/2016 TEMPORARY PUBLIC RECREATION RESERVATION MI226932E 06/08/2016 TEMPORARY PUBLIC PARK

DIAGRAM LOCATION

SEE CD087507H FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL DOCUMENT END

Copyright State of Victoria. This publication is copyright and includes confidential information. No part may be reproduced by any process except in accordancewith the provisions of the Copyright Act or pursuant to a written agreement. The State of Victoria does not warrant the accuracy or completeness of theinformation in this publication and any person using or relying upon such information does so on the basis that the State of Victoria shall bear no responsibility orliability whatsoever for any errors, faults, defects or omissions in the information.

CROWN FOLIO STATEMENT Page 1 of 1

Title 11783/438 Page 1 of 1

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Copyright 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 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.

Produced: 15/03/2018 09:56:45 AM Dealing Number: MI226929SRectification Date: 06/08/2016Rectification Category: Crown Land Data MigrationStatus: Registered

RECTIFICATION________________________________________________________________________________

Raised By: REGISTRAR OF TITLES DX 250639 MELBOURNE

Folio Affected CofT Supplied Controlling Party ________________________________________________________________________________11783/438 No

Details of Rectification ________________________________________________________________________________This Crown Land Migration transaction was created as part of the crown land data migration. No instrument is available for this transaction.

Statement End.

Department of Environment, Land, Water & Planning

Electronic Instrument Statement

LAND USE VICTORIA, 2 Lonsdale Street Melbourne Victoria 3000GPO Box 527 Melbourne VIC 3001, DX 250639Telephone: (03) 9194 0601 Facsimile: 9194 0616ABN 90 719 052 204

MI226929S Page 1 of 1

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1548

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Enlargement - Site Plan

Proposed Office Buildingat 3021 Ballan - Daylesford Road, Daylesford.for Mr A. Meechan.

Balla

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R

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Proposed Office toreplace existing Office

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A A

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Ramp

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Disabletoilet

North Elevation/ back

South Elevation/ Front

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N

W

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Light Wattage

Legend

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Section A - A

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Sub-floor Plan

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Ref: 27EO18 BMS – 3021 Ballan - Daylesford Road, Daylesford

Page 1 of 42

649 CENTRE ROAD, EAST BENTLEIGH VIC 3165 PO BOX 39, BONNIE DOON VIC 3720

Phone: 0424 865 765

E-MAIL: [email protected]

BUSHFIRE MANAGEMENT STATEMENT (BMS) Pathway 2

3021 Ballan - Daylesford Road Daylesford VIC

Prepared for: Site:

CADDICK DESIGNS C/O A. MEECHAN 25 Goode Street Gisborne VIC 3437 3021 Ballan-Daylesford Road Daylesford VIC

Prepared by: R H Krainz – Eco Vision Australia Reference No. 27EO18 Date: May 23, 2018

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Page 2 of 42

TABLE OF CONTENTS

1. Executive Summary

2. Introduction 2.1 Scope of Work 2.2 Proposal 2.3 Background Review 2.4 Site Assessment 2.5 Bushfire Management Overlay (BMO) Provisions and Standards 2.6 Limitations 2.7 Locality and Site Description

3. Bushfire Hazard Site Assessment and Map 3.1 Landscape Risk

4. Bushfire Landscape Site Assessment and Map 4.1 Vegetation 4.2 Modified and Remnant Vegetation 4.3 Site Photos

5. Bushfire History and Scenarios 5.1 Bushfire History 5.2 Bushfire Risk

6. Bushfire Site Assessment 6.1 Vegetation Assessment 6.2 Preferred Siting Option 6.3 Bushfire Attack Level for the Proposed Outbuilding

7. Bushfire Management Statement 7.1 BMS relevant provisions for Clause 52.47 addressed

8. Conclusions and Recommendations

9. References and Bibliography

10. Appendices: 1 BMO vegetation management standards 2 BMO static water supply requirements 3 BMO access requirements 4 Bushfire History & Planned Burns Map

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Page 3 of 42

1. Executive Summary

The purpose of this report is to provide a Bushfire Management Statement (BMS) for the proposed construction of an office at the Daylesford Holiday Park building located at 3021 Ballan – Daylesford Road, Daylesford. The irregular shaped site is approximately 18.3ha in size. The ground survey also notes that the existing vegetation cover is less than depicted on the aerial photos. The proposed office building is (at the front entry) located within an area of managed vegetation creating a ‘parkland’ effect with cut grass below 100mm and includes exotic trees. The site contains self-contained cabins, caravan spots and on-site camping as part of the Daylesford Holiday Park, which is incorporated into the broader recreational facility which includes the Daylesford Football and Netball Club. The site contains an existing storage shed approximately 20 metres south of the proposed dwelling.

The proposal requires a Bushfire Management Statement (BMS), a bushfire hazard site assessment and a bushfire landscape assessment. The bushfire hazard landscape assessment is to be undertaken in accordance with pathway 2.

Pathway 2 assesses the site with clause 52.47-2 all other development. The site is located within a Bushfire Management Overlay (BMO). The planning zone for the site is Public Park and Recreation Zone – (PPRZ), Planning Overlays – Bushfire Management Overlay (BMO), Design and Development Overlay – Schedule 1 DDO1 – Part) Environment Significance Overlay – Schedule 1 (ESO1), Environment Significance Overlay – Schedule 2 (ESO2), Vegetation Protection Overlay – Schedule 2 (VPO2).

