SUBDIVISION APPLICATION SD-2017/28 APPLICANT: PDA Surveyors PROPOSAL: 2 Lot Subdivision and Boundary Adjustment LOCATION: 13 & 17 Roebourne Road (with access in part over 13, 15 & 22 Roebourne Road), OTAGO RELEVANT PLANNING SCHEME: Clarence Interim Planning Scheme 2015 ADVERTISING EXPIRY DATE: 1 May 2019. In addition to the Application Form(s), Certificate of Title(s) and any associated consent documents the following information is available on request: • Nil The relevant plans and documents can be inspected at the Council offices, 38 Bligh Street, Rosny Park, during normal office hours until 1 May 2019. Any person may make representations about the application to the General Manager, by writing to PO Box 96, Rosny Park, 7018 or by electronic mail to [email protected]. Representations must be received by Council on or before 1 May 2019. To enable Council to contact you if necessary, would you please also include a day time contact number in any correspondence you may forward. Any personal information submitted is covered by Council’s privacy policy, available at www.ccc.tas.gov.au or at the Council offices.
Transcript
SUBDIVISION APPLICATION
SD-2017/28
APPLICANT: PDA Surveyors
PROPOSAL: 2 Lot Subdivision and Boundary Adjustment
LOCATION: 13 & 17 Roebourne Road (with access in part over
www.pda.com.au Also at: Kingston,Launceston & Burnie
1:1500 10 January 2018 S800C-1J 5 24235E, 5 261 115N5226
This plan has been prepared only for thepurpose of obtaining preliminary subdivisionapproval from the Council and theinformation shown hereon should be usedfor no other purpose. All measurements andareas are subject to final survey.
AddressCouncilPlanning SchemeZone & Overlay
Owners
Title References
Terese Cameron;
& Rodney Raymond Hurd
FR 102082/1; & FR 106009/1
13 & 11 Roebourne Road, Otago Bay
Clarence City Council
Clarence Interim Planning Scheme 2015
13.0 Rural Living & 119.FRE
Point of InterestGDA94 MGA55
Scale Date PDA Reference Map reference
Schedule OfEasements
PID
Existing Easements as shown to be carried forward. Proposed Rights of Way 6.00 Wide as shown.
Proposed Wayleave Easement Variable width over Lot 2.
ExistingTasWaterReticulation
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NOTE:Area marked A.B.C.D.denotes building envelope.
Natural Values Report
For a proposed 3 lot subdivision at 13 and 17 Roebourne Road, Otago Bay
Site Details ............................................................................................................................................ 3
Site Description..................................................................................................................................... 4
2. Bushfire Site Assessment ....................................................................................................... 6
Executive Summary The following Bushfire Hazard Assessment Report and attached plan have been developed for a proposed 2 lot plus 2 balance lots subdivision located at 13 and 17 Roebourne Road, Otago Bay (Title References: FR 102082/1 and FR 106009/1). The plan is a requirement of a subdivision application within a defined Bushfire Prone Area under the Clarence Interim Planning Scheme 2015 and Interim Planning Directive No. 1 Bushfire Prone Areas Code. The Code requires that a new subdivision must achieve a minimum BAL rating of BAL-19 for all proposed building areas on the newly formed lots.
New dwellings (within the designated building areas) on each lot of the proposed subdivision will be able to achieve BAL-19 based on the neighbouring land uses and separation distance outlined below. The land is zoned Rural Living under the Clarence Interim Planning Scheme 2015 and is private freehold with the exception of a TasWater storage which is accessed on the shared driveway from Roebourne Road. The Meehan Range Nature Recreation Area is located upslope and to the east of the proposed subdivision.
The site currently supports woodland and grassland vegetation and is bordered by managed land downslope to the west and woodland to the north, east and south. A BAL-19 rating can be achieved on all lots of the proposed subdivision provided the following measures are adopted:
• Building areas are designated on Lots 1 and 2 as per Attachment 1. • Minimum Hazard Management Areas are maintained around the perimeter of the
building areas as set out in Table 1 and as indicated in Attachment 1. • Part 5 Agreement is required on Balance Lot 1 and Lot 2 to achieve the required
Hazard Management Areas (as per Appendix 2). • All future habitable dwellings (Class 1a buildings) will comply with construction
standards for BAL-19 as per AS 3959 -2009 (Sections 3 and 6). • Subdivision access to new and balance lots to meet all requirements of E1.6.1.2 and
Table E4 Elements B and D. • Provision of water supply to meet the requirements of E1.6.1.3 and Table E7 for all
future dwellings established on the subdivision.
