NOTICE OF AN APPLICATION FOR PLANNING PERMIT

PLANNING AND ENVIRONMENT REGULATIONS 2005 Form 2

Section 52 (Planning & Environment Act 1987)

The land affected by the application is located at:

238 Dairy Flat Road MUSK VIC 3461 PC 362423

The application is for a permit for:

Extension to existing building and increase of amount of people to 12 people for Bed and Breakfast

The applicant for the permit is: Regional Planning & Design Pty Ltd

The application reference number is: PA 2430

You may look at the application and any documents that support the application at the office of the responsible authority:

Municipal Offices: Hepburn Shire Council Customer Services Building Corner Duke and Albert Streets, Daylesford Planning Department - Ph: 03 5348 1577

Planning applications may also be viewed on Council's web site under tab 'Statutory Planning'.

Follow the link to 'Applications on Advertising'.

This can be done during office hours and is free of charge. Any person who may be affected by the granting of the permit may object or make other submissions to the responsible authority. An objection must * be sent to the Responsible Authority in writing, * include the reasons for the objection, and * state how the objector would be affected.

The Responsible Authority will not decide on the application before:

26 / 7 / 2019

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

Page 1 of 4

Application for Planning Permit

Office Use Only

Application No :-

Date Lodged:-

Receipt No:-

Amount Paid:- $

Fields marked with an asterisk (*) are mandatory and must be completed.

How to Complete this Application

If you need help to complete this form, read .How to Complete the Application for Planning Permit Form

- Any material submitted with this application, including plans and personal information, will be made available for publicviewing, including electronically, and copies may be made for interested parties for the purpose of enabling consideration andreview as part of a planning process under the Planning and Environment Act 1987. If you have any concerns, please contactCouncil's planning department.

- If the space provided on the form is insufficient, attach a separate sheet.

The Land - Address to which the Permit Applies

Street / Town / Postcode*

Formal land description (this information can be found on the Certificate of Title)

Lot No. PS/LP/PS No.

Crown Allotment No. Section No. Parish OR Township

The Proposal

You must give full details of your proposal and attach the information required to assess the application. Insufficient or unclear information will delay your application.

For what use, development or other matter do you require a permit? *

Provide additional information on the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a description of the likely effect of the proposal.

Estimated cost of development for which the permit is required * (You may be required to verify this estimate) NB. Insert (0) if no development is proposed (eg, change of use, subdivision, removal of covenant, liquor licence)

$

238 Dairy Flat Road Musk

Plan of consolidation 362425N

Construct an extension to an existing out building with change of use to accommodation

350,000.00

Page 2 of 4

Existing Conditions

Describe how the land is used and developed now * (eg. vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing…). Provide a plan of the existing conditions. Photos are also helpful.

Title Information

Encumbrances on Title:*

Does the proposal breach, in any way, an encumbrance on title, such as a registered covenant, Section 173 agreement or other obligation such as an easement or building envelope? *

No Yes – attach information relating to the encumbrance

Applicant Details

The person who wants the permit

Title* Surname* Given Name(s)*

Business Name Telephone:

Postal Address*

Town / Postcode* Email*

Where the preferred contact person for the application is different from the applicant provide the details for that person. Contact Person

Title* Surname* Given Name(s) *

Business Name Telephone *

Postal Address*

Town / Postcode* Email*

x

Mr Thompson Sam

Regional Planning & Design Pty Ltd 0447073107

64 Pine Ct Porcupine Ridge

3461 s.thompsondesign@bigpond.com

Farming, existing dwelling used for accommodation

Page 3 of 4

Owner Details

The person or organisation who owns the land (if different to the applicant). Where the owner is different from the applicant, provide the details for that person.

Title Surname Given Name(s)

Business Name Telephone *

Postal Address*

Town / Postcode* Email*

Owners Signature (Optional): Date:

Declaration This form must be signed by the applicant. *

I declare that I am the applicant; and that all the information provided in this application is true and correct to the best of my knowledge. The owner (if not myself) has been notified of the permit application.

Signature* Date *

Remember it is against the law to provide false or misleading information which could result in a heavy fine and cancellation of the permit.

Need help with the application

If you need help to complete this form, please read .How to Complete the Application for Planning Permit Form General information about the planning process is available at http://www.dpcd.vic.gov.au/planning Contact Council’s planning department to discuss the specific requirements for this application and obtain a Planning Permit checklist. Insufficient or unclear information may delay your application.

Has there been a pre-application meeting with a Council Officer? (If yes, with whom?) *

Date *

Privacy Statement

The information gathered in the form is used by Council to process the application. To view Council's privacy policy, please either visit Council's offices or go to Council Privacy Statement located on Council’s website.

