attachment no. 1 pages 1 - 41 refer to item 11 preceedings/299... · lot 1 is located on stoneville...

Attachment No. 1

Pages 1 - 41

Refer to Item 11.1

Schedule of Submissions No. 4405 (Lot 1) Stoneville Road, Stoneville – Holiday Accommodation – 12 Additional Chalets and

Communal Hall - 4405 (Lot 1) Stoneville Road, Stoneville

SUBMISSION COMMENT RECOMMENDATION

1. Submitter No. 1 a) Thank you for the

opportunity to comment on proposed expansion to the holiday accommodation at 4405 Stoneville Road in Stoneville.

a) Noted.

That the submission be noted.

b) While we do not object per se to the proposal to expand the number of Chalets, as directly impacted neighbours we do have significant concerns regarding the potential impacts the proposal will have on us.

b) Noted

c) Specifically our concerns relate to two issues which, while not insurmountable, would cause us to object strongly if moves were not taken to mitigate these impacts.

c) Noted. The submitter has identified the specific concerns later in the letter which have been addressed below.

d) We have also proposed potential mitigation measures as we do not necessarily want to stand in the way of our neighbour's ability to run a profitable business.

d) Noted.

Significant Increase in traffic flow e) The proposed expansion

includes 24 car parking bays which at peak usage would result in nearly 50 vehicle movements per day. This is assuming only one entrance and exit per day when in reality holiday makers often come and go more often so there is a strong possibility of significantly higher traffic volumes. This presents the following concerns.

e) The landowner has proposed to limit the check-in of guests to after 2pm to close of business and have the check-out time to no later than10:30am. It is not anticipated by the landowner that the holiday accommodation will be fully booked every day and that guests will not stay longer than one night. The Shire cannot condition the arrival and leaving time of guests

f) The access to the Chalets is directly along the side boundary to our property and the proposed expansion will lead to a substantial noise increase in what is essentially a residential area. Further to this the access is very close to our house and living areas so the change to the level of disturbance created will be clearly noticeable.

f) Noted f) That a condition be placed on the planning approval requiring that the access leg is sealed to minimum Shire standard to the specification and satisfaction of the Shire to reduce traffic noise and dust from the increase in vehicular movements. Further to this condition that traffic calming devices be used to slow traffic.


1. Submitter No. 1 (cont’d) g) Due to the proximity of the

access track to the living areas of our property (i.e. our house and yard) there is direct visibility from the access road and Chalet guests are able to see into our back yard and our sheds etc. While this is tolerable at the existing level the significant increase proposed will greatly impact on our privacy. This is particularly concerning as we have a 10 year old daughter who is reaching the stage where she is particularly conscious about privacy.

g) The Western Australian Planning Commission (WAPC) originally approved the subdivision of the lot which resulted in the location of the battleaxe leg where it presently is. The site has its access leg to the south of the lot. The access to the site, whether related to the chalet or not is already set. Furthermore, given the existing vegetation on site, it is not anticipated that access to the site will compromise privacy to neighbouring lots.

Potential Mitigation Measure

h) We believe that in order to protect our privacy and to screen out the significant increase in traffic noise a screening fence between the front gate and the area behind our shed. Ideally this fence would be 1 m tall at the gate to allow for safe road visibility for entering traffic. However, it would need to be approximately 2 metre tall from the start of our front yard area to the rear of our sheds to adequately provide noise and privacy protection.

h) No fencing changes are proposed as part of this application.

i) We realise that boundary fences are a cost that is shared by both parties however we had intended to install a fence consistent with the remainder of the boundary on that side of the property. In order to achieve the adequate screening it would require a fence that will result in additional cost for which we receive no financial gain. Therefore we believe that the additional cost should be borne by the proponent of the Chalets.

i) See response in (h) above

Inadequate Signage j) The signage identifying the

Chalets is inadequate and partially obscured, this results in Chalet guests

j) See signage section in Council report.

j) A condition be placed on the planning approval advising the requirement for approval of any new signage.


1. Submitter No. 1 (cont’d) mistakenly entering our

property whilst looking for the Chalets. This happens often and on a regular basis despite prominent house numbers on our gates, particularly at night (and at all hours of the night) as the Chalet sign is not illuminated. Even at the current capacity this is not acceptable; the proposed increase could reasonably be expected to lead to a much higher incidence of such intrusions.

Potential Mitigation k) More prominent signage in a

more visible location is required to clearly identify the entrance to the Chalets. Ideally this would have some form of low level illumination to ensure it was easily identifiable at night.

k) Signage will be assessed as part of a new application and must comply with the signage Local Law and the Scheme.

k) See recommendation above.

