Town Planning Scheme No. 1 - CKB and... · Town Planning Scheme No. 1 Amendment No. 93 Rezoning Lot...

Town Planning SchemeNo. 1

Amendment No. 93Rezoning Lot 173 Kitchener Road, Mullingar from

'Residential R20' to 'Residential R10'

Version 2Ferraro planning and development consultancy PO BOX 1563 MEVILLE SOUTH WA 6156 Phone 0437 880 041 E-mail [email protected]

fpdc

PLANNING AND DEVELOPMENT ACT 2005

RESOLUTION DECIDING TO AMEND A LOCAL PLANNING SCHEME

CITY OF OF KALGOORLIE-BOULDER

TOWN PLANNING SCHEME NO. 1 - AMENDMENT NO. 93

RESOLVED that the Council in pursuance to Section 75 of the Planning and Development Act 2005 and clause35 of the Planning and Development (Local Planning Schemes) Regulations 2015:

1. Amend the above local planning scheme by

a. amending the Scheme Maps by:

i. Rezoning Lot 173 Kitchener Road, Mullingar from 'Residential R20' to 'Residential R10'.

b. amending the Scheme Text by inserting the following:"Clause 5.13(1) (F) Lot 173 Kitchener Road, Mulligar

· Any subdivision shall address potential noise from the railway and comply with State PlanningPolicy 5.4 - Road and Rail Transport and Freight Considerations in Land Use Planning.

· The Western Australian Planning Commission and/or local government may require a sitespecific Transport Noise Assessment at the subdivision stage.

· The Western Australian Planning Commission may impose conditions on any subdivisionrequiring to implement any recommendations of a Transport Noise Assessment.

· The local government may impose conditions on any development to implement anyrecommendations of a Transport Noise Assessment and/or to mitigate railway noise."

Dated this ........................................day of .....................................20.........

......................................................... .....................................................MAYOR CHIEF EXECUTIVE OFFICER

Background

1. The purpose of this amendment is enable Lot 173 Kitchener Road, Mullingar to be subdivided into lotsranging from 1,000m2 to 2,000m2.

2. Lot 173 has been the subject of various applications for subdivision, consistent with the current R20 code.Although the subdivider has sought to realise the subdivision of Lot 173, high development coststogether with low demand has made the subdivision of the land unviable.

3. Lot 173 is located along Kitchener Road between the rail line and the Goldfields Highway. The lot is12.5128 hectares in size and located approximately 2.5km north of the Kalgoorlie town centre.

Proposal

4. This amendment seeks to recode Lot 173 from R20 to R10. When finalised the residential lot yield willbe reduced by approximately fifty percent as the minimum and average lot sizes will increase from 350m2

and 450m2 for the R20 Code up to a minimum of 875m2 and an average of 1,000m2 for the R10 Code.

5. Although approval has been issued for the subdivision of Lot 173 into R20 sized lots, the subdivision hasnot proceeded. Marketing of the lots has been unsuccessful and there has been no demand for any lotswithin the subdivision. Proceeding with the subdivision of Lot 173 under the R20 code is likely to resultin the estate being partially complete for many, many years and result in a very poor residential amenityfor the foreseeable future.

6. Given the fewer number of lots that can be achieved once this amendment has been finalised, the estatecan be completed sooner; thereby providing the residents an amenity commensurate with a completedestate.

1

PLANNING AND DEVELOPMENT ACT 2005

CITY OF KALGOORLIE-BOULDER

TOWN PLANNING SCHEME NO. 1 - AMENDMENT NO. 93

SCHEME AMENDMENT REPORT

The City of Kalgoorlie-Boulder does not warrant the accuracy of information in this publication and any person using or relying upon such information does so on the basis that the City shall bear no responsibility or liability whatsoever for any errors, faults, defects or omissions in the information. Includes layers based on information provided by and with the permission of the Western Australian Land Information Authority (Landgate) (2015).

26/09/2017

Scale 1:20000

Figure 1: City of Kalgoorlie-Boulder Town Planning Scheme No 1 - Extract

SUBJECT SITE

2

Legal Description

7. The legal description of Lot 173 is as follows:

Location

8. The City of Kalgoorlie-Boulder is a local government area in the Goldfields-Esperance region of Western Australia, about 550 kilometres east of the Statecapital, Perth and is Australia's largest outback city. With a population of over30,000 people and an area of 95,576km2, the City of Kalgoorlie-Boulder is adynamic regional centre. The main Council administration office is located inthe town of Kalgoorlie.

9. Lot 173 is located in the suburb of Mulligar in the northern part of Kalgoorlietownsite.

10. Lot 173 is located on the eastern side Kitchener Road. There is an existing rail line on the western sideof Kitchener Road, running parallel with that road.

Figure 2: Location of Lot 173 (City of Kalgoorlie Boulder Intramaps)

Figure 4: Lot 173 Kitchener Road - view from north east corner of Lot 173

Figure 3: Lot 173 Kitchener Road - aerial (City of Kalgoorlie Boulder Intramaps)

Physical Description

11. The land is generally flat, partly cleared and contains sporadic vegetation. There are also numeroustracks throughout the site which appear to be used by recreational off-road vehicles.

12. The lot is not listed on the Department of Environment database as a contaminated site.

3

4

Local Planning Strategy

13. Lot 173 is located within the Hannans Planning Area. The LPS (Local Planning Strategy) provides thefollowing objective (Objective 7) for Lot 173:

“Develop this area of land in accordance with the approved development permit.”

14. The objectives for the land east of the rail line and surrounding Lot 173 is as follows:

Subject to mineralogy testing exhausting mining potential, zone this area to facilitate ‘Special’ and‘Extensive’ residential development. Liaise with Department of Mines and Petroleum on mineralogytesting.

15. The LPS does not detail a preferred planning outcome for Lot 173, other than recognising that thedevelopment potential will be determined by existing and previous planning applications.

16. The LPS envisages that the balance of the Hannans Precinct east of the rail line may eventually besuitable for ‘special’ and ‘extensive’ residential development. Lot 173 would, therefore, appear to bean anomaly and its development into R20 type lots may be out of character with the balance of thePrecinct east of the rail line. Lot 173 would eventually become a small enclave of R20 sized lotssurrounded by ‘special’ and ‘extensive residential’ development

17. It would, however, be desirable to provide a consistent character in the precinct, particularly east of therail line. ‘Special’ or ‘extensive residential’ lots are characterised by large lots, with generous setbacksand sufficient space to accommodate both larger outbuildings and recreational vehicles such as boatsand caravans. On the other hand, the R20 type lots provide for smaller lots, narrower setbacks, withsmall outbuildings and generally no opportunity to store recreational vehicles without adverselyimpacting on the amenity of the surrounding lots.

18. As the LPS does not specify an intended density or planning outcome for Lot 173, the proposal to amendthe coding from R20 down to R10 would, therefore, remain consistent with its objectives. Furthermore,down coding Lot 173 will ensure that its development is more consistent with the intensity of futuredevelopment proposed for the surrounding land.

5

N

1

2

Develop this area, commonly referred to as Greenview Estate, in accordance with the approved Hannans Outline Development Plan;

9 Reserve this Greenfield land for future expansion of the Hannans Primary School.

7 Develop this area of land in accordance with the approved development permit;

8 If the outcome of the Portlink Inland Freight Study realigns the railway route around the township and this railway is disused, liaise with the Public Transport Authority to zone the surplus railway land for urban purposes;

Reserve this area of land contained with the Kalgoorlie Golf Course for a high quality resort, golf club and recreation centre;

4 Maintain the Karlkurla Bushland Park as a conversation estate with the view to expanding the estate further to the north-west. Retain this land to preserve the historical dust abatement zones;

3 Develop the Hannans Golf Course (former) for primarily residential purposes; however, reserve a portion of for the proposed State High School and retirement village. Also reserve land for road access from Premier Street through to the Great Eastern Highway;

6 Subject to mineralogy testing exhausting mining potential, zone this area to facilitate ‘Special’ and ‘Extensive’ residential development. Liaise with Department of Mines and Petroleum on mineralogy testing;

5 Consider rezoning this portion of land for residential purposes with a density coding that is sympathetic to the surrounding residential uses; SUBJECT SITE

Figure 5: City of Kalgoorlie-Boulder Local Planning Strategy - Extract

6

Relevant State Planning Documents –Goldfields-EsperanceRegionalPlanningand InfrastructureFramework

19. The Goldfields-Esperance region comprises nine local governments, including the City of Kalgoorlie-Boulder. The Goldfields-Esperance Regional Planning and Infrastructure Framework provides thestrategic regional context for land use planning within the Goldfields-Esperance region and identifiesa number of priority initiatives that guide the local planning processes. As the largest geographicalregion in the State, the Goldfields-Esperance diverse economy, important mining, agricultural andtourism sectors will continue to drive future growth.

20. Historically, mining has been central to the region’s economy and the establishment of many of itssettlements. The Framework also identifies Kalgoorlie-Boulder as the Goldfields-Esperance region'sRegional City. With considerable existing hard and social infrastructure and about half of the region'spopulation residing in the city, Kalgoorlie-Boulder offers the most diverse set of activities within theregion.

21. The Framework recognises the PortLink Inland Freight Corridor concept which investigates thepotential for strengthening the State freight network, including road, rail and port infrastructure,between the Mid West, Goldfields- Esperance and Pilbara regions.

Portlink Inland Freight Corridor Development Plan

22. PortLink is a large-scale nation building project that seeks to create a more robust State freight networkand open up the Goldfields-Esperance, Pilbara and Mid-West regions to development opportunities.PortLink comprises five separate studies that include planning for an Intermodal Freight Terminal inKalgoorlie and associated freight and new road and railway realignments around Kalgoorlie.

23. While the Department of Transport has advised that the development of a greenfields IntermodalTerminal in Kalgoorlie is not viable in the short to medium term, the City of Kalgoorlie-Boulder willinclude site location options for a greenfields facility in its Local Planning Strategy.

24. Of significance to Lot 173, the City of Kalgoorlie Local Planning Strategy states that if the outcome ofthe PortLink Inland Freight Study results in the realignment the rail route around the township, theexisting rail line along Kitchener Road may no longer be necessary.

State Planning Policy 5.4 Road and Rail Transport Noise and Freight Considerations in Land UsePlanning

25. State Planning Policy 5.4 applies throughout Western Australia, the objectives of which are as follows:

• protect people from unreasonable levels of transport noise by establishing a standardised set of criteriato be used in the assessment of proposals;

• protect major transport corridors and freight operations from incompatible urban encroachment;

• encourage best-practice design and construction standards for new development proposals and newor redeveloped transport infrastructure proposals;

• facilitate the development and operation of an efficient freight network; and facilitate the strategic co-location of freight handling facilities.

26. Under the requirements of this policy, a noise assessment will be undertaken by the developer at the timeof subdivision. To ensure the appropriate assessment and implementation of any noise mitigationmeasures clause 5.13(1) of the Scheme will be amended to include specific noise assessment andmitigation requirements for Lot 173.