Mr Wolf Taska

allan@lakehouse.com.auMelbourne 3000

Alan

Big Developments Pty Ltd 0419303657

19/15 William Street

Nathan Aikman

February 19

21/5/2019

Page 4 of 4

Checklist

Have you *

Filled in the form completely?

Paid or included the application fee? (NB. Most applications require a fee to be paid. Contact Council to determine appropriate fee)

Provided all necessary supporting information and documents?

Completed all the relevant Council planning permit checklist?

Signed the declaration?

Lodgement

Lodge the completed signed form, the fee payment and all documents. If you intend to post or fax this form please use the details provided below:

Mail:

Planning Department Hepburn Shire Council PO Box 21 DAYLESFORD VIC 3460

In person:

Customer Service Centre Cnr Duke & Albert Streets DAYLESFORD VIC 3460

Further Information:

E-mail: shire@hepburn.vic.gov.au

Website: www.hepburnshire.com.au

Telephone: (03) 5348 1577 Fax: (03) 5348 1304

VOLUME 10402 FOLIO 029 Security no : 124077552436B Produced 21/05/2019 12:24 PM

LAND DESCRIPTION

Land in Plan of Consolidation 362423N.PARENT TITLES :Volume 06185 Folio 864 Volume 09026 Folio 915Created by instrument PC362423N 18/09/1998

REGISTERED PROPRIETOR

Estate Fee SimpleSole Proprietor BIG DEVELOPMENTS PTY LTD of AT THE OFFICE OF "PITCHER PARTNERS" LEVEL 19 15 WILLIAM STREET MELBOURNE VIC 3000 AR189915V 29/06/2018

ENCUMBRANCES, CAVEATS AND NOTICES

MORTGAGE AR189916T 29/06/2018 COMMONWEALTH BANK OF AUSTRALIA

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE PC362423N FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL

------------------------END OF REGISTER SEARCH STATEMENT------------------------

Additional information: (not part of the Register Search Statement)

Street Address: "BARCALDINE HOUSE" 238 DAIRY FLAT ROAD MUSK VIC 3461

ADMINISTRATIVE NOTICES

NIL

eCT Control 15772H COMMONWEALTH BANK OF AUSTRALIA - COMMERCIALEffective from 29/06/2018

DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the timeand in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication orreproduction of the information.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 10402/029 Page 1 of 1

Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Land Use Victoria.

Document Type Plan

Document Identification PC362423N

Number of Pages

(excluding this cover sheet)

1

Document Assembled 21/05/2019 12:28

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Saleof Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and inthe form obtained from the LANDATA® System. The State of Victoria accepts no responsibility forany subsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

March 2019

Revision Date Description

A 25/3/2019 Issued to client as a draft

B 21/5/2019 Issued to Council with planning application

Planning Summary

238 Dairy Flat Road Musk Ref No 19.68

Sam Thompson Regional Planning & Design Pty Ltd 64 Pine Court Porcupine Ridge s.thompsondesign@bigpond.com 5348 1285 044 7073107

THE PROPOSAL The proposal seeks to convert an existing barn (which was constructed in about 1998 and has been used as a non habitable outbuilding) to include two units to be used for group accommodation. The building is set back 10 metres from the western boundary and more than 300 metres from the closest dwellings that are not in common ownership (See Figure 1 below).

The barn is 10 x 10 metres with walls clad in timber and roofed in colorbond in muted tones. The proposed development will divide the building into two units and add an ensuite bathroom and deck to each unit at the northern end.

Additional wastewater treatment will be added (Refer to the Land Capability Assessment prepared by Paul Williams).

Access to the site is from Dairy Flat Road on the south eastern boundary via an existing driveway.

Figure 1 Set backs to adjacent dwellings

ZONING

The land falls within the Farming Zone and is affected by the Environment Significance Overlay (ESO1) and Bushfire Management Overlay (BMO).

Figure 2 Zoning

REQUIREMENT FOR A PLANNING PERMIT

The trigger for a planning permit are buildings and works under the Zoning and Overlays affecting the site. A planning permit is required for a change of use the Farming Zone and the BMO requires a permit for use for accommodation.

THE OBJECTIVES OF THE PLANNING SCHEME

The objectives of the farming zone include: To provide for the use of land for agriculture. To encourage the retention of productive agricultural land. To ensure that non-agricultural uses, including dwellings, do not adversely affect the use of land for agriculture. To encourage the retention of employment and population to support rural communities. To encourage use and development of land based on comprehensive and sustainable land management practices and infrastructure provision The proposal meets the objectives of the zone. The site is currently farmed producing food and cut flowers for local restaurants and has been used for accommodation for the last fifteen years. The proposed use of the barn for accommodation will not result in the loss of productive agricultural land or adversely affect the use the site or surrounding land for agriculture. There will be a minimal increase to the existing building footprint and no existing farmland within the site will be taken up by the proposal.

