Kempsey Development Control Plan 2013

Procedure 1.1.3 Updated 10 January 2017

Chapter D3: South Kempsey Industrial (continued)

Appendices

Appendix A: Plans

Figure D3-3: Plan 1 - Staging PlanFigure D3-3: Plan 1 - Staging Plan
Figure D3-4: Plan 2 - Initial Subdivision PlanFigure D3-4: Plan 2 - Initial Subdivision Plan
Figure D3-5: Indicative Lot LayoutFigure D3-5: Indicative Lot Layout
Figure D3-6: Plan 4 - Master PlanFigure D3-6: Plan 4 - Master Plan
Figure D3-7: Plan 7 - Proposed Road LayoutFigure D3-7: Plan 7 - Proposed Road Layout

Appendix B: Recommendations of Planning for Bushfire Protection Assessment.

5.0 Recommendations
5.1 Landscaping Maintenance

Vegetation onsite should provide a tree canopy cover of less than 15% and should be located greater than 2 metres from any part of the roofline of a building. Garden beds of flammable shrubs are not to be located under trees and should be no closer than 10 metres from an exposed window or door. Trees should have lower limbs removed up to a height of 2 metres above the ground.

The landscaped area should be maintained free of leaf litter and debris. The gutter and roof should be maintained free of leaf litter and debris.

Landscaping should be managed so that flammable vegetation is not located directly under windows.

Ground fuels such as fallen leaves, twigs (less than 6mm in diameter) and branches should be removed on a regular basis, and grass needs to be kept closely mown and where possible green.

5.2 Construction Standards

Construction of any buildings should be in accordance with AS3959 2009 Building in Bushfire Prone Areas, ranging from no level of construction to BAL-40 construction depending on the available Asset Protection Zone.

Evaluation of Building Shielding

In accordance with AS3959 (2009) Section 3.5 Reduction in Construction Requirements due to shielding; Any building facades facing away from the vegetation may be built one level of construction lower than the building facades having a view of the vegetation.

5.3 Planning For Bushfire Protection Compliance

Planning for Bushfire Protection (2006) Section 4.1.3 Standards for Bush Fire Protection Measures for Residential and Rural Residential Subdivisions is the basis for the assessment of compliance and non-compliance for this site.

Asset Protection Zones

  • The Asset Protection Zones should not be located on slopes exceeding 18 degrees slope.
  • The Asset Protection Zone should be contained wholly within the allotment, or be managed lands or road reserve identified as equivalence to an Asset Protection Zone.
  • Asset Protection Zones for each allotment have been identified in Section 3.2 Bushfire Attack Assessment of this document.
  • A Monitoring and Fuel Management Plan has been included in Appendix 7.

Compliance - The acoustic buffer zone is identified as a major component of the Asset Protection Zone. An Outer Protection Area of 15 metres should be stabilised for the portion of the vegetation directly interfacing 7(b) environmental zoned lands to reduce ecological impact. The remainder of the acoustic buffer and Asset Protection Zone outside the acoustic buffer should be maintained as an Inner Protection Area. All core riparian zones appear to be located outside of the acoustic buffer and asset protection zones.

The proposal offers potential for full compliance with the Acceptable Solutions.

Public Roads

  • Public roads are two-wheel drive, all weather roads.
  • The perimeter road has a carriageway 8 metres kerb to kerb, allowing traffic to pass in opposite directions.
  • Non perimeter roads comply with Table 4.1- Road widths for Category 1 Tanker (Medium Rigid Vehicle).
  • Traffic management devices are constructed to facilitate access by emergency services vehicles.
  • Public roads have a cross fall not exceeding 3 degrees.
  • All roads are through roads. Dead end roads are not recommended, but if unavoidable, dead ends are not more than 200 metres in length, incorporate a minimum 12 metres outer radius turning circle, and are clearly sign posted as a dead end and direct traffic away from the hazard.
  • Curves of roads (other than perimeter roads) are a minimum inner radius of six metres and minimal in number, to allow for rapid access and egress.
  • The minimum distance between inner and outer curves is six metres.
  • Maximum grades for sealed roads do not exceed 15 degrees and an average grade of not more than 10 degrees or other gradient specified by road design standards, whichever is the lesser gradient.
  • There is a minimum vertical clearance to a height of four metres above the road at all times.
  • The capacity of road surfaces and bridges is sufficient to carry fully loaded firefighting vehicles (approximately 15 tonnes for areas with reticulated water, 28 tonnes or 9 tonnes per axle for all other areas). Bridges clearly indicate load rating.
  • Public roads greater than 6.5 metres wide to locate hydrants outside of parking reserves to ensure accessibility to reticulated water for fire suppression.
  • Public roads between 6.5 metres and 8 metres wide are No Parking on one side with the services (hydrants) located on this side to ensure accessibility to reticulated water for fire suppression.
  • Public roads up to 6.5 metres wide provide parking within parking bays and locate services outside of the parking bays to ensure accessibility to reticulated water for fire suppression.
  • One way only public access roads are no less than 3.5 metres wide and provide parking within parking bays and locate services outside of the parking bays to ensure accessibility to reticulated water for fire suppression.
  • Parking bays are a minimum of 2.6 metres wide from kerb edge to road pavement. No services or hydrants are located within the parking bays.
  • Public roads directly interfacing the bush fire hazard vegetation provide roll top kerbing to the hazard side of the road.
Table 4.1 - Road widths for Category 1 Tanker (Medium Rigid Vehicle)
Curve radius
(inside edge)
(metres)
Swept path
(metres width)
Single lane
(metres width)
Two way
(metres width)
<40 3.5 4.5 8.0
40-69 3.0 3.9 7.5
70-100 2.7 3.6 6.9
>100 2.5 3.5 5.5
Source: AS 2890.2 - 2002