The overall site is approximately 18.3ha (Daylesford Holiday Park approximately 3.8ha) in size and irregular in shape. The proposed office building is being located on an effective upslope/flat from areas to the south and east. A 4° downslope is located to the north and a 3° is located to

the west.

The methods used for this report include a site survey, desktop review, literature review and application of Geographic Information Systems (GIS) undertaken by Eco Vision (May 2018). These methods provided the information to write the BMS report in order to obtain planning permission from the Hepburn Shire Council.

Clause 52.47 – Planning for Bushfire in conjunction with Planning Practice Note | 65 – Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning

Schemes are the guiding documents in the preparation of this document.

A BAL 12.5 is applicable to the site based on the results of the BMS.

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Page 4 of 42

2. INTRODUCTION

Eco Vision Australia has been engaged to undertake a Bushfire Management Statement to determine the Bushfire Attack Level to determine the BAL for the construction of an office building for the Daylesford Holiday Park located at 3021 Ballan- Daylesford Road, Daylesford.

The assessment is required as the property is located within a Bushfire Management Overlay under the Hepburn Shire Planning Scheme (DTPLI 2018). This particular document highlights detailed fire related threats to the proposed development and includes responses to legislative requirements regarding developments in areas covered by Bushfire Management Overlays.

2.1 SCOPE OF WORKS

The following tasks were undertaken and completed for the Bushfire Management Statement (BMS) and Bushfire Attack Level (BAL):

• Literature and mapping review.

• Field survey to determine the on-site vegetation type and also that of the surrounding

area.

• Planning control provisions relating to development in a Bushfire Management Overlay and the related implications for the proposed development.

• Bushfire hazard landscape assessment.

• A Bushfire Management Statement (BMS) that presents the findings and any requirements to satisfy planning regulations.

2.2 PROPOSAL

It is proposed that a new office be constructed for the Daylesford Holiday Park on the site at 3021 Ballan - Daylesford Road, Daylesford.

2.3 BACKGROUND REVIEW

In order to obtain background information of the site a number of websites were reviewed. This includes:

• Landvic, Geovic, Planning Schemes online for relevant information relating to geology, site topography and slope, watercourses, planning provision overlays relating to native vegetation.

• Mapshare to confirm vegetation type and bushfire history of the area (DELWP 2018) - Biodiversity Interactive Maps are now outdated.

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Page 5 of 42

• Nearmap, Geovic and Google maps for aerial photos of the study area and surrounds.

There was other literature reviewed for the site including the relevant planning provisions contained within clauses 44.06. 52.47 and 66.06 relating to the Bushfire Management Overlay, AS standards 3957:2009 (including updated amendments) and Planning Practice Note 65 | Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes.

Country Fire Authority (CFA) practice notes were also reviewed as part of the site investigations. This includes:

• Planning for Bushfire: Guidelines for meeting Victoria’s bushfire planning

provisions (CFA 2012a)

• Requirements for Water Supply & Access in the Bushfire Management Overlay

(2012b)

• Assessing Vegetation in a Bushfire Management Overlay (CFA 2011)

• Landscaping for Bushfire, Garden Design and Plant Selection (CFA undated)

2.4 SITE ASSESSMENT

A site assessment was undertaken on May 24th, 2018 which covered the property boundaries and surrounds. The 150 metre Bushfire hazard site assessment was walked over on foot to classify the vegetation and slope.

The Bushfire hazard landscape assessment was assessed both by foot, vehicle, aerial photograph review and literature review. Items assessed include:

• Factual information on the bushfire hazard (vegetation extent and slope)

• Key features of the general locality that are relevant to better understanding the protection provided by the location

• Contextual information on a site

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Page 6 of 42

2.5 BUSHFIRE MANAGEMENT OVERLAY (BMO) PROVISIONS AND STANDARDS

The BMO is the main tool to guide the development of land in areas that can be impacted significantly by a bushfire hazard. Elements that need to be considered include location, design and construction of development and implementation of bushfire protection measures. Planning provisions related to the BMO are contained in clause 44.06 – Bushfire Management Overlay of the planning scheme. Specific objectives, standards and decision guidelines are set out in clause 52.47 of the planning scheme and these inform decisions under the BMO (DPCD 2017).

The purpose of clause 52.47 aim to achieve

▪ Implementation of the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

▪ Ensuring development of land prioritises the protection of human life and strengthens community resilience to bushfire.

▪ Ensuring that the location, design and construction of development appropriately responds to the bushfire hazard.

▪ Ensuring development is only permitted where the risk to life, property and community infrastructure from bushfire can be reduced to an acceptable level.

▪ Specifying location, design and construction measures for a single dwelling that reduces the bushfire risk to life and property to an acceptable level.

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Bushfire Site Assessment

In order to apply the standards and decision guidelines set out in clause 52.17, a Bushfire Site Assessment is undertaken to determine requirements for defendable space and building construction related to the new development. This report has used Approach 1 – Section 2 of AS 3959:2009 (Australian Standards 2009).