The land to the north and west is used for grazing purposes. This farming activity (with minimal machinery use, spraying or harvesting) should not adversely affect the proposed use for short term accommodation.

35.07-6 Decision guidelines

General issues

the Local Planning Policy Framework,

including the Municipal Strategic Statement and local planning policies.

The MSS states under Clause 21.07 ECONOMIC DEVELOPMENT.

To promote traditional and new rural enterprises that provide for local value-adding

opportunities while recognising the need to support existing enterprises.

Encourage development in accordance with land capability criteria and performance

standards for design and off-site impacts.

Encourage high-quality and locally appropriate commercial and tourism development

The proposal seeks to renovate a shed to be used for accommodation in an area the shire where there is high demand for accommodation. The owners have operated successful businesses in the Shire for more than 30 years.

Catchment Strategy and associated plan applying to the land.

including

the disposal of effluent.

The LCA provided addresses the issues of on site waste water and concludes there is adequate on site capacity

The owners seek to renovate a modest size structure. They will continue to harness and dispose of water on site. They will farm most of the site, maintain gardens around the buildings and preserve the east part of the site as native habitat.

compatible with adjoining and nearby land uses.

The proposal is compatible with surrounding the land use. Land to the south east is used for rural living. To the north and west there is broadcsale farming (mostly grazing) with minimal machinery use. To the east is forest.

use of existing infrastructure and services.

The development makes use of the existing access road and services.

.Agricultural issues and the impacts from non-agricultural uses

tion.

The use of the building will enable the owners to continue to farm the land, producing a variety of high quality food for local use, controlling invasive pests and weeds and enhancing biodiversity and habitat.

adversely affect soil quality or permanently

remove land from agricultural production.

The proposal uses an existing building and will not remove land from agricultural production.

expansion of

adjoining and nearby agricultural uses.

Adjoining land to the west is farmed and is an adequate size.

The site is capable of sustaining the proposed use.

of the land, such as soil quality, access to water and access

to rural infrastructure.

As previously described, the lot is well used for agriculture and accommodation.

Dwelling issues

the dwelling will result in the loss or fragmentation of productive agricultural land.

As the proposal uses an existing building it will not remove land from agricultural production

ies on adjacent and

nearby land due to dust, noise, odour, use of chemicals and farm machinery, traffic and

hours of operation.

The adjacent agricultural land to the north and west is used for grazing purposes which uses minimal machinery for cultivation, spraying, cropping and harvesting. As there is little dust, odour and spray drift it is not expected adversely affect the proposed accommodation.

and

nearby agricultural uses.

As previously described, the adjacent properties are an adequate size.

in the area and the impact of this on the use of the land for agriculture.

As the lot already has a dwelling, it is not considered the proposal will lead to a proliferation of dwellings on surrounding land

Environmental issues

in

particular on soil and water quality.

The proposal uses an existing building thus preserving soil and water quality.

surrounds.

The change of use preserves on site habitat and therefore have minimal affect on surrounding land

of

vegetation and faunal habitat and the need to revegetate land including riparian buffers

along waterways, gullies, ridgelines, property boundaries and saline discharge and recharge

area.

The proposal preserves on site vegetation and habitat.

-site effluent disposal areas to minimise the impact of nutrient loads on

waterways and native vegetation.

On site effluent disposal achieves required set backs from waterways (refer LCA)

BUSHFIRE

MANAGEMENT STATEMENT

Prepared by Regional Planning & Design Pty Ltd

64 Pine Court, Porcupine Ridge 3461 Phone 0447 073 107

238 Dairy Flat Road Musk Ref No. 19.68

Disclaimer

This report has been made with careful consideration and with the best information available to Regional Planning and Design Pty Ltd at the time of writing. Before relying on information in this report, users should evaluate the accuracy, completeness and relevance of the information provided for their purposes. Regional Planning and Design Pty Ltd do not guarantee that it is without flaw or omission of any kind and therefore disclaim all liability for any error, loss or other consequence that may arise from you relying on any information in this report.

Requirements detailed in this document do not guarantee survival of the buildings or the occupants. The client is strongly encouraged to develop and practice a bushfire survival plan. It is also recommended CFA’s Landscaping for Bushfire: Garden design and plant selection be read prior to developing the garden

Information and assistance including a template for a Bushfire Survival Plan is provided as part of the ‘Fire Ready Kit’ available through the CFA website at http://www.cfa.vic.gov.au or through your local CFA Regional office. Version Control

Report Version

Description Date Completed

Issued to

A Issued as a draft for discussion 25/3/2019 Client

B Issued with planning application

21/5/2019 Council

1 SUMMARY

Summary Date of site visit: 25/07/2018

Summary of proposal Renovate and existing barn to become two units to be used for farm stay accommodation

Broad landscape setting type (Planning Permit Applications – Bushfire Management Overlay – Technical Guide).