By achieving BAL-19, the requirements of the Bushfire-Prone Areas Code for subdivision are realized under the acceptable solutions.
There are existing dwellings on proposed Balance Lots (1 and 2). Whilst the structures are unlikely to meet construction standards for any BAL rating, the proposed subdivision will not lead to an increase risk to these dwellings and as such they are not subject to bushfire requirements. The following recommendations are provided however to minimise risk to these dwelling in the event of bushfire:
• Establish Hazard Management Area around existing dwellings on Balance Lots to achieve BAL-19 separation distances particularly downslope to the west/northwest.
• Assess standards of the existing dwellings in comparison to AS3959-2009 for BAL-12.5 and consider upgrading elements of the structures to comply with the standard.
The assessor has taken all reasonable steps to ensure that the information provided in this assessment is accurate and reflects the conditions on and around the site and allotment on the date of this assessment.
The assessor is not responsible for any changes in condition that may occur between the writing of this report and the development of the subdivision.
Whilst measures outlined in this report are designed to reduce the bushfire risk to future dwelling located within the subdivision, due to the unpredictable nature of wildfires and impacts of extreme weather conditions the survival of the structures on the site during a fire event cannot be guaranteed.
1. Introduction The following Bushfire Hazard Assessment Report has been developed for a proposed 3 lot plus balance subdivision located at 13 and 17 Roebourne Road (Title References: FR 102082/1 and FR 106009/1) and has been undertaken as part of the planning requirements of the Clarence Interim Planning Scheme 2015 and Interim Planning Directive No. 1 Bushfire Prone Areas Code. The Code requires that a new subdivision must achieve a minimum BAL rating of BAL-19 for all future dwellings on the newly formed lots within a bushfire-prone area.
Under the Clarence Interim Planning Scheme 2015 the proposed subdivision is located within a Bushfire Prone Area as shown on the Bushfire-Prone Areas Overlay 2015 and it is ‘land with standing vegetation cover greater than 1 ha in extent’. Under this Code, development standards for a subdivision must be certified by the Tasmania Fire Service (TFS) or an accredited person.
This report and plan provide an assessment of the Bushfire Attack Level (BAL) and outline protective features and controls that must be incorporated into the design and layout of the subdivision to ensure compliance with AS 3959-2009 Construction of Buildings in Bushfire Prone Areas and the Tasmania Fire Service publication Guidelines for Development in Bushfire Prone Areas 2005.
Site Details
Landowner: T. Cameron; and R.R. Hurd
Location: 13 and 17 Roebourne Road, Otago Bay
Title ref: FR 102082/1 and FR 106009/1 PID: 7845858 and 7405131
Municipality: Clarence City Council
Zoning: Clarence Interim Planning Scheme 2015 – Rural Living
Type of Development: 2 lot subdivision and 2 balance lots
Date of Assessment: 20th July 2015
Assessment Reference Number: PDA1703
Subdivision Proposal
The proposed subdivision will see the existing 2 lots subdivided to form 2 new lots and 2 Balance Lots with access from Roebourne Road to the northwest (Appendix 3). The subdivision will be developed without staging. In the absence of staging, hazard management areas will be established on all lots to provide protection for all lots from the outset of the subdivision.
The 4.82 ha sites (combined title area) are located on the northwest facing slope of Mount Direction, to the east of the East Derwent Highway and Derwent River in Otago Bay (Figure 1).
The site comprises a knoll on which one existing house is located at 17 Roebourne Road (FR 102082/1, 3.181 ha). This house will be located on Balance Lot 1 of the proposed subdivision. Proposed Lots 1 and 2 are presently vacant and face west with views up, down and across the Derwent River. A second existing house at 13 Roebourne Road (FR 106009/1, 1.634 ha) is located off the shared access to 17 Roebourne Road and is located on the proposed Balance Lot. This is a well-managed property with forest and woodland vegetation and cleared understorey.