The approach uses the following six steps noted below:

1. Determine the relevant Fire Danger Index (FDI).

2. Determine any classified vegetation types within a 150-metre radius of the proposed building site. Vegetation classified is assessed sing the AUSLIG system in AS 3959:2009 (Australian Standards 2009)

3. Determine the distance of site from the classified vegetation type(s)

4. Determine the effective slope(s) under the classified vegetation type(s)

5. Determine the BAL using Table 2.4.2 of AS 3959:2009 (Australian Standards 2009)

6. Use the BAL and vegetation mapping to determine the appropriate layout, construction and defendable space requirements as per objectives, standards and decision guidelines of clause 52.47.

2.6 LIMITATIONS

When determining the locality context and fire threats adjacent to the proposed development site, access to private property was not always available. In some instances, adjacent threats were determined using aerial photography, viewing over fences and driving down roads.

Classifiable vegetation was assessed based on the current conditions and evidence of vegetation modification. Assumptions have been made as to what ongoing vegetation conditions and successional processes may occur with respect to classifiable vegetation types.

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2.7 LOCALITY AND SITE DESCRIPTION

Table 1 Locality and Site Description

Site Address: 3021 Ballan – Daylesford Road, Daylesford

Owner/Developer: Anthony Meechan (Daylesford Holiday Park)

Postal Address: 25 Goode Street, Gisborne 3437

Contact: Caddick Designs 03 5428 1853 Council Area: Hepburn Shire Council

Zoning: Planning Zone – Public Park and Recreation Zone – (PPRZ), Planning Overlays – Bushfire Management Overlay (BMO), Design and Development Overlay – Schedule 1 DDO1 – Part) Environment Significance Overlay – Schedule 1 (ESO1), Environment Significance Overlay – Schedule 2 (ESO2), Vegetation Protection Overlay – Schedule 2 (VPO2). Allotment Size: 18.3ha – approximately (Daylesford Holiday Park 3.8ha)

Allotment Shape: Irregular Shape

Existing Use and Site of

buildings on the land:

See site plan. The site currently contains a mix of self-contained cabins, caravan spots, shower blocks, camping area and storage sheds. The land contains cleared grassed areas with predominately managed single specimen exotic trees with a denser buffer planting towards the north-east boundary. Areas to the south and west contain sports grounds, other sport facility buildings and change rooms.

Existing Access

Arrangements

Access to the site is via an all-weather road 100 metres from Ballan- Daylesford Road.

Existing Vegetation

including condition and

coverage:

The existing vegetation on-site is predominately grassed with and managed vegetation.

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Table 2 Surrounding Area Description

Existing land uses: Surrounding the immediate area of the Daylesford Holiday Park is a number of sports and recreation grounds to the south and west. To the north along Burrall Street are small acreage properties containing predominately managed vegetation. To the west and south of the sports are field are areas of classifiable vegetation.

Access to infrastructure: The proposed office has access to both a fire hydrant and fire hose located approximately 28 metres from the proposed office building house connected. Vehicle access is from Ballan-Daylesford Road to the east.

Existing road networks: 3021 Ballan – Daylesford Road is located approximately 1.8km metres south from the township of Daylesford. The existing road is predominately single lane good bitumen road.

Landscape including

significant features and

topography:

The site is located within the outskirts of the township of Daylesford. Land use is a mix of predominately small urban acreage properties with smaller allotments extending towards the township of Daylesford. The Daylesford Holiday Park is contained with a sports and recreation facility. Areas beyond the sports facilities contain a mix of classifiable vegetation (Daylesford Vic Park) and medium sized acreage properties to the east, south and west. Topography of the surrounding area is consistent with gently rolling hills to rolling hills beyond 2km to the west. The Daylesford Holiday Park is located on virtually flat to gently sloping land.

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Diagram 1 – Site: 450 Barmah-Shepparton Road, Barmah

Proposed Office

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3. BUSHFIRE LANDSCAPE HAZARD ASSESSMENT

3021 Ballan - Daylesford Road, Daylesford (Daylesford Holiday Park) is located approximately 1.8 kilometres south of the township of Daylesford and surrounded to the immediate south and east by sporting fields and additional sports recreation buildings. Areas to the immediate north along Burrall Street consist of maintained small acreage properties with vegetated areas (including Daylesford Lake) and smaller allotments extending towards the township of Daylesford. Areas beyond the sporting fields consist of classifiable vegetation to the south and west with a mix of cleared areas and minor classifiable vegetation to the east. Forested areas containing classifiable vegetation is located 500 metres to west, 200 metres to the north, 200 metres to the south and 300 metres to the east. These forested areas range in size 9ha to 240ha minimum size. Larger tracts of forested areas sized at a minimum 750ha is located approximately 1.2 km of the site and interspersed with acreage properties. The vegetation within the immediate surrounding area comprises a mix of managed vegetation within the Daylesford Holiday Park and grassed sporting fields to the south and west. Managed vegetation is contained within properties fronting Burrall Avenue to the north. A buffer of managed vegetation is located along the northern boundary of the Daylesford Holiday Park. The topography of the immediate surrounding area consists of gently rolling hills with gently sloping land within the Daylesford Holiday Park (Flat areas for sporting fields) to rolling hills in areas to the west, east and south. Topographical elevations range from 570m within the Daylesford Park to 530m along creek lines beyond property boundaries.

3.1 Landscape risk

Clause 13.05 stipulates that new development is only permitted where ‘the risk to human life, property and community infrastructure from bushfire can be reduced to an acceptable level’. To assist in defining the risk, four 'broader landscape types', representing different risk levels, are described in Planning Practice Note 65 Preparing and Assessing a Planning Application under the Bushfire Management Provisions in Planning Schemes (DTPLI, 2014). These are intended to streamline decision-making and support more consistent decisions based on the landscape risk.