Preliminary Plan of Subdivision

27. A preliminary plan of subdivision has been prepared to assist with the assessment of this amendment. Theplan has not been considered by the Western Australian Planning Commission. Should this amendmentbe finalised, an application for subdivision will be lodged that proposes a range of lot sizes ranging from1,000m2 to 2,000m2. The outcome will provide for an extensive type pattern of subdivision, which will beconsistent with the outcomes sought by the LPS on the surrounding land.

28. The planning outcome will seek to achieve residential lots with generous setbacks, that are also able toaccommodate recreational vehicles and outbuildings within each property.

²

²

²

²

² ² ² ² ² ² ² ²

²

²²²

²²²²

²²²²²²²²²²² ² ² ² ²

²²

² ² ² ² ² ²

²²²²²²

Figure 3: Preliminary Residential R10 subdivision design

Servicing - Water

29. A reticulated water supply will be provided to the site through the extension along Kitchener Road of theexisting ND200 water main. All lots will be connected to the reticulated water system in accordance withWater Corporation requirements.

Sewer

30. All lots are proposed to be connected to the reticulated sewerage system. It is anticipated that a wastewater pumping station will need to be constructed to service the proposed subdivision; and that thispumping station will be connected to the City of Kalgoorlie Boulder sewerage network in accordance withthe City’s policy requirements.

7

Telecommunications

31. NBN services shall be provided to all lots in accordance with regulatory requirements. It is anticipatedthat the telecommunications network will be extended from the intersection of King and Addis Streetsto service Lot 173.

Power

32. Power will be provided to each lot and it is anticipated that an extension of the existing high voltagenetwork on Kitchener Road will be necessary to service the area.

Bush Fire Management

33. As Lot 173 is identified as bush fire prone by the Department of Fire and Emergency Services a bushfiremanagement plan has been prepared based on the draft proposed subdivision. The management planconcludes that BAL rating of between BAL-19 and BAL-25. It should be noted, however, that thisamendment seeks to reduce the potential development density and consequently result in a fewernumber of dwellings being constructed on the site.

Traffic Implications

34. This amendment will result in a reduction in the number of potential dwellings. Under the existing R20code, there is a potential for 105 residential dwellings, while the potential number of dwellings willreduce to 49 under the proposed R10 code. While trip Generation Source documents typically allocate10 vehicle movements per dwelling, a trip generation of 12 may provide for a more robust outcome,given the location of Lot 173.

35. Based on a trip generation figure of 12 vehicle trips per dwelling, it is estimated that under the currentR20 code, up to 1,224 vehicle trips would be generated to and from the site. Under the proposed R10code the potential number of vehicle trips generated would be reduced to 588. The potential volumeof traffic will, therefore, be low and can continue to be accommodated comfortably by “undividedneighbourhood connector roads” and “access streets” type roads.

Conclusion

36. The proposal to down code residential land is unusual. Demand for residential lots under the existingR20 code is very low. While subdivision of the estate will be staged to accommodate demand,residential development is likely to be sporadic and incomplete for many, many years. Such anoutcome will result in a poor residential amenity.

37. The proposal to reduce the Residential Coding from R20 to R10 will enable Lot 173 to be subdividedand completed within a foreseeable period. The intensity of development would also be consistent withthe extensive and special residential development envisaged by the Local Planning Strategy for thesurrounding land.

38. The proposed R10 coding will provide the opportunity to provide for an alternate housing type to thatavailable nearby, which provides the opportunity for residents to accommodate both large dwellingsand recreational vehicles on their properties, without adversely impacting on the amenity of theneighbouring land.

39. The proposed amendment would ensure that the development on Lot 173 provides for an orderly andlogical transition from the intensive residential development to the west to the extensive residentialdevelopment envisaged for the surrounding land.

8

R20

R10

CIT

Y O

F K

ALG

OR

LIE

-BO

ULD

ER

Tow

n P

lann

ing

Sch

eme

No.

1

AM

EN

DM

EN

T N

O 9

3Lo

t 173

Kitc

hene

r Roa

d, K

algo

orlie

Exi

stin

g Zo

ning

Pro

pose

d Zo

ning

Lege

nd

RE

SID

EN

TIA

L

RU

RA

L

R-C

OD

ES

RE

ZON

ING

FR

OM

RE

SID

EN

TIA

L R

20 T

O R

ES

IDE

NTI

AL

R10

Ado

pted

by

reso

lutio

n of

the

Cou

ncil

of th

e C

ity o

f Kal

goor

lie-B

ould

er a

tth

e m

eetin

g of

the

Cou

ncil

held

on

the

____

____

of

___

____

____

__

____

____

____

____

____

____

____

____

May

orD

ate

____

____

____

____

____

____

____

____

Chi

ef E

xecu

tive

Offi

cer

Dat

e

Ado

pted

by

reso

lutio

n of

the

Cou

ncil

of th

e C

ity o

f Kal

goor

lie-B

ould

er a

t the

mee

ting

of th

e C

ounc

il he

ld o

n th

e __

____

__ d

ay o

f__

____

___

201_

_ a

nd th

e S

eal o

f the

Mun

icip

ality

was

pur

suan

t to

that

reso

lutio

n he

reun

to a

ffixe

d in

the

pres

ence

of:

____

____

____

____

____

____

____

____

___

____

____

____

____

____

May

orC

hief

Exe

cutiv

e O

ffice

rR

ecom

men

ded/

Sub

mitt

ed F

or F

inal

App

rova

l

____

____

____

____

____

____

____

____

___

____

____

____

____

____

Del

egat

ed U

nder

S.1

6 of

the

Pla

nnin

g &

Dat

eD

evel

opm

ent A

ct 2

005

Fina

l App

rova

l Gra

nted

____

____

____

____

____

____

____

____

___

____

____

____

____

____

Min

iste

r for

Pla

nnin

gD

ate

1. 2. 3.

FIN

AL

AP

PR

OV

AL

R10

MA

JOR

HIG

HW

AY

RE

SE

RV

ATI

ON

PA

RK

S &

RE

CR

EA

TIO

NR

ES

ER

VA

TIO

N

FUTU

RE

UR

BA

N

RA

ILW

AY

RE

SE

RV

ATI

ON

+NLCADK@ 2<H<B@G@HM 4F<H ,IO@KLC@@M5ABJ -GM>IJA>>K 9F= 9<<GEH9FNBF@ ,LJA?BI> 29F9@>E>FK 3D9F A9J ;>>F HI>H9I>= 9F= BJJL>= ;N 9 H>IJGF 9<<I>=BK>= ;N

/BI> 3IGK><KBGF +JJG<B9KBGF +LJKI9DB9 LF=>I KA> ,LJA?BI> 3D9FFBF@ 9F= .>JB@F !,3+." +<<I>=BK9KBGF 4<A>E>#

+NLCADK@ 2<H<B@G@HM 4F<H <H? 6DM@ -@M<DFL

6DM@ *??K@LL % 4F<H 5@A@K@H>@(

6N=NK=( 6M<M@( 4%>I?@(

1I><F BIO@KHG@HM <K@<(

-@L>KDJMDIH IA MC@ JF<HHDHB JKIJIL<F(

+24 4F<H % 5@A@K@H>@ 3NG=@K( 8@KLDIH( -<M@ IA 0LLN@(

,FD@HM % +NLDH@LL 3<G@(

5@<LIH AIK K@A@KK<F MI -/.6 ;@L 3I

09J KA> ,+1 ;>>F <9D<LD9K>= ;N 9 E>KAG= GKA>I KA9F E>KAG= % 9J GLKDBF>= BF +4&)() !KB<C FG B? +4&)()

E>KAG= % A9J ;>>F LJ>= KG <9D<LD9K> KA> ,+1"*

09M> 9FN G? KA> ;LJA?BI> HIGK><KBGF <IBK>IB9 >D>E>FKJ ;>>F 9==I>JJ>= KAIGL@A KA> LJ> G? 9 H>I?GIE9F<>

HIBF<BHD> !KB<C FG B? GFDN 9<<>HK9;D> JGDLKBGFJ A9M> ;>>F LJ>= KG 9==I>JJ 9DD G? KA> ,3- >D>E>FKJ"*

0L MC@ JKIJIL<F <HR IA MC@ AIFFIPDHB LJ@>D<F ?@O@FIJG@HM MRJ@L !L@@ 644 &$' AIK ?@ADHDMDIHL")

6F9MGB=9;D> =>M>DGHE>FK !BF ,+1"'$ GI ,+1"/8"

4KI9K>@B< HD9FFBF@ HIGHGJ9D !BF<DL=BF@ I>OGFBF@ 9HHDB<9KBGFJ"

2BFGI =>M>DGHE>FK !BF ,+1"'$ GI ,+1"/8"

0B@A IBJC D9F="LJ>

7LDF>I9;D> D9F="LJ>

0A MC@ ?@O@FIJG@HM DL < LJ@>D<F ?@O@FIJG@HM MRJ@ <L FDLM@? <=IO@# @QJF<DH PCR MC@ JKIJIL<F DL >IHLD?@K@? MI =@ IH@ IA MC@

<=IO@ FDLM@? >F<LLDAD><MDIHL !.$B$ >IHLD?@K@? ONFH@K<=F@ F<H?"NL@ <L MC@ ?@O@FIJG@HM DL AIK <>>IGGI?<MDIH IA MC@ @F?@KFR# @M>$")

3IM@( 7C@ ?@>DLDIH G<E@K !@$B$ FI><F BIO@KHG@HM IK MC@ 9*4," LCINF? IHFR K@A@K MC@ JKIJIL<F MI -/.6 AIK >IGG@HM DA IH@ !IK

GIK@" IA MC@ <=IO@ <HLP@KL <K@ MD>E@? S;@LT$

+4*- *>>K@?DM@? 4K<>MDMDIH@K -@M<DFL <H? -@>F<K<MDIH

3<G@ *>>K@?DM<MDIH 1@O@F *>>K@?DM<MDIH 3I$ *>>K@?DM<MDIH .QJDKR

,IGJ<HR ,IHM<>M 3I$

0 ?@>F<K@ MC<M MC@ DHAIKG<MDIH JKIOD?@? PDMCDH MCDL =NLCADK@ G<H<B@G@HM JF<H DL MI MC@ =@LM IA GR EHIPF@?B@ MKN@ <H? >IKK@>M

6DBH<MNK@ IA 4K<>MDMDIH@K -<M@

352432534;

Oepkssvpmi

Psx 4;6 Omxgliriv Vseh

[E 9763

Gmx} sj Oepkssvpmi0 Fsyphiv

4;3898

Vi~srmrk sj ettvszih wyfhmzmwmsr

z413

Yvfermwi [E

Vi~srmrk sj ettvszih wyfhmzmwmsr jvsq V53 xs V43

Epi| Emxoir Pizip#5 FTEH6;;6= 342352534<

Fywljmvi Tvsri Tperrmrk 97;; 4477

352432534;

Alex

Aitken

Bushfire Management Plan

(Subdivision Application)

Lot 173 Kitchener Road, Kalgoorlie

City of Kalgoorlie-Boulder

Project Number: 170565

Assessment Date: 19 September 2017

Report Date: 2 October 2017

170565 lot 173 kitchener rd kalgoorlie bmp v1.0 1

Document Control

Version Version Details Date Submitted

1.0 Original Report 3-Oct-17

-

-

Author Bushfire Planning and Design (BPAD) Accreditation Signature

Alex Aitken BPAD Level 2 - No. 37739

Reviewed/Approved Bushfire Planning and Design (BPAD) Accreditation Signature

Kathy Nastov BPAD Level 3 - No. 27794

BPP Group Pty Ltd t/a Bushfire Prone PlanningABN: 39 166 551 784

1/42 Victoria StreetMidland WA 6056

PO Box 3489Midland WA 6936

Ph: 08 6477 1144Email: [email protected]

©2017 BPP Group Pty Ltd

Commercial in Confidence (and Copyright)

All intellectual property rights, including copyright, in formatand proprietary content contained in documents created byBushfire Prone Planning, remain the property of BPP GroupPty Ltd. Any use made of such format or content without theprior written approval of Bushfire Prone Planning, willconstitute an infringement on the rights of the Companywhich reserves all legal rights and remedies in respect of anysuch infringement.