Portions of the site include grassland vegetation on proposed Lot 1 with a small area of woodland in the southern portion of the lot. Balance Lot 1 has open grassland on the west facing slope downhill from the existing house. Open woodland with native understorey vegetation covers the remainder of proposed Lots 2 and 3 including drooping sheoak (Allocasuarina verticillata), prickly box (Bursaria spinosa), black and white peppermint (E. amygdalina and E. viminalis) and silver and black wattle (Acacia dealbata and A. mearnsii) (Figure 2).
Proposed Lot 1 is bounded by: a power line easement and a well-managed rural property to the north; proposed Balance Lot 1 with a house and woodland to the east; a large rural living lot with regenerating woodland to the south; and cleared grazing land to the west (Figure 2 and Appendix 1). The East Derwent Highway has a 30 m wide easement which extends over the southwest corner of proposed Lot 1 (Appendix 3). Proposed Balance Lot 1 is located to the east of Lot 1 and north of a large rural living lot with regenerating woodland along the southern boundary of Balance Lot 1. A power line easement extends across the northern boundary of Balance Lot 1 and into Lot 2 where a Telecom Tower is established. Proposed Lot 2 is bounded by freehold rural living lots to the south and north; and rural resource to the east. TasWater has a large water tank on a small block which shares part of the proposed Lot 2 western property boundary.
There is an existing 6.0 m right-of-way with shared access between TasWater, 13 and 17 Roebourne Road. Two branches are proposed off of this right-of-way to access Lots 1 and 3 (Appendix 3).
Figure 1 – Site Location Plan (Source: TheList 2017)
Figure 2 – Aerial photo of site showing surrounding vegetation; bushfire assessment areas (100 m radius) and photo directions from center of assessment circles (Appendix 1). Source: TheList 2017
Bushfire Threat Direction: The main bushfire threats to the proposed subdivision are downslope from the north and west with a lower threat downslope from the south. The predominantly managed land on surrounding residential properties to the north, west and south plus the proximity of the Derwent River and East Derwent Highway contribute to lowering the fire risk from the downslope directions. The fire threat from the east is reduced as the fire would be moving downslope (Figures 1 & 2).
The northeast boundary of Lot 2 is within 65 m of the Meehan Range Nature Recreation Area and the Balance Lot shares its north and east boundary with the Nature Recreation Area however the reserve is wholly upslope of the lots thereby reducing the risk as fire travels slowly downslope. The reserve underwent a planned burned in 2013 and has no records of wild fire (TheList 2017).
Fire Danger Index: FDI 50 (this index applies across Tasmania).
Vegetation: Vegetation was assessed within 100 m in all directions from the edge of the proposed lots (Figure 2) and classified as per Table 2.3 and Figures 2.4 (A) to 2.4 (G) of AS 3959-2009. The vegetation communities are predominantly woodland, grassland and forest as described below.
Significant Natural Values: Six threatened flora species exist within 500 m of the site but no natural values survey was undertaken on the site. The central and eastern portions of the site contain Eucalyptus viminalis grassy forest and woodland (DVG) which is not a threatened vegetation community (TheList 2017). During the site visit it was noted that the vegetation classification on the Balance Lot is Allocasuarina verticillata forest (NAV) to the west and north of the existing house and Bursaria-acacia woodland and scrub (NBA) to the east. The Clarence Planning Scheme Overlay indicates the site is largely within a Biodiversity Protection Area.
Effective slope under vegetation Upslope Upslope Downslope
>0-50 Downslope
>10-150
Current BAL value for each side of the site FZ FZ FZ FZ
Separation distances to achieve BAL-19B 15-<22 m 15-<22 m 18-<26 m 28-<40 m
Balance Lot 2 (FR 106009/1) – Existing Dwelling
Vegetation Classification Managed Land
and B. Woodland (NBA)D
Managed Land and B.
Woodland (NBA) D
B. Woodland (DVG)
Managed Land and A. Forest
(NAV) D
Distance to classified vegetation 25 m 15 m 30 m 20 m
Effective slope under vegetation
Downslope >5-100 Upslope Downslope
>0-50 Downslope
>10-150-
Current BAL value for each side of the site BAL-19 BAL-19 BAL-12.5 FZ
Separation distances to achieve BAL-19B 23-<32 m 15-<22 m 18-<26 m 41-<56 m
A Vegetation on-site identified as Eucalyptus viminalis grassy forest and woodland (DVG), E – as per v3.0 TASVEG vegetation Classification system. B There are some areas of managed land to the north of the proposed subdivision (existing residences and sheds) including managed woodland. C Significant areas of unmanaged vegetation within 100 m of the proposed subdivision (>1ha). D The understorey of the classified Woodland and Forest vegetation on the Balance Lot 2 is well managed however further thinning of the trees in Forest community is recommended downslope and to the west of the existing house to establish a separation distance of BAL-19.