Table 4.1 provides the minimum widths for public roads that are not perimeter roads for the safe access of fire fighting vehicles in urban areas.

Compliance - The subject site has the potential to satisfy all of the above acceptable solutions and a road design will be prepared complying with these measures.

Property Access

  • At least one alternative property access road is provided for individual buildings (or groups of buildings) that are located more than 200 metres from a public through road
  • Bridges clearly indicate load rating and pavements and bridges are capable of carrying a load of 15 tonnes
  • Roads do not traverse a wetland or other land potentially subject to periodic inundation (other than a flood or storm surge).
  • A minimum carriageway width of four metres is recommended for property accesses.
  • A minimum carriageway width of four metres for rural residential areas, rural landholdings or urban areas with a distance of greater than 70 metres from the nearest hydrant point to the most external part of a proposed building (or footprint).
  • A minimum vertical clearance of four metres to any overhanging obstructions, including tree branches.
  • Internal roads for rural properties provide a loop road around any building or incorporate a turning circle with a minimum 12 metre outer radius.
  • Curves have a minimum inner radius of six metres and are minimal in number to allow for rapid access and egress.
  • The minimum distance between inner and outer curves is six metres.
  • The crossfall is not more than 10 degrees.
  • Maximum grades for sealed roads do not exceed 15 degrees and not more than 10 degrees for unsealed roads.
  • Access to a development comprising more than three buildings have formalised access by dedication of a road and not by right of way.

Compliance - There is potential for full compliance

Fire Trails

  • A minimum carriageway width of four metres with an additional one metre wide strip on each side of the trail (clear of bushes and long grass) is provided.
  • The trail is a maximum grade of 15 degrees if sealed and not more than 10 degrees if unsealed.
  • A minimum vertical clearance of four metres to any overhanging obstructions, including tree branches is provided.
  • The crossfall of the trail is not more than 10 degrees.
  • The trail has the capacity for passing by:
    • reversing bays using the access to properties to reverse fire tankers, which are six metres wide and eight metres deep to any gates, with an inner minimum turning radius of six metres and outer minimum radius of 12 metres; and/or
    • a passing bay every 200 metres, 20 metres long by three metres wide, making a minimum trafficable width of seven metres at the passing bay.

      Note: Some short constrictions in the access may be accepted where they are not less than the minimum (3.5m) and extend for no more than 30m and where obstruction cannot be reasonably avoided or removed.
    • The fire trail is accessible to firefighters and maintained in a serviceable condition by the owner of the land.
    • Appropriate drainage and erosion controls are provided.
    • The fire trail system is connected to the property access road and/or to the through road system at frequent intervals of 200 metres or less.
    • Fire trails do not traverse a wetlands or other land potentially subject to periodic inundation (other than a flood or storm surge).
    • Gates for fire trails are provided and locked with a key/lock system authorized by the local RFS.
    • Fire trail design does not adversely impact on natural hydrological flows.
    • Fire trail design acts as an effective barrier to the spread of weeds and nutrients.
    • Fire trail construction does not expose acid-sulphate soils.

Compliance - Proposed fire trails will offer compliance with the above requirements.

Services

Water

  • Fire hydrant spacing, sizing and pressures comply with AS 2419.1 - 2005. Where this cannot be met, the RFS will require a test report of the water pressures anticipated by the relevant water supply authority. In such cases, the location, number and sizing of hydrants shall be determined using fire engineering principles.
  • Hydrants are not located within any road carriageway.
  • All above ground water and gas service pipes external to the building are metal, including and up to any taps.
  • The provisions of parking on public roads are met.

Compliance - Currently there is no reticulated water supply servicing the majority of the site. As part of the development reticulated water within the site will comply with Macleay Water Services and Planning for Bushfire Protection Standards. The proposed development will include at least one drainage retention pond that represents a significant static water supply. It is recommend this be designed with suitable hardstand areas to allow draughting of water by Fire Fighting Services.