3

Static water supply requirements 10000 litres in non combustible tank

Access requirements can be met Yes

Defendable Space requirements can be met BAL 12.5

Proposed BAL construction level BAL 12.5

Is native vegetation removal required: No

1 INTRODUCTION This Bushfire Management Statement (BMS) has been prepared to respond to the requirements of Clause 44.06 Bushfire Management Overlay (known from this point on as Clause 44.06), and associated Clause 53.02 Bushfire Protection: Planning Requirements (known from this point on as Clause 53.02) for the proposed change of use for a building at 238 Dairy Flat Road Musk

The BMS is in two parts

Part 1 Site description, hazard assessment and locality description

Part 2 A Bushfire Management Statement describing how the proposed development responds to the requirements in Clause 53.02 and 44.06.

2 ZONING AND OVERLAYS

Clause Number Name

35.07 Farming Zone

44.06 Bushfire Management Overlay

53.02 Planning for Bushfire

13.02-1S Bushfire Planning

42.01 Environmental Significance Overlay (ESO 1)

Figure 1 Zoning

3 LOCATION The site is located in the farming area of Musk to the east of Daylesford (See Figure 2). There are areas of forest , woodland and grassland surrounding the site. This will be discussed in more detail in the Bushfire Hazard Landscape Assessment.

FIGURE 2 LOCATION

4 SITE DESCRIPTION Site shape, dimensions, size , existing use and buildings and works

The shape of the site is: Irregular

The site has a total area of:

14 ha

The current use of the site is

Farming

The buildings or works located on the site are:

One Barn to be converted to accommodation, dwelling, cellar and small sheds (see Photos 1 to 3 and 6)

Site topography The site slopes on an overall 0 to 5 degree gradient to the north , south and east.

Site vegetation The site is mostly covered in managed farmland and grassland. (See photos 4 to 8). There is forest and woodland in the north eastern part of the site (photo 9). There are managed gardens in the central western area around house site (Photos 4 to 7)

Existing services Reticulated power is connected to the site

Existing Building Photo

Photo 1 Looking north west to the existing barn to be converted to accommodation

Existing Building Photos

Photo 2 Looking south east to the existing dwelling

Photo 3 Looking north to the existing cellar to the south east of the barn and house

Site Photos

Photo 4 Looking north across vines to the north of the dwelling

Photo 5 Looking east across managed gardens to the east the dwelling

House site Photos

Photo 6 Looking north east across managed gardens to the north east the dwelling

Photo 7 Looking south across managed olive trees to the east the dwelling

House site Photos

Photo 8 Looking north west across grassland to the south the dwelling

Photo 9 Looking north east across the dam towards forest in the north east part of the site

Figure 3 Existing Conditions Plan

Figure 4 Existing Conditions Air Photo

5 ACCESS The site has access from Dairy Flat Road on the south boundary. There is a well made and maintained gravel driveway within the site.

Access Photos

Photo 10 Looking north east along Dairy Flat Road near the entry to the site

Photo 11 Looking north along the existing driveway.

6 BUSHFIRE HAZARD SITE ASSESSMENT As shown in Figure 5 and described in Appendix 1 there is grassland and managed farmland within the 150 metre assessment area (photos 4 to 8 and 11 to 14). Beyond the 150 metre assessment area to the south east is woodland (photo 15) and north east is forest (photo 16). As the highest threat vegetation type within 250 metres of the building is grassland on adjacent land (photos 11 and 17) ,defendable space has been calculated on the hazard of grassland in all directions

Figure 5 - 150 metre assessment air photo

Landscape Assessment Photos

Photo 12 Looking north east across mown grass to the west of the barn

Photo 13 Looking north across vines to the north east of the house site

Landscape Assessment Photos

Photo 14 Looking south west across managed farmland to the south west of the site

Photo 15 Looking south east across woodland to the south east of site beyond Dairy Flat Road

Surrounding Landscape Photos

Photo 16 Looking west through forest to the north of the site

Photo 17 Looking south west across grassland to the north west of the site

7 BUSHFIRE HAZARD LANDSCAPE ASSESSMENT

The surrounding landscape corresponds to Broader Landscape Type 3 (although closer to 2 than 4) as assessed in accordance with Planning Permit Applications – Bushfire Management Overlay – Technical Guide.The terrain is undulating with extensive areas of grassland, woodland and forest in all directions of the site. On a broad landscape scale this presents a fire risk to the site as on high fire danger days there are often strong north westerly winds followed by a gusty south west change which can turn the east flank of a fire approaching from the north west into a long fire front. There is the potential for long runs of fire from the north west through grassland and forest and a fire run through forest and grassland from the south west to affect the site. It is following the south west wind changes when fire can cause greatest life and house loss. Long runs of fire are likely to cause massive ember attack which is the main cause of house loss in a fire. The areas of forest and woodland to the east of the site are less likely to form part of a long rapidly moving bushfire as winds from the east are not generally experienced on high fire danger days in Central Victoria. A spot fire could start to the east of the site and burn slowly towards the site so it is important to also establish and maintain defendable space in this direction.