3. Bushfire Management Objectives The site is within a defined Bushfire-Prone Area as it is within 100m of an area of bushfire-prone vegetation equal to or greater than 1 ha as defined under Interim Planning Directive 1.0. The native vegetation is recognised as having the potential to become an elevated bushfire risk.
A subdivision development at the site must meet minimum development standards. These development standards are set out under clause E1.6.1 of the code and are listed in the shaded clauses in Table 2.
Table 2 – Compliance with E1.0 - Bushfire-Prone Areas Code
CLAUSE ISSUE
E1.2 Application of Code
E1.4 Exemption from Code
E1.5 Use Standards
E1.5.1 Vulnerable Uses
E1.5.2 Hazardous Uses
E1.6 Developments Standards
E1.6.1. Subdivision: Provision of hazard management areas for habitable buildings
E1.6.2 Subdivision: Vehicle Access
E1.6.3 Subdivision: Provision of water supply for fire-fighting purposes
E1.6.2 Dev. Standards for habitable buildings on approved lots
E1.6.3 Development Standards for new habitable buildings on pre-existing lots
E1.6.5 Development Standards for vulnerable uses
Compliance of Existing Dwellings
Two of the proposed new lots contain existing dwellings. These dwellings were constructed prior to the adoption of the Bushfire Code (E1.0) and as such do not meet construction or hazard management area requirements for AS3959-2009.
Existing structures associated with a subdivision proposal do not need to comply with the Bushfire Code provided that the subdivision does not lead to an increase bushfire risk to the dwellings. As the subdivision and formation of two new lots will lead to improved access and removal of some vegetation surrounding the existing dwellings there will be an overall reduction in bushfire risk to these dwellings.
Whilst not a requirement, the provision of hazard management areas to BAL 19 distances is recommended to reduce bushfire risk to these dwellings (refer to Section 5 of this report).
Hazard Management Areas The bushfire Hazard Management Areas provide a cleared space between the buildings and the bushfire hazard. Any vegetation in this area needs to be strategically modified and then maintained in a low fuel state to protect buildings from direct flame contact and intense radiant heat thereby allowing them to be defended from lower intensity bushfires. Fine fuel loads must be minimal to reduce the quantity of windborne sparks and embers reaching buildings, to reduce the radiant heat at the building, and to halt or check direct flame attack.
Further information on the maintenance of the equivalent ‘defendable space’ are provided in the Tasmania Fire Service document Guidelines for Development in Bushfire Prone Areas of Tasmania (2005). This document identifies different protection zones including a Bushfire Protection Zone and a Fuel Modified Buffer Zone.
Requirements
To comply with Acceptable solutions under E1.6.1.1 – A1. Acceptable solutions A1 the plan of subdivision must:
- show building areas for each new lot; and - indicate hazard management areas which separate building areas from bushfire prone
vegetation. The separation distances required are for BAL-19 as per Table 2.4.4 of AS 3959-2009 Construction of Buildings in Bushfire Prone Areas.
Current conditions:
• Existing easement for power line and woodland vegetation with slashed understorey (managed for fire) occurs on private property to the north of proposed Lots 1 and 2 (Photos Appendix 1);
• The existing residence on the proposed Balance Lot 2 does not comply with BAL-19 Hazard Management Area requirements due to the forest community downslope. A separation distance of 20 m downslope to the west is maintained and the forest understorey is managed out to the property boundary (Photos 14 and 15, Appendix 1).
• The hazard management area around the existing residence on proposed Balance Lot 2 1 does not comply with BAL-19 Hazard Management Area requirements (Photos 5 and 8, Appendix 1).
Compliance:
• Bushfire Hazard Management Areas are to be established to distances set out in Table 1 and indicated in the Bushfire Hazard Management Plan for Lots 1 and 3. HMA for Balance Lots recommended as per distance in Table 1 (Attachment 1).