Electricity

  • Where practicable, electrical transmission lines are underground.
  • Where overhead electrical transmission lines are proposed:
    • lines are installed with short pole spacing (30 metres), unless crossing gullies, gorges or riparian areas; and
    • no part of a tree is closer to a power line than the distance set out in accordance with the specifications in ‘Vegetation Safety Clearances’ issued by Energy Australia (NS179, April 2002).

Note: Vegetation separation distances from power lines have been provided in Appendix 5.

Compliance – The proposed subdivision offers the potential for full compliance with the acceptable solutions.

Gas Services

  • Reticulated or bottled gas is installed and maintained in accordance with AS 1596 and the requirements of relevant authorities. Metal piping is to be used.
  • All fixed gas cylinders are kept clear of all flammable materials to a distance of 10 metres and shielded on the hazard side of the installation.
  • If gas cylinders need to be kept close to the building, the release valves are directed away from the building and at least 2 metres away from any combustible material, so that they do not act as a catalyst to combustion. Connections to and from gas cylinders are metal.
  • Polymer sheathed flexible gas supply lines to gas meters adjacent to buildings are not used.

Compliance - Any gas installed can comply with the acceptable solutions.

Specific Objectives for a Service Station in Bushfire Prone Areas

Planning for Bushfire Protection (2006) Identifies Service Stations as a Controlled Development Type in a Bushfire Prone Area. In addition to the above Planning for Bushfire Protection compliance measures a review of the 6 key Bushfire Protection Measures are made:

  1. The provision of clear separation of buildings and bush fire hazards, in the form of fuel reduced APZ (and their subsets, inner and outer protection areas and defendable space).

    Compliance - The majority of the subject site will be bitumen or hardstand areas. There will be minor landscaping onsite and no flammable landscaping should be located within fuel refilling points or fuel vent risers. The service station has good asset protection zones from the vegetation and surrounding industrial development. There is reduced potential for a building to building structural fire impacting on the site. The service station building is not the primary risk the fuel bowsers and fuel tanks are of primary concern. All fuel bowsers, fuel storage tanks and combustibles should be located away from the vegetation. The present design provides the below Asset Protection Zones and Radiant Heat levels:
    • Truck refuelling - 80 metres - Radiant Heat Flux 5.88 kw/m²
    • Car refuelling 110 metres - Radiant Heat Flux 3.32 kw/m²
  • Refer to Appendix 7 for Bushfire Attack Assessment Calculations.

    The above asset protection zones provide conservative radiant heat fluxes as the slope has been rounded up to 5 degrees downslope and the crown road intersects the vegetation. The forest/riparian corridor vegetation is moist and unlikely to burn at full intensity.
  1. Construction standards and design

    Compliance - The construction of the service station should be determined depending on the proximity to the vegetation. A minimum BAL12.5 Construction should be used even if the building is greater than 100 metres from the vegetation. The design should provide minimal vulnerable junctions on the proposed service station.

    The design of the Truck Refuelling areas closest the vegetation provides a suitable buffer to the vegetation and suitable access for emergency vehicles.
  2. Appropriate access standards for residents, fire fighters, emergency service workers and those involved in evacuation;

    Compliance - Access to the site exceeds deemed to satisfy provisions with the two access points affording good access and egress from the site. There is perimeter access around the entire site. Due to the potential number of people onsite at any time a full evacuation may lead to temporary congestion. The property access points are in different directions facing away from the vegetation.

    Safe Defendable space is measured at 10kw/m² using a 1200 Kelvin flame is achieved at 74 metres from the vegetation. This allows firefighters where Personal Protective Equipment to operate between the service station bowsers and the forest is the fuel bowsers are shut off and isolated.

    Refer to Appendix 7 for Bushfire Attack Assessment Calculations.
  3. Adequate water supply and pressure;

    Compliance - The future hydrant system should be designed to AS 2419.1 - 2005 and include adequate pressure testing.
  4. Emergency management arrangements for fire protection and/or evacuation;

    Compliance - The service station by nature has heightened risk awareness with numerous procedures already in place for structural fire, fuel leak and evacuation. It is recommended that the service station consider bushfire threat in its AS3745-2002 developed Emergency Control Procedures.
  5. Suitable landscaping, to limit fire spreading to a building.

    Compliance - The site management team should familiarize themselves with requirements of Asset Protection Zones outlined within Planning for Bushfire Protection (2006) section 4.1.3, Appendix 5 and the NSW Rural Fire Services “Standards for Asset Protection Zones”.