The information, including any intellectual property,contained in this document is confidential and proprietary tothe Company. It may only be used by the person to whom itis provided for the stated purpose for which it is providedand must not be imparted to any third person without theprior written approval of the Company. The Companyreserves all legal rights and remedies in respect of itsconfidential information.

Document Compliance Statement

This Bushfire Management Plan (the Plan) meets the content requirements of State Planning Policy No. 3.7:Planning in Bushfire Prone Areas (SPP 3.7, December 2015) and the associated Guidelines for Planning inBushfire Prone Areas (WAPC 2017 v1.2 - the ‘Guidelines’).

BMP Template v7.0 ©2017 BPP Group Pty Ltd


Disclaimer

The measures contained in this report are considered to be minimum standards and they do not guaranteethat a building will not be damaged in a bushfire. This is substantially due to the unpredictable nature andbehaviour of fire and extreme weather conditions. Additionally, the correct implementation of requiredbushfire management measures will depend, among other things, on the actions of the landowners oroccupiers over which Bushfire Prone Planning has no control.

All surveys, forecasts, projections and recommendations made in this report associated with the projectare made in good faith based on information available to Bushfire Prone Planning at the time.

All maps included herein are indicative in nature and are not to be used for accurate calculations.

Notwithstanding anything contained therein, Bushfire Prone Planning will not, except as the law mayrequire, be liable for any loss or other consequences - whether or not due to the negligence of theirconsultants, their servants or agents - arising out of the services provided by their consultants.


Table of Contents

DOCUMENT CONTROL.................................................................................................................................1

EXECUTIVE SUMMARY ................................................................................................................................5

1 THE PROPOSAL ...................................................................................................................................6

DETAILS ....................................................................................................................................................6

EXISTING DOCUMENTATION RELEVANT TO THE CONSTRUCTION OF THIS PLAN ......................................................7

2 BUSHFIRE IMPACT ASSESSMENT........................................................................................................11

ASSESSMENT SUMMARY ............................................................................................................................11

ASSESSMENT INPUT ..................................................................................................................................11

2.2.1 Fire Danger Index (FDI) Applied.......................................................................................................11

2.2.2 Existing Vegetation Identification and Classification.......................................................................12

2.2.3 Future Planned On-site Vegetation Changes...................................................................................14

2.2.4 Effective Slope and Site Slope..........................................................................................................16

2.2.5 Vegetation Separation Distance ......................................................................................................17

ASSESSMENT OUTPUT ...............................................................................................................................18

2.3.1 BAL Contour Map - Bushfire Attack Level (BAL) Results..................................................................18

2.3.2 BAL Contour Map - Indicative/Determined Bushfire Attack Levels (BAL’s).....................................21

3 ENVIRONMENTAL CONSIDERATIONS .................................................................................................23

NATIVE VEGETATION – MODIFICATION AND CLEARING ...................................................................................23

RE-VEGETATION/LANDSCAPE PLANS ............................................................................................................25

4 IDENTIFICATION OF BUSHFIRE HAZARD ISSUES ..................................................................................26

5 ASSESSMENT AGAINST THE BUSHFIRE PROTECTION CRITERIA ............................................................27

SUMMARY OF THE ASSESSMENT OUTCOMES .................................................................................................27

THE ELEMENTS OF THE CRITERIA – COMPLIANCE WITH THE REQUIRED OUTCOMES AND THE ACCEPTABLE SOLUTIONS

28

LOCAL GOVERNMENT VARIATIONS TO THE BUSHFIRE PROTECTION CRITERIA ......................................................34

ADDITIONAL ASSESSMENT INFORMATION .....................................................................................................34

5.4.1 Siting and Design of Development ..................................................................................................34

5.4.2 Vehicular Access ..............................................................................................................................35

6 RESPONSIBILITIES FOR IMPLEMENTATION AND MANAGEMENT OF THE REQUIRED BUSHFIREMEASURES................................................................................................................................................36

IMPLEMENTATION RESPONSIBILITIES ESTABLISHED BY THE BMP.......................................................................36

MANAGEMENT RESPONSIBILITIES ESTABLISHED BY THE BMP...........................................................................38

APPENDIX 1 – THE ASSET PROTECTION ZONE (APZ) – DEFINITION AND RESPONSIBILITY..............................39

APPENDIX 2 – REQUIRED APZ DIMENSIONS FOR THIS PROPOSAL ...............................................................42

APPENDIX 3 – TECHNICAL REQUIREMENTS - VEHICULAR ACCESS ................................................................44

APPENDIX 4 – TECHNICAL REQUIREMENTS - WATER ..................................................................................49


List of Figures

FIGURE 1.1: PROPOSED SUBDIVISION SITE PLAN FOR LOT 173 KITCHENER ROAD, KALGOORLIE (SOURCE: URBANISE)...................8

FIGURE 1.2 PROPOSED SUBDIVISION SITE MAP ................................................................................................................10

FIGURE 2.1: TOPOGRAPHY AND VEGETATION CLASSIFICATION MAP ....................................................................................15

FIGURE 2.2: BAL CONTOUR MAP.................................................................................................................................20


Executive Summary

This Bushfire Management Plan (the Plan) has been prepared to support an approved subdivision on Lot 173

Kitchener Road, Kalgoorlie, within the City of Kalgoorlie- Boulder. The subdivision was approved by the WAPC in

April 2015 for 101 lots with a zoning of R20 with this Plan being prepared for a rezoning from R20 (101 lots) to

R10 (44 lots).

The subdivision site of approximately 12 ha (44 lots) is within a designated bushfire prone area and the Proposal

requires the application of State Planning Policy No. 3.7: Planning in Bushfire Prone Areas (SPP 3.7). The assessed

bushfire risk is considered to be manageable and will be achieved by the identified stakeholders implementing

and maintaining the bushfire risk management measures that are presented in this Plan.

The proposed subdivision will be established to maintain the entire site as low threat vegetation with the

separation distances from the classified vegetation to have a BAL rating of BAL-19 or lower. This includes the

public open space areas that will be managed as managed parklands.

The vehicle access to the development site is via Kitchener Road that will be developed from Addis Street to

form a dead end road of approximately 1.6km. Access to an alternative location is via a rail crossing about 400m

south of the subdivision to St Albans Road, this is currently non-complaint however future development

surrounding the site may improve access arrangements. All roads will be developed to meet public road

technical requirements.

There is a reticulated water source available to the site with hydrants to be installed within the subdivision to

meet the Water Corp and DFES standard of DS63.


1 The Proposal

Details

Preparation of the Bushfire Management Plan

BPP commissioned by: Urbanise WA- Peter Alebakis

Purpose: To accompany a planning application

For Submission to: WA Planning Commission (WAPC)

Proposal Details

Landowner / Proponent:

Site Address: Lot No. 173 Kitchener Road, Kalgoorlie

Local Government: City of Kalgoorlie-Boulder

Site Area: 12.516 hectares

No. of Proposed Lots: 49 (refer to Table 1.1.1)

Planning Stage: Subdivision

Project Type: Subdivision - one lot into a large number of lots

Overview of Proposal:

BMP for the rezoning of proposed subdivision from R20 to R10 for development of 41 lots plus areas ofpublic open space


Existing Documentation Relevant to the Construction of this Plan

This section acknowledges any known reports or plans that have been prepared for previous planningstages, that refer to the subject area and that may or will impact upon the assessment of bushfire risk and/orthe implementation of bushfire risk management measures and will be referenced in this BushfireManagement Plan.

.

Existing Relevant Reports or Plans

Existing DocumentCopy

Providedby Client

Title

Structure Plan No

Environmental Report YesPreliminary Site Investigation and Sampling and AnalysisPlan- Lot 173 Kitchener Road, Mullingar, Western Australia

Landscaping (Revegetation) Plan No

Bushfire Risk Assessments No

Referenced Documents – Relevance and Impact on the Bushfire Management Plan

Preliminary Site Investigation and Sampling and Analysis Plan- Lot 173 Kitchener Road, Mullingar, Western

Australia, July 2013, J013-010.01_Draft, ACE Environmental Pty Ltd.


Figure 1.1: Proposed subdivision site plan for Lot 173 Kitchener Road, Kalgoorlie (Source: Urbanise)


Table 1.1.1: Proposed lot size details within the subdivision

Current Lot

Lot No. 173 Area ha 12.516

Proposed Lots

Lot No. Area (m2) Lot No. Area (m2)

1 2081 34 2035

2-5 2048 35 2032

6-12, 14, 33 2015 36 2029

13 1950 37 2021

15, 24 2031 38 1047

16 2143 39 1069

17 2123 40 1090

18 2084 41 1112

19 2107 42 1134

20 2047 43 1590

21 2055 44 1033

22 2056 45 1144

23 2051 46 1120

25 1127 47 1096

26 1059 48 1072

27 1050 50 1048

28 1011 POS 12561

29 1118

30 2013

31 2002

32 2007

GOLD

FIELD

S HWY

POS

POSPOS

L O T 1 7 3L O T 1 7 3

LOT1

LOT2

LOT3

LOT4

LOT5

LOT6

LOT7

LOT8

LOT9

LOT10

LOT11

LOT12

LOT13

LOT14

LOT15 LOT

16LOT17

LOT18

LOT19

LOT20

LOT21

LOT22LOT23

LOT24LOT25LOT26LOT27LOT28LOT29LOT

30

LOT31

LOT32

LOT33

LOT34

LOT35

LOT36

LOT37

LOT38

LOT39

LOT40LOT

41LOT42

LOT43LOT

44

LOT45

LOT46

LOT47

LOT48

LOT49

Figure 1.2Subdivision Plan

___________ LEGEND ___________

Lot 173Other Lots Proposed DevelopmentRoad AlignmentProposed Public Open SpaceArea of Interest - 150m extent

Disclaimer and Limitation: This map has been prepared for bushfire management planning purposes only. All depicted areas, contours and any dimensions shown are subject to survey. Bushfire Prone Planning does not guarantee that this map is without flaw of any kind and disclaims all liability for any errors, loss or other consequence which may arise from relying on any information depicted.