• Building areas are designated on the 2 new lots (without existing dwellings) (Attachment 1). To achieve required separation distances around the building area on Lot 2 will rely on vegetation management on Balance Lot 1. As such an agreement on the titles is required as per E.1.6.1 A1 (c).
• On Lot 2 vegetation removal is restricted to the clearance of small trees and the thinning of larger trees white gums (E. viminalis) to create horizontal separation between the canopies and the removal of low branches to create vertical separation
between the ground and the canopy. In addition, clearing and clean-up of leaf litter, branches and bark is required.
• Further thinning of trees downslope and to the west of the existing house on the Balance Lot 2 is recommended to achieve the separation distance of 41 m and BAL-19.
Maintenance of Hazard Management Areas
The Hazard Management Areas around the building areas must be maintained in a minimal fuel condition at all times for bushfire protection mechanisms to be effective (once the Lots are developed). An annual inspection and maintenance of the Hazard Management Area should be conducted prior to the bushfire season and any flammable material such as leaves, litter, wood piles removed. Under the Part 5 Agreement associated with the subdivision, clearing on adjoining land to maintain bushfire Hazard Management Areas is permitted and must be carried out by the respective lot owners.
Construction Standards
Future residences to be constructed on Lots 1 and 3 must be constructed to BAL-19 standards as per AS3959 – 2009 (Sections 3 and 6).
The existing dwellings on the Balance Lots were built prior to the adoption of the Code and as such do not comply with BAL-19 construction standards. Some upgrading of the buildings can be undertaken to reduce bushfire risk and adhere to construction standards from AS3959-2009 for BAL 19 or BAL 12.5 (Sections 3, 5 and 6) however this is not a requirement.
Vehicle Access
Requirements:
Must meet requirements for E1.6.1.2 of E1.0 and Table E4 Elements B and D.
Current conditions:
• Roebourne Road with turning circle complies with access road requirements. • Existing road reserve to existing and new lots has 6.0 m wide right-of-way.
Compliance:
As per requirements for E.1.6.1.2 and Table E4 Elements B and D:
• All-weather construction; • Load capacity of at least 20 tonnes, including for bridges and culverts; • Minimum carriageway width of 4 m with a minimum vertical clearance of 4 m and
minimum horizontal clearance of 0.5 m from the edge of the carriageway; • Cross falls of less than 3 degrees (1:20 or 5%); • Dips less than 7 degrees (1:8 or 12.5%) entry and exit angle; • Curves with a minimum inner radius of 10 m; • Maximum gradient of 15 degrees (1:3.5 or 28%) for sealed roads, and 10 degrees
(1:5.5 or 18%) for unsealed roads; • Terminate with a turning area for fire appliances provided by one of the following:
o A turning circle with a minimum inner radius of 10 m; or o A property access encircling the building; or o A hammerhead “T” or “Y” turning head 4 m wide and 8 m long.
Access driveways to proposed Lots 1, 2 and 3 will be greater than 30 m long and access is provided to 3 or more properties (including TasWater storage tank) for which the following additional requirement applies:
• Passing bays of 2 m additional carriageway width and 20 m length provided every 100 m (Attachment 1).
Water Supply
An adequate, accessible and reliable water supply for fire-fighting purposes must be supplied to allow for the protection of life and property from the risks associated with bushfire.
Requirements:
• All lots to contain building areas that are within reach of 120 m long hose connected to a fire hydrant in areas serviced by reticulated water as per requirements of E1.6.1.3 and Table E6; or
• All lots to have dedicated on-site water supply of 10,000 litres minimum and must meet requirements of E1.6.1.3 and Table E7 of E1.0
o All elements of future Class 1 buildings on the new lots must be within 90 m of a water connection point of a static water supply.
o The distance between the Class 1 buildings must be measured as a hose lay, between the water connection point and the furthest part of the building area.
• Static water supply requirements: o May have a remotely located offtake connected to the static water supply; o May be a supply for combined use (fire-fighting and other uses) but the
specified minimum quantity for fire-fighting water must be available. o Must be a minimum of 10,000 litres per building area to be protected. This
volume of water must not be sued for any other purpose including fire-fighting sprinkler or spray systems.
o Must be metal, concrete or lagged by non-combustible materials if above ground; and
o If tank can be located so it is shielded in all directions in compliance with Section 3.5 of AS3959-2009, the tank may be constructed of any material provided that the lowest 400mm of the tank exterior is protected by metal, non-combustible material, or fibre-cement a minimum of 6mm thickness.
