Lilyvale Bushfire Assessment for Planning Proposal

Transcription

Bushfire Assessment Lot 1 DP 335557 and Lot 1 DP 652830
Lady Wakehurst Drive, Lilyvale
Prepared for
John Pollaers
26 September 2013
Bushfire Assessment, Lady Wakehurst Drive, Lilyvale
DOCUMENT TRACKING
Item
Detail
Project Name
Bushfire Assessment – Lady Wakehurst Drive, Lilyvale
Project Number
13SYPLA-0020
David Bonjer
Project Manager
02 8536 8668
Level 6, 299 Sussex Street, Sydney NSW 2000
Prepared by
Danielle Meggos
Reviewed by
Lew Short
Approved by
David Bonjer
Status
Final
Version Number
4
Last saved on
26 September 2013
Cover photo
Proposed tourist accommodation, 15 May 2013 by Danielle Meggos
This report should be cited as ‘Eco Logical Australia 19 June 2013. Bushfire Assessment - Lady
Wakehurst Drive, Lilyvale. Prepared for John Pollaers.’
ACKNOWLEDGEMENTS
This document has been prepared by Eco Logical Australia Pty Ltd
Disclaimer
This document may only be used for the purpose for which it was commissioned and in accordance with the contract between Eco
Logical Australia Pty Ltd and John Pollaers. The scope of services was defined in consultation with John Pollaers, by time and
budgetary constraints imposed by the client, and the availability of reports and other data on the subject area. Changes to
available information, legislation and schedules are made on an ongoing basis and readers should obtain up to date information.
Eco Logical Australia Pty Ltd accepts no liability or responsibility whatsoever for or in respect of any use of or reliance upon this
report and its supporting material by any third party. Information provided is not intended to be a substitute for site specific
assessment or legal advice in relation to any matter. Unauthorised use of this report in any form is prohibited.
© ECO LOGICAL AUSTRALIA PTY LTD
i
Contents
1
Introduction ................................................................................................................................. 4
1.1
Location of site ............................................................................................................................. 4
1.2
Existing buildings .......................................................................................................................... 5
1.3
Planning proposal ......................................................................................................................... 5
2
Legislative context ..................................................................................................................... 9
2.1
EP&A Act ...................................................................................................................................... 9
3
Bushfire assessment ............................................................................................................... 10
3.1
Vegetation types and slope ........................................................................................................ 10
3.2
Asset protection zones ............................................................................................................... 10
4
APZ maintenance plan ............................................................................................................. 12
5
Construction ............................................................................................................................. 14
6
Water supply ............................................................................................................................. 14
7
Access ....................................................................................................................................... 14
8
Conclusion ................................................................................................................................ 17
References ............................................................................................................................................. 18
Appendix A............................................................................................................................................. 19
ii
List of figures
Figure 1: Location ....................................................................................................................................... 4
Figure 2: Survey of subject land and location of existing buildings ............................................................ 6
Figure 3 Building A (existing dwelling) ....................................................................................................... 7
Figure 4 Building B (existing building to be used for function centre) ........................................................ 7
Figure 5 Building C (existing building to be used for tourist and visitor accommodation) .......................... 8
Figure 6: Bushfire threat assessment and asset protection zones .......................................................... 13
List of tables
Table 1: Threat assessment and APZ for Building B ............................................................................... 11
Table 2: Threat assessment and APZ for Building C ............................................................................... 11
1
Table 3: Performance criteria for proposed property access roads * ..................................................... 16
iii
Planni ng Proposal Lil yval e Functi on Centre
1
Introduction
Eco Logical Australia Pty Ltd (ELA) was engaged by John Pollaers to undertake an assessment of
bushfire constraints at lot 1 DP 335557 and lot 1 DP 652830 , Lady Wakehurst Drive, Lilyvale (hereafter
referred to as the subject land). The assessment was undertaken to assist in the preparation of a
planning proposal to allow for a dwelling house, function centre and tourist and visitor accommodation
to operate from existing buildings on the subject land.
1.1
Loc at i on of si t e
The subject land is located in the northern most point of the Wollongong City Council Local Government
Area within the Royal National Park and is 43 km north of Wollongong as shown in Figure 1.
Subject site
Figure 1: Location
Source: Google Maps https://maps.google.com.au/maps?hl=en&tab=wl [18 June 2013]
4
1.2
E xi st i ng bui ld ing s
The subject land contains three existing buildings. These are shown in Figures 2 to 5. For the purposes
of this bushfire assessment, ELA has assumed that:



