Level 1, 50 Subiaco Square Road Subiaco WA 6008 PO Box 243 Subiaco WA 6904 Phone (08) 9380 3100 Fax (08) 9380 4606 177 Spencer Street Bunbury WA 6230 PO Box 287 Bunbury WA 6231 Phone (08) 9792 4797 Fax (08) 9792 4708
CED17335_01 M001 Rev A 21-Jul-17 1
To: Nick Wheeler Date: 21 July 2017
Company: Cedar Woods Properties Limited Project No: CED17335.01
Fax/email: [email protected] Inquiries: Zac Cockerill
Bushfire Attack Level (BAL) Compliance Report Stage 1 Bushmead
Site Details
Address: 87 residential lots within Stage 1 BushmeadSuburb: Bushmead State: Western AustraliaLocal Government Area: City of SwanDescription of building works: Class 1a buildings with associated Class 10a buildings
Report details
Report/Job number: CED17335.01 Report version: M001 Rev A Assessment date: 13/07/2017 Report date: 21/07/2017 Report Review Endorsement
Z Cockerill 21/07/2017 BPAD37803 Level 2 Accredited
Introduction
This Bushfire Attack Level (BAL) compliance report has been prepared for Stage 1 Bushmead (hereon referred to as the project area), located in the City of Swan. Lots within Stage 1 are subject to WAPC subdivision approval (Ref. 152785) and have been titled and released to market.
This report provides a post-subdivisional works update of the BAL ratings for individual lots within Stage 1 and has been prepared for the benefit of the developer, future lot purchasers and decision-makers. BAL certificates for each individual lot have been prepared based on the final site compliance check and are appended to this report for use at the building permit stage. The BAL assessment outlined in this report is the most up to date assessment relating to the project area and therefore supersedes any previous Strategen BAL assessments undertaken within the project area.
This approach is consistent with Section 4.2 of Guidelines for Planning in Bushfire Prone Areas (WAPC 2017).
The BAL assessment has been completed by a Level 2 accredited Bushfire Planning and Design practitioner (Zac Cockerill, BPAD37803) in accordance with Method 1 of AS 3959–2009 Construction of Buildings in Bushfire-prone Areas (AS 3959; SA 2009) and results are consistent with on-ground conditions observed at the time of inspection on 13 July 2017.
Should subdivision design or the classified vegetation extent be further modified prior to building construction, then an updated BAL assessment for the affected lots may need to be undertaken to account for these changes.
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BAL assessment
Results of the BAL assessment are provided in Figure 1 and a summary of assessment parameters are provided in the following subsections.
Fire Danger Index
A blanket rating of FDI 80 is adopted for Western Australian environments, as outlined in AS 3959 and endorsed by Australasian Fire and Emergency Service Authorities Council.
Vegetation class
Subdivisional works have resulted in the following exclusions within and adjacent to the project area:
• the project area is in a cleared, non-vegetated state and is excluded from classification under Clause 2.2.3.2 (e)
• POS to the northeast and northwest is in a predominantly cleared, managed low threat state and is excluded from classification under Clause 2.2.3.2 (f)
• the 20 m wide Asset Protection Zone (APZ), as documented in the Strategen (2016) FMP addendum, has been implemented properly and is excluded from classification under both Clause 2.2.3.2 (e) for non-vegetated components (i.e. road reserves and cleared, vacant land) and Clause 2.2.3.2 (f) for managed low threat components (i.e. POS)
• the 80 m wide Hazard Separation Zone (HSZ), as documented in the Strategen (2016) FMP addendum, has been implemented properly and consists of partially cleared, managed low threat vegetation and is excluded from classification under Clause 2.2.3.2 (f).
Considering the above exclusions, the only remaining intact vegetation situated within 100 m of the project area is Class B woodland situated to the east within Kadina Brook foreshore reserve.
The spatial extent of the assessed vegetation class and exclusions are depicted in Figure 1, along with site photo points to demonstrate the location and direction of the vegetation class and exclusions observed. The photo points depicted in Figure 1 relate to the georeferenced site photographs provided in Appendix 1.
Effective slope
Class B woodland situated to the east within Kadina Brook foreshore reserve is down-slope at >0–5 degrees, as depicted in Figure 1.
BAL calculations
The BAL impact to the project area has been assessed in the form of BAL contours, utilising the assessment results outlined above. Results of the BAL contour assessment are outlined in Table 1 and depicted in the BAL contour map (Figure 1).
Bushfire Attack Level (BAL) Compliance Report
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Table 1: BAL contour assessment Vegetation
class Effective
slope Separation distance (BAL contour width)
BAL rating Comment
Class B woodland
>0–5 degrees
down-slope
<13 m BAL–FZ
Three lots are impacted by BAL-FZ; however, no development is proposed in this area due to 20 m wide APZ provisions and associated building setbacks to reduce the rating to BAL-29
13–<17 m BAL–40
Three lots are impacted by BAL-40; however, no development is proposed in this area due to 20 m wide APZ provisions and associated building setbacks to reduce the rating to BAL-29
17–<25 m BAL–29
One lot is situated in this area; however, building setbacks have been recommended to reduce the rating to BAL-19
25–<35 m BAL–19
Three lots are situated in this area; however, building setbacks have been recommended for two of these lots to reduce the rating to BAL-12.5
35–<100 m BAL–12.5
26 lots are situated in this area; however, building setbacks have been recommended for three of these lots to reduce the rating to BAL-Low
BAL certificates
BAL certificates are provided in Appendix 2 for all 87 residential lots situated within Stage 1 Bushmead as per the BAL contour assessment outlined in Figure 1. Where more than one BAL rating applies to a single lot, the highest (worst case) BAL rating has been applied. However, should a lower BAL rating be realistically achievable through a minor building setback, the relevant commentary has been provided on the BAL certificate and detailed advice for recommended setbacks is provided in Table 2. The lower BAL rating may be achieved if the recommended building setback is reflected on the building plan for that lot. In addition, further commentary has been provided in Table 2 and on the relevant BAL certificates for those lots requiring a building setback to achieve 20 m wide APZ provisions.
