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BUSHFIRE THREAT ASSESSMENT REPORT Special Fire Protection Purpose Development North Byron Beach Resort Proposed Central Facilities Lots 1, 9, 10 & 11 DP 243218 Bayshore Drive, Byron Bay 4 November 2013 (amended)
Prepared by: BCA Check Pty Ltd trading as Bushfire Certifiers 4/57 Ballina Street Lennox Head NSW 2478 Australia (PO Box 375 LENNOX HEAD NSW 2478) ABN 95104451210 T: 02 66877461 F: 02 66876295 E: peter@bushfirecertifiers.com.au Peter Thornton Principal BPAD-A Certified Practitioner No. 14867 MFireSafeEng Building Surveyor MAIBS DOCUMENT CONTROL Revision No. Date Description Prepared Checked Authorised A 09.10.2013 Draft Peter Thornton SJT Peter Thornton B 04.11.2013 Draft Peter Thornton SJT Peter Thornton Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 2
TABLE OF CONTENTS 1.0 Executive Summary... 4 2.0 Introduction... 6 2.1 General 2.2 Significant Environmental Features 2.3 Report Details 3.0 Proposed Development... 8 4.0 Bushfire Threat Assessment... 9 5.0 Asset Protection Zones and Construction Standards... 12 6.0 Water and Utility Services... 13 6.1 Water Services 6.2 Gas Services 6.3 Electricity Services 7.0 Access... 13 8.0 Landscaping... 14 9.0 Emergency and Evacuation Planning... 15 10.0 Conclusion... 15 References... 16 Appendices... 17 LIST OF TABLES AND FIGURES Table 1 Bushfire Threat Assessment... 11 Figure 1 Site plan of proposed Central Facilities... 9 Figure 2 Summary of bushfire threat assessment... 10 Figure 3 Byron Shire Council bushfire prone land map... 11 Figure 4 Concept landscape plan for the central facilities... 14 Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 3
1.0 EXECUTIVE SUMMARY The applicant is proposing to construct central facilities on the existing North Byron Beach Resort site at Lots 1, 9, 10 & 11 DP 243218 Bayshore Drive, Byron Bay. The development is considered as part of a Special Fire Protection Purpose (SFPP) development and also has a Class 9b use (conference rooms) that will also be considered with the intent of PBP2006. The report has established that full compliance with the acceptable solutions of Planning for Bushfire Protection 2006 is possible for the proposed central facilities only. The following table provides a summary of the recommendations of the report and the method of assessment for each of the heads of consideration. MEASURE RECOMMENDATION METHOD OF ASSESSMENT APZ Required 50m APZ to west, northwest; southwest and south. Acceptable Solution 30m APZ to the east and northeast 20m APZ to the north Water Supply Fire hydrants are to be provided within the site to comply with AS 2419-2005 and s4.2.7 Acceptable Solution Electricity Supply Proposed electricity supply to be located below Acceptable Solution ground level Gas Supply Gas supply to comply with PBP2006 Acceptable Solution Construction Standards Landscape Access BAL 12.5 AS-3959 2009 + Appendix 3 PBP2006 Landscaping within the APZ is to comply with Appendix 5 of PBP2006. The property access road (Bayshore Drive) is to comply with Table 4.1 of PBP2006 and s4.1.3(1) although the requirements for 8m wide perimeter road is not required. Acceptable Solution Acceptable Solution Acceptable Solution The report makes the following recommendations for the development for the application for a Bush Fire Safety Authority (BFSA). The full report however is to be considered, including Section 2.2 that details the Significant Environmental Features that are not considered by this report. 1. The entire proposed central facilities and housekeeping buildings are to be constructed to BAL-12.5 AS-3959 2009 + Appendix 3 PBP 2006. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 4
2. An Emergency Evacuation Plan is to be prepared in accordance with s4.2.7 PBP2006 and submitted to the Consent Authority and NSW Rural Fire Service for approval. 3. Should a gas service be installed the following aspects will require compliance: Reticulated or bottled gas installed and maintained in accordance with AS 1596 with metal piping used. Fixed gas cylinders to be kept clear of flammable material by a distance of 10m and shielded on the hazard side of the installation Gas cylinders close to the building are to have the release valves directed away from the building and at least 2m from flammable material with connections to and from the gas cylinder being of metal. Polymer sheathed flexible gas supply lines to gas meters adjacent to the buildings are not used. 4. An Asset Protection Zone around the central facilities and the house keeping building of 50m to the south, southwest, west and northwest; APZ of 30m to the east and northeast and 20m to the north shall be provided and maintained in perpetuity in accordance with Planning for Bushfire Protection 2006. Landscaping is to be undertaken within the Asset Protection Zone (APZ) in accordance with Appendix 5 Planning for Bushfire Protection 2006. A Monitoring and Fuel Management plans is to be prepared and approved by the NSW Rural Fire Service and included as a condition of consent and on the Fire Safety Schedule. 5. Fire hydrants are to be provided and installed in accordance with s4.2.7 of Planning for Bushfire Protection 2006. 6. The upgrading works on Bayshore Drive are to comply with s4.1.3(1) of Planning for Bushfire Protection 2006 with exception for the requirement of an 8m wide perimeter road. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 5