2. Submitter No. 2

a) In response to your letter dated the 9th January 2012 we wish to bring to your attention the lack of signage on the driveway at the above address. The current sign isn't at a visible height nor large enough to be sighted whilst driving looking for the address/driveway. As a consequence chalet clientele regularly use the wrong driveway and this can be intrusive. Should car volume increase we feel this situation should be corrected so there is no confusion regarding which driveway is which.

a) See comments (j – k) above. a) See recommendations (j-k) above.

b) Other than that we have no objections with the proposal.

b) Noted b)

Submitter No. 3

a) I am interested in what fire safety measures/exits etc. have been proposed for the additional chalet development behind my property- especially after the recent 2008 fire that swept through

a) The applicant has had a Fire Management Plan prepared which has been endorsed by the Shire’s FESA officer. This Fire Management Plan is required to be complied with through a legal agreement being placed on the certificate of title for this property.

That the submission be noted.


Submitter No. 3 (cont’d)

b) I also have concerns regarding the construction of the Communal Hall and the potential impact it will have on my property ,as my property will be directly affected by it due to its close proximity to my Northern boundary

b) The proposed development will be screened with native vegetation and has been setback from the property boundaries in accordance with Table 2 of the Shire’s Town Planning Scheme No. 3.

b) That a condition be placed on the planning approval requiring that screening vegetation as part of the approved landscaping plan is established and maintained to the satisfaction of the Shire of Mundaring.

c) I also have concerns regarding - noise, traffic , car lights/lights, privacy intrusion, etc. if the chalets run to capacity at 52 people

c) The chalets are not anticipated to be at full occupancy at all times, with the proposed development mainly being for large groups and families. Therefore guests are more likely to commute in groups, reducing the potential impact of the increased traffic movements.

c) Refer to previous recommendations regarding access and traffic.

d) I would appreciate being able to speak to someone regarding this proposal.

d) Should dust and noise from the development become a nuisance; the Shire’s Health Services can conduct an inspection and enforce the relevant Health legislation.

e) On the 16th of January 2012 my friend phoned you and discussed my concerns regarding 'a gate' on the southern boundary of the subject property that has been shown on the plan for the proposed development.

e) Noted.

f) This gate is shown as 'fire gate 2' on the plan of the proposed development that I have received and have been invited to comment on. I am writing to you to request that this set of plans is changed to remove the 'fire gate 2' reference and to show the gate as a 'standard gate' on these plans.

f) An amended plan has been included in the report to reflect these changes.

g) I have concerns of the safety of people entering neighbouring properties through this gate (in an emergency) as there is no access to a gazetted road.

g) The gates referred to have been relocated to permit access to agreeing neighbouring properties. This has been addressed in the Fire Management Plan which is in the appendices of this report.

g) That a condition be placed on the approval requiring a legal agreement be placed on the Certificate of Title under the Transfer of Lands Act 1893 to ensure adequate access to agreeing properties in the case of a fire emergency.

4405 (Lot 1) Stoneville Road, STONEVILLE 1:5000

Subject Property

26 November 2010 Attachment - Stoneville Road.doc

The Chief Executive Officer Shire of Mundaring 7000 Great Eastern Highway MUNDARING WA 6073 Dear Sir DEVELOPMENT APPLICATION – HOLIDAY ACCOMODATION LOT 1 (#4405) STONEVILLE ROAD, STONEVILLE I refer to the Planning Application lodged for ‘Holiday Accommodation’ at Lot 1 (#4405) Stoneville Road, Stoneville. The following additional information has been prepared to address the Shire’s queries regarding the proposal.

BACKGROUND Lot 1 is located on Stoneville Road, Stoneville, 4.4km from the Mundaring town centre.

The property contains an existing single dwelling occupied by the landowner and his family. The site also contains four holiday accommodation chalets which have been operating without complaint since approval from the Shire was granted. The landowner is the manager of the existing accommodation facilities on site.

APPLICATION The planning application is for ‘Holiday Accommodation’, comprising 12 additional chalets and a common room.