.

FIGURE 6 BUSHFIRE CONTEXT PLAN

As shown on Figures 7 and 8, within 1 kilometre of the site vegetation becomes fragmented, which will reduce the intensity of an approaching fire.

FIGURE 6 BUSHFIRE LOCAL CONTEXT PLAN

FIGURE 7 BUSHFIRE NEIGHBOURHOOD CONTEXT PLAN

FIGURE 7 BUSHFIRE HISTORY MAP

The Fire History Map above shows there have been significant fires to the south west and west of the site with the main Muskvale fire burning close to the site in 2009. There have been fuel reduction burns to the east and north west since 2009 which will help reduce the risk to the site. There are also burns planned for forest to the east in 2014 to 2016 (See Figure 8 on the following page)

In summary, the site is vulnerable to fire with extensive areas of forest to the south west, north and east beyond the assessment area, however there is the ability to create adequate defendable space within property boundaries which will help reduce the fire risk.

Site

FIGURE 8 PLANNED BURNS AND MANAGEMENT ZONES

Figure 9 Defendable Space, Access and Water Supply Plan (See notes on the following page)

SCHEDULE OF BUSHFIRE PROTECTION MEASURES Defendable space The area of defendable space is shown hatched on Figure 9 on the previous page for a distance of 22 to 40m around the building to the where vegetation (and other flammable materials) will be modified and managed in accordance with the following requirements: - Grass must be short cropped and maintained during the declared fire danger period. - All leaves and vegetation debris must be removed at regular intervals during the declared fire danger period. - Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building. - Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building. - Shrubs must not be located under the canopy of trees. - Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres. - Trees must not overhang or touch any elements of the building. - The canopy of trees must be separated by at least 5 metres. - There must be a clearance of at least 2 metres between the lowest tree branches and ground level. Construction standards The building will be designed and constructed a minimum Bushfire Attack Level of (BAL) 12.5. Water supply A tank on site will hold 10 000 litres of effective water supply for fire fighting purposes which meets the following requirements: -Is stored in an above ground water tank constructed of concrete or metal. -All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal. - Include a separate outlet for occupant use The water supply must also - Incorporate a ball or gate valve (British Standard Pipe (BSP) 65mm) and coupling (64 mm CFA 3 thread per inch male fitting). - The outlet/s of the water tank must be within 4m of the access way and 60m of all parts of the building and be unobstructed. - Be readily identifiable from the building or appropriate identification signage to the satisfaction of CFA must be provided. - Any pipework and fittings must be a minimum of 65 mm (excluding the CFA coupling). Access The driveway shown on the plan will provide access for trucks for fire fighting purposes which meets the following requirements: . A load limit of at least 15 tonnes - Curves must have a minimum inner radius of 10m. - The average grade must be no more than 1 in 7 (14.4 per cent) (8.1 degrees) with a maximum of no more than 1 in 5 (20 per cent) (11.3 degrees) for no more than 50m. - Have a minimum trafficable width of 3.5m of all weather construction. - Be clear of encroachments for at least 0.5m on each side and 4m above the access way. - Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle. A turning area will be provided for fire fighting vehicles close to the building by one of the following: - A turning circle with a minimum radius of eight metres. - A driveway encircling the dwelling. - The provision of other vehicle turning heads (such as a T or Y head) which meet the specification of Austroad Design for an 8.8 metre Service Vehicle- Be clear of encroachments for at least 0.5m on each side and 4m above the access way.

7 BUSHFIRE MANAGEMENT STATEMENT

Clause 53.02 contains a range of sub clauses with objectives, approved measures (AM), alternative measures (AltM) and decision guidelines. The table below details which clauses are relevant to this application. The following section demonstrates how the requirements have been met for the relevant standards.

Relevant clauses and measures applicable to the proposed development.

Clause Approved Measure

Achieved / Applicable

Justification

Clause 53.02-1 – Dwellings in existing settlements – Bushfire protection objective

AM 1.1 Not applicable As the site is zoned farming, the proposal needs to satisfy clause 53.02- 2

AM 1.2 Not applicable

AM 1.3 Not applicable

Clause 53.02-2.1 Landscape, siting and design objectives

AM 2.1 Applicable This development addresses this clause.