The four types range from low risk landscapes where there is little hazardous vegetation beyond 150m of the site and extreme bushfire behaviour is not credible, to extreme risk landscapes with limited or no evacuation options.

It is considered that the development site and surrounding landscape has affinities with

Broader Landscape Type 2 (see Table 3).

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Page 12 of 42

The most likely bushfire scenarios are typically associated with the direction of the wind on severe or higher fire danger days; i.e. approach of bushfire from the north, northwest, west or southwest and the presence of hazardous vegetation.

The property at 3021 Ballan – Daylesford Road, Daylesford has the potential of a forest fire burning from the south-west to the north-west within the wooded vegetation area. A potential fire run would be approximately 4 km (predominately forest) to the north-west and 1km from the south-west. It should be noted that the grassed sporting fields to the west and south provide an additional buffer of 300m. Areas to the north west also contains properties with managed vegetation mitigating and providing a buffer from forest fires on the proposed office for the Daylesford Holiday Park.

The impacts of fire on the property would be moderated somewhat by the modified vegetation within the general vicinity including maintained grasslands and sporting fields. The immediate site has not been impacted by bushfires since 1970, however bushfires have occurred 1.5km to the west in 1992 and 2000, 1.3km to the south in2009 and 2.7km to the east in 2009 with the immediate surrounding area has been subjected to planned burns as recently as 2014.

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Map 1 – BUSHFIRE HAZARD LANDSCAPE SITE ASSESSMENT

BUSHFIRE HAZARD LANDSCAPE SITE ASSESSMENT – 3021 Ballan – Daylesford Road, Daylesford

Legend:

Main Roads

150 metre Site Assessment Zone

Township (Outskirts)

Planned Burns

Fire History

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Page 14 of 42

4. BUSHFIRE LANDSCAPE SITE ASSESSMENT

The bushfire hazard within 150m of the site was assessed using the methodology of AS 3959-2009 Construction of buildings in bushfire prone areas.

4.1 Vegetation

Vegetation on and around the site was classified in accordance with the likely fire behaviour it may generate. This is normally done using the vegetation groups of AS 3959- 2009.

However, the vegetation within the BMO 150m site assessment zone around 3021 Ballan-Daylesford Road, Daylesford does not directly accord with the AS 3959-2009 vegetation classifications. Planning Note 65 provides for the classification of vegetation as ‘modified vegetation’. Modified vegetation occurs where fuel loads are high, but the vegetation is modified because of urban development, gardens, the way the vegetation is configured (for example, limited or no understorey), or because the fuel loads are different from the fuel loads assumed by AS3959-2009 (see Map 2). The existing Daylesford Vic Park adjoins the western boundary of the Daylesford Football and Netball Club (part of the overall site which includes the Daylesford Holiday Park) of the property on an effective downslope (classifiable vegetation). The properties to the north and east contains a mix of small acreage properties with some patches of classifiable vegetation. To the south (of the soccer fields) is a mix of residential housing with patches of classifiable vegetation. For the purposes of this report, it is assumed that all vegetation within the immediate building are and overall site including sporting fields on the site will be able to be managed in a low threat state (i.e. as non-classified vegetation), therefore Map 2 does not show any classified or modified vegetation within a minimum distance of 80 metres) 4.2 Modified and Remnant vegetation

A mix of Modified vegetation and remnant vegetation occurs throughout the 150m site assessment zone, consisting of a mix of low threat established gardens within the Daylesford Holiday Park, managed sporting fields, established residential gardens, characterised by a range of evergreen exotic species and native shrubs; patches of semi-managed modified vegetation; areas of less managed but still partially modified remnant vegetation and larger patches of regrowth and forest vegetation within the far northern section of the 150m assessment zone. Much of the garden vegetation consists of lower flammability coarse textured species with higher moisture content and a managed understorey. There is an over storey of indigenous forest along Ballan – Daylesford Road to the south -east, which adjoins the overall site sized at approximately 3,000m². The 150m Assessment zone is predominately located within the boundaries of 3021 Ballan – Daylesford Road. Properties to north west contain a mix of modified vegetation and non-classifiable vegetation and classifiable vegetation. The strip planting along Burrall Street is classed as modified vegetation and is a continuous strip of vegetation no wider than 20 metres as a result of the site investigation. Stretches of modified roadside vegetation pattern the assessment zone, often contiguous with managed patches of vegetation on private property.

Plates 1 – 14 depict the vegetation surrounding the site.

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BUSHFIRE HAZARD SITE ASSESSMENT –

Legend:

Low Threat Vegetation Proposed Office Contours

Modified Vegetation Roads

Classifiable Vegetation 150 metre Site Assessment Zone

MAP 2 – BUSHFIRE HAZARD SITE ASSESSMENT

Downslope 3°

Dow

nslo

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°

570m

540m

550m 560m

560m

Fire hydrant with two CFA fittings and a fixed fire hose

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4.3 – Site Photos

Plate 1 – View to the north depicting access and entry to the Daylesford Holiday Park including existing office and managed vegetation.

Plate 2 – View to the north depicting managed vegetation.

