Bushfire Assessment to Support a Development Application Quoin · PDF fileBushfire Assessment to Support a Development Application Quoin Prepared for: ... (or parts of the property),

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Bushfire Assessment to Support a Development Application

Quoin

Prepared for: Tom and Jo Youl Client representative: Jo Youl Date: 24 July 2015 Rev00

Annexure 25 - A1 - October 2015

pitt&sherry ref: HB14638L002 Bushfire Assess 31P Rev00.docx/IA/as

Table of Contents 1. Introduction .......................................................................................................................................... 1 2. Proposal................................................................................................................................................. 1 3. Site and Titles ........................................................................................................................................ 2 4. Planning Scheme ................................................................................................................................... 3

4.1 Defined Uses .............................................................................................................................. 3 4.2 Zoning and Overlays ................................................................................................................... 3

5. Services.................................................................................................................................................. 4 5.1 Access/Egress ............................................................................................................................. 4

6. Water Supply ......................................................................................................................................... 4 7. Planning Scheme and Bushfire .............................................................................................................. 5

7.1 Bushfire Considerations ............................................................................................................. 5 8. Conclusion ............................................................................................................................................. 7

Appendix A Master Plan Prepared by: …………………………………………………. Date: 24 July 2015 Ian Abernethy Reviewed by: …………………………………………………. Date: 24 July 2015

Dion Lester Authorised by: …………………………………………………. Date: 24 July 2015 Dion Lester

Revision History

Rev No.

Description Prepared by Reviewed by Authorised by Date

© 2015 pitt&sherry This document is and shall remain the property of pitt&sherry. The document may only be used for the purposes for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form is prohibited.


pitt&sherry ref: HB14638L002 Bushfire Assess 31P Rev00.docx/IA/as 1

1. Introduction

The purpose of this report is to support a development application for a tourism development on a large agricultural property known as Quoin, north of Killiecrankie on the west coast of Flinders Island. Quoin is a traditional, large grazing property with direct coastal access. Until recently grazing took place right up to the coast line. A change in management practice has seen the grazing within the dunes cease and this area has been allowed to regenerate. The proposal will enable the property to diversify its income and as a result the development will be used as a vehicle to promote local produce – adding further to the Island’s economic prosperity. This report will assess the bushfire risk associated with the development in line with the Flinders Island Planning Scheme 1994 (updated 2000).

Figure 1 – looking towards the site from Killicrankie

2. Proposal

It is proposed to erect five sets of “Villas” (Visitor Accommodation) in five stages; a main facility including a wellness centre; two managers/employee dwellings; refurbishment of an existing bunkhouse and a new dwelling for the landowners. A Master Plan of the proposal can be found in Appendix A.



3. Site and Titles

The Quoin property is made up of a number of titles: Property Address 3951 PALANA RD KILLIECRANKIE TAS 7255

Property ID 3368046

Title Reference 242997/1

Property Address 3951 PALANA RD KILLIECRANKIE TAS 7255

Property ID 3368046

Title Reference 170037/1/2/3/4/5/6/7/8

Property Address 322 KILLIECRANKIE RD KILLIECRANKIE TAS 7255

Property ID 3368046


Property Address 322 KILLIECRANKIE RD KILLIECRANKIE TAS 7255

Property ID 3368046



Property ID 3368046

Title Reference 170038/1/2


Property ID 3368046


The development will take place on part of CT170037/1/2/3/6, CT242997/1, CT170038/1 and CT112854/1 – 3951 Palana Road, Killiecrankie. Impacted titles are attached at Appendix B. The extent of the property holding is graphically illustrated below.



Figure 2 – Site Plan – theLIST

4. Planning Scheme

The Planning Instrument covering this site is the Flinders Planning Scheme 1994 (Updated 2000)

4.1 Defined Uses

Uses are defined within the Planning Scheme in General Classifications and then each use is expanded to give specific examples of the types of use. In this instance the uses proposed fall into the Classification of Tourism – Guest house, Holiday cabin, Holiday flat and tourist operation.

4.2 Zoning and Overlays

The whole Quoin property is zoned Rural under the Planning Scheme. Two Planning Scheme overlays apply to the property (or parts of the property), they are the Visual Sensitive and Shoreline Waterbody overlays.

Figure 3 – Zoning Map - theLIST

Key – Purple = Rural Zone; Red Hatch = Visually Sensitive; Red Line = Shoreline Water Bodies and Watercourses



5. Services

5.1 Access/Egress

Access to the development will be off Killiecrankie Road on an upgraded driveway. Internally the driveway will connect to the farm road network – giving two directional access/escape from the development. In general the access will have the following characteristics:

All weather construction

Bridges and culverts have a loading of 20 tonnes minimum

Vertical clearance of 4m above driveway

A clearance width of 6m for the trafficable way and run off edges.

Gradient will aim to achieve 12.5% to and from the development

Curves will have a minimum inner radius of 10m

Dips will be no greater than 1 in 8 entry and exit angle

Maximum cross fall of 1 in 33

Passing bays will be provided every 200m and be 6m wide and 20m long.

A fire trail will form the perimeter of the development – to 4WD standard

6. Water Supply

As there is no reticulated water supply reliance will be on water tanks for fire fighting purposes. The tanks will be filled via an existing dam on the property. The water supply for fire fighting associated with this development will have the following characteristics:

A single source of static water of 20,000 litres volume will be strategically located within 130 metres of the proposed buildings.