• Fittings, pipework and accessories requirements: o Have a minimum nominal internal dia. of 50 mm; o Be fitted with a valve with a minimum nominal internal dia. of 50 mm; o Be metal or lagged by non-combustible materials if above ground; o Where buried, have a minimum depth of the 300 mm (compliant with AS/NZS
3500.1-2003 clause 5.23); o Provide a DIN or NEN standard forged Storz 65 mm coupling fitted with a
suction washer for connection for fire-fighting equipment;
o Ensure the coupling is accessible and available for connection at all times; o Ensure the coupling is fitted with a blank cap and securing chain (minimum 220
mm length); o Ensure underground tanks have either an opening at the top of the not less
than 250 mm diameter or a coupling compliant with the Table; and o Where a remote offtake is installed, ensure the offtake is in a position that is:
visible; accessible to allow connection by fire-fighting equipment; at working height of 450-600 mm above ground level; and protected from possible damage, including damage by vehicles.
• Signage for static water connections requirements: o The water connection point for a static water supply must be identified by a
sign permanently fixed to the exterior of the assembly in a visible location. The sign must comply with: Water tank signage requirements within AS 2304-2011; or the
following: marked with the letter “W” contained within a circle with the letter in
upper case of not less than 100 mm in height; in fade-resistant material with white reflective lettering and circle on a red background; located within 1 m of the water connection point in a situation which will not impeded access or operation; and no less than 400 mm above ground.
• A hardstand area for the fire appliances and water tanks must be provided: o No more than 3 m for the water connection point, measured as a hose-lay
(including the minimum water level in dams, swimming pools and the like); o No closer than 6 m from the building area to be protected; o With a minimum width of 3 m constructed to the same standard as the
carriageway; and o Connected to the property access by a carriageway equivalent to the standard
of the property access.
Current conditions:
• Reticulated water is available to the proposed lots (Lots 1, 2 and Balance Lots) however the proposed lots are not within 120 m of a fire hydrant therefore they are treated as requiring static water supply for fire-fighting.
• The Balance Lots have limited reticulated water service.
Compliance:
• Proposed Lots 1 and 3 must comply with static water supply requirements (as per previous section).
• Balance lots with existing residences contain existing water storages. It is recommended that these storages are upgraded to meet static water supply requirements.
4. Conclusions The assessment of the bushfire risk of a proposed 4 lot subdivision (with 2 Balance Lots) in Roebourne Road, Otago Bay, indicates that it is able to meet the requirements of the Bushfire-Prone Areas Code for a BAL-19 rating provided compliance with the following measures:
• Building areas are designated for each new lot and minimum Hazard Management Areas are maintained as per Table 1 and the Bushfire Hazard Management Plan (Attachment 1).
• An agreement under section 71 of the Act is to be attached to new titles of Lots 2 and 3 to enable the establishment and maintenance of bushfire hazard management areas (Appendix 2).
• All future habitable dwellings (Class 1a buildings) will comply with construction standards for BAL-19 as per AS 3959-2009.
• Subdivision access to Lots 1 and 3 to meet all requirements of E1.6.1.2 and Table E4 Elements B and D.
• Provision of water supply to meet the requirements of E1.6.1.3 and Table E7 for all future dwellings established on the subdivision.
5. Recommendations
• To adopt Bushfire Hazard Management Plan as per Attachment 1. • Maintain and extend Hazard Management Areas around existing dwellings on Balance
Lots to achieve BAL-19 separation distances as per Table 1. • Assess construction standards of the existing dwellings on proposed Balance Lots in
comparison to AS3959 for BAL-19 and BAL-12.5 and consider upgrading elements to comply with the standard.
• Ensure existing dwellings have static water supply for fire-fighting that meet the requirements of E1.6.1.3 and Table E7.
APPENDIX 2 –Agreement for establishing hazard management areas on adjacent lots.
In order to achieve the required hazard management areas around a future dwelling on Lot 2 some clearance of vegetation is required on Balance Lot 1. To enable this, an agreement must be register on the title of Balance Lot 1 to allow the affected land to be managed in accordance of the bushfire hazard management plan.
• HMA to be established to distances indicated in this plan and as set out in Table 1 of Bushfire Attack Level Assessment for BAL – 19 as a minimum. The access track is included in, and must be managed as part of, the HMA.