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Plate 3 – View to the west depicting access road with the Daylesford Holiday Park to the right and sports fields to the left

Plate 4 – View to the north depicting proposed office site in the vicinity of the parked cars

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Plate 5 – View depicting fire hydrant and fire hose near rubbish bins

Plate 6 – View to the west depicting low threat and modified vegetation

within the Daylesford Holiday Park

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Page 19 of 42

Plate 7 – View to the east depicting low threat and modified vegetation

within the vicinity of the proposed office building.

Plate 8 – View to the west depicting low threat and modified vegetation within the Daylesford Holiday Park

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Plate 9 – View to the east depicting low threat and modified vegetation within the Daylesford Holiday Park boundary buffer planting.

Plate 10 – View to the west depicting low threat and modified vegetation

within the Daylesford Holiday Park

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Page 21 of 42

Plate 11 – View to the east depicting sports ground within the allotment.

Plate 12 – View to the along sports ground boundary depicting classifiable vegetation

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Page 22 of 42

Plate 13 – View depicting access to fire hydrant

Plate 14 – View along Burrall Street to the west.

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Page 23 of 42

5. BUSHFIRE HISTORY & SCENARIOS

5.1 BUSHFIRE HISTORY

The Mapshare Map (DELWP 2018) provides bushfire history in the local area since 1970. This mapping illustrates that the broader area has suffered fire activity since 1960, the most recent being in 2009 in areas noted within the hazard site assessment. Regular planned burns are

likely to have occurred in surrounding public areas during 2014 and 2017.

5.2 BUSHFIRE RISK

The nature of the landscape topography, vegetation and land uses provides different potential

bushfire approaches to the site. These are outlined below and in figure 6. This forms part of

the Bushfire landscape hazard assessment.

Scenario 1 – Northerly winds particularly strong north westerly winds are typically associated with high threat fire conditions. The area to the immediate north and north-west of the site contain a mix of classifiable vegetation and pasture. Any threat from the north to north west would be from a forest fire with a 4km fire run that would then have to traverse residential areas with modified and non-classifiable vegetation before any potential impact on the Daylesford Holiday Park.

Scenario 2 – Typically on extreme fire weather days with increasing wind speed from the north to north- west a wind change to the south and south west. This changes the fire front from a long and narrow to a front that is long and wide. A fire run from the south west would be approximately 1km that would then have to traverse residential areas with modified and non-classifiable vegetation before any potential impact on the Daylesford Holiday Park.

6. BUSHFIRE SITE ASSESSMENT

This section highlights the defendable space and dwelling construction requirements. These requirements are related to the Bushfire Attack Level (BAL) that is calculated by identifying classifiable vegetation and distances between vegetation and the proposed construction. The higher the BAL the higher the exposure to the effects of flame, radiant heat and ember attack from a bushfire.

A lower BAL such as 12.5 will have a larger defendable space and fewer construction requirements whereas a BAL-40 will have smaller defendable space requirements and higher construction requirements for fire protection.

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Page 24 of 42

Defendable Space

Defendable space as defined in Clause 72 of the relevant Planning Scheme as an area of land around a building where vegetation is modified and managed to reduce the effects of flame contact and radiant heat associated with a bushfire (CFA 2012). Defendable space is now assessed as being an inner zone in order to comply with AS 3959 – 2009. This standardises the level of vegetation management. The required width of each zone is specified in within Clause 52.47.3 - 52.47-3 Tables: Defendable space, construction, water supply and vehicle access. These tables take into account the vegetation type, distance to vegetation and slope beneath the vegetation.

Construction Standards

Building construction and design can be used to minimise the impacts of ember attack and radiant heat on a building. Construction requirements for buildings relating to a calculated BAL are prescribed in AS 3959-2009 (Australian Standards). The materials and design of a building can used to prevent the accumulation of debris and entry of embers. Appropriate construction helps the building to withstand the potential exposure from a bushfire as the fire front passes. Different BAL levels can be utilised on different sides of the dwelling or building if required.

6.1 VEGETATION ASSESSMENT

Classifiable vegetation is located within the 150-metre assessment radius. Excludable vegetation and modified vegetation includes maintained gardens and non-vegetated surfaces with residential areas. See below for a description of each type and how the classification was determined.

Forest vegetation: Vegetation that meets the AS3959 was noted in areas inside and outside the property boundaries.

Excludable vegetation: Non-vegetated areas are located along access ways and surrounding the proposed house. These areas comply with the AS 3959- 2009 classification of low threat as the area is managed in a minimal fuel condition.

Modified vegetation: Modified vegetation that is different from other vegetation types as shown in AS3956 and Table 1 and Table 2 of clause 52.47.3 is noted within the 150m assessment zone. Garden and Lawn areas predominately within the Daylesford Holiday Park is classified as modified vegetation.

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Page 25 of 42

6.2 PREFERRED SITING OPTION

The proposed office is located in an optimal location to meet defendable space requirements from all areas surrounding the site

Areas to the south and north –west have higher threat with areas to the east and west having a lower threat. There are however ample defendable space distances from the south-west to the north-west. Siting options have been considered and the proposed site is the most suitable location as access and defendable space is in the optimum location on the site. There is also access to a fire hydrant for firefighting purposes.

6.3 BUSHFIRE ATTACK LEVEL FOR THE PROPOSED BUILDING

The siting constraints for the proposed dwelling will have limited direct flame contact from a fire due to comparatively short fire runs. Grass fires and residential garden planting fires may impact on the site.