PROPOSAL / LAND USE The site currently contains a single dwelling, occupied by the landowner and his family. The four existing chalets contain two bedrooms each. Tourists can choose to book a one bedroom chalet whereupon one of the bedrooms in the chalet is locked. The existing holiday accommodation operates as a form of ‘eco tourism’, with the chalets nestled within native vegetation, and native fauna present on site. The landowner has experienced a growing demand for larger groups, such as families or corporate retreats, where individuals prefer to each have their own bedroom. This results in the existing accommodation only being able to accommodate 8 persons, which is insufficient for these larger groups. It is therefore proposed to construct 12 additional chalets, to accommodate larger groups where the individuals can maintain their privacy by having their own bedrooms. It is proposed to construct 8 chalets within the north western area, and 4 chalets to the south of the existing dwelling. These are within existing cleared areas so there is no impact on any existing vegetation. 2 bedroom chalets 1 bedroom chalets Total chalets North west area 4 chalets 4 chalets 8 chalets South of dwelling 2 chalets 2 chalets 4 chalets Total 6 chalets 6 chalets 12 chalets

Cleared site north west section – 8 chalets proposed

Cleared area south of dwelling – 4 chalets proposed Due to the smaller size of the proposed new chalets a separate common room will be constructed, within the existing cleared area, to the western side of the property. This will act as a ‘meeting’ room for corporate eco tourism groups, most commonly used for team building retreats. At full capacity, if all bedrooms are occupied by single persons (including the existing four chalets), 26 persons could be accommodated. At maximum capacity, if all bedrooms were to be occupied by couples, an extremely unlikely event, up to 52 persons could be accommodated. Realistically, the landowner anticipates that the ideal occupancy for the existing and proposed chalets would be in the order of 36 persons in total, with some of the rooms accommodating couples, and the remainder with single persons. Arrival times are generally after 2pm in the afternoon. Check out time is 10:30am, after which local cleaners are employed to tidy up the chalets. Length of stays varies from one night to a week, with the majority of bookings being for the weekend period. Substantial new native vegetation will be installed around the proposed chalets and around the site, both to revegetate the existing cleared area, and to increase the screening from adjacent properties. Vegetation will also be installed along the WADI subsoil dripper system. The chalets will be constructed of materials coloured to harmonise with the existing native natural environment. This will further limit their visibility from adjacent properties or the street.

ZONING The property is zoned ‘Rural Landscape Living 1/2 ’ under the Shire of Mundaring Town Planning Scheme No.3.

Under TPS 3 the land use falls within the use class category of ‘Holiday Accommodation’ in that it is “accommodation comprising two or more cabins, apartments, part of a residence, or chalets which, by way of trade or business, is held out as being available or is made available for holiday purposes for occupation by persons other than the proprietor”. Holiday Accommodation is an ‘SA’ land use within the Rural Landscape Living zone. The objectives of the Rural Landscape Living Zone are: (a) to protect the rural environment and landscape; The holiday accommodation promotes environmentally sensitive tourist practices, with one of the main attractors being a holiday within a rural environment. No aspect of the holiday accommodation will endanger the rural environment or landscape. (b) to ensure that land use and development do not adversely affect the landscape quality and scenic values; The chalets are proposed in locations that are not visible from the adjacent properties or street, being obscured by existing earth bunding and thick vegetation. The chalets will be coloured to blend with the surrounding bushland. (c) to limit the visual impact of development and conserve and enhance the existing landscape quality and scenic values; As noted above the chalets are proposed in locations that are not visible from the adjacent properties or street, being obscured by existing earth bunding and thick vegetation. Additional native landscaping will be installed to the Shire’s specifications which will enhance the landscape quality and scenic values. The colour of the chalets will be chosen so that they harmonise with the surrounding bushland, making them even less visible. (d) to restrict and limit the removal of natural vegetation and encourage revegetation where appropriate; No vegetation will be removed to accommodate the new chalets. Additional native planting will be installed, revegetating the existing cleared areas of the site.

(e) to protect sensitive areas, especially the natural valley and watercourse systems from damage; to sustain and enhance the buffer areas between urban cells; to reduce the incidence of salinity, stream turbidity and nutrient enrichment and other pollution; and to minimise any other ecological or environmental damage; The areas where the chalets and car parking are proposed to be installed are within existing cleared areas. No structures or effluent disposal areas are proposed that will impact on existing watercourses. (f) to encourage land use and management practices compatible with landscape conservation; As part of this proposal the existing landscape will be improved with the installation of additional native vegetation. The underlying objective of the proposed eco tourism land use is to conserve the natural environment. (g) to limit hobby farm activities to land which is already cleared and which does not have a slope of greater than 20% and where livestock does not have unrestricted access to watercourses; No hobby farm practices are proposed on the site. (h) to prevent threats to the amenity of the zone and impacts on wildlife and native vegetation caused by domestic or feral pets and by the grazing of livestock; No domestic pets or livestock are proposed. The intent of the chalets is to promote eco-tourism, where the native natural environment is preserved, therefore the highest regard is given to protection of the environment. This includes the exclusion of any pets or livestock. (i) to support closer subdivision and development coded areas for rural landscape living purposes; No subdivision is proposed in this application. The proposed development is for holiday accommodation, so it will result in a less intense development than if it were for residential purposes. (j) to ensure that subdivision and development comply with a Local Subdivision and Infrastructure Plan, the Local Rural Strategy and the principles of any Precinct Plan or any other Code adopted by Council; and No subdivision is proposed. (k) to minimise bushfire hazard; The proposal complies with Planning for BushFire Protection Guidelines (Edition 2). The proposal achieves the requisite setbacks from the boundaries, and the buildings will be constructed to AS 3959-2009 BAL- 12.5. The setbacks will be managed as building protection zones, and all dead trees and branches will be removed. Three fire gates are located on the property to provide ample escape routes. A Fire Management Plan is currently being prepared to demonstrate the proposal’s compliance.