Lot 173 Kitchener RoadKalgoorlie

0 50 100 150 200

Metres

_________ SCALE (A3) _________

P A R K E S T O NP A R K E S T O N

K A R L K U R L AK A R L K U R L A

K A N O W N AK A N O W N A

M U L L I N G A RM U L L I N G A R

B R O W N H I L LB R O W N H I L L

BOULDER TRAFALGAR

PARKESTON

BROWN HILL

KALGOORLIE

__________ LOCALITY __________

pMap created on: 26/09/2017Map compiled by: Rebecca King

Coordinate System: GDA 1994 MGA Zone 50Projection: UniversalTransverse Mercator

Aerial Image: Landgate May 2017


2 Bushfire Impact Assessment

Assessment Summary

Table 2.1.1: Summary BAL results

BAL Results – Summary of Assessment(detail of assessment and determination is presented in the following sections of this report)

Proposed Lot/BuildingBAL Status

(Indicative or Determined)Bushfire Attack Level

1, 17-29, 38-44 Indicative Only BAL-19

2-16, 30-37 Determined BAL-12.5

Assessment Input

2.2.1 Fire Danger Index (FDI) Applied

AS 3959-2009 specifies the fire danger index values to apply for different regions as per Table 2.1. The values

used in the model calculations are for the Forest Fire Danger Index (FFDI) and for which equivalent

representative values of the Grassland Fire Danger Index (GFDI) are applied as per Appendix B. The values

can be refined if appropriately justified.

Table 2.2.1: Applied FDI Value

Applied FDI Value

Vegetation AreaDetermined as per AS 3959 -

2009 Table 2.1Value Applied

1-4 80 80


2.2.2 Existing Vegetation Identification and Classification

Vegetation identification and classification has been conducted in accordance with AS 3959-2009 s2.2.3 and

the Visual Guide for Bushfire Risk Assessment in WA (DoP February 2016).

When more than one vegetation type is present, each type is identified separately with the worst-case

scenario being applied as the classification. The predominant vegetation is not necessarily the worst-case

scenario.

The vegetation structure has been assessed as it will be in its mature state (rather than what might be

observed on the day). Areas of modified vegetation are assessed as they will be in their natural unmodified

state (unless maintained in a permanently low threat, minimal fuel condition, satisfying AS 3959 s2.2.3.2-f).

Vegetation destroyed or damaged by a bushfire or other natural disaster has been assessed on its

revegetated mature state.

When there is a significant change in ground slope under vegetation that will impact a site, the vegetation

will be identified as a separate area to enable correct assessment (and construction of the BAL contour map

if included in the Plan).

Table 2.2.2: Vegetation identification and classification

All Vegetation Within 100 metres of the Proposed Development

VegetationArea

Identified Types 1 or Description if ‘Excluded’ Applied Classification2

Effective SlopeUnder

ClassifiedVegetation(degrees)

1 Low Woodland B-07 Class B Woodland 0

2 Low Woodland B-07 Class B Woodland 0

3 Open Woodland B-06 Class G Grassland 0

4 Open Shrub D-14 Class D Scrub 0

Representative photos of each vegetation area, descriptions and classification justification, are presented onthe following pages. The areas of classified vegetation are defined and the photo locations identified on thetopography and classified vegetation map, Figure 2.1.

Note1: As per AS 3959-2009 Table 2.3 and Figures 2.3 and 2.4 a-g.Note2: As per AS 3959-2009 Table 2.3.


Vegetation Area 1 Classification Applied: Class B Woodland

Classification Justification: offsite woodland, Goldfields Blackbutt, Salmon Gums, saltbush acacia schrubunderstorey, very sparse surface fuel load, numerous tracks crossing area, tree height ~6-12m, canopycover ~15%

Photo ID: 1a Photo ID: 1b

Vegetation Area 2 Classification Applied: Class B Woodland

Classification Justification: offsite woodland, Goldfields Blackbutt, Salmon Gums, saltbush acacia shrubunderstorey, very sparse surface fuel load, numerous tracks crossing area, tree height ~12-15m, canopycover ~15%, historical golf course - regrown due to time unmanaged


Vegetation Area 3 Classification Applied: Class G Grassland

Classification Justification: onsite open woodland, blackbutt, salmon gums, minor shrub understorey inpatches, saltbush and acacia, very sparse surface fuel loads, tree height ~12m, canopy cover 5-10%,extensive tracks within area, southern area of low open shrubland



Vegetation Area 3 Classification Applied: Class G Grassland

Classification Justification: onsite grassland, note bare ground and low trees

Photo ID: 3c

Vegetation Area 4 Classification Applied: Class D Scrub

Classification Justification: open scrub, acacia, saltbush, shrub height ~2-3m, canopy cover ~40%


2.2.3 Future Planned On-site Vegetation Changes

In assessing vegetation for bushfire threat, consideration must be given to possible future vegetation changes

likely on the site that is being assessed, particularly those that would have the potential to increase the

bushfire risk.

This may be due to growth of existing vegetation or growth of planned landscape plantings, including future

roadside or water course re-vegetation.

There must be careful consideration of the creation of vegetation corridors where they join offsite vegetation

and may provide a route for fire to enter an area of future development.

All onsite vegetation within the subdivision will be cleared and managed as low threat vegetation including thepublic open space areas within the lot.

AREA : 1Class (B) WoodlandEffective slope: 0°

AREA : 2Class (B) WoodlandEffective slope: 0°

AREA : 3Class (G) GrasslandEffective slope: 0°

AREA : 4Class (D) Scrub

Effective slope: 0°

GOLD

FIELD

S HWY

390 m390 m

¬4a¬4b

¬2a

¬2b

¬1b

¬1a

¬3a

¬3b

¬3c

L O T 1 7 3L O T 1 7 3

LOT1

LOT2

LOT3

LOT4

LOT5

LOT6

LOT7

LOT8

LOT9

LOT10

LOT11

LOT12

LOT13

LOT14

LOT15 LOT

16LOT17

LOT18

LOT19

LOT20

LOT21

LOT22LOT23


30

LOT31

LOT32

LOT33

LOT34

LOT35

LOT36

LOT37

LOT38

LOT39

LOT40LOT

41LOT42

LOT43LOT

44

LOT45

LOT46

LOT47

LOT48

LOT49

___________ LEGEND ___________

Lot 173Other Lots Proposed DevelopmentRoad AlignmentElevation contour (m)Area of Interest - 150m extent

!(1" Photo location & direction

Classified VegetationClass (B) WoodlandClass (D) ScrubClass (G) Grassland

E EE E Exclusion 2.2.3.2



Figure 2.1Topography &Classified Vegetation

0 50 100 150 200

Metres

_________ SCALE (A3) _________






BOULDER TRAFALGAR

PARKESTON

BROWN HILL

KALGOORLIE

__________ LOCALITY __________





2.2.4 Effective Slope and Site Slope

Effective Slope: Is the ground slope under the classified vegetation and is determined for each area ofclassified vegetation. It is the measured or assessed slope which will most significantly influence the bushfirebehaviour in that vegetation. When there is a significant change in ground slope under vegetation that willcause a change in fire behaviour, that area of vegetation will be identified separately enable correctassessment and the construction of the BAL contour map if required.

Site Slope: Is the slope along the ground by line of sight between the site or building and the area of classifiedvegetation to which the assessment applies. AS 3959-2009 Method 1 assumes that site slope is the same asthe effective slope while Method 2 allows input of the actual slope.

Table 2.2.3: Effective slope and site slope values applied.

Effective Slope and Site Slope Assessed Values

Values to Apply Using Method 1 (AS 3959-2009)

Vegetation Area Vegetation ClassificationEffective Slope

(degrees)Effective Slope Range

(degrees)

1 Class B Woodland 0 upslope or flat

2 Class B Woodland 0 upslope

3 Class G Grassland 0 upslope or flat

4 Class D Scrub 0 upslope


2.2.5 Vegetation Separation Distance

Vegetation Separation Distance: Is the distance from the site or building to the area of classified vegetation

and is measured in the horizontal plane.

In determining Bushfire Attack Level’s (BAL’s), the separation distance is either:

• A measured input variable to apply to calculations as per AS 3959-2009; or

• A range of distances (corresponding to BAL ratings) that is derived from the same calculations.

Measured Separation Distance (m): This is an actual measured distance, used as a calculation input to

determine a BAL rating. Its use will apply when the actual location of a ‘site’ (building, envelope or lot) has

been defined (refer to the site plan), and the separation distance can be measured. In this situation, a BAL

rating for the ‘site’ can be determined.

Derived Separation Distance (range in m): This is a result derived from calculations using all other required

inputs. The derived range states the distance away from an area of classified vegetation that corresponds to

each BAL rating. Use of this methodology will apply when:

• The actual location of a ‘site’ (building, envelope or lot) has not been defined and therefore an actual

separation distance cannot be measured; or

• The use of a distance range that corresponds to a BAL rating is more appropriate to the assessment

of the proposal; or

• The assessment requires the production of a BAL contour map to assess planning viability and

provide indicative BAL ratings (and in certain circumstances, determined BAL ratings).

The derived separation distance ranges will be presented in this Section 2.3 ‘Assessment Output’.

Table 2.2.3: Statement of the determination method applied and location of results.

VegetationArea

Method Applied for Determination of SeparationDistance

Location of Results in this Plan

1-4 Distance Range (m) - Method 1 Default Range Table 2.3.1 in s2.3 'BAL Contour Map'


Assessment Output

2.3.1 BAL Contour Map - Bushfire Attack Level (BAL) Results

BAL Contour Map - Interpretation

The contour map will present different coloured contour intervals constructed around the classified bushfire

prone vegetation. These represent the different Bushfire Attack Levels (BAL’s) that exist as the distance

increases away from the classified vegetation. Each BAL represents a set range of radiant heat flux (refer to

Appendix 2) that can be generated by the bushfire in that vegetation. The width of each shaded contour

interval (i.e. the applicable vegetation separation distances corresponding to a BAL rating) will vary and is

determined by consideration of variables including vegetation type, fuel structure, ground slope, climatic

conditions. They are unique to a site and can vary across a site.

BAL Contour Map - Planning Applications

BAL contour mapping is primarily a planning tool that is used to provide an overview as to the suitability of a

site for development with respect to the extent to which bushfire is a potential threat to future buildings and

persons on the subject land.

The mapping considers the development site (i.e. all existing or proposed lots) and does not necessarily

consider the bushfire risk at an individual lot level or over different development time frames. Rather it is

assessing the situation that will exist when the entire development has been completed, including any

vegetation management that would reasonably be expected to take place as part of establishing buildings on

the lots. On this basis, it helps decision makers determine the suitability of the proposed development for

planning approval.

BAL Contour Map - BAL Certificates (Building Applications)

A BAL Certificate, stating the determined BAL for an actual building (not a lot or a building envelope), are

required to accompany building applications. This determined BAL must assess the actual location of a building

within an individual lot and its separation distance from any classified vegetation at the time of applying for

building approval. It is a site-specific assessment.

The BAL Certificate cannot necessarily be derived from an assessment that is primarily designed to inform

planning decisions. As a result, in many instances it is not possible to provide a determined BAL rating for a

future building of unknown location, from a BAL contour map assessment.