2.0 INTRODUCTION 2.1 GENERAL The proposed central facilities will replace the existing central facilities at the North Byron Beach Resort located on Lots 1, 9, 10 & 11 DP 243218 Bayshore Drive, Byron Bay. The existing development is identified by Clause 44 of the Rural Fires Regulation 2002 as being a Special Fire Protection Purpose (SFPP) development given that the site is a tourist facility. It is understood that a s96 application has been submitted and is currently under review by the Consent Authority for 75 cabins relating to a 1987 development consent. This report has not considered that application when assessing the central facilities pursuant to Planning for Bushfire Protection 2006. Under the provisions of section 100B of the Rural Fires Act 1997 as amended, a Bush Fire Safety Authority (BFSA) is required from the Commissioner of the NSW Rural Fire Service. The report has been prepared to address the requirements of clause 44 of the Rural Fires Regulation for an application for a Bush Fire Safety Authority as highlighted below except as identified in this report as exclusions. description (including the address) of the property on which the development the subject of the application is to be carried out, classification of the vegetation on and surrounding the property (out to a distance of 140 metres from the boundaries of the property) in accordance with the system for classification of vegetation contained in Planning for Bush Fire Protection, an assessment of the slope of the land on and surrounding the property (out to a distance of 100 metres from the boundaries of the property), identification of any significant environmental features on the property, the details of any threatened species, population or ecological community identified under the Threatened Species Conservation Act 1995 that is known to the applicant to exist on the property (note section 2.2) the details and location of any Aboriginal relic (being a relic within the meaning of the National Parks and Wildlife Act 1974) or Aboriginal place (within the meaning of that Act) that is known to the applicant to be situated on the property (note section 2.2), a bush fire assessment for the proposed development (including the methodology used in the assessment) that addresses the following matters: the extent to which the development is to provide for setbacks, including asset protection zones, the siting and adequacy of water supplies for fire fighting, Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 6
the capacity of public roads in the vicinity to handle increased volumes of traffic in the event of a bush fire emergency, whether or not public roads in the vicinity that link with the fire trail network have two-way access, the adequacy of arrangements for access to and egress from the development site for the purposes of an emergency response, the adequacy of bush fire maintenance plans and fire emergency procedures for the development site, the construction standards to be used for building elements in the development, the adequacy of sprinkler systems and other fire protection measures to be incorporated into the development, an assessment of the extent to which the proposed development conforms with or deviates from the standards, specific objectives and performance criteria set out in Chapter 4 (Performance Based Controls) of Planning for Bush Fire Protection. 2.2 SIGNIFICANT ENVIRONMENTAL FEATURES An assessment is to be undertaken with regard to: State Environmental Planning Policy No. 44 (Koala Habitat Protection). Threatened Species Conservation Act (1995). Environmental Protection and Biodiversity Conservation Act (1999). National Parks and Wildlife Act, 1974 (Wildlife Atlas) Native Vegetation Act 2003. This report does not consider the above legislation and in this regard this report should be read in conjunction with the Statement of Environmental Effects submitted with the development application. 2.3 REPORT DETAILS Report Reference No.: 13/116(a) Property Address: Lots 1, 9, 10 & 11 DP 243218 Bayshore Drive, Byron Bay Owners Name: North Byron Beach Resort Pty ltd Local Government Area: Proposal: Byron Shire Council Central facilities for tourist resort Drawings: Shane Thompson Architects, dated 10.10.2013 Report Prepared By: Peter Thornton MFireSafeEng Building Surveyor (MAIBS) BPAD A Certified Practitioner 14867 Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 7