AM 2.2 Applicable

AM 2.3 Applicable

Clause 53.02-2.2 Defendable space and construction objectives

AM 3.1 Applicable BAL12.5 achievable for the dwelling

AM 3.2 Applicable Applies to accommodation units, but cannot be achieved

AltM 3.3 Not Applicable Defendable space includes managed land beyond the west boundary

AltM 3.4 Not Applicable Table 2 Used

AltM 3.5 Not Applicable BAL 12.5 achievable for dwellings

AltM 3.6 Applicable Applies to accommodation units

Clause 53.02-2.3

Water supply and access objectives

AM 4.1 Applicable This development satisfies this clause using AM 4.2.

AM 4.2 Applicable Applies to accommodation unit

Clause 53.02-2.4 Subdivision objectives

AM 5.1 Not Applicable This proposal is for a dwelling so N A

AM 5.2 Not Applicable

AM 5.3 Not Applicable

AM 5.4 Not Applicable

AM 5.5 Not Applicable

7.1.1 53.02-2.1 Landscape, siting and design objectives Development is appropriate having regard to the nature of the bushfire risk arising from the surrounding landscape. Development is sited to minimise the risk from bushfire. Development is sited to provide safe access for vehicles, including emergency vehicles. Building design minimises vulnerability to bushfire attack.

Approved Measure

Requirement

AM 2.1 The bushfire risk to the development from the landscape beyond the site can be mitigated to an acceptable level. Response: The site is located in a farming area surrounded by woodland , grassland and forest. There is good access to grazing land to the east to which occupants could retreat to following the passing of a fire front. The site is able to meet the defendable space requirements for BAL 12.5 as per the Method 1 assessment of AS 3959-2009 within the property boundaries and surrounding managed land. .

AM 2.2 A building is sited to ensure the site best achieves the following: The maximum separation distance between the building and the

bushfire hazard. The building is in close proximity to a public road. Access can be provided to the building for emergency service

vehicles. Response: The development has been sited to achieve BAL 12.5 defendable space, setting the house back 22 metres from grassland to the north west. Vegetation will not need to be removed to achieve this. The house is located 190 metres from a public road Access requirements can be met. A track will provide truck access onto the house site passing through managed land .

AM 2.3 A building is designed to be responsive to the landscape risk and reduce the impact of bushfire on the building Response: The building will be required to meet a BAL of 12.5 according to the construction requirements of AS 3959-2009. The construction requirements minimise the ability for ember penetration and radiant heat exposure to compromise the building integrity.

7.1.2 53.02-2.2 Defendable space and construction objective Defendable space and building construction mitigate the effect of flame contact, radiant heat and embers on buildings. Approved Measure

Requirement

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

Column A, B or C of Table 2 to Clause 53.02-3 wholly within the title boundaries of the land; or

If there are significant siting constraints, Column D of Table 2 to Clause 53.02-3.

The building is constructed to the bushfire attack level that corresponds to the defendable space provided in accordance with Table 2 to Claue 53.02-3. Response: The house has been sited to achieve BAL 12.5 defendable space (in accordance with Column A of Table 1 to Clause 53.02) within the property boundaries and mown grass in the unmade road reserve beyond the western boundary.

AM 3.2 A building used for accommodation (other than a dwelling or dependent person’s unit), a child care centre, an education centre, a hospital, leisure and recreation or a place of assembly is: Provided with defendable space in accordance with Table 3 and Table 6 to Clause 53.02-3 wholly within the title boundaries of the land. Constructed to a bushfire attack level of BAL12.5 Response: It is not possible to achieve Table 3 defendable space on elevated land within the property boundaries. Therefore Alternative measure 3.6 has been applied.

Alternative Measure

Requirement

AltM 3.3 Adjoining land may be included as defendable space where there is reasonable assurance that the land will remain or continue to be managed in that condition as part of the defendable space. There is reasonable assurance land to the west will be maintained as defendable space as the land is already mown grass in the unmade road reserve (See photo below)

AltM 3.6 A building used for accommodation (other than a dwelling or dependent person’s unit), child care centre, education centre, hospital, leisure and recreation or place of assembly may provide defendable space in accordance with Table 2 Columns A, B or C and Table 6 to Clause 52.47-3 where it can be demonstrated that: An integrated approach to risk management has been adopted that considers: The characteristics of the likely future occupants including their age, mobility and capacity to evacuate during a bushfire emergency. The intended frequency and nature of occupation. The effectiveness of proposed emergency management arrangements, including a mechanism to secure implementation. Less defendable space and a higher construction standard is appropriate having regard to the bushfire hazard landscape assessment. Response Higher BAL construction requirements and less defendable space are considered appropriate due to the generally low threat vegetation to the east and the separation from the hazard to the west with 10 metres of on site defendable space. It is proposed to use the units for short term accommodation. The duration of a stay is usually expected to be less than one week. The units will be used by persons who are generally mobile (arriving by private vehicle and able to evacuate if required). A Bushfire Emergency Management Plan will be prepared prior to building works commencing. The key objective of this plan will be to ensure that human life is prioritised in the event of a bushfire impacting the site. A site manager would adopt the role of Chief Warden and be responsible for coordinating the emergency procedures which will include: Managing and overseeing of any emergency procedures (ensuring they have a list and contact numbers of all guests and travelling to site if any guests are on site in a bushfire event) Ensuring the site is properly prepared prior to the bushfire season; Reviewing the effectiveness of emergency procedure exercises and arrange for procedure improvements; and Accounting for all persons during the emergency procedures