Vegetation Separation Distances Applied to Construct the BAL Contours

The dimensions of the BAL Contours are derived as a range of distances (corresponding to BAL ratings) from

calculations using AS 3959-2009 Bushfire Attack Level (BAL) assessment methodology.

Derived Separation Distance (range in m): This is a result derived from calculations using all other required

inputs. The derived range states the distance away from an area of classified vegetation that corresponds to

each BAL rating. Use of this methodology will apply when:

• The actual location of a ‘site’ (building, envelope or lot) has not been defined and therefore an actual

separation distance cannot be measured; or

• The use of a distance range that corresponds to a BAL rating is more appropriate to the assessment

of the proposal; or

• The assessment requires the production of a BAL contour map to assess planning viability and

provide indicative BAL ratings (and in certain circumstances, determined BAL ratings).

The derived separation distance ranges corresponding to each BAL rating for each area of classified

vegetation are determined by either:

• Method 1 – taken from AS 3959-2009 Table 2.4.3 as determined by the vegetation classification and

effective slope (the other required inputs are model defaults); or

• Method 2 –as per AS 3959-2009 Appendix B applying all assessed site data to the calculations and

modifying other inputs as appropriate.

Table 2.3.1: Vegetation separation distances applied to construct the BAL contours.

Derived Vegetation Separation Distances

Ve

geta

tio

n

Are

a VegetationClassification

Effe

ctiv

eSl

op

e

(de

gre

es) BAL

AssessmentMethodApplied1

BAL Rating and Corresponding Separation Distance 2

(metres)

BAL-FZ BAL-40 BAL-29 BAL-19 BAL12.5

1, 2Class B

Woodland0 Method 1 <10 10-<14 14-<20 20-<29 29-<100

3Class G

Grassland0 Method 1 <6 6-<8 8-<12 12-<17 17-<50

4 Class D Scrub 0 Method 1 <10 10-<13 13-<19 19-<27 27-<100

GOLD

FIELD

S HWY

POS

POSPOS

L O T 1 7 3L O T 1 7 3

LOT1

LOT2

LOT3

LOT4

LOT5

LOT6

LOT7

LOT8

LOT9

LOT10

LOT11

LOT12

LOT13

LOT14

LOT15 LOT

16LOT17

LOT18

LOT19

LOT20

LOT21

LOT22LOT23


30

LOT31

LOT32

LOT33

LOT34

LOT35

LOT36

LOT37

LOT38

LOT39

LOT40LOT

41LOT42

LOT43LOT

44

LOT45

LOT46

LOT47

LOT48

LOT49

___________ LEGEND ___________

Lot 173Other Lots Proposed DevelopmentRoad AlignmentProposed Public Open SpaceArea of Interest - 150m extent

Vegetation Edge (Indicative only)BAL FZ (Indicative only)BAL 40 (Indicative only)BAL 29 (Indicative only)BAL 19 (Indicative only)BAL 12.5 (Indicative only)BAL LOW (Indicative only)


Figure 2.2BAL Contour Map


0 50 100 150 200

Metres

_________ SCALE (A3) _________






BOULDER TRAFALGAR

PARKESTON

BROWN HILL

KALGOORLIE

__________ LOCALITY __________





2.3.2 BAL Contour Map - Indicative/Determined Bushfire Attack Levels (BAL’s)

Deriving BAL Ratings from the BAL Contour Map

Indicative BAL Ratings: If the assessed BAL for a lot or building envelope (the ‘area’) is stated as being

‘indicative’, it is because that ‘area’ is impacted by more than one BAL contour interval and/or classifiable

vegetation remains on the lot, or on adjacent lots, that can influence a future building’s BAL rating (and this

vegetation may have been omitted from being contoured for planning purposes e.g. Grassland or when the

assumption is made that all onsite vegetation can be removed and/or modified).

In this report, the indicative BAL is presented as either the highest BAL impacting the ‘area’ or as a range of

achievable BAL’s within the ‘area’ – whichever is the most appropriate.

The BAL rating that will apply to any future building within that ‘area’ will be dependent on:

1. vegetation management onsite; and/or

2. vegetation remaining on adjacent lots; and/or

3. the actual location of the future building within that ‘area’.

A BAL Certificate cannot be provided for future buildings within an ‘area’ with an indicative BAL until the

location of any future building has been determined. A report confirming the location and BAL rating will be

required and submitted with the BAL certificate.

Determined BAL Ratings: If the assessed BAL for a Lot or building envelope (the ‘area’) or existing building, is

stated as being ‘determined’ it is because that ‘area’ or building is impacted by a single BAL contour interval.

This has been determined by offsite classified vegetation, and no classifiable vegetation currently exists on the

lot or on adjacent lots (i.e. it has been cleared to a minimal fuel, low bushfire threat state).

As a result, a determined BAL can be provided in this limited situation because:

1. No classified vegetation is required to be removed or modified to achieve the determined BAL, either

within the lot or on adjacent lots (or if vegetation is excluded from classification, it is reasonable to

assume it will be maintained in this state into the future); and

2. A future building can be located anywhere within the ‘area’ and be subject to the determined BAL

rating; and

3. The degree of certainty is more than sufficient to allow for any small discrepancy that might occur in

the mapping of the BAL contours.

A BAL Certificate (referring to the BAL Contour Map assessment) can be provided for a future building on those

‘areas’ assessed as having a determined BAL as long as the assessment is still valid and there is no requirement

to reassess the vegetation and update the contour map (this is a dependant on the time that has passed since

the original assessment). A BAL Certificate will only remain valid for one year.


Indicative Bushfire Attack Levels

The indicative Bushfire Attack Levels for the proposed lots are stated and if appropriate, the required building

setback for a future building to achieve the stated BAL rating is stated (typically determined if the indicative

BAL is BAL-40 or BAL-FZ). The building setback is the distance from the lot boundary/s corresponding to the

vegetation areas presenting the highest indicative BAL.

Once actual building locations are determined at a later planning stage, the BAL ratings for specific buildings or

building envelopes may need to be determined by an onsite visit to confirm the proposed vegetation

management has taken place and measure the separation distances as required.

Table 2.3.4: Indicative bushfire attack levels for the proposed lots.

Indicative Bushfire Attack Levels for Future Buildings onProposed Lots

Lot Nos.

HighestIndicative BALImpacting the

Lot

RelevantVegetation

Area1

BAL DeterminationMethod Applied2

(AS 3959-2009)

1, 17-29, 38-44 BAL-19 1 Method 1

2-16, 30-37 BAL-12.5 1 Method 1

1Determines the indicative BAL rating and the boundary from which the

stated building setback is to apply.2As per AS 3959-2009 s2.2.6 and Table 2.4.3.


3 Environmental Considerations

Native Vegetation – Modification and Clearing

‘Guidelines’ s2.3: “Many bushfire prone areas also have high biodiversity values. SPP 3.7 policy objective

5.4 recognises the need to consider bushfire risk management measures alongside environmental,

biodiversity and conservation values.”

Existing conservation areas that are potentially affected by the development proposal are required to be

identified. This may result in vegetation removal/modification prohibition or limitations. These areas

include National Parks, Nature Reserves, Wetlands and Bush Forever sites.

Environmental Protection Act 1986: “Clearing of native vegetation in Western Australia requires a clearing

permit under Part V, Division 2 of the Act unless clearing is for an exempt purpose. Exemptions from

requiring a clearing permit are contained in Schedule 6 of the Act or are prescribed in the Environmental

Protection Regulations” (‘Guidelines’ s2.3).

The Environmental Protection and Biodiversity Conservation Act 1999 (EPBC Act): This Act administered

by the Australian Government Department of Environment, provides a national scheme of environment and

heritage protection and biodiversity conservation. Nationally threatened species and ecological

communities are a specific matter of significance. Areas of vegetation can be classified as a Threatened

Ecological Community (TEC) under the EPBC Act and consequently have removal restrictions imposed.

Table 3.1.1: Existing or potential vegetation modification and clearing restrictions.

Identified Existing or Potential Clearing Restrictions

For the proposed development site, have any existing vegetation

modification or clearing restrictions been identified?No

Type of existing restriction - 1: -

Type of existing restriction - 2: -

For the proposed development site, have any areas of native vegetation

been identified as species that might result in the classification of the area

as a Threatened Ecological Community (TEC)?

No

Potential TEC species identified: -

Other identified conservation issue to be considered: N/A


Development Design

Establishing development in bushfire prone areas can adversely affect the retention of native vegetation

through clearing associated with the creation of the Asset Protection Zone. Where loss of vegetation is not

acceptable or causes conflict with landscape or environmental objectives, it will be necessary to consider

available design options to minimise the removal of native vegetation.

Table 3.1.2: Options to reduce the extent of clearing that have been implemented and/or identified.

Bushfire Management Design Solutions

Options to Minimise Removal of Native Vegetation Adopted in the Proposal Identified as an Option

Reduction of lot yield Yes Yes

Cluster development Yes No

Construct building to a higher standard as per BCA

and AS 3959-2009Yes Yes

Modify the development location No No


Impact on Adjoining Land

Is this planning proposal able to implement the required bushfire measures within the

boundaries of the land being developed so as not to impact on the bushfire and

environmental management of neighbouring reserves, properties or conservation

covenants?

No

Re-vegetation/Landscape Plans

Where, as part of the Proposal, revegetation of riparian zones and wetland or foreshore buffers is necessary for

their protection or management, this bushfire management plan assesses the ability and practicality of

maintaining vegetation separation distances corresponding to determined BAL’s.

Is the maintenance and/or re-vegetation of riparian zones and/or wetland or foreshore

buffers a part of this Proposal?No

Can the required BAL separation distance be maintained into the future? N/A


4 Identification of Bushfire Hazard Issues

The location of the subdivision within a bushfire prone area that is surrounded by vegetation and the impact ofany future bushfires on the subdivision will be addressed through the use of acceptable solutions detailed inSection 5.

The vehicular access to the proposed subdivision will be assessed as a component of bushfire risk and themitigation of bushfire risk to occupants to the proposed development site.

The development site will require the establishment of the APZ surrounding the subdivision. Access to an

emergency water supply is outlined utilising an acceptable solution.


5 Assessment Against the Bushfire Protection Criteria

Summary of the Assessment Outcomes

Summarised Outcome of the Assessment Against the Bushfire Protection Criteria (BPC)

Element

for which one ormore applicable

‘acceptablesolutions’ are

provided

Basis for the Proposals Assessment by the Decision Maker

How the Intent of the Element is Achieved(or will be achieved at future planning stages) Minor or

UnavoidableDevelopmentCompliance with the Acceptable Solutions

(currently or at future planning stages)Performance Based Assessment

Complies with all applicable‘acceptable solutions’

One or more applicable ‘acceptablesolutions’ are not fully met. A variation of

the solution is provided and justified.

Alternative solution/s are developedand presented in the BMP

the requiredstatements are

presented in theBMP

Location

N/A

Siting and Design ofDevelopment

Vehicular Access

Water

Notes: Vehicle Access: A3.1- Two Way Access does not comply, the subdivision approval is existing (refer Section 5.4.2 for further detail).