SITE CHARACTERISTICS

PRIMARY LAND USE The site is primarily rural living for the landowner and his family. The proposed holiday accommodation is ancillary to this.

SURROUNDING LAND USES Surrounding properties are generally rural living. Land to the north and west is zoned Special Purpose.

EFFLUENT DISPOSAL Innovative WADI technology will be employed to address the effluent disposal for the proposed chalets. A WADI 6800 will service the 8 chalets within the north west corner of the site. This system is designed to accommodate up to 20 persons, and has a subsoil reticulation requirement of 233m2. A WADI 5800 will service the 4 chalets to the south of the dwelling, accommodating up to 12 persons, and utilising a subsoil dripper area of 150m2.

SOILS The proposed chalets will be constructed on the portion of the site with Yarragil 2 (Yg2) soils. The technology utilised in the proposed WADI effluent disposal units can be readily accommodated within this soil type.

ACCESS The land has access to Stoneville Road via a battleaxe leg. A one way track system throughout the site provides access to the dwelling, chalets and car parking areas.

SERVICES The area is serviced with water and power. Deep sewer is not available, therefore effluent disposal is proposed on site as discussed in section 5.3 above.

VEGETATION The site generally contains substantial, mature native bushland. The areas in which the chalets are proposed to be located are cleared, gravelled areas. It is proposed to install significant additional native landscaping to compliment the existing vegetation, in accordance with the Shire’s requirements. A landscaping plan is currently being prepared. This plan will also include additional vegetation along the WADI subsoil dripper lines.

CAR PARKING The existing dwelling has its own separate car parking. Under the Shire of Mundaring Town Planning Scheme No. 3 Holiday Accommodation requires one car parking bay per bedroom to be provided. The existing four chalets already have car parking bays provided adjacent to them. It is proposed to provide car parking bays adjacent to the proposed chalets as follows: Bedrooms Required bays Provided bays 8 chalets north west section

12 bedrooms 12 bays 16 bays

4 chalets near dwelling

6 bedrooms 6 bays 8 bays

Total 18 bedrooms 18 bays 24 bays This will result in a surplus of 6 car parking bays being provided, ensuring that all parking is more than adequately accommodated on site in an orderly fashion. Given the application’s compliance with the Scheme requirements, the City is requested to support the application. Please contact me on 9274 3198 if you have any queries regarding the application. Yours faithfully Lisa Previti Planner (P/T Thur, Fri)

FIRE MANAGEMENT PLAN

Lot 4405 Stoneville Road

STONEVILLE

SHIRE OF MUNDARING

TABLE OF CONTENTS 1.0 PURPOSE OF THE MANAGEMENT PLAN 3 2.0 SUBDIVISION LOCATION AND DETAILS 3 3.0 SITE DETAILS 3 4.0 STATUTORY CONDITIONS 3 5.0 BUSH FIRE HAZARD ASSESSMENT 4 6.0 FIRE MITIGATION 7 6.1 Location of Development 7 6.2 Vehicle Access 7 Roads, Battle Axe Access, Firebreaks and Private Driveways 6.3 Water Supplies 8 Water for Fire Fighting, Fire Service 6.4 Siting of Development 9 Building Protection Zones, Hazard Separation Zones, Hazard Reduction, Planting of Trees and Shrubs and Dwelling Construction 6.5 Design of Development 12 7 SUMMARY 14 7.1 Overall Fire Threat 14 7.2 Property Owners Responsibilities 14 7.3 Developers Responsibilities 14 7.4 Shire of Mundaring Responsibilities 15 Appendix A Development Layout 16 Fire Management Plan Compliance Checklist 19 Disclaimer: The measures contained in this fire management plan are considered to be minimum standards and they do not guarantee that a building will not be damaged in a bush fire. All surveys, forecasts, projections and recommendations made in this report associated with the project are made in good faith on the basis of information available to FirePlan WA at the time; and achievement of the level of implementation of fire precautions will depend among other things on the actions of the landowners or occupiers over which FirePlan WA has no control. Notwithstanding anything contained therein, FirePlan WA will not, except as the law may require, be liable for any loss or other consequences (whether or not due to the negligence of the consultants, their servants or agents) arising out of the services rendered by the consultants.