Where buildings are outside that radius secondary supply tanks will be provided to the same volume.

The tanks will be constructed of concrete or steel (colourbond)

Water pipelines will be laid below the ground at a depth of 300mm

A coupling to meet Tas Fire Service standards will be provided on each tank.



7. Planning Scheme and Bushfire

7.1 Bushfire Considerations

Schedule 7 of the Planning Scheme relates to Development in Bushfire Prone areas. In effect the Schedule relates to subdivision only. As there is no subdivision involved in this development the Schedule strictly does not apply. Notwithstanding that a bushfire assessment to support the development has been undertaken. However, rather than proposing extensive vegetation clearing to achieve building protection zones and fuel managed area zones – an evacuation and a management plan is considered appropriate to mitigate the risk of bushfire for residents and visitors to the property.

Site Risk Assessment

The site is in a Bushfire Prone area consisting of open grasslands to the east and coastal scrub to the north, south and west.

Figure 4 - Typical Grassland to east of site Figure 5 - Typical coastal scrub to 2m in height

The development is situated within the coastal scrub area, meaning it is within bushfire prone vegetation. The underlying geology is protruding granite rock with a variable sandy top soil. From the foreshore the land mass rises steeply (in places exposed cliffs) to the scrubland on the subject site. The landform then flattens out around 5 degree slope to the west before falling a similar degree on the landward side of the dunes. The adjoining grassland is basically flat to 3 degree slope. The prevailing wind is from the west (off the water). In discussions with the local Fire Brigade Captain the bushfire risk comes from the north – north west, over Mt Killiecrankie. This is upslope of the subject site. This is a visually and culturally sensitive area and the development has been so designed to minimise the impact on the local environment and make the new structures blend into the landscape.

Building Protection and Fuel Modified Buffer Zones

As the owner of the land within a considerable distance of the subject site it would be very easy for the applicant to clear sufficient land to achieve both building protection and fuel modified buffer zones. The Planning Scheme is quite specific in regard to Building Protection Zones and Fuel Modified Buffer Zones, as indicated in the tables below:



Slope Building Protection Zone

(In metres along ground)

Flat to 5 degrees 20

10 degrees 25

15 degrees 30

20 degrees 40 Table 1: Building Protection zone – Flinders Planning Scheme

And

Slope Fuel Modified Buffer Zone

(In Metres Along Ground)

Grassland Forest

Flat 10 15

5 Degrees 15 25

10 degrees 20 30

15 degrees 30 45

20 degrees 40 50 Table 2: Fuel Modified zone – Flinders Planning Scheme

However, to protect the dunes area; to reduce the visual impact and maintain a sense of place only the scrub required to be cleared for the immediate building envelopes; the access ways and the infrastructure needed for the cabins will be cleared.

Evacuation and Management Plans

Instead of clearing for Building Protection zones and Fuel Modified zones an evacuation and management plan will be prepared for the site. This plan will be developed before the facility opens, once the buildings are in place and hazards can be assessed on site. To ensure compliance, it is suggested that a planning condition be placed on the permit to the effect: “The development shall not operate until such time as an evacuation and bushfire management plan has been endorsed by Flinders Island Council” The likely matters to consider within such a plan will be:

Evacuation routes – standard of maintenance and repair

Staff training – triggers for enacting evacuation procedures

Water supply

Site management for bushfire risks

Fuel reduction strategies.

Fire fighting equipment on site

Awareness of emergency phone numbers and local protocols

On-site refuges – clearings for gathering during an evacuation



8. Conclusion

Whilst the Bushfire Provisions as contained within the Planning Scheme strictly only apply to subdivision an assessment of risk relative to this development is a prudent strategy. Given the ownership of the site, the access arrangement allowing two directional escape, the provision of water supply and the provision of a plan to evacuate the site and manage the risks throughout the year the development can minimise the risk of bushfire to residents and visitors to the property.


pitt&sherry ref: HB14638L002 Bushfire Assess 31P Rev00.docx/IA/as

Appendix A

Master Plan


E: [email protected] W: www.pittsh.com.au

incorporated as Pitt & Sherry (Operations) Pty Ltd ABN 67 140 184 309

transport | community | industrial & mining | carbon & energy

Brisbane Level 2 276 Edward Street Brisbane QLD 4000 T: (07) 3221 0080 F: (07) 3221 0083 Canberra LGF, Ethos House 28-36 Ainslie Place Canberra City ACT 2601 PO Box 122 Civic Square ACT 2608 T: (02) 6274 0100

Launceston Level 4 113 Cimitiere Street PO Box 1409 Launceston TAS 7250 T: (03) 6323 1900 F: (03) 6334 4651 Melbourne Level 1, HWT Tower 40 City Road Southbank VIC 3006 PO Box 259 South Melbourne VIC 3205 T: (03) 9682 5290 F: (03) 9682 5292

Devonport Level 1 35 Oldaker Street PO Box 836 Devonport TAS 7310 T: (03) 6424 1641 F: (03) 6424 9215 Hobart 199 Macquarie Street GPO Box 94 Hobart TAS 7001 T: (03) 6210 1400 F: (03) 6223 1299

Contact Ian Abernethy 0417 233 732 [email protected]


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Bushfire Assessment to Support a Development Application Quoin · PDF fileBushfire Assessment to Support a Development Application Quoin Prepared for: ... (or parts of the property),