Controlled Development Types

Developments which should not be permitted on bush fire grounds, including those that may start bush fires or are a potential hazard to adjacent areas or to fire fighters if they are impacted upon by a bush fire include:

  • Power generating works
  • Sawmills
  • Junk yards
  • Liquid fuel depots
  • Offensive and hazardous industries
  • Chemical industries
  • Service stations
  • Ammunition storage/manufacture
  • Fire works manufacture/storage

Any future industrial development on the subject should not include the above development types unless a dedicated bushfire threat assessment addressing the 6 key Bushfire Protection Measures of Planning for Bushfire Protection (2006) is completed.

5.4 Summary Of Recommendations

Based upon an assessment of the plans and information received for the proposal, Newcastle Bushfire Consulting Pty Ltd recommends the following conditions of development:

  • A minimum 10 metre Asset Protection Zone is recommended surrounding buildings where the dominant vegetation is grassland.
  • Asset Protection Zones and associated construction levels for each allotment have been identified in Section 3.2 Bushfire Attack Assessment of this document.
  • Roads should be formed in accordance with Section 5.3 Planning for Bushfire Protection Compliance section of this report.
  • The hydrant and services network should be in accordance with Section 5.3 Planning for Bushfire Protection Compliance section of this report.
  • Future buildings should regard considerations enclosed within the Building Code of Australia, AS3959 (2009) and Planning for Bushfire Protection Amended Appendix 3 ember protection requirements.
  • The 35 metre noise buffer zone should be maintained as an Asset Protection Zone Consisting of the below dimensions:
    • Inner Protection Area - 20 metres
    • Outer Protection Area - 15 metres
  • Staged development should encompass asset protection zones surrounding the perimeter of developed lands. A minimum 26 metre asset protection zone should be maintained within future development stages where located adjacent the developed lands. Maintenance of Asset Protection Zones will be absorbed by future land owners.
  • It is recommended that each future business consider bushfire threat in their AS3745-2002 Emergency Control Procedures.
  • Any future controlled development should have a dedicated bushfire threat assessment prepared for the development type.

Service Station Specific Requirements

  • A SEPP 33 Multi-Level Risk Assessment report should be prepared for the service station.
  • Vapour recovery systems should be fitted to the service station fuel tanks and bowsers.
  • Any venting and fuel storage should be located away from the forest vegetation.

Despite the recommendations in this report, it is impossible to remove the risk of fire damage to the building entirely. This report aims to reduce that risk to a manageable level. It is of paramount importance that the recommendations are adhered to for the life of the structure and that all maintenance is performed, to ensure the maximum amount of protection is provided to the building, occupants and fire fighters.

Planning for Bushfire Protection (2006) states that not withstanding the precautions adopted, it should always be remembered that bushfires burn under a wide range of conditions and an element of risk, no matter how small always remains.

AS3959 (1999) Building in Bushfire Prone Areas states that the standard is designed to improve the performance of such buildings, there can be no guarantee, because of the variable nature of bushfires, that any one building will withstand bushfire attack on every occasion.

5.5 Final Recommendation

The final recommendation is that there is scope to provide suitable building area and infrastructure for all proposed industrial allotments. It is believed the 6 key protection measures of a controlled development have been adequately assessed for the Service Station. There is potential for bushfire attack at this site and a list of recommendations has been included in the above assessment. The proposed development can comply with the requirements of “Planning for Bushfire Protection 2006” guidelines. This report being industrial subdivision does not require a Bushfire Safety Authority to be issued by Rural Fire Service.

7.6 Appendix 4 - Overhead Powerline Clearances
Table 1: Vegetation Trimming - Minimum ClearancesTable 1: Vegetation Trimming - Minimum Clearances
7.7 Appendix 5 - Monitoring And Fuel Management Plan

Fuel management plan

The asset protection zone extends from the building and should have vegetation maintained in accordance with an Inner Protection Area (IPA).

Inner Protection Area

An IPA should provide a tree canopy cover of less than 15% and should be located greater than 2.0 metres from any part of the roof line of a building. Garden beds of flammable shrubs should not be located under trees and should be located not closer than 10 metres from an exposed window or door. Trees should have lower limbs removed up to a height of 2.0 metres above the ground.

Ground fuels such as fallen leaves, twigs (less than 6mm in diameter) and branches should be removed on a regular basis, and grass needs to be kept closely mown and where possible green.

Monitoring of Maintenance

Build-up of leaf litter and debris across the site will be monitored on a regular basis using visual estimation techniques. Grass should be maintained to a level of lower than 10 centimetres in length. Maintenance should increase over the summer months when peak fire weather occurs.

The estate management team should familiarize themselves with requirements of Asset Protection Zones outlined within Planning for Bushfire Protection (2006) section 4.1.3, Appendix 5 and the NSW Rural Fire Services “Standards for Asset Protection Zones”.

The Monitoring and Fuel Management Plan should be updated annually in accordance with the development occurring throughout the subject site.