1.0 PURPOSE OF THE MANAGEMENT PLAN The purpose of this Bushfire Management Plan is to detail the Fire Management methods and requirements that will be implemented within the proposed development. The aim of the Bushfire Management Plan is to reduce the occurrence of and minimise the impact of bush fires thereby reducing the threat to residents, fire fighters and the environment in the event of a fire within or near the subdivision. The aim of this Fire Management Plan is to document fire prevention requirements of the development. 2.0 SUBDIVISION LOCATION AND DETAILS The subject land comprises of Lot 4405 Stoneville Road Stoneville in the Shire of Mundaring and is to be further developed with an additional 12 chalets and a common room constructed on the site. 3.0 SITE DETAILS The site has a disused orchard in the south western portion with a gravel pit located in the north western corner of the site. A house and 4 chalets exist on the site. The site was subject to the Chidlow fire of 2007 and no damage occurred to the existing chalets or dwelling. The site has remnant Jarrah/Marri forest (fire damaged but recovering) over at least 60-70% of the site. Low fuel areas have been established around chalets and existing dwellings. A dam is located in the south west corner of the site which provides water for gardens and was originally used for watering the orchard. It is proposed each chalet will have its own potable water supply for domestic use.

4.0 STATUTORY CONDITIONS The Shire of Mundaring requires the preparation of a ‘Bushfire Management Plan’ as part of the development application. This document has been prepared to satisfy that requirement in accordance with Planning for Bush Fire Protection 2010. As fire management strategies may require altering to meet changing climate, weather patterns, environmental and land use needs, landowners/occupiers are advised that provisions of the Bush Fires Act 1954 may still be enforced in addition to this Fire Management Plan. The Shire of Mundaring in conjunction with Landowners will be responsible for initiating a review of this fire management plan as it may see necessary to do so.

5.0 BUSH FIRE HAZARD ASSESSMENT Bush Fire Hazard Assessment is determined by rating the vegetation type in accordance with Table 1 and Figure 2 of Planning for Bush Fire Protection 2010. It is also based on the underlying assumption that land in Western Australia is predominantly undulating with relatively short, steep inclines. In Planning for Bush Fire Protection (Edition 2 2010) the bush fire hazard assessment methodology identifies 3 three levels low, moderate and extreme. The Bush Fire Hazard Assessment for the proposed development area is rated Extreme in the remnant Jarrah/Marri forest and moderate in disused orchard and Low in the disused quarry site. The Mediterranean climate experienced by this area is such that the majority of rain falls in late autumn through to early spring. This rainfall supports substantial vegetation growth which dries off in Summer/Autumn. Diagram 1 Locality of proposed Development

Diagram 2 Locality Map aerial view

Diagram 3 - Bush Fire Hazard Assessment

6.0 BUSH FIRE MITIGATION In this Section of the Fire Management Plan when complying with the Acceptable Solution detailed in Planning for Bush Fire Protection 2010 it will be shown as (A2.1) meaning Acceptable Solution 2.1 of the guidelines. The development has been designed so as to take into account the following fire mitigation measures:-

• Location of Development • Vehicle Access

o Roads, Battleaxe Access, Firebreaks, Private Driveways • Water Supplies • Siting of Development

o Building Protection Zones, Hazard Separation Zones, Hazard Reduction, Planting of trees, Dwelling Construction Standards

• Design of Development

6.1 LOCATION OF DEVELOPMENT

This development is located on land that the Bush Fire Hazard Assessment has identified as Extreme, Moderate and Low, and will have Building Protection Zones, Hazard Separation Zones and an increase in Construction Standard of proposed chalets in accordance with AS 3959-2009.