The Elements of the Criteria – Compliance with the Required Outcomes and the Acceptable Solutions

Bushfire Protection Criteria - Element 1- Location

Intent: To ensure that strategic planning proposals, subdivision and development applications are located in areas with the least possible risk of bushfire to facilitatethe protection of people, property and infrastructure.

Performance Principle P1 (to be complied with to meet the intent and used to develop alternative solutions): The intent may be achieved where the strategicplanning proposal, subdivision or development application is located in an area where the bushfire hazard assessment is or will, on completion, be moderate or lowOR a BAL-29 or below applies AND the risk can be managed. For unavoidable development in areas where BAL-40 or BAL-FZ applies, demonstrating that the risk canbe managed to the satisfaction of DFES and the decision-maker.

Acceptable Solution Further Explanation Compliance Assessment Statements (and any required action)

A1.1 DevelopmentLocation - The strategicplanning proposal,subdivision anddevelopment applicationis located in an areawhere the bushfirehazard assessment is orwill, on completion, bemoderate or low;

OR

Be subject to BAL-29 orbelow;

Land is most suitable for landuse intensification where hazardlevels are low. Where there is anextreme bushfire hazard level orrequirements for use of BAL-40or BAL-FZ constructionstandards, the land is notconsidered suitable fordevelopment unless it meets thedefinition of minor orunavoidable development.

Minor development requireslocal government planningapproval. Unavoidabledevelopment requiresdemonstrating that risk can bemanaged to the satisfaction ofDFES, WAPC and localgovernment.

Will FullyComply with

the AcceptableSolution

The proposed lots will comply with Element 1 ‘Location’ by meeting therequirements of the acceptable solution. These are met by:

• Being subject to BAL-29 or below. This is achieved by implementing thebushfire risk management measures of positioning, design and/or onsitevegetation modification as identified within this Plan; and

• The bushfire risk being additionally managed by the present existenceand/or future implementation of bushfire risk management measuresthat include the requirements for vehicular access, firefighting water andthe ongoing maintenance of all measures as identified within this Plan.


Bushfire Protection Criteria - Element 2 - Siting and Design of Development

Intent: To ensure that the siting and design (note: not construction standard) of development minimises the level of bushfire impact.

Performance Principle P2 (to be complied with to meet the intent and used to develop alternative solutions): The intent may be achieved where the siting and designof the strategic planning proposal, subdivision or development application, including roads, paths and landscaping, is appropriate to the level of bushfire risk that appliesto the site. That it incorporates a defendable space and significantly reduces the heat intensities at the building surface thereby minimising the bushfire risk to people,property and infrastructure, including compliance with AS3959 if appropriate.


A2.1 Asset Protection Zone (APZ)Every habitable building is surroundedby, and every proposed lot can achieve,an APZ depicted on submitted plans,which meets the followingrequirements:Width: Measured from any externalwall or supporting post or column of theproposed building, and of sufficient sizeto ensure the potential radiant heatimpact of a bushfire does not exceed 29kW/m2 (BAL-29) in all circumstances.Location: The APZ should be containedsolely within the boundaries of the loton which the building is situated, exceptin instances where the neighbouringlot/s will be managed in a low-fuel stateon an ongoing basis, in perpetuity.Management: The APZ is managed inaccordance with the requirements of‘Standards for Asset Protection Zones’(‘Guidelines’ Appendix 4, Element 2Schedule 1). Refer to Appendix 1 of thisReport/Plan.

The APZ is an area surrounding abuilding that is managed toreduce the bushfire hazard to anacceptable level by reducing fuelloads (predominantlycombustible vegetation).The required width of the APZvaries with the vegetationimpacting the site and groundslopes.The APZ is to include adefendable space (minimum 3mwidth) – an area adjoining theasset in which vegetation is keptto an absolute minimum andfree from combustible items andobstructions – to facilitatefirefighting operations.Where the loss of vegetation isnot acceptable or causes conflictwith landscape andenvironmental objectives, thenthe development may need tobe modified.


theAcceptable

Solution

The proposed subdivision will comply with this element of the bushfireprotection criteria by fully meeting the requirements of the acceptablesolution by being able to establish a minimum sized APZ that will result inthe required construction standard not exceeding that corresponding toBAL-29. This will be achieved by:

• Having part of the required APZ dimensions being contributed byan area on adjoining land that is either non-vegetated or assessedas being managed in a low-fuel state and which can mostreasonably be expected to be managed this way in perpetuity; and

• Having part of the required APZ dimensions being made up of anarea consisting of public roads, footpaths and verges; and

• Management of public open space lots as low threat vegetation asmanaged parklands.


Bushfire Protection Criteria - Element 3 - Vehicular Access

Intent: To ensure that the vehicular access serving a subdivision/development is available and safe during a bushfire event.

Performance Principle P3 (to be complied with to meet the intent and used to develop alternative solutions): The intent may be achieved where the internal layout, designand construction of public and private vehicular access and egress in the subdivision /development allow emergency and other vehicles to move through it easily and safelyat all times.


A3.1 Two accessroutesTwo differentvehicular accessroutes are provided,both of whichconnect to the publicroad network,provide safe accessand egress to twodifferentdestinations and areavailable to allresidents and thepublic at all timesand under allweather conditions.

This is to apply to accessroutes leading into asubdivision as well asthose within asubdivision. All accessshould accommodatetype 3.4 fire appliances(4WD 7t chassis). Two-way access should beprovided as a public road,however, where a publicroad cannot be provided(and this will need to bedemonstrated by theproponent providingjustification), anemergency access waymay be considered.

Does Not Comply

Kitchener Road will be extended from Addis Street to the proposed subdivision and will be adead end road. There is access to two different locations ~400m to the south of the proposedsubdivision via an existing rail crossing to St Albans Road (refer Section 5.4.2 for further detail).


Bushfire Protection Criteria - Element 3 - Vehicular Access (continued)

Intent: To ensure that the vehicular access serving a subdivision/development is available and safe during a bushfire event.

Performance Principle P3 (to be complied with to meet the intent and used to develop alternative solutions): The intent may be achieved where the internal layout, designand construction of public and private vehicular access and egress in the subdivision /development allow emergency and other vehicles to move through it easily and safelyat all times.


A3.2 Public RoadMinimum trafficable surface of 6m.Constructed to meet the technicalrequirements stated in Appendix 4.

In special circumstances, where ≤8 lots serviced, a minimum 4m trafficablesurface for a maximum of 90 might beapproved.


theAcceptable

Solution

All internal public roads including the Kitchener Road extension willbe designed and constructed to comply with the technicalrequirements of the Guidelines and the City of Kalgoorlie- Boulderstandards.

A3.3 Cul-de-sacs - (includes dead-endroads).A maximum length of 200m with a17.5m turnaround. 600m length if cul-de-sacs services ≤8 lots and is joined to another cul-de-sac by an emergencyaccess way of <600m). Constructed tomeet the technical requirements statedin Appendix 4.

Should be avoided in bushfire prone areasas they do not provide access/egress indifferent directions. Where no alternativeexists this will need to be demonstrated bythe proponent including if the lot layoutalready exists.Cul-de-sac is to connect to a public road.

Does NotComply

The subdivision proposal will develop the extension of KitchenerRoad that will be a dead end road of approximately 1.6km in length.There are several future urban development structure plans thatmay develop the northern and western land parcels that may in thefuture remove the dead end road.

A3.4 Battle-axeMaximum length 600m, minimum width6m, passing bays @ 200m, turnaroundarea @ 500m and at house site.Constructed to a minimum of privatedriveway standards. Constructed tomeet the technical requirements statedin Appendix 4.

Should be avoided in bushfire prone areasIf no alternative exists this will need to bedemonstrated by the proponent.

N/A


Bushfire Protection Criteria - Element 3 - Vehicular Access (continued)

Acceptable Solutions Further Explanation ComplianceAssessment Statements (and anyrequired action)

A3.5 Private DrivewaysAre required where a house is >50m from a public road. Passingbays @ 200m, turnaround area @ 500m and within 50m ofhouse. Bridges/culverts to support 15t. All weather surface.Constructed to meet the technical requirements stated inAppendix 4.


theAcceptable

Solution

All private driveways will be <50m inlength and will comply with theGuidelines.

A3.6 Emergency Access WayProvided as a right of way or public access easement in gross(maximum length of 600m) to ensure accessibility to the publicand fire services in emergencies. It should comply withminimum standards for a public road and be signposted.Constructed to meet the technical requirements stated inAppendix 4.

An access way that does not provide throughaccess to a public road is to be avoided inbushfire prone areas. Where no alternativeexists, this will need to be demonstrated by theproponent. It is to be provided as analternative link to a public road duringemergencies.

N/A

A3.7 Fire Service Access Routes - (perimeter roads)Provided as rights of way or public access easements in gross;all weather surface and allow for two-way traffic; dead-endroads not permitted; turnarounds every 500m; less than 600mto a public road and be signposted. Constructed to meet thetechnical requirements stated in Appendix 4.

Fire service access routes should beestablished to separate bushfire prone areasfrom developed areas and to provide accesswithin and around the edge of the subdivisionsand related development. To be used duringbushfire suppression operations andprevention work.

N/A

A3.8 Firebreak WidthLots greater than 0.5 hectares must have an internal perimeterfirebreak of a minimum width of three metres or to the levelprescribed in the local firebreak notice issued by the localgovernment.


theAcceptable

Solution

The proposed lots will comply with therequirements of the local governmentannual firebreak notice issued unders33 of the Bush Fires Act 1954.


Bushfire Protection Criteria - Element 4 – Water

Intent: To ensure water is available to the subdivision, development or land use to enable people, property and infrastructure to be defended from bushfire.

Performance Principal P4 (to be complied with to meet the intent and used to develop alternative solutions): The intent may be achieved where the subdivision,development or land use is provided with a permanent and secure supply that is sufficient for firefighting purposes.


A4.1 Reticulated AreasThe subdivision, development or land useis provided with a reticulated watersupply, in accordance with thespecifications of the relevant water supplyauthority and DFES. Constructed to meetthe technical requirements stated inAppendix 5.

The Water Corporations ‘No 63 WaterReticulation Standard’ is deemed to be thebaseline criterion for developments andshould be applied unless local water supplyauthorities’ conditions apply. Additionally,any local government variation must be met(s8.4).

FullyComplieswith the

AcceptableSolution

A reticulated water supply is available in the area of the subjectsite.Installation of several hydrants will be required within theproposed subdivision and will comply with the Water Corp andDFES standard DS63.

A4.2 Non-Reticulated AreasWater tanks for firefighting purposes witha hydrant or standpipe are provided.Minimum of 50,000l/tank; minimum 1tank/25 lots (or part thereof); house ≤2km from a tank; 20min turnaround time for2.4 appliance; hardstand area suitable for3.4 appliance within 3m of tank Mustmeet the technical requirements stated inAppendix 5. Any local governmentvariation must also be met (s8.4).