It is not proposed to occupy the buildings on days of extreme or code fire rating. If bookings have been made, Guests would be notified prior to travelling to the site. (High fire danger days are generally forecast several days in advance) Persons would be evacuated to the centre of Daylesford, some 6 kilometres from the site. Triggers for evacuation would be an uncontrolled bush or grass fire within 10 kilometres of the site or on Code Red or Extreme weather days, There will be an emergency assemble point and a designated shelter in place with appropriate fire fighting equipment, food, water and first aid equipment if persons are unable to evacuate in a fire event.

7.1.3 53.02-2.3 Water supply and access objectives

A static water supply is provided to assist in protecting property. Vehicle access is designed and constructed to enhance safety in the event of a bushfire.

Approved Measure

Requirement

AM 4.1 A building used for a dwelling (including an extension or alteration to a dwelling), a dependant person’s unit, industry, office or retail premises is provided with:

A static water supply for fire fighting and property protection purposes specified in Table 4 to Clause 53.02-3.

Vehicle access that is designed and constructed as specified in Table 5 to Clause 53.02-3.

The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for fire fighting water supplies. Response: A static water supply will be provided with a fire resistant tank which has a CFA compatible outlet positioned via an underground pipe so that a fire truck can drive to within 4 metres of the outlet. 10 000 litres will always be retained within the tank for fire fighting purposes .

Access requirements can be met. A 3.5 metre wide track capable of carrying a 15 ton truck with 4m vertical and 4.5m horizontal clearance will be provided via the existing track. (See Table 5, Appendix 3).As the driveway is more than 100 metres long, a passing bay is required.

8 CONCLUSION

53.02 -1.1 Decision guidelines The proposed development meets the decision guidelines as follows: The State Planning Policy Framework (SPPF) outlines the broad framework for bushfire protection policy and provisions in the planning scheme. The following policies are included in this; Clause 13.02 – 1S Bushfire planning Objective To strengthen the resilience of settlements and communities to bushfire through risk-based planning that prioritises the protection of human life. Strategies Protection of human life Give priority to the protection of human life by: Prioritising the protection of human life over all other policy considerations. Directing population growth and development to low risk locations and ensuring the availability of, and safe access to, areas where human life can be better protected from the effects of bushfire. Reducing the vulnerability of communities to bushfire through the consideration of bushfire risk in decision making at all stages of the planning process. This proposal has been prepared having regard for this over arching policies The bushfire hazard site assessment, and bushfire management statement submitted with the application meets the objectives of Clause 53.02. Land surrounding the site is a mix of forest, woodland, grassland and modified vegetation. The proper establishment and maintenance of defendable space on site will reduce the overall bushfire risk. The proposed measures can be practically implemented and maintained in conjunction with the ongoing use of the land for farming and accommodation purposes

9 REFERENCES CFA (2011). FSG LUP 0003 Assessing vegetation in a bushfire management overlay (BMO. Country Fire Authority, Burwood East, Victoria. CFA (2011). Landscaping for Bushfire: Garden design and plant selection. Country Fire Authority, Burwood East, Victoria. CFA (2012). FSG LUP 0002 Requirements for water supply and access in the Bushfire Management Overlay (BMO). Country Fire Authority, Burwood East, Victoria. Standards Australia (2009). AS 39359-2009 Construction of Buildings in Bushfire Prone Areas. Standards Australia, North Sydney, New South Wales. DTPLI (2017) Technical Guide | Planning Permit Applications – Bushfire Management Overlay Clause 13.05-1 Bushfire planning strategies and principles Planning and Local Infrastructure (DTPLI) https://www.planning.vic.gov.au/__data/assets/pdf_file/0015/80016/Technical-Guide_Planning-Permit-Applications-Bushfire-Management-Overlay_Sept-2017.pdf Clause 53.02 Planning for Bushfire (2018) Department of Transport, Planning and Local Infrastructure (DTPLI) <http://planningschemes.dpcd.vic.gov.au/schemes>. Clause 44.06 Bushfire Management Overlay (2017) Department of Transport, Planning and Local Infrastructure,Melbourne (DTPLI) http://planningschemes.dpcd.vic.gov.au/schemes Clause 13.02-1S Bushfire planning (2018) Department of Transport, Planning and Local Infrastructure (DTPLI) <http://planningschemes.dpcd.vic.gov.au/schemes>. http://www.depi.vic.gov.au/fire-and-emergencies/planned-burns/fire-operations-plans/current-approved-fop http://mapshare2.dse.vic.gov.au/MapShare2EXT/imf.jsp?site=bim http://www.api.maps.vic.gov.au/vicmapapi/