6.2 VEHICLE ACCESS

6.2.1 Private Access The current access to Lot 4405 is via an existing common Battleaxe access. Within the site access to the dwelling and chalets is via a private ring road system. It is proposed that access to the new chalets will be a short extension of the ring access road. (A2.5). The owners of Lot 2 have agreed to theirdrive way being used as an emergency access and will be sign posted as a one way access by the developer. This agreement will be paced as a caveat on the title on Lot 2 and the draft agreement is shown in Appendix B. There is also an existing fire access easement along the southern boundary of Part Lot 69 to the north. See Diagram 3

6.2.2 Firebreaks The landowners of Lot 4405 will comply with the Shire of Mundaring firebreak notice issued annually in addition to this fire management plan (A2.9). A firebreak will be installed from the proposed car park in the north west corner of the site southwards and link back to the ring road thus having all the chalets inside a firebreak. This firebreak is to be cleared to 6 metres wide with a 4 metre wide trafficable surface (suitable for 2 wheel drive vehicles) and cleared vertically for 4 metres. This firebreak is to be installed by the Developer and maintained by the landowner.

There are gates in the NE, SE and SW corners of the site providing access to those lots in the event of a wildfire. Firebreaks and internal roads are required to have turn around areas every 500 metres and passing bays every 200 metres in accordance with specifications below.

6.3 WATER SUPPLIES

6.3.1 Domestic Water Supply Each chalet is/will be connected to scheme water.

6.3.2 Water for Fire Fighting

Water is available in the soak dam for fire fighting. A 50,000 litre water tank is located near the dwelling and is to be used specifically for fire fighting. It has camlock coupling fitted at the bottom of the tank compatible with fire appliances from local bush fire brigades.

6.3.2 Fire Service

The site is located in the Stoneville Bush Fire Brigade area and would be supported by other local Bush Fire Brigades.

6.4 SITING OF DEVLOPEMENT

Proposed habitable chalets will be located within building envelopes that are located in an area rated as low and moderate bush fire hazard (A4.1). 6.4.1 Building Protection Zone (BPZ)

The aim of the Building Protection Zones is to reduce the amount of accumulated bush fire fuel and to lower the intensity of the impact of a bush fire by flame contact or radiated heat.

Non flammable features such as driveways, paths, reticulated lawn, or landscaped gardens should form part of Building Protection Zones. Isolated trees and shrubs may be retained within Building Protection Zones. A Building Protection Zone of 20 metres is to be constructed within the lot around all buildings as follows (A4.3):

• Bush Fire fuels to be maintained at or below 2 tonnes per hectare and

dry grass must be maintained below a height of 50mm;

• The first 5m around all building is to be cleared of all flammable material. Reticulated gardens may be located in this zone;

• The spacing of trees should be 15-20 metres apart to provide for a separation of 10 metres between crowns;

• Trees are to be under/low pruned, to a height of 2 metres;

• No tall shrub or tree is to be planted within 2 metres of a building including windows;

• There are no tree crowns over hanging the building;

• Shrubs within the building protection zone have no dead material within the plant;

• Trees in the Building protection zone have no dead material within the plant’s crown or on the bole (tree trunk)

• Fences and sheds within the Building Protection Zone are to be constructed using non combustible materials (e.g. colourbond iron, brick, limestone);

• Branches, must be removed at least 2 metres back from the eaves of all buildings;

• All leaves, twigs, logs, branches must be removed from within the building protection zone. Annual falls of leaf litter must be raked up and removed or burnt.

The Building Protection Zone is to be installed around existing and proposed chalets and dwellings by the Developer prior to the commencement of new chalet construction and maintained by the landowner in perpetuity.

6.4.2 Hazard Separation Zone (HSZ) To provide additional fire protection there must be a physical separation between the buildings and the surrounding vegetation to reduce the impact of bush fires upon the structures within the Building Protection Zone including ember attack. As the occurrence of bush fires in this district may occur and will burn in accordance with the prevailing weather and fuel conditions at the time, it is essential that property owners maintain HSZ on their land to have any degree of safety. The following practices should therefore be maintained (A4.4):

• An area of 20 metres outside the Building Protection Zone within each lot

(or where this is not possible or desirable within the boundaries of the overall development in which the building is proposed to be located) is to be maintained as a Hazard Separation Zone.

• Bush fire fuels within the HSZ should be kept below 4-6tonnes/ha.

• All dry grass is to be slashed or grazed to 50 mm in height • Tree crowns area minimum of 10 metres apart. • Trees in HSZ have no dead material within the plants crown or on the

bole/trunk.

• All accumulated litter, twigs, bark of trees, fallen tree branches and logs should be removed from the area on a regular basis prior to and during the Bush Fire Season.

• The Developer is required to install the Hazard Separation Zone around

the existing and proposed Chalets and dwellings prior to the commencement of construction of new chalets

The landowner will be required to maintain fuel loadings in both the building protection zone and the hazard separation zone as detailed in Section 6.4.1 and 6.4.2 above in perpetuity.