• Vegetation in the HMA needs to be strategically modified and then maintained in a low fuel state to protect buildings from direct flame contact and intense radiant heat. An annual inspection and maintenance of the HMA should be conducted prior to the bushfire season. All grasses or pastures must be kept short (<100 mm) within the HMA. Fine fuel loads at ground level such as leaves, litter and wood piles must be minimal to reduce the quantity of windborne sparks and embers reaching buildings; and to halt or check direct flame attack.
• Some trees can be retained downslope provided there is horizontal separation between the canopies; and low branches are removed to create vertical separation between the ground and the canopy. Small clumps of established trees and/or shrubs may act to trap embers and reduce wind speeds.
• No trees to overhang houses to prevent branches or leaves from falling on the building.
• Non-combustible elements including driveways, paths and short cropped lawns are recommended within the HMA.
• Fine fuels (leaves bark, twigs) should be removed from the ground periodically (pre-fire season) and all grasses or pastures must be kept short (<100 mm).
Construction Standards
• Future dwellings on new lots must be constructed to comply with BAL – 19 as per AS3959-2009 (Sections 3 and 6).
Access Requirements
• Access road to house site to comply Clause E1.6.1.2 and Table E4 Elements B and D for Lots 1, 2 and 3.
Water Supply
• Must meet requirements of E1.6.1.3 and Table E7 to ensure an adequate, accessible and reliable water supply for fire-fighting.
This plan is to be read in conjunction with the Bushfire Hazard Assessment Report (enviro-dynamics 2017).
Certificate v4.0: Bushfire-Prone Areas Code (PD5.1) Page 1 of 5
BUSHFIRE-PRONE AREAS CODE CERTIFICATE1 UNDER S51(2)(d) LAND USE PLANNING AND APPROVALS ACT 1993
1. Land to which certificate applies2
Land that is the Use or Development Site that is relied upon for bushfire hazard management or protection. Name of planning scheme or instrument: Clarence Interim Planning Scheme 2015
Street address: 13 & 17 Roebourne Road, Otago Bay
Certificate of Title / PID: FR 102082/1 and FR 106009/1 Land that is not the Use or Development Site that is relied upon for bushfire hazard management or protection.
Street address: Not applicable
Certificate of Title / PID: Not applicable
2. Proposed Use or Development
Description of Use or Development: A proposed four lot subdivision with 2 new lots and 2 balance lots with access from Roebourne Road. Building areas has been designated for the new lots 1 and 2. The subdivision will be developed without staging. Bushfire Hazard Management Areas (HMA) will be established and maintained on each lot of the proposed subdivision to provide protection for the new lot from the outset of the subdivision. Existing dwelling on balance lots will have HMA’s equivalent to BAL 19 separation distances established and maintained. The access road to new lots is greater than 200m and therefore must comply with Table E2 – Bushfire Hazard Report
1 This document is the approved form of certification for this purpose, and must not be altered from its original form. 2 If the certificate relates to bushfire management or protection measures that rely on land that is not in the same lot as the site for the use or development described, the details of all of the applicable land must be provided.
Certificate v4.0: Bushfire-Prone Areas Code (PD5.1) Page 2 of 5
Code Clauses:
E1.4 Exempt Development E1.5.1 Vulnerable Use E1.5.2 Hazardous Use X E1.6.1 Subdivision
3. Documents relied upon
Documents, Plans and/or Specifications
Title: Plan of subdivision, 13 and 17 Roebourne Road, Otago Bay for T Cameron.