3.0 PROPOSED DEVELOPMENT This report has been prepared at the request of the stated client to provide supporting information to enable the NSW Rural Fire Service to assess the proposal against the requirements of s100b of the Rural Fires Act 1997 for the issue of a Bush Fire Safety Authority. The proposal is for the establishment of resort Central Facilities at the North Byron Beach Resort. The North Byron Beach Resort is located at Belongil Beach, Byron Bay and is accessed via Bayshore Drive. The proposed buildings are the guest arrival point and main hub for the resort dining, recreation, events and operations. An ancillary "housekeeping" building and car parking area are co-located to the Central Facilities. The key elements and functions of the resort Central Facilities are: Reception, Lobby, Porte cochere and Administration; Restaurant and Bar; Central kitchen and food service area; Conference and function facilities; Multi-purpose room; Gymnasium; Lagoon swimming pool; Poolside cafe; Day spa; Kids play area; and Loading dock and waste management. Access to the restaurant, bar and day spa will be available to the public, visiting tourists and community members. The conference and function rooms will be available for private hire by appointment. The proposal will be located along the northern boundary of the North Byron Beach Resort site, where the current restaurant/function centre and the previous beach resort administration buildings and pool exists. The buildings will be located centrally to the resort accommodation and will support the operations of the resort and the cabins which exist on site. The new facilities will be sensitively designed in three (3) separate single-storey buildings arranged around the central lagoon pool and recreation area. The design of the proposal reflects a vibrant and modern architectural and landscape interpretation of a seaside resort destination. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 8
Figure 1 Site plan of proposed Central Facilities 10.10.2013 (larger image in Appendix A) 4.0 BUSHFIRE THREAT ASSESSMENT The bushfire threat within 140m of the central facility is forested wetland to the south, southwest, west and northwest and beyond the rainforest to the southeast. Rainforest vegetation is located to the east, northeast and southeast with all vegetation located on flat topography. The existing development site within 100m of the proposed facilities is generally well maintained grass (mown <10cm in height) with scattered trees throughout. Whilst there are a larger number of existing trees in this area which occupy, in places, more than 20% of the 100m radius, this land is considered as managed land. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 9
The existing site for 100m from the proposed building is currently welll managed land The primary bushfire impact for the development would be from the Tyagarah Nature Reserve to the northwest which is greater than 140m from the central facilities however the reserve would potentially create impact to the site primarily with ember attack. In this regard the construction standards of BAL 12.5 + Appendix 3 PBP2006 will provide reasonable resistance to potential ember attack. Figure 2 Summary of bushfire threat assessment Yellow forested wetland and scrub combination Green rainforest vegetation. All vegetation located on flat topography Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 10
The following table summarises the category of bushfire attack pursuant to Table A2.6 Planning for Bushfire Protection 2006. Table 1: Bushfire Threat Assessment ASPECT SLOPE VEGETATION CLASS APZ WIDTH (Table A2.1 PBP2006) Northwest 0 0 Forested Wetland 50m West 0 0 Forested Wetland 50m South, southwest 0 0 Forested Wetland 50m East 0 0 Rainforest 30m North 0 0 Grassland 20m Figure 3 Byron Shire Council bushfire prone land map Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 11
5.0 ASSET PROTECTION ZONES AND CONSTRUCTION STANDARDS Performance Criteria Acceptable Solutions Comment The intent may be achieved where: Radiant heat levels of greater than 10kW/m 2 will not be experienced by occupants or emergency services workers entering or exiting a building An APZ is provided in accordance with the relevant tables and figures in Appendix 2 of PBP2006. Exits are located away from the hazard side of the building. Complies Complies Applicants demonstrate that issues relating to slope are addressed: maintenance is practical, soil stability is not compromised and the potential for crown fires is negated. APZs are managed and maintained to prevent the spread of a fire towards the building. Vegetation is managed to prevent flame contact and reduce radiant heat to buildings, minimise the potential for wind driven embers to cause ignition and reduce the effects of smoke on residents and fire fighters. The APZ is wholly within the boundaries of the development site. Mechanisms are in place to provide for the maintenance of the APZ over the life of the development. The APZ is not located on lands with a slope exceeding 18 degrees In accordance with the requirements of Standards for Asset Protection Zones (RFS 2005). APZ are to be wholly within the property boundaries. Complies recommendation for monitoring and fuel management plan Complies Complies provided the appropriate condition is included on the BFSA. Compliance with Appendix 5 of PBP2006 Complies - Appropriate condition is to be included on the Bush Fire Safety Authority. Table 1 outlines the bushfire assessment and pursuant to Table 2.4.3 AS 3959-2009 and Planning for Bushfire Protection 2006. The proposed buildings are to be constructed to BAL- 12.5 + Appendix 3 PBP2006. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 12