Building A is an existing dwelling whose use will not change
Building B will be used as a function centre
Building C will be used for tourist and visitor accommodation
The buildings are generally located within managed vegetation with lawn and ornamental trees between
them and fire hazard around the outer perimeter of the property.
1.3
Pl an nin g p ro pos a l
The subject land is currently zoned E3 Environmental Management under Wollongong LEP 2009.
Two planning proposals are relevant to the subject land:
1. Wollongong City Council have prepared a Planning Proposal to rezone most of the subject land
(lot 1 DP 335557) to E2. Dwelling house, function centre and tourist and visitor accommodation
(which includes bed and breakfast accommodation) will be prohibited.
2. Pollaers Planning proposal which would propose:
(i)
Amendment of the WLEP 2009 Land Zoning Map to include the site (both lots) in Zone
E3 ‐ Environmental Management (dwelling house and bed and breakfast accommodation
permitted with consent)
(ii)
Insertion of the following at the end of WLEP 2009, Schedule 1 ‐ Additional Permitted
Uses:
24
Use of certain land at Lady Wakehurst Drive, Lilyvale
(1)
This clause applies to land on Lady Wakehurst Drive, Lilyvale, Lot 1, DP 335557
and Lot 1, DP 652830.
(2)
Development for the purposes of the following is permitted with
consent:
(a) function centre with a maximum gross floor area of 400m2
(b) tourist and visitor accommodation with a maximum gross floor area of 900m2.
5
Figure 2: Survey of subject land and location of existing buildings
6
Figure 3 Building A (existing dwelling)
Figure 4 Building B (existing building to be used for function centre)
7
Figure 5 Building C (existing building to be used for tourist and visitor accommodation)
8
2
Legislative context
2.1
E P& A Ac t
Section 117(2) of the Environmental Planning and Assessment Act 1979 allows the Minister for
Planning to issue directions that are to be followed in the preparation of planning proposals for new
local environmental plans. This applies to LEPs that propose to rezone land.
Direction 4.4 Planning for Bushfire Protection identifies matters for consideration for planning proposals
that will affect, or are in proximity to land mapped as bush fire prone. In particular a planning proposal
where development is proposed must:


have regard to Planning for Bushfire Protection 2006,
provide an Asset Protection Zone (APZ) incorporating at a minimum:
o
an Inner Protection Area bounded by a perimeter road or reserve which
circumscribes the hazard side of the land intended for development and has a
building line consistent with the incorporation of an APZ, within the property, and
o