Table 2: Recommended setbacks to achieve a lower BAL rating Lot
number Current separation
distance Current
BAL rating Recommended setback to achieve lower BAL New BAL rating*
168 99 m BAL-12.5 1 m rear setback BAL-Low172 34 m BAL-19 1 m front setback BAL-12.5173 31 m BAL-19 4 m front setback BAL-12.5192 98 m BAL-12.5 2 m rear setback BAL-Low197 21 m BAL-29 4 m front setback BAL-19198 16 m BAL-40 4 m front setback to meet 20 m wide APZ provisions BAL-29
199 13 m BAL-40 7 m front setback to meet 20 m wide APZ provisions BAL-29
221 12 m BAL-FZ 8 m front setback to meet 20 m wide APZ provisions BAL-29
222 12 m BAL-FZ 8 m front setback to meet 20 m wide APZ provisions BAL-29
223 12 m BAL-FZ 8 m front setback to meet 20 m wide APZ provisions BAL-29
224 16 m BAL-40 4 m front setback to meet 20 m wide APZ provisions BAL-29
231 96 m BAL-12.5 4 m front setback BAL-Low
*The new BAL rating in Table 2 can only be confirmed once the building plan for the relevant lot has been prepared to demonstrate compliance with the recommended setback. Once the setback has been confirmed, a new BAL certificate for the lower BAL rating can be prepared and issued to accompany the building permit application.
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Conclusion and recommendations
This BAL compliance report has been prepared for Stage 1 Bushmead to provide a final BAL check for individual lots for use at the building permit stage. Assessment results are consistent with current on-ground conditions observed at time of inspection on 13 July 2017. Strategen can confirm that the existing FMP and FMP addendum over the site have been implemented as intended throughout the duration of subdivisional works for the relevant Stage 1 area and adjacent land.
In the absence of any change in development design or post development classified vegetation extent, Strategen considers that the BAL assessment and BAL certificates outlined in this report are accurate to inform individual lot building permit applications.
Should the extent of classified vegetation change or new vegetation be introduced within 100 m of proposed development, then the BAL should be reassessed at the building permit stage to ensure accuracy with on-ground conditions.
Should it be determined through demonstration on the building plan that compliance with the recommended building setbacks has been achieved, and subsequently a lower BAL rating has been achieved, then the lower BAL rating should apply and be reflected in an updated BAL certificate.
The BAL assessment outlined in this report is the most up to date assessment relating to the project area and therefore supersedes any previous Strategen BAL assessments undertaken within the project area.
Ongoing requirements of the Strategen (2014) FMP, Strategen (2016) FMP addendum and current City of Swan annual firebreak notice should continue to be implemented as required, particularly with regards to ongoing fuel management of vacant land, POS, road reserves, APZs and HSZs.
Figure 1 BAL compliance: Stage 1 Bushmead
Path: Q:\Consult\2017\CED\CED17335\ArcMap_documents\CED17335_G001_RevD.mxd
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Source: Aerial image & subdivision plan: Client 02/2016.
Note that positional errors may occur in some areas
0 30 60m
1:2,000
Coordinate System: GDA 1994 MGA Zone 50
Date: 21/07/2017
Scale
Author: JCrute
¹Legend
! Photo location
Lot boundary
Public open space
Class B woodland (>0-5degrees down-slope)
100m assessment area
Bushmead developmentboundary
Project area
Cadastre
20m wide APZ as per approvedFMP addendum and LDP
80m wide HSZ (as perapproved FMP addendum)
BAL contours
BAL FZ
BAL 40
BAL 29
BAL 19
BAL 12.5
Appendix 1 Site photographs
Plate 1: Low threat managed land excluded under Clause 2.2.3.2 (f) in foreground, Class B woodland in background
Plate 2: Non-vegetated land excluded under Clause 2.2.3.2 (e) in foreground, Class B woodland in background
Plate 3: Low threat managed land excluded under Clause 2.2.3.2 (f) in foreground, Class B woodland in background
Plate 4: Non-vegetated land excluded under Clause 2.2.3.2 (e) in foreground, Class B woodland in background
Plate 5: Low threat managed land excluded under Clause 2.2.3.2 (f) in foreground, Class B woodland in background
Plate 6: Low threat managed land excluded under Clause 2.2.3.2 (f)
Plate 7: Non-vegetated land and low threat managed land excluded under Clauses 2.2.3.2 (e) and (f)
Plate 8: Non-vegetated land and low threat managed land excluded under Clauses 2.2.3.2 (e) and (f)
Plate 9: Non-vegetated land excluded under Clause 2.2.3.2 (e) in foreground, Class B woodland in background
Plate 10: Non-vegetated land excluded under Clause 2.2.3.2 (e) in foreground, Class B woodland in background
Plate 11: Non-vegetated land excluded under Clause 2.2.3.2 (e)
Plate 12: Non-vegetated land excluded under Clause 2.2.3.2 (e)
Plate 13: Non-vegetated land and low threat managed land excluded under Clauses 2.2.3.2 (e) and (f)
Plate 14: Non-vegetated land and low threat managed land excluded under Clauses 2.2.3.2 (e) and (f)