See diagram 2, p.8 for the highest threat vegetation within 150 metres of the four-orientation axis, slope under the classifiable vegetation and defendable space.

TABLE 4 BAL and defendable space requirements

Orientation Highest threat

vegetation

Slope under

classifiable

vegetation

Defendable

space

BAL level

North Low Threat

Downslope 4° 50m 12.5

East Low Threat

Virtually Flat/upslope 50m 12.5

South Low Threat

Virtually Flat/upslope 50m 12.5

West Low Threat Downslope 3° 50m 12.5

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Page 26 of 42

7. BUSHFIRE MANAGEMENT STATEMENT

Clause 52.47 contains a range of sub clauses with Objectives, Standards, Mandatory Standards and Decision Guidelines. Table 2 below details which clauses and standards are applicable to this proposal.

Table 5 – Relevant clauses and standards applicable to the proposed development

Approved / Alternative Measure Applicable Comment on standards

which are considered not

applicable

AM 1.1 Siting No

AM 1.2 Defendable Space and Construction No

AM 1.3 Water Supply and Access No

AM 2.1 Broader Landscape Yes

AM 2.2 Building Siting Yes

AM 2.3 Building Design Yes

AM 3.1 Defendable Space and Construction Objective

No Adjoining land is available as defendable space

AM 3.2 Defendable Space for Other Buildings and Works

No Construction is an office building

AltM 3.3 Defendable Space on Adjoining Land Yes Defendable space is available on adjoining land.

AltM 3.4 Calculate Defendable Space Using Method 2 of AS3959

No Covered by approved measures.

AltM 3.5 Dwelling Subject to Direct Flame Contact

No The proposed office is not subject to direct flame contact.

AltM 3.6 Integrated Decision Making for Development Occupied by More Vulnerable Development

No Construction is for an office

AM 4.1 Water Supply – Dwellings etc. Yes

AM 4.2 Water Supply – Other Accommodation No Construction is for an office

AM 5.1 Subdivision – Defendable Space No Applies only to an application under clause 52.47.2.4

AM 5.2 Subdivision – Other Provisions No

AM 5.3 Subdivision – Perimeter Road No

AM 5.4 Subdivision – Manage the Risk No

AltM 5.5 Building Envelope No

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Page 27 of 42

7.1 Relevant Approved Measures from Clause 52.47 are addressed

Bushfire Protection Measure - Landscape

Approved Measure Response / Comments

AM 2.1

The bushfire risk to the development from the landscape beyond the site can be mitigated to an acceptable level

Satisfies Approved Measure

Does not comply

Not Applicable

Comments: The landscape is potentially a fire risk. BMO behavior is likely to be within BMO parameters. The topography within the immediate surrounding area is flat and this has been considered in this statement. The risk can be mitigated to an acceptable level by implementing approved bushfire protection levels that comply with the BMO requirements including BAL construction, defendable space, water supply provision and good site access.

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Page 28 of 42

Bushfire Protection Measure - Siting


AM 2.2

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

• The maximum separation distance between the building and the bushfire hazard.

• The building is in close proximity to a public road.

• Access can be provided to the building for emergency service vehicles.


Does not comply

Not Applicable

Comments:

The proposed building is in a suitable location to attain the maximum separation between the building and bushfire hazard.

The proposed dwelling is located with excellent access to Ballan - Daylesford Road. Access for emergency vehicles via Ballan - Daylesford Road with the proposed building being accessible to Ballan – Daylesford Road and close access to CFA compliant fire hydrant and fire hose. .

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Page 29 of 42

Bushfire Protection Measure – Building Design


AM 2.3

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


Does not comply

Not Applicable

Comments: The proposed building is to be designed to minimise entry by embers and therefore minimise ember attack.

It is noted that all BAL construction standards are deemed to satisfy the building code requirement that a building be designed and constructed to reduce the risk of ignition from a bushfire, appropriate to the:

(a) 'potential for ignition caused by embers, radiant heat or flame generated by a bushfire; and

(b) Intensity of the bushfire attack on the building' (ABCB, 2014).

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Page 30 of 42

Bushfire Protection Measure – Defendable Space and construction objective


AM 3.1 A building used for a dwelling (including an extension or alteration to a dwelling (, a dependant person’s unit, industry, office or retail premises is provided with dependable space in accordance with:

• Column A, B or C of Table 2 to Clause 52.47-3 wholly within the title boundaries of the land; or

• If there are significant siting constraints, Column D of Table 2 to Clause 52.47.3.

The building is constructed to the bushfire attack level that corresponds to the defendable space in accordance with Table 2 to Clause 52.47.3.


Does not comply

Not Applicable

Comments:

The defendable space requirements for the proposed office have been adopted from Table 2 to Clause 52.47.3. Defendable space can be predominately contained within the property boundaries. Land is available to the south which includes the bitumen access road and maintained sports fields. The building will be constructed to the bushfire attack level that corresponds to the defendable space in accordance with Table 2 to Clause 52.47.3.

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Page 31 of 42

Alternative Measures


AltM 3.3

Adjoining land may be included as defendable space where there is a reasonable assurance that the land will remain or continue to be managed in that condition as part of the defendable space.


Does not comply

Not Applicable

Comments: Adjoining land is available as additional defendable space as there is a reasonable assurance that the land will be managed appropriately as it forms part of that property’s accessway including sports fields and is regarded as managed vegetation.