6.0 WATER AND UTILITY SERVICES 6.1 WATER SERVICES The buildings are required to be serviced by fire hydrants in accordance with Australian Standard 2419.1-2005 and s4.2.7 PBP2006 located on the subject property. A design certification by a suitable qualified and experience hydraulic consultant will be required. 6.2 GAS SERVICES Should a gas service be installed the following aspects will require to be complied with: Reticulated or bottled gas installed and maintained in accordance with AS 1596 with metal piping used. Fixed gas cylinders to be kept clear of flammable material by a distance of 10m and shielded on the hazard side of the installation Gas cylinders close to the building are to have the release valves directed away from the building and at least 2m from flammable material with connections to and from the gas cylinder being of metal. Polymer sheathed flexible gas supply lines to gas meters adjacent to the building is not used. 6.3 ELECTRICITY SERVICES Electrical transmission lines if required are to be placed underground. 7.0 ACCESS The proposed works on Bayshore Drive are to comply with s4.1.3(1) of Planning for Bushfire Protection 2006 with exception for the requirement of an 8m wide perimeter road. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 13
8.0 LANDSCAPING The majority of buildings adversely impacted upon in a bushfire event happen through ember attack and in this regard combustible material surrounding the building e.g. landscaping can play a significant part during the event. Adequate management of landscaping is critical to the survivability of an asset and for occupant safety during a bushfire. It is recommended that landscaping for the entire development be undertaken in accordance Appendix 5 of Planning for Bushfire Protection 2006 and managed and maintained for the life of the development. It is noted that the landscaping for the central facility shows littoral rainforest species with high moisture content and any dunal grasses are located only along the verge of Bayshore Drive well away from the building. As required by Planning for Bushfire Protection 2006 the requirement for a monitoring and fuel management plan will be required. Figure 4 - Concept landscape plan for the central facilities only. The full landscape plans and specifications have not been specifically assessed however compliance with Planning for Bushfire Protection 2006 will be required. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 14
9.0 EMERGENCY AND EVACUATION PLANNING An emergency evacuation procedure and detailed plans of all Emergency Assembly Areas (onsite and offsite) has been prepared in accordance with the RFS Guidelines for the Preparation of Emergency/Evacuation Plan and s4.2.7 Emergency and evacuation planning. 10.0 CONCLUSION This report has addressed the requirements of Planning for Bushfire Protection 2006 for the proposed central facilities. Compliance with the intent is considered to be achieved with the recommendations outlined in the executive summary and other sections of this report. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 15
Disclaimer This report was prepared for the purposes and exclusive use of the stated client to accompany an application to Byron Shire Council specifically relating to the development detailed within this report and is not to be used for any other purpose or by any other person or Corporation. BCA Check Pty Ltd accepts no responsibility for any loss or damage suffered howsoever arising to any person or Corporation who may use or rely on this report in contravention of the terms of this clause. As identified in Planning for Bushfire Protection 2006 and the Building Code of Australia the report is to provide recommendations to reduce the risk of ignition and does not guarantee the complete protection of the building in the event of bush fire or that the building will not be adversely impacted upon. Reporting has been based on the relevant Council and Rural Fire Service Guidelines however recommendations or suggestions given in this report are based on our site investigation at the time of reporting. In some cases site conditions may change dramatically within a few years due to rapid vegetation re-growth and invading weed species. References: NSW Rural Fire Service and Planning NSW (2006), Planning for bushfire protection, A guide for councils planners fire authorities developers and homeowners. Rural Fire Service NSW Australia. Standards Australia, (2009), AS3959 Construction of buildings in bushfire prone areas, Australian Standards, Sydney. Legislation: Environmental Planning and Assessment Act 1979 and Regulations 2000. New South Wales. Parliamentary Counsel s Office, NSW Government Information Service. Rural Fires Act 1997. New South Wales. Parliamentary Counsel s Office, NSW Government Information Service. Rural Fires Regulation. New South Wales. Parliamentary Counsel s Office, NSW Government Information Service. Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 16
APPENDIX A Site plan Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 17
APPENDIX B Standards for Asset Protection Zones (RFS 2005) Bushfire Certifiers - Bushfire Threat Assessment Report North Byron Beach Resort (Central facilities) 19
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