6.4.3 Hazard Reduction Program

Hazard reduction in remnant vegetation areas outside the development area, building protection zones and hazard separation zones can be achieved by slashing, the application of stock (grazing) or planned prescribed burning. Property owners have a responsibility to reduce bush fire hazards and maintain properties annually in preparation for summer season. Bush fire fuels outside the BPZ and HSZ must be maintained below 6-8 tonnes per ha. The Shire of Mundaring can provide advice on appropriate techniques to achieve bush fire hazard reduction for individual properties. As a guide, the landowner should carry-out the following Fire Prevention activities:

Autumn to Winter (May – August)

• Tree pruning – remove lower branches; check that power lines are clear.

• Reduce fuel levels around the house – clear long grass, leaves, twigs and flammable shrubs.

• Ensure petrol and other flammables are safely stored away from the main dwelling.

• Make sure your fire fighting equipment is in good working condition and serviced where required.

• Make sure all residents are aware of your emergency plan including evacuation routes.

Spring (September – November)

• Move woodpiles and stacked timber away from the main dwelling. • Keep grass short – not to exceed 50mm in height. • Clean gutters and roof debris. • Install and maintain firebreaks in accordance with this plan and the

firebreak notice. Summer (November – May)

• Water lawns, trees and shrubs near the buildings to keep them green. • Re-check fire fighting equipment, screens, water supplies and that

gutters remain clear. Long Term Precautions

• Ensure firebreaks are prepared in accordance with this fire management plan, the latest Firebreak Notice and any variation to the fire order issued by council.

• Ensure that any planting of wind breaks or trees is in accordance with this fire management plan and will not be detrimental to fire suppression requirements in future years.

• Make sure that the buildings are safe – fit ‘wire’ fly screens and shutters, fill gaps in roof/wall spaces, fit fire screens to evaporative air conditioners and have them operable to provide a water only supply.

• Give consideration to installing external building sprinkler systems with static water supply and ‘back-up’ power for emergencies.

• Get basic training in fire fighting from your local bush fire brigade or even join your local brigade.

• Join or start a local Bushfire Ready Awareness Group. 6.4.4 Planting of Trees and Vegetation

Planting of new trees and shrubs are not permitted within 6 metres of the centre of any firebreak. Trees planted within the BPZ and HSZ must comply with the standard outlined in Section 6.4.1 and 6.4.2 respectively. Planting of trees on the site must not be carried out so as to increase the bush fire hazard of the site.

6.4.5 Dwelling Standards

New dwellings interfacing with classified vegetation shall be designed and built to conform with:- • The Shire of Mundaring Specification and Requirements • Australian Standards AS 3959-2009

The proposed Chalets are located in an area rated as a “Low” “Moderate” and “Extreme” bush fire hazard level the BAL for these Chalets are currently rated as BAL-19. With the earth wall created from the gravel extraction acting as a heat shield (A4.5) the construction standard of the 8 chalets in the north west corner can be reduced to BAL 12.5. The proposed chalets near the existing dwelling are to be constructed to AS 3959-2009 BAL-19. The Developer is to prepare a Bush Fire Survival Plan based on the FESA document Prepare. Act. Survive and place a copy in each Chalet prior to the renting of chalets.

6.5 DESIGN OF DEVELOPMENT

This development is located in an area with bush fire hazard assessment rated as “Extreme”, “Moderate” and “Low” and has BPZ and HSZ installed around each building and chalets have an increased construction standard in accordance with AS 3959-2009. The development complies with acceptable solutions A4.1, A4.2, A4.3 & A4.4 there are no special design requirements.

Diagram 3 - Sample Building Protection and Hazard Separation Zones. Note: The combination of the Building Protection Zone and Hazard Separation Zone may overlap adjoining properties due to the siting of dwellings. The diagram below represents a typical BPZ and HSZ configeration for an individual dwelling.

7.0 SUMMARY 7.1 OVERALL FIRE THREAT The design of this development and the facilities constructed at the time of

development are such that with implementation of this Fire Management Plan, fire threat to persons and property within the development is significantly reduced.

7.2 PROPERTY OWNER'S RESPONSIBILITIES To maintain the reduced level of risk and threat of fire, the owners/occupiers of

lots created by this proposal will be responsible for undertaking, complying and implementing measures protecting their own assets from the threat and risk of bush fire.

• Maintain access and internal firebreaks clear of flammable material on

their property by the dates shown on the Shire of Mundaring Firebreak Notice as detailed in Section 6.2.

• Maintain in good order and condition all property fencing and gates ensuring that vegetation does not encroach over the firebreak.