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Page 32 of 42

Water Supply and Access Objectives


AM 4.1

A building used for a dwelling (including an extension or alteration to a dwelling (, a dependant person’s unit, industry, office or retail premises is provided with:

• A static water supply for firefighting and property protection purposes specified in Table 4 to Clause 52.47-3

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

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


Does not comply

Not Applicable

Comments: A static water supply (Fire Hydrant located 15 metres from the proposed building) for fire fighting purposes is provided for the property as specified in Table 4 to 52.47-3. It is located adjacent to an existing holiday cabin. In addition, a fire fighting hose is also available and connected to a separate outlet. Vehicle Access is available by a bitumen road near the front entry.

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Page 33 of 42

MAP 3 – DEFENDABLE SPACE – BUSHFIRE MANAGEMENT STATEMENT

Legend:

Defendable Space Indicative static water supply location

Proposed Dwelling Map Notes (See Below) Classifiable Vegetation Driveway

Defendable Space

Legend:

Classifiable Vegetation

Non-Classifiable Vegetation

Map Notes

Proposed Dependant Persons Unit

Indicative Static Water Supply Location (Fire Hydrant)

BUSHFIRE MANAGEMENT PLAN – 3021 Ballan – Daylesford Road, Daylesford

Access Road

Mains Water supply

CFA access less than

4 metres from

Driveway Access to hydrant

30 metres

40m

30m

50m 50m

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Page 34 of 42

BUSHFIRE PROTECTION MEASURES

Defendable space management - Grass will be short cropped and maintained during the fire danger period. - All leaves and vegetation debris will be removed at regular intervals during the fire danger period. - Within 10 metres of a building, flammable objects will not be located close to vulnerable parts of the building - Plants greater than 10 centimetres in height will not be placed within 3m of a window or glass feature of the building. - Shrubs will not be located under the canopy of trees. - Individual and clumps of shrubs will not exceed 5m² in area and must be separated by at least 5 metres. - Trees will not overhang or touch any elements of the building. - The canopy of trees will be separated by at least 5 metres. - There will be a clearance of at least 2 metres between the lowest tree branch and ground level.

Water supply for fire fighting purposes Existing Fire hydrant available of effective water supply for fire fighting purposes which meets the following requirements: - All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal. - Incorporate a ball or gate valve (British Standard Pipe (BSP)) 65mm coupling (64mm CFA 3 thread per inch male fitting). - The outlet of the water tank is within 4m of the accessway and be unobstructed.

Construction Will have a minimum Bushfire Attack Level of BAL-12.5 that the building will be designed and constructed in accordance with AS3959-2009.

Access -Fire authority vehicles to get within 4 metres of the water supply outlet (Fire hydrant) as access is less than 30 metres

Defendable Space Distances East – 50m North – 40m to property boundary West – 50m South – 30m to property boundary

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Page 35 of 42

8. CONCLUSION The proposed office at 3021 Ballan - Daylesford Road, was assessed using the BMO/AS 3959-2009 bushfire site assessment methodologies for compliance with Clause 13.05, Clause 44.06 and Clause 52.47 of the Hepburn Ranges Planning Scheme. The development proposal uses the Clause 52.47-2 application pathway. The proposal complies with Approved measures 2.1, 2.2, 2.3, 3.1 and 4.1. The analysis was undertaken consistent with Planning Practice Note 65 Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes (DTPLI, 2014). The mix of low threat, modified vegetation and classifiable vegetation presents a bushfire threat to the site that is reflective of the majority of assumptions of the AS3959-2009 vegetation classifications. The structure, configuration and fuel loads differ slightly from the AS3959-2009 assumptions. This, in combination with the variable topography, makes the combination of a BAL-12.5 construction standard and defendable space to the site boundary an appropriate and proportional response. Potential fire runs are however relatively short and accessed from forested areas beyond property boundaries and potentially traverse residential lands. The sports ground along the western boundary adjoins areas of classifiable vegetation, however there is a substantial distance of defendable space to the west of the proposed office that can act as a buffer. The siting of the proposed office maximises the setback from the modified vegetation in all directions. The whole of each lot can be managed for the purposes of providing defendable space in compliance with the BMO. Water supply and access along the 30-metre driveway and egress requirements can comply with BMO specifications. The development is not in an extreme risk landscape and it is considered that all appropriate bushfire protection measures can be provided in compliance with BMO and BPA requirements.

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Page 36 of 42

9. REFEFERNCES & BIBLIOGRAPHY

ABCB (2014a) Building Code of Australia, Australian Building Codes Board (ABCB).