APPENDIX 1– BUSHFIRE SITE ASSESSMENT 1a. Classifiable vegetation:

North South East West Vegetation Type Forest Forest Forest Forest

Woodland Woodland Woodland Woodland

Shrubland Shrubland Shrubland Shrubland

Scrub Scrub Scrub Scrub

Mallee/Mulga Mallee/Mulga Mallee/Mulga Mallee/Mulga

Rainforest Rainforest Rainforest Rainforest

Grassland Grassland Grassland Grassland

Excludable Excludable Excludable Excludable

Modified Modified Modified Modified

1b.Distance of the house site closest to the classifiable vegetation: ( metres).

North South East West Distance from the house site boundary to vegetation

75 87 293 10

1c. The effective slope under the vegetation:

North South East West Flat/Upslope Yes Yes Yes Yes

Downslope >0-5° >0-5° >0-5° >0-5°

>5-10° >5-10° >5-10° >5-10°

>10-15° >10-15° >10-15° >10-15°

>15-20° >15-20° >15-20° >15-20°

>20-30 >20-30 >20-30 >20-30 The highest BAL and associated defendable space are set out below in metres.

Direction North South East West BAL: 29 29 29 29 Defendable space: 40 40 40 Property

boundary

APPENDIX 2 DEFENDABLE SPACE CHECKLIST FOR SITE

Requirement Compliance Comment Is a permit required to remove vegetation

All leaves and vegetation debris must be removed at regular intervals during the declared fire danger period.

Yes

No

Grass must be short cropped and maintained during the declared fire danger period. Yes No

Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building.

Yes No

Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building.

Yes No

Shrubs must not be located under the canopy of trees. Yes No

Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres.

Yes No

Trees must not overhang or touch any elements of the building. Yes No

The canopy of trees must be separated by at least 5 metres. Yes No

There must be a clearance of at least 2 metres between the lowest tree branches and ground level. Yes No

APPENDIX 3 ACCESS AND WATER SUPPLY REQUIREMENTS

SCHEDULE OF BUSHFIRE PROTECTION MEASURES Defendable space The area of defendable space is shown hatched for a distance of 40m around the accommodation unit or to the property boundaries, where vegetation (and other flammable materials) will be modified and managed in accordance with the following requirements: - Grass must be short cropped and maintained during the declared fire danger period. - All leaves and vegetation debris must be removed at regular intervals during the declared fire danger period. - Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building. - Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building. - Shrubs must not be located under the canopy of trees. - Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres. - Trees must not overhang or touch any elements of the building. - The canopy clumps of existing trees must be separated by at least 5 metres. Any future tree planting must be separated by 5 metres. - There must be a clearance of at least 2 metres between the lowest tree branches and ground level. Construction standards The buildings will be designed and constructed a minimum Bushfire Attack Level of (BAL) 12.5. Water supply A tank on site will hold 10 000 litres of effective water supply for fire fighting purposes which meets the following requirements: -Is stored in an above ground water tank constructed of concrete or metal. -All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal. - Include a separate outlet for occupant use The water supply must also - Incorporate a ball or gate valve (British Standard Pipe (BSP) 65mm) and coupling (64 mm CFA 3 thread per inch male fitting). - The outlet/s of the water tank must be within 4m of the access way and 60m of all parts of the building and be unobstructed. - Be readily identifiable from the building or appropriate identification signage to the satisfaction of CFA must be provided. - Any pipework and fittings must be a minimum of 65 mm (excluding the CFA coupling). Access The driveway shown on the plan will provide access for trucks for fire fighting purposes which meets the following requirements: . A load limit of at least 15 tonnes - Curves must have a minimum inner radius of 10m. - The average grade must be no more than 1 in 7 (14.4 per cent) (8.1 degrees) with a maximum of no more than 1 in 5 (20 per cent) (11.3 degrees) for no more than 50m. - Have a minimum trafficable width of 3.5m of all weather construction. - Be clear of encroachments for at least 0.5m on each side and 4m above the access way. - Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle. - A 20m long 6m wide passing bay will be provided at 200m intervals A turning area will be provided for fire fighting vehicles close to the building by one of the following: - A turning circle with a minimum radius of eight metres. - A driveway encircling the dwelling. - The provision of other vehicle turning heads (such as a T or Y head) which meet the specification of Austroad Design for an 8.8 metre Service Vehicle.

FIGURE 11 BUSHFIRE MANAGEMENT PLAN