• Ensure all habitable buildings have Building Protection Zones, Hazard

Separation Zones, Hazard Reduction installed, planting of trees/shrubs and chalet construction are implemented and maintained as detailed in Section 6.4

7.3 DEVELOPER'S RESPONSIBILITIES To facilitate the construction of 12 new chalets, the developer shall be required

to carry out the following works as described below:-

• Lodging a 70A ‘Notification’ on the Certificate of Title of Lot 4405. The Notification shall alert successors in Title of the responsibilities of this Fire Management Plan;

• Install access and firebreaks as detailed in Section 6.2

• Install Building Protection Zones, Hazard Separation Zones prior to construction of chalets in accordance with Section 6.4.1 and 6.4.2.

• Install water for firefighting as detailed in Section 6.3;

• Construct Chalets in accordance with AS 3959-2009 as detailed in

Section 6.4.5

7.4 SHIRE OF MUNDARING RESPONSIBILITIES The responsibility for compliance with the law rests with individual property

owners and occupiers and the following conditions are not intended to unnecessarily transfer some of the responsibilities to the Shire of Mundaring.

The Shire of Mundaring shall be responsible for:

• Developing and maintaining District Fire Fighting Facilities.

• Provide advice on appropriate techniques to achieve bush fire hazard reduction for individual properties.

• Maintaining in good order the condition of the district water tanks and the apparatus for firefighting purposes.

Appendix A - Development Layout (Not to Scale).

Appendix B Proposed Emergency Access Lot 1 & 2 Stoneville Rd

FIRE MANAGEMENT PLAN PROPERTY DETAILS: Lot 4405 Stoneville Road, Stoneville Local Government: Shire of Mundaring Compliance checklist for performance criteria and acceptable solutions Element 1: Location Does the proposal comply with the performance criteria by applying acceptable solution A1.1? Yes No Element 2: Vehicular Access Does the proposal comply with the performance criteria by applying acceptable solution A2.1? Yes No Battleaxe Access from Stoneville Rd Does the proposal comply with performance criteria Yes No by applying acceptable solution A2.2? Does the proposal comply with the performance criteria by applying acceptable solution A2.3? Yes No N/A Does the proposal comply with the performance criteria by applying acceptable solution A2.4? Yes No Battleaxe Access from Stoneville Rd Does the proposal comply with the performance criteria by applying acceptable solution A2.5? Yes No Does the proposal comply with the performance criteria by applying acceptable solution A2.6? Yes No N/A Does the proposal comply with the performance criteria by applying acceptable solution A2.7? Yes No N/A Does the proposal comply with the performance criteria by applying acceptable solution A2.8? Yes No Existing gates provide access to adjoining lots to the north and south Does the proposal comply with the performance criteria by applying acceptable solution A2.9? Yes No Shire of Mundaring annual Firebreak Notice, boundary firebreak exceeds Firebreak Notice in some areas Does the proposal comply with the performance criteria

by applying acceptable solution A2.10? Yes No N/A Element 3: Water Does the proposal comply with the performance criteria by applying acceptable solution A3.1? Yes No N/A Does the proposal comply with the performance criteria by applying acceptable solution A3.2? Yes No N/A Does the proposal comply with the performance criteria by applying acceptable solution A3.3? Yes No Dams on site Element 4: Siting of Development Does the proposal comply with the performance criteria by applying acceptable solution A4.1? Yes No Chalets to be constructed to AS 3959-1999 Does the proposal comply with the performance criteria by applying acceptable solution A4.2? Yes No N/A Does the proposal comply with the performance criteria by applying acceptable solution A4.3? Yes No Does the proposal comply with the performance criteria by applying acceptable solution A4.4? Yes No Reduced HSZ Does the proposal comply with the performance criteria by applying acceptable solution A4.5? Yes No Earthen wall created from gravel extraction acts as a heat shield

Element 5: Design of Development Does the proposal comply with the performance criteria by applying acceptable solution A5.1? Yes No The development uses acceptable solutions as appropriate to meet the requirements under performance criterion P5. Does the proposal comply with the performance criteria by applying acceptable solution A5.2? Yes No The development uses acceptable solutions as appropriate to meet the requirements. Applicant Declaration: I declare that the information provided is true and correct to the best of my knowledge. Name of Person Preparing the Fire Management Plan: Full Name Error! Objects cannot be created from editing field codes. for FirePlan WA Date: 02/01/2011 Developer: Full Name: ___________________________________ Signature: ________________________ Date:

attachment no. 1 pages 1 - 41 refer to item 11 preceedings/299... · lot 1 is located on stoneville...

Documents