Viewed at www.abcb.gov.au/en/education-‐‐events-‐‐ resources/publications/ABCB

Performance Standards.aspx

Blanchi, R. and Leonard, J., “Investigation of Bushfire Attack Mechanisms Resulting in House Loss in the ACT Bushfire 2003”, Bushfire CRC Report, April 2005

CFA (2012), Fire Services Guideline-Land Use Planning 002, Requirements for water supply & access in the Bushfire Management Overlay (BMO)

CFA (2012), Planning For Bushfire Victoria, Guidelines For Meeting Victoria’s Bushfire Planning Requirements

Department of Planning and Community Development, “Bushfire Management Overlay and bushfire protection: planning requirements”, Practice Note 65, Nov 2011

Department of Planning and Community Development, “52.47 Bushfire Protection: Planning Requirements”

Department of Planning and Community Development (2013), “Preparing and Assessing a Bushfire Management Statement, Planet Professional And Training Program, Melbourne

Gould J.S. et alia, “Field Guide: Fuel Assessment and Fire Behaviour Prediction in Dry Eucalypt Forest”, Interim Edition, Bushfire CRC, 2007

Standards Australia, “Construction of Buildings in Bushfire Prone Areas, AS 3959-2009

Victorian Government, “Victoria Planning Provisions, Section 44.06 Bushfire Management Overlay”

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Page 37 of 42

Appendix 1: BMO vegetation management standards

CFA standard permit conditions for BMO compliant defendable space:

• 'ʹGrass 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'ʹ

(CFA, 2014a)

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Page 38 of 42

Appendix 2: BMO static water supply requirements

Table 4 from Clause 52.47-3

Water tank requirements (DTPLI, 2014)

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

corrugated iron. The water supply should be identified. The water supply may be provided in the same water

tank as other water supplies provided they are separated with different outlets'.

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urpose

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Page 39 of 42

CFA Fittings (CFA, 2014b)

'If specified within Table 4 to Clause 52.47-3 (if fire brigade access to your water supply is required),

CFA’s standard BMO permit conditions require the pipe work, fittings and tank outlet to be a minimum

size of 64 mm.

65 mm BSP (British Standard Pipe) is the most common size available. A 65 mm fitting is equivalent to

the old 21/2 inch. A 65 mm BSP (21/2 inch) fitting exceeds CFA’s requirements and will therefore comply

with CFA’s standard permit conditions for the BMO.

The diagram below shows some common tank fittings available at most plumbing suppliers which meet the

connection requirements. It includes a 65 mm tank outlet, two 65 mm ball or gate valves with a 65 mm male

to 64 mm CFA 3 threads per inch male coupling. This is a special fitting which allows the CFA fire truck to

connect to the water supply. An additional ball or gate valve will provide access to the water supply for the

resident of the dwelling'. This co

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Page 40 of 42

CFA Standard permit conditions for water supply (CFA, 2014a)

Conditions required for all applications

'Show [xx litres] of effective water supply for fire fighting purposes which meets the following

requirements:

• Is stored in an above ground water tank constructed of concrete or metal.

• All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of

corrosive resistant metal'.

Additional conditions to apply if CFA fittings and access is required

'The water supply must also –

• Incorporate a ball or gate valve (British Standard Pipe (BSP) 65mm) and coupling (64 mm

CFA 3 thread per inch male fitting).

• The outlet/s of the water tank must be within 4m of the accessway and be unobstructed.

• Be readily identifiable from the building or appropriate identification signage to the

satisfaction of CFA must be provided.

• Any pipework and fittings must be a minimum of 65 mm excluding the CFA coupling

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Page 41 of 42

Appendix 3: BMO access requirements

Curves must have a minimum inner

Provide a minimum trafficable width of

The average grade must be no more than

Dips must have no more than a 1 in 8

(12.5%) (7.1°) entry and exit angle.

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Page 42 of 42

Appendix 4 – Fire and Planned Burn History

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BUSHFIRE MANAGEMENT PLAN

Legend:

Defendable Space Indicative static water supply location

Proposed Dwelling Map Notes (See Below) Classifiable Vegetation Driveway

Defendable Space

Legend:

Classifiable Vegetation

Non-Classifiable Vegetation

Map Notes

Proposed Dependant Persons Unit

Indicative Static Water Supply Location (Fire Hydrant)

BUSHFIRE MANAGEMENT PLAN – 3021 Ballan – Daylesford Road, Daylesford

Access Road

Mains Water supply

CFA access less than

4 metres from

Driveway Access to hydrant

30 metres

40m

30m

50m 50m

Water supply for fire fighting purposes Existing Fire hydrant available of effective water supply for fire fighting purposes which meets the following requirements: - All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal. - Incorporate a ball or gate valve (British Standard Pipe (BSP)) 65mm coupling (64mm CFA 3 thread per inch male fitting). - The outlet of the water tank is within 4m of the accessway and be unobstructed.

Defendable space management - Grass will be short cropped and maintained during the fire danger period. - All leaves and vegetation debris will be removed at regular intervals during the fire danger period. - Within 10 metres of a building, flammable objects will not be located close to vulnerable parts of the building - Plants greater than 10 centimetres in height will not be placed within 3m of a window or glass feature of the building. - Shrubs will not be located under the canopy of trees. - Individual and clumps of shrubs will not exceed 5m² in area and must be separated by at least 5 metres. - Trees will not overhang or touch any elements of the building. - The canopy of trees will be separated by at least 5 metres. - There will be a clearance of at least 2 metres between the lowest tree branch and ground level.

Construction Will have a minimum Bushfire Attack Level of BAL-12.5 that the building will be designed and constructed in accordance with AS3959-2009.

Access -Fire authority vehicles to get within 4 metres of the water supply outlet (Fire hydrant) as access is less than 30 metres

Defendable Space Distances East – 50m North – 40m to property boundary West – 50m South – 30m to property boundary

BUSHFIRE PROTECTION MEASURES

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NOTICE OF AN APPLICATION FOR PLANNING PERMIT€¦ · PO BOX 39, BONNIE DOON VIC 3720 Phone: 0424...

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