an Outer Protection Area managed for hazard reduction and located on the
bushland side of the perimeter road,
for infill development (that is development within an already subdivided area), where an
appropriate APZ cannot be achieved, provide for an appropriate performance standard, in
consultation with the NSW Rural Fire Service. If the provisions of the planning proposal
permit Special Fire Protection Purposes (as defined under section 100B of the Rural Fires
Act 1997), the APZ provisions must be complied with,
contain provisions for two-way access roads which links to perimeter roads and/or to fire
trail networks,
contain provisions for adequate water supply for firefighting purposes,
minimise the perimeter of the area of land interfacing the hazard which may be developed,
introduce controls on the placement of combustible materials in the Inner Protection Area
Consideration must also be given to NSW Rural Fire Service (RFS) Practice Note 2/12 Planning
Instruments and Policies. It is expected that the RFS, in its assessment of the proposal will consider the
requirements of this Practice Note.
The use of the buildings as a function centre and tourist and visitor accommodation would be subject to
a Development Application. The function centre would be considered on its merits under section 79BA
and 79C of the Environmental Planning and Assessment Act 1979 whilst the tourist and visitor
accommodation will be considered under section 100B of the Rural Fires Act 1997.
Both uses will be required to comply with Planning for Bush Fire Protection 2006 (PBP). For Building B,
PBP identifies that for Class 5 to 8 buildings under the Building Code of Australia (National Construction
Code), there are no bushfire specific performance requirements. In these circumstances the aim and
objectives of PBP are to be considered. Building C is considered a special fire protection purpose
development and will be subject to the specific objectives of PBP for this type of development.
9
3
Bushfire assessment
The subject land is identified as bush fire prone on the Wollongong Bush Fire Prone Land Map. The
following assessment is prepared in accordance with Direction 4.4 Planning for Bushfire Protection and
addresses the requirements of Planning for Bush Fire Protection 2006, herein referred to as PBP.
3.1
V eg et at ion t yp es a nd s lop e
In accordance with PBP the predominant vegetation class has been calculated for a distance of at least
140 m out from each of the buildings and the slope class ‘most significantly affecting fire behaviour’ has
been determined for a distance of at least 100 m in all directions. The predominant vegetation and
effective slope assessments are shown in Table 1 (p. 10).
The bushfire hazard lies in all directions. The predominant vegetation is classified as ‘Forest’ in
accordance with PBP.
In accord with PBP the slope that would most significantly influence fire behaviour was determined over
a distance of 100 m out from the boundary of the subject land. This assessment was made by analysing
2 m contour intervals and confirmed during a site inspection on 15 May 2013. The steepest vegetated
slope occurs to the west and south west within the PBP slope class of ‘upslope’.
3.2
As s e t p rot e ct i on z on es
PBP has been used to determine the width of required Asset Protection Zones (APZ) using the
vegetation and slope data identified in Section 3.1. Table 1 demonstrates that compliance with PBP can
be achieved.
The NBC Bush Fire Attack Assessor V2.1 was used to model APZ for Building B (proposed function
centre) and Building C (proposed tourist and visitor accommodation) to achieve a bushfire attack level
(BAL) 12.5. Recent published research by Watson (2012) was used to inform the fuel characteristics
pertaining to the subject site which were verified during the site inspection. Vegetation surrounding the
subject site is a combination of Sydney Hinterland Dry Sclerophyll Forest and Wet Sclerophyll (shrubby
sub formation). Surface fuel loads (near surface and surface) from Watson were combined with the
nominal 10 t/ha identified in AS3959 to determine the overall fuel loads. The model reports are included
in Appendix A.
As can be seen in Figure 6, APZs for building C (proposed tourist and visitor accommodation) are within
the ‘managed Area’. No further clearing is required other than on-going maintenance of this as an APZ
(see section 4 of this report). APZs for Building C are partially provided by the ‘managed area’ however
creation of an APZ to the west and south west of the building will be required.
10
Table 1: Threat assessment and APZ for Building B
DIRECTION
FROM
BUILDING
SLOPE
West and south
west
South
1
2
VEGETATION
PBP
REQUIRED
3
APZ
PROPOSED
4
APZ
12 degree
upslope
Forest
20 metres
22 metres
2 degree
downslope
Forest
25 meters
All other
directions
43 metres
COMMENT
Additional clearing or
thinning required to
achieve proposed APZ.
Managed lands
Table 2: Threat assessment and APZ for Building C
1
DIRECTION FROM
BUILDING
SLOPE
North west
12 degrees
upslope
East and north east
2
VEGETATION
PBP
REQUIRED
3
APZ
10kW
4
APZ
Forest
60 metres
36
metres
21 degrees
upslope
All other directions
Forest
60 metres
27
meters
COMMENT
APZ provided by existing
managed lands and river
Managed lands
1
Slope most significantly influencing the fire behaviour of the site having regard to vegetation found.
2
Predominant vegetation is identified, according to PBP and “Where a mix of vegetation types exist the type providing the greater
hazard is said to be predominate”.
3
Assessment according to PBP
4
Assessment using NBC Attack Assessor
11
4
APZ maintenance plan
The proposed APZ for buildings B and C is partially in place by virtue of the ‘Managed Area’ shown on
Figure 6. Additional thinning or clearing of 0.21 ha will be required to the west of building B to create an
APZ. Fuel management within the APZ is to be as follows:



Provide a tree canopy cover of less than 15%
No tree or tree canopy is to occur within 2 m of the building roofline with lower limbs
removed up to a height of 2 metres above the ground.
The presence of a few shrubs or trees in the APZ is acceptable provided that they:
o
Are well spread out and do not form a continuous canopy
o
Are not species that retain dead material or deposit excessive quantities of ground
fuel in a short period or in a danger period
o


Are located far enough away from the building so that they will not ignite the building
by direct flame contact or radiant heat emission
Any landscaping or plantings should preferably be local endemic mesic species or other
low flammability species
A minimal ground fuel is to be maintained to include less than 4 tonnes per hectare of fine
fuel (fine fuel means ANY dead or living vegetation of <6 mm in diameter e.g. twigs less
than a pencil in thickness. 4 t/ha is equivalent to a 1 cm thick layer of leaf litter)
12
Figure 6: Bushfire threat assessment and asset protection zones
13
5
Construction
Construction measures will be considered in detail by the RFS at the DA stage. This section provides
the measures likely to be required. As indicated, APZ for the building to be used as the function centre
have been modelled to achieve BAL 12.5. APZ for the tourist and visitor accommodation have been
modelled to achieve 10kW/m2 as required by PBP, resulting in BAL 12.5 under AS3959. The existing
buildings will require upgrading commensurate with the intent of ember protection identified in BAL 12.5
of AS 3959. The following works would likely be recommended by the NSW Rural Fire Service as part
of a development application to achieve this level of protection:





6
Openable windows to be screened with tight-fitting fly screens of aluminium, bronze or
corrosion resistant steel mesh;
External doors to be screened with tight-fitting fly screens of aluminium, bronze or
corrosion resistant steel mesh;
External doors to be fitted with draught excluders of have some other mechanism to
prevent embers from entering the building underneath the door;
Vents and weepholes (including subfloor space and roof void) are to be screened with
aluminium, bronze or corrosion resistant steel mesh; and
Openings where embers may enter the roof space such as the eaves or ridgelines (with
the exception of tile spacings) are to be screened with aluminium, bronze or corrosion
resistant steel mesh where practicable.
Water supply
Water supply requirements will be considered in detail by the RFS at the DA stage. This section
provides the measures likely to be required. The proposed function centre and tourist and visitor
accommodation are not serviced by reticulated water. PBP requires that both buildings be provided with
a minimum 10,000 L static water supply for fire fighting purposes. The subject land is serviced by an
existing ring main system that is feed from a 20,000L water tank. To ensure compliance, the existing
water supply must be visible and readily accessible to fire fighting vehicles and a suitable connection for
Rural Fire Service purposes must be made available (65 mm Storz fitting). The supply must be
accessible to within 3 m by fire fighting appliances. This will be conditioned at the development
application stage.
The following is a list of additional requirements to adequately protect the property:


7
Hose lengths should be available to reach the extremities of the buildings. Canvas or
rubber hoses are preferred over plastic
A minimum 3 kW (5 Hp) petrol or diesel driven fire fighting pump system is required that
may be connected to the dedicated static water supply indicated above.
Access
The subject land is accessed by an existing unsealed road off Lady Wakehurst Drive. This access road
will require upgrading to the specifications of Section 4.1.3 (2) of PBP at the development application
14
stage. These requirements are identified in Table 3. Access roads within the subject site provide
suitable access for fire fighting vehicles.
15
Table 3: Performance criteria for proposed property access roads *
The intent may be achieved
where:

access to properties is
1
Acceptable Solutions

provided in recognition of
at least one alternative property access road is provided for individual dwelling (or
groups of dwellings) that are located more than 200 metres from a public through road
the risk to fire fighters
and
/
or
evacuating
occupants