The specification of the requirements forthe proposal being assessed will be set bythe water supply authority and DFES.A procedure must be in place to ensure thatwater tanks are maintained at or above thedesignated capacity at all times, includinghome tanks on single lots. This could be inthe form of an agreement with the localgovernment and the fire service.Water tanks and associated facilities arevested in the relevant local government

N/A

A4.3 Non-reticulated Areas (IndividualLots) Single lots above 500 m2 need adedicated static water supply on the lotthat has the effective capacity of 10,000litres. Must meet the technicalrequirements stated in Appendix 5.

A4.3 is only for use if creating one additionallot and cannot be applied cumulatively. N/A


Local Government Variations to the Bushfire Protection Criteria

Local governments may apply specific acceptable solutions or technical requirements that vary from thosespecified in the Guidelines. When applicable, the Proposal will be assessed against these variations and thechanged technical requirements of the acceptable solutions associated with each ‘Element’ will apply.

.

Are there any endorsed local variations to the acceptable solutions of the Bushfire Protection

Criteria elements that are to apply to this Proposal?No

Are there any endorsed local variations to the technical requirements of the Bushfire

Protection Criteria acceptable solutions that are to apply to this Proposal?No

Additional Assessment Information

The proposed subdivision has been approved by the WAPC in 2015 to develop a total of 141 lots with a zoning

of R20. This bushfire management plan is for the rezoning of the proposed subdivision from R20 to R10 with a

reduction of lot numbers and therefore total number of potential occupants.

5.4.1 Siting and Design of Development

The proposed subdivision will require the management of onsite vegetation to be maintained as low threat

vegetation as per the Guidelines and AS3959-2009 s2.3.2. The management of the vegetation can incorporate

the retention of trees as required and the removal and management of surface and understorey vegetation.

The subdivision will be developed to allow a BAL-19 or BAL-12.5 rating for all the proposed lots. The APZ

distances for each vegetation area is shown in Table 5.4.1 and these separation distances should be attained to

achieve the BAL ratings indicated.

Table 5.4.1: Ongoing maintenance of the separation area from any future building works to the classified

vegetation (refer to Figure 2.1 for vegetation area details)

The Minimum Separation Distance Required to Retain the Determined/LowestAchievable BAL Rating

Vegetation Area 1 2 3 4

Proposed Lots 1-49 with Lowest Achievable BAL of BAL-19

Minimum SeparationDistance Required (m)

20 20 12 19

Proposed Lots 1-49 with Lowest Achievable BAL of BAL-12.5

Minimum SeparationDistance Required (m)

29 29 17 27


5.4.2 Vehicular Access

The intent of the ‘Vehicular Access’ element of the bushfire protection criteria is “to ensure that the

vehicular access/egress servicing a subdivision/development is available and safe during a bushfire event”.

The performance principle to be met is that “The internal layout, design and construction of public and

private roads must allow emergency and other vehicles to move through the subdivision/development

easily and safely at all times”.

The required outcome is that in the event of a bushfire, personal safety must be able to be maintained when

travelling on the access/egress route.

The current approval for the proposed subdivision is to extend Kitchener Road from Addis Street to the end of

the subdivision with a dead end road of approximately 1.6km in length. This road and the internal public roads

will be designed and constructed to comply with the Guidelines and City of Kalgoorlie – Boulder requirements.

There is access to two different locations ~400m to the south of the subdivision via a rail crossing to St Albans

Road. The land to the north of the subdivision may in the future be developed for urban development and the

area to the west of the subdivision over the railway is zoned for future urban development. If these are

developed in the future it may remove the dead road and provide two way access that will meet the

requirements of the guidelines.


6 Responsibilities for Implementation and Management of the Required

Bushfire Measures

Implementation Responsibilities Established by the BMP

Table 6.1.1: Developer BMP implementation responsibilities.

DEVELOPER

No. Implementation Action TimingSubdivision

Clearance

1Install the public roads and cul-de-sacs to the standards stated in the

BMP.

To support the

creation of titles

2 Install the private driveways to the standards stated in the BMP.To support the

creation of titles

3

Install the reticulated water supply to the standards stated in the

BMP. This will be as per the Water Corporation requirements unless

otherwise agreed.

To support the

creation of titles

4

Planning approval may be conditioned with the requirement to

make appropriate notifications (on the certificates of title and the

deposited plan), of the existence of this Bushfire Management Plan.

The WAPC may condition a subdivision application approval with a

requirement for the landowner / proponent to place a notification

onto the certificate(s) of title and a notice of the notification onto

the diagram or plan of survey (deposited plan). This will be done

pursuant to Section 165 of the Planning and Development Act 2005

(‘Hazard etc. affecting land, notating titles as to:’) and applies to lots

with a determined BAL rating of BAL-12.5 or above. The notification

will be required to state:

'This land is within a bushfire prone area as designated by an Order

made by the Fire and Emergency Services Commissioner and may be

subject to a Bushfire Management Plan. Additional planning and

building requirements may apply to development on this land’.

To support the

creation of titles

5Establish the Asset Protection Zone (APZ) in each lot to the

dimensions and standard stated in the BMP.

To support the

creation of titles

6

Before any of the subject lots are sold, each individual lot is to be

compliant with the relevant local government’s annual firebreak

notice.

Prior to sale of

Lots


7

The entity responsible for having the BMP prepared should ensurethat anyone listed as having responsibility under the Plan hasendorsed it and is provided with a copy for their information. Thisincludes the landowners/proponents (including future landownerswhere the Plan was prepared as part of a subdivision approval), localgovernment and any other authorities or referral agencies(‘Guidelines’ s4.6.3).

Post planning

approval and prior

to sale of lots

Table 6.1.2: Landowner BMP implementation responsibilities.

LANDOWNER

No. Implementation Action Timing

1

Inform any builders of proposed structures on the Lot of the existence of

this Bushfire Management Plan and the responsibilities it contains

regarding the application of construction standards corresponding to the

determined BAL rating.

Prior to any building work

2Establish the Asset Protection Zone (APZ) to the dimensions and standard

stated in the BMP.Prior to occupancy

Table 6.1.3: Landowner BMP implementation responsibilities.

BUILDER

No. Implementation Action Timing

1 Be aware of the existence of any BMP that refers to the subject Site. Prior to any building work

2

The builder (generally named on the building permit) is responsible for

ensuring that the building or incidental structure to which a building

permit applies will be compliant on completion with the bushfire

provisions of the Building Code of Australia (BCA) as it applies in WA.

Prior to any building work


Management Responsibilities Established by the BMP

Table 6.2.1: Landowner/Occupier management responsibilities.

LANDOWNER/OCCUPIER

No. Management Action Timing

1Maintain the Asset Protection Zone (APZ) to the dimensions and standard stated in the

BMPOngoing

2Comply with the City of Kalgoorlie – Boulder annual fire break notice issued under s33 ofthe Bush Fires Act 1954.

Ongoing

3Maintain vehicular access routes within the lot to the required surface condition and

clearances as stated in the BMP.Ongoing

4

Ensure that any builders (of future structures on the Lot) are aware of the existence of

this Bushfire Management Plan and the responsibilities it contains regarding the

application of construction standards corresponding to the determined BAL rating.

Ongoing

5

Ensure all future buildings the landowner has responsibility for, are designed and

constructed in full compliance with:

(a) the requirements of the WA Building Act 2011 and the bushfire provisions of the

Building Code of Australia (BCA); and

(b) with any identified additional requirements established by this BMP or the relevant

local government. Refer to Section 7.7 ‘Building Construction Standards’

Ongoing

6

Updating the Bushfire Management Plan may be required to ensure that the bushfire

risk management measures remain effective. Bushfire plans do not expire and should be

a ‘living document’. Updating is required in certain circumstances, including (but not

limited to) if site conditions change, if further details are required at subsequent stages

of the planning process or to reflect new technologies or methodologies in best practice

bushfire risk management (‘Guidelines’ s4.6.4 and s4.6.5).

Ongoing

Table 6.2.2: Local Government management responsibilities

LOCAL GOVERNMENT

No. Management Action Timing

1 Monitor landowner compliance with the annual firebreak notice. Ongoing

2 Develop and maintain district bushfire fighting services and facilities. Ongoing


Appendix 1 – The Asset Protection Zone (APZ) – Definition and

Responsibility

The Asset Protection Zone (APZ)

Description: An APZ is an area surrounding a building that is managed to reduce the bushfire hazard to anacceptable level (by reducing fuel loads). The width of the required APZ varies with slope and vegetation. Forplanning applications, the minimum sized acceptable APZ is that which is of sufficient size to ensure thepotential radiant heat impact of a fire does not exceed 29kW/m² (BAL-29). It will be site specific.

(For subdivision planning, hazard separation in the form of using subdivision design elements or excluded andlow threat vegetation adjacent to the lot may be used to reduce the dimensions of the APZ within the lot).

For subdivision planning, increasing separation from classified vegetation by using subdivision designelements or excluded and low threat vegetation adjacent to the lot, may be used to reduce the requireddimensions of the APZ within the lot.

Defendable Space: The APZ includes a defendable space which is an area adjoining the asset within whichfirefighting operations can be undertaken to defend the structure. Vegetation within the defendable spaceshould be kept at an absolute minimum and the area should be free from combustible items and obstructions.The width of the defendable space is dependent on the space which is available on the property, but as aminimum should be 3 metres.

Establishment: The APZ should be contained solely within the boundaries of the lot on which the building issituated, except in instances where the neighbouring lot or lots will be managed in a low-fuel state on anongoing basis, in perpetuity. The APZ may include public roads, waterways, footpaths, buildings, rockyoutcrops, golf courses, maintained parkland as well as cultivated gardens in an urban context, but does notinclude grassland or vegetation on a neighbouring rural lot, farmland, wetland reserves and unmanaged publicreserves.

Native Vegetation: APZ’s can adversely affect the retention of native vegetation. Where the loss of vegetationis not acceptable or causes conflict with landscape or environmental objectives, such as waterway foreshoreareas and wetland buffers, reducing lot yield may be necessary to minimise the removal and modification ofremnant vegetation.

Responsibility: It is the responsibility of the landowner/proponent to maintain their APZ in accordance withthe ‘Guidelines’ Appendix 4 Schedule 1 ‘Standards for Asset Protection Zones’ (WAPC 2017). It is likely thatthis requirement is also contained in the firebreak notice issued by the relevant local government under s33of the Bushfire Act 1954 along with any additional requirements.

Source: Guidelines for Planning in Bushfire Prone Areas (WAPC 2017 v1.1) Appendix 4 Element 2


Standards for Asset Protection Zones

(‘Guidelines’ WAPC 2017 v1.2 Appendix 4 Schedule 1)

Fences: within the APZ are constructed from non-combustible materials (e.g. iron, brick, limestone, metal post

and wire). It is recommended that solid or slatted non-combustible perimeter fences are used.

Objects: within 10 metres of a building, combustible objects must not be located close to the vulnerable parts

of the building i.e. windows and doors.

Fine Fuel Load: combustible dead vegetation matter less than 6 mm in thickness reduced to and maintained at

an average of two tonnes per hectare. The visual guide below shows a fuel load that equates to approximately

2t/ha (source: Shire of Augusta Margaret River’s Firebreak and Fuel Reduction Hazard Notice).