Author: PDA Surveyors
Date: 10th January 2018 Version: S800C-1J
Bushfire Hazard Report
Title: Bushfire Hazard Report for proposed 2 lot + balance lot subdivision at 13 and 17 Roebourne Road, Otago Bay
Author: Enviro-dynamics Pty Ltd
Date: February 2018 Version: 4
Bushfire Hazard Management Plan
Title: Bushfire Hazard Management Plan for proposed 2 lot + balance lot subdivision at 13 and 17 Roebourne Road, Otago Bay
Author: Enviro-dynamics Pty Ltd
Date: February 2018 Version: 4
Other Documents
Title:
Author:
Date: Version:
Certificate v4.0: Bushfire-Prone Areas Code (PD5.1) Page 3 of 5
4. Nature of Certificate
E1.4 – Use or development exempt from this code
Assessment Criteria Compliance Requirement Reference to Applicable
Document(s)
E1.4 (a) Insufficient increase in risk
E1.5.1 – Vulnerable Uses
Assessment Criteria Compliance Requirement Reference to Applicable
Document(s)
E1.5.1 P1 Residual risk is tolerable
E1.5.1 A2 Emergency management strategy
E1.5.1 A3 Bushfire hazard management plan
E1.5.2 – Hazardous Uses
Assessment Criteria Compliance Requirement Reference to Applicable
Document(s)
E1.5.2 P1 Residual risk is tolerable
E1.5.2 A2 Emergency management strategy
E1.5.2 A3 Bushfire hazard management plan
X E1.6 – Development standards for subdivision
E1.6.1 Subdivision: Provision of hazard management areas Assessment Criteria Compliance Requirement Reference to Applicable
Document(s)
X E1.6.1 P1 Hazard Management Areas are sufficient to achieve tolerable risk
BAL 19 for all lots Bushfire Hazard Report for proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018); and Bushfire Hazard Management Area Plan for proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018);
E1.6.1 A1 (a) Insufficient increase in risk
E1.6.1 A1 (b) Provides BAL 19 for all lots
Certificate v4.0: Bushfire-Prone Areas Code (PD5.1) Page 4 of 5
E1.6.1 A1 (c) Consent for Part 5 Agreement
E1.6.2 Subdivision: Public and fire fighting access Assessment Criteria Compliance Requirement Reference to Applicable
Document(s)
E1.6.2 P1 Access is sufficient to mitigate risk
E1.6.2 A1 (a) Insufficient increase in risk
X E1.6.2 A1 (b) Access complies with Tables E1, E2 & E3
Access complies with Table E2 – Bushfire Hazard Report for proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018); and Bushfire Hazard Management Area Plan for proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018)
E1.6.3 Subdivision: Provision of water supply for fire fighting purposes Assessment Criteria Compliance Requirement Reference to Applicable
Document(s)
E1.6.3 A1 (a) Insufficient increase in risk
X E1.6.3 A1 (b)
Reticulated water supply complies with Table E4
Water supply complies with Table E4 or E5 - Bushfire Hazard Report For proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018); and Bushfire Hazard Management Area Plan for proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018)
E1.6.3 A1 (c) Water supply consistent with the objective
E1.6.3 A2 (a) Insufficient increase in risk
X E1.6.3 A2 (b)
Static water supply complies with Table E5
Water supply complies with Table E4 or E5 - Bushfire Hazard Report For proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018); and Bushfire Hazard Management Area Plan for proposed subdivision at 13 & 17 Roebourne Road, Otago Bay (Enviro-dynamics Pty Ltd Feb 2018)
E1.6.3 A2 (c) Static water supply is consistent with the objective
Certificate v4.0: Bushfire-Prone Areas Code (PD5.1) Page 5 of 5
Accreditation No: BFP – 135 Scope: Accredited Person Under Part 4A of the Fire Service Act 1979
6. Certification I, certify that in accordance with the authority given under Part 4A of the Fire Service Act 1979 –
The use or development described in this certificate is exempt from application of Code E1 – Bushfire-Prone Areas in accordance with Clause E1.4 (a) because there is an insufficient increase in risk to the use or development from bushfire to warrant any specific bushfire protection measure in order to be consistent with the objectives for all the applicable standards identified in Section 4 of this Certificate.
or
There is an insufficient increase in risk from bushfire to warrant the provision of specific measures for bushfire hazard management and/or bushfire protection in order for the use or development described to be consistent with the objective for each of the applicable standards identified in Section 4 of this Certificate.
and/or
The Bushfire Hazard Management Plan/s identified in Section 3 of this certificate is/are in accordance with the Chief Officer’s requirements and can deliver an outcome for the use or development described that is consistent with the objective and the relevant compliance test for each of the applicable standards identified in Section 4 of this Certificate.
X
Signed: certifier
Date: 09/02/2018 Certificate No: PDA1703
3 A Bushfire Hazard Practitioner is a person accredited by the Chief Officer of the Tasmania Fire Service under Part IVA of Fire Service Act 1979. The list of practitioners and scope of work is found at www.fire.tas.gov.au.