the
capacity
of
road

surfaces and bridges is
sufficient to carry fully
loaded
bridges clearly indicate load rating and pavements and bridges are capable of
carrying a load of 15 tonnes

firefighting
roads do not traverse a wetland or other land potentially subject to periodic inundation
(other than a flood or storm surge)
vehicles

all weather access is
provided

road widths and design

a minimum carriageway width of four metres for rural-residential areas, rural
enable safe access for
landholdings or urban areas with a distance of greater than 70 metres from the
vehicles
nearest hydrant point to the most external part of a proposed building (or footprint)
Note: No specific access requirements apply in a urban area where a 70 metres
unobstructed path can be demonstrated between the most distant external part of the
proposed dwelling and the nearest part of the public access road (where the road
speed limit is not greater than 70kph) that supports the operational use of emergency
firefighting vehicles (i.e. a hydrant or water supply.

in forest, woodland and heath situations, rural property access roads have passing
bays every 200 metres that are 20 metres long by two metres wide, making a
minimum trafficable width of six metres at the passing bay

a minimum vertical clearance of four metres to any overhanging obstructions,
including tree branches

internal roads for rural properties provide a loop road around any dwelling or
incorporate a turning circle with a minimum 12 metre outer radius

curves have a minimum inner radius of six metres and are minimal in number to allow
for rapid access and egress

the minimum distance between inner and outer curves is six metres

the crossfall is not more than 10 degrees

maximum grades for sealed roads do not exceed 15 degrees and not more than 10
degrees for unsealed roads
Note: Some short constrictions in the access may be accepted where they are not
less than the minimum (3.5m), extend for no more than 30m and where the
obstruction cannot be reasonably avoided or removed. The gradients applicable to
public roads also apply to community style development property access roads in
addition to the above

access to a development comprising more than three dwellings have formalised
access by dedication of a road and not by right of way
*1 PBP page 23
16
8
Conclusion
In the author’s professional opinion the proposal to allow for the use of the subject land for a function
centre and tourist and visitor accommodation is capable of meeting Direction 4.4 Planning for Bushfire
Protection, the requirements of Planning for Bush Fire Protection 2006 and Practice Note 2/12 Planning
Instruments and Policies.
In regards to Direction 4.4 the proposal:




Complies with the aim and objectives of Planning for Bushfire Protection 2006,
Provides a compliant APZ,
Contains provisions for two-way access roads which links to perimeter roads and/or to fire
trail networks, and
Contains provisions for adequate water supply for firefighting purposes,
The proposed uses are compatible with the level of risk posed to the development and achieves the
following objectives of Practice Note 2/12:






Does not increase the risk to life from bushfire,
Does not introduce controls that place inappropriate developments in areas exposed to
unacceptable bushfire hazard,
Ensures that appropriate bushfire protection measures can be afforded to property at risk
of bushfire,
Minimises negative impacts on the surrounding environment,
Ensures that provision is made for adequate evacuation/shelter options for the community,
and
Ensures that development is capable of complying with Planning for Bush Fire Protection
2006.
Danielle Meggos
Bushfire and Resilience Planner
17
Planni ng Proposal – Lil yval e Functi on C entre
References
NSW Rural Fire Service (RFS). 2006. Planning for Bush Fire Protection: A Guide for Councils,
Planners, Fire Authorities, Developers and Home Owners including the 2010 Appendix 3 Addendum.
Australian Government Publishing Service, Canberra.
Standards Australia. 2009. Construction of buildings in bushfire-prone areas, AS 3959-2009. SAI
Global, Sydney
Watson P (2012) Fuel load dynamics in NSW vegetation. Part 1: Forests and grassy woodlands. Centre
for Environmental Risk Management of Bushfires, University of Wollongong.
18
Appendix A
A1
Bus hf i r e At t ac k M ode ll ing
19
Danielle Meggos, Eco Logical Australia
20
21
22
Danielle Meggos, Eco Logical Australia
23
24
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Lilyvale Bushfire Assessment for Planning Proposal

Transcription

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