Trees (> 5 metres in height): trunks at maturity should be a minimum distance of 6 metres from all elevations

of the building, branches at maturity should not touch or overhang the building, lower branches should be

removed to a height of 2 metres above the ground and or surface vegetation, canopy cover should be less than

15% with tree canopies at maturity well spread to at least 5 metres apart as to not form a continuous canopy.

Diagram below represents tree canopy cover at maturity.

Shrubs (0.5 metres to 5 metres in height): should not be located under trees or within 3 metres of buildings,

should not be planted in clumps greater than 5m2 in area, clumps of shrubs should be separated from each

other and any exposed window or door by at least 10 metres. Shrubs greater than 5 metres in height are to be

treated as trees.

Ground covers (<0.5 metres in height): can be planted under trees but must be properly maintained to remove

dead plant material and any parts within 2 metres of a structure, but 3 metres from windows or doors if greater

than 100 mm in height. Ground covers greater than 0.5 metres in height are to be treated as shrubs.

Grass: should be managed to maintain a height of 100 mm or less.

Note that individual local governments may set their APZ standards with differing requirements compared to

the standard set in the ‘Guidelines’. These will be contained in their annual firebreak notice issued under s33

of the Bushfires Act 1954 and are to be complied with.


The following example diagrams illustrate how the required dimensions of the APZ will be determined by the

type and location of the vegetation.

Additional DFES Guidance

a) Store firewood at least 20 metres away from the building.

b) Keep gutters free of leaves and other combustible material.

c) Roof mounted evaporative coolers to be fitted with ember screens.

d) Gas cylinders to vent away from a building and be tethered to prevent falling over.

e) Driveways and access ways must allow for safe passage of a fire appliance to all buildings on the

land.

f) Land owners/occupiers must maintain compliance with the local government’s annual firebreak

notice issued under s33 of the Bush Fires Act 1954.

Regardless of whether an Asset Protection Zone exists in accordance with the acceptable solutions and isappropriately maintained, it should be noted that fire fighters are not obliged to protect an asset if theythink the separation distance between the dwelling and vegetation is unsafe.


Appendix 2 – Required APZ Dimensions for this Proposal

The required dimensions of the APZ will vary dependent upon the purpose for which the APZ has been defined

(which is determined by the purpose of this assessment). There are effectively three APZ dimensions that can

apply:

1. An application for planning approval will be required to show that an APZ can be created which is of

sufficient size to ensure the potential radiant heat impact of a fire does not exceed 29kW/m² (BAL-29);

and

2. If the assessment has determined a BAL rating for an existing or future building is less than BAL-29, the

APZ must be of sufficient size to ensure the potential radiant heat impact of a fire does not exceed the

kW/m² corresponding to the lower BAL rating; or

3. Complying with the relevant local government’s annual firebreak notice can result in an APZ of greater

size than that defined by the two previous parameters.

The dimensions (vegetation separation distances) that are to apply to the APZ for this Proposal are presented in

the tables below.

The ‘Planning’ (BAL-29) APZ - Required Dimensions for this Site (WAPC)

Requirement Set By Guidelines for Planning in Bushfire Prone Areas (WAPC 2017 v1.2)

Relevant Fire Danger Index (AS3959-2009 Table 2.1) 80

BAL Determination Method Method 1 (as per AS 3959-2009 s2.2.6 and Table 2.4.3)

VegetationArea

Applied Vegetation ClassificationEffective

Slope(degrees)

MaximumAcceptable

‘Planning’ BAL

RequiredSeparation

Distance(metres)

1 Class B Woodland 0

BAL-29

14

2 Class B Woodland 0 14

3 Class G Grassland 0 8

4 Class D Scrub 0 13

This requirement has been established through the State bushfire provisions and associated Guidelines asbeing a key compliance requirement for development proposals in WA.


‘Local Government Firebreak Notice APZ’ - Minimum Dimensions

Requirement Set By: City of Kalgoorlie-Boulder

Minimum Dimensions: 20m

Other Conditions:The APZ must be maintained as per the APZ requirements set out inAppendix 1.

This requirement has been established through the local governments annual fire break notice issuedunder the Bushfires Act 1954 s33.


Appendix 3 – Technical Requirements - Vehicular Access

Vehicular Access – Technical Requirements of Acceptable Solutions - Part 1

Source: Guidelines for Planning in Bushfire Prone Areas WAPC 2015

Acceptable Solution 3.3 Cul-de-sacs (including a dead-end road)

Their use in bushfire prone areas should be avoided. Where no alternative exists then the following

requirements are to be achieved:

• Maximum length is 200m. If public emergency access is provided between cul-de-sac heads (as a

right of way or public access easement in gross), the maximum length can be increased to 600m

provided no more than 8 lots are serviced and the emergency access way is less than 600m in

length;

• Turnaround area requirements, including a minimum 17.5m diameter head to allow type 3.4 fire

appliances to turn around safely;

• The cul-de-sac connects to a public road that allows for travel in two directions; and

• Meet the additional design requirements set out in Part 2 of this appendix.

Acceptable Solution 3.4 Battle-axe

Their use in bushfire prone areas should be avoided. Where no alternative exists then the following

requirements are to be achieved:

• Maximum length 600m and minimum width 6m; and

• Comply with minimum standards for private driveways.


Acceptable Solution 3.5 Private Driveways

The following requirements are to be achieved:

• The design requirements set out in Part 2 of this appendix; and

Where the house site is more than 50 metres from a public road:

• Passing bays every 200 metres with a minimum length of 20 metres and a minimum width of two

metres (ie combined width of the passing bay and constructed private driveway to be a minimum

six metres);

• Turn-around areas every 500 metres and within 50 metres of a house, designed to accommodate

type 3.4 fire appliances to turn around safely (ie kerb to kerb 17.5 metres);

• Any bridges or culverts are able to support a minimum weight capacity of 15 tonnes; and

• All weather surface (i.e. compacted gravel, limestone or sealed).

Acceptable Solution 3.6 Emergency Access Way

An access way that does not provide through access to a public road is to be avoided bushfire prone areas.

Where no alternative exists, an emergency access way is to be provided as an alternative link to a public

road during emergencies. The following requirements are to be achieved:

• No further than 600 metres from a public road;

• Must be signposted including where they ajoin public roads;

• Provided as a right of way or public access easement in gross;

• Where gates are used they must not be locked and they must be a minimum width of 3.6 metres with

design and construction approved by local government (refer to the example in this appendix); and

• Meet the additional design requirements set out in Part 2 of this appendix.


Acceptable Solution 3.7 Fire Service Access Routes (Perimeter Roads)

Are to be established to provide access within and around the edge of subdivision and related development

and to provide direct access to bushfire prone areas for firefighters and link between public road networks

for firefighting purposes. Fire service access is used during bushfire suppression activities but can also be

used for fire prevention work. The following requirements are to be achieved:

• No further than 600 metres from a public road (driveways may be used as part of the designatedfire service access;

• Dead end roads not permitted;

• Allow for two-way traffic (i.e. two 3.4 fire appliances);

• Provide turn-around areas designed to accommodate 3.4 fire appliances and to enable them to turnaround safely every 500m (i.e. kerb to kerb 17.5 metres);

• All weather surface (i.e. compacted gravel, limestone or sealed) and have erosion control measuresin place;

• Must be adequately sign posted;

• Where gates are used they must be a minimum width of 3.6 metres with design and construction

approved by local government (refer to the example in this appendix) and may be locked (use a

common key system);

• Meet the additional design requirements set out in Part 2 of this appendix;

• Provided as right of ways or public access easements in gross; and

• Management and access arrangements to be documented and in place.

A3.8 Firebreak Width

Lots greater than 0.5 hectares must have an internal perimeter firebreak of a minimum width of three

meters or to the level as prescribed in the local firebreak notice issued by the local government.


Vehicular Access - Technical Requirements of Acceptable Solutions - Part 2Source: Guidelines for Planning in Bushfire Prone Areas WAPC 2015

Technical Component

Vehicular Access Types

PublicRoads

Cul-de-sacsPrivate

Driveways

EmergencyAccessWays

Fire ServiceAccessRoutes

Minimum trafficable

surface (m)6* 6 4 6* 6*

Horizontal clearance (m) 6 6 6 6 6

Vertical clearance (m) 4.5 4.5 4.5 4.5 4.5

Maximum grade <50

metres

1 in

101 in 10

1 in

101 in 10 1 in 10

Minimum weight capacity

(t)15 15 15 15 15

Maximum cross-fall1 in

331 in 33

1 in

331 in 33 1 in 33

Curves minimum inner

radius (m)8.5 8.5 8.5 8.5 8.5

* A six metre trafficable surface does not necessarily mean paving width. It could, for example, include

four metres of paving and one metre of constructed road shoulders. In special circumstances, where 8

lots or less are being serviced, a public road with a minimum trafficable surface of four metres for a

maximum distance of ninety metres may be provided subject to the approval of both the local

government and DFES.


Vehicular Access - Technical Requirements of Acceptable Solutions - Gates and Signs

(these are example requirements – check with local government for their specific standards)

Gates (Bollards)• Minimum width 3.6m

• Design and construction to be approved by relevant local government.

• Emergency access way gates must not be locked.

• Fire service access route gates may be locked but only with a common key that is available to local fireservice personnel.

• Bollards will be to the relevant local government specifications

Signs

• Minimum height above ground of 0.9m.

• Lettering height to be 100mm.

• To display the words (as appropriate) “Emergency Access Only” or “Fire Service Access – NoPublic Access”.

• Design and construction to be approved by the relevant local government.

• Size 600mm x 400mm.

• Sign colour red, base (white) area is reflective background.

• Rounded corners, radius 20mm.

• White key-line 3mm wide, 3mm from outside edge.

• Suggested mounting hole six 6mm diameter.


Appendix 4 – Technical Requirements - Water

Source: Guidelines for Planning in Bushfire Prone Areas WAPC 2015 and DFES website

Acceptable Solution 4.1 Reticulated AreasThe requirement is to supply a reticulated water supply, together with fire hydrants, in accordance with thespecifications set by DFES and the relevant water supply authority (WA Water Corporation or Aqwest -Bunbury or Busselton Water). The Water Corporation’s ‘No 63 Water Reticulation Standard’ is deemed to bethe baseline criteria for developments and should be applied unless local water supply authority’s conditionsapply. Key specifications in the most recent version/revision of the design standard include:

• Residential Standard – hydrants are to be located so that the maximum distance between thehydrants shall be no more than 200 metres.

• Commercial Standard – hydrants are to be located with a maximum of 100 metre spacing in Industrialand Commercial areas.

• Rural Residential Standard – where minimum site areas per dwelling is 10,000 m2 (1ha), hydrants areto be located with a maximum 400m spacing. If the area is further subdivided to land parcels less than1ha, then the residential standard (200m) is to be applied.

Figure A4.1: Hydrant Location and Identification Specifications

Town Planning Scheme No. 1 - CKB and... · Town Planning Scheme No. 1 Amendment No. 93 Rezoning Lot...

Documents

Transcript of Town Planning Scheme No. 1 - CKB and... · Town Planning Scheme No. 1 Amendment No. 93 Rezoning Lot...