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NOTICE OF AN APPLICATION FOR PLANNING PERMIT
PLANNING AND ENVIRONMENT REGULATIONS 2005 Form 2
Section 52 (Planning & Environment Act 1987)
The land affected by the application is located at:
3870 Midland Highway EGANSTOWN VIC 3461 Lot 2 PS 435889 PSH PWO
The application is for a permit for: Alterations and additions to existing dwelling
The applicant for the permit is: David John Smith
The application reference number is: PA 2000
You may look at the application and any documents that support the application at the office of the responsible authority:
Municipal Offices: Hepburn Shire Council Customer Services Building Corner Duke and Albert Streets, Daylesford Planning Department - Ph: 03 5348 1577
Planning applications may also be viewed on Council's web site under tab 'Statutory Planning'.
Follow the link to 'Applications on Advertising'.
This can be done during office hours and is free of charge.
Any person who may be affected by the granting of the permit may object or make other submissions to the responsible authority.
An objection must * be sent to the Responsible Authority in writing,* include the reasons for the objection, and* state how the objector would be affected.
The Responsible Authority will not decide on the application before:
4 / 7 / 2018
If you object, the Responsible Authority will tell you of its decision.
This co
pied d
ocum
ent is m
ade
avai
lable
under Sect
ion 5
2of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
emm
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g aco
py of t
his docu
ment y
ou
ackn
owle
dgean
d agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution
or copyin
g of t
hisdocu
ment i
s stri
ctly
prohib
ited.
944wwt, SHIRE COUNCIL
Planning Enquiries Phone: ( 0 3 ) 5 3 4 8 1577 Web:
Application No.: Date Lodged:
Application for a - .1fl If you need help to complete this form, read MORE INFORMATION at the end of this form. Jilk Any material submitted with this application, including plans and personal information, will be made
available for public viewing, including electronically, and copies may be made for interested parties for the purpose of enabling consideration and review a s part of a planning process under the Planning and Environment Act 1967. If you have any questions, p lease contact Council's planning department.
A Q u e s t i o n s m a r k e d wi th an asterisk ( 1 m u s t b e completed.
& If the a p a c e provided o n the f o r m Is Insufficient, attach a s e p a r a t e sheet. C i o r Faml, Click for further information.
The Land Address o f the land. Complete the Street Address and o n e o f the Formal Land Descriptions.
S t r e e t A d d r e s s * St. No.: St. Name:
SLo.
Formal Land Description Complete either A o r B.
A L o t \ k : C L o t t o t d P-,-An 0 i1 Man ( ) P l o of S o b v o o S
This information can be OR found o n the certificate of title.
If this application relates to more than one address, attach a separate sheet setting out any additional property details.
The Proposal A You m u s t give full de ta i l s o f y o u r p roposa l a n d a t t a c h the information required to a s s e s s t h e application
Insufficient o r u n c l e a r information will d e l a y y o u r application.
F o r w h a t u s e , development o r o t h e r m a t t e r d o you r e q u i r e a p e r m i t ? *
P~avide additional Information about the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a descriplion of J ,sly effect of the proposal.
E s t i m a t e d c o s t o f any d e v e l o p m e n t for w h i c h t h e ( , f S 9 0 0 GD 0 Tho m a y b e reqOmd to verify,to
p e r m i t i s required l n e t tY f n o b&e 0 o.Aw..nt is
Application for a Planning Permit I Regional Council Page 1
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
Existng Conditions D e s c r i b e h o w t h e l and is u s e d a n d d e v e l o p e d n o w *
For example, vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing.
JL :r J r d ri 0,
— —
Title Information 0 0 0 0 0 0 173 gre*rnenf. o r o t h e r o b l a h o o such as &asernent o r b NN
E n c u m b r a n c e s o n title , tac C ' r c for c e rio h r r r t o ororrriecl boforo confinuing wbh this
OpPCOfO'O) SNo
C) Not o p i 0 0 0 c r i ( n o s u c h encumbrancxe oriooj
'Provide a full, current copy of t h e title for each individual parcel of land forming the subject site. The title includes: the covering register sea rch statement', the title diagram and the associated title documerr
tijments, for example, restrictive covenants.
Applicant and Owner Details Provide details o f the applicant and the owner o f the land.
Applicant
T h e person w h o wants the Frmt, h4arne.
permit. Uganisadon 'rri ''L
If Osep.o , B , , , nriw th ikOrirLi hrr
S t rrrr0:
Sob ' iLocafitvr S
Please provide at least one r' rNocf intorwritirrrr tori oppllcririr'O OR contact r iororiw bmkw4 contact phone number
Busmess or
rvlobi~e phone: Fax:
Where the preferred contact orro i
person for the application is different from the applicant, provide the details of that Nirir0'
person. U r r t o o ion rib a r i i cob le):
if it 0 o Or,. Ennui, onirri' Orui 0EnrIEn rim
Sr. No-: St. ,r10
S o b o o L o c u 7;
Owner P ,nm
T h e person or organisation w h o o w n s the land First oo'e: S o w nrr
IMiere the owner is different Organisation ( i f appkaNe): from the applicant, provide the details o f that person or
Pit ri 0 0 EEuir crrrter' thuri L r huirru.
organisation. 3 No.: 3t. Nuurnm
postcode:
s i g n a t u r e , Optbnak
I in ninth /Year
Application for a Planning Permit I Regional Council Page 2
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
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ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
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ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
DecIaraion f t o n in App not been t c f l teper-nit appficafion
This form must be signed by the applicant *
A Remember It is against y / rnb the law to provide false or misleading information,information,A
dats, and our io a s which could result in a A heavy fine and c a n c e l l a t i o n i f f o r m a t i o n t r u e tt d ert: amd thit own (W not mVSAII)
f l A A of the permit.
Need help with the AppUcaion? General Information about the planning process is available at
Contact Councils planning department to discuss the specific requirements for this application and obtain a planning permit checklist. Insufficient or unclear information may delay your application.
Has there been a pre-application meeting with a council planning officer?
Checklist Have you:
* rtJrt
b y / m (ttA J ycw
Re I Fifled in t h t firm ropy
A t A I t A A A A A t f l A u p A A r A ) tA and documents?
A ' A t A j A A pawrA 0A A d f o n h g A 'A
{I1 A
F A n S o r A
A m , i n t e r t , i rk ' fly fl A n c C;t pinrmmg r 1 nfl ctnAnisL
L i t ,nni , trnflfl, rntA
c m e t t d One rewvanz cout p i r t P i t p t i n t kit'
S r t tnd ihededamtiorw, above"
Lodgement rMAtn flA Depairtmeni
Lodge the completed and H b j r r , te CouncJl signed form, the fee F1 O B ox 21 1 and all documents with: y l t o d P C /460
?Vt D A i A & A b :Att
JA i t f a t d Vb
Contact tbun Phone: 03) 6346 -1577
Deliver application in person, by post or by electronic lodgement-odgemenLApplicationAppitcation
for a Planning Permit I Regional Council Page 3
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
From: fulfilment landatagdeMp.vic.govau g Subject: PCS 28204572: PDF fulfilment completed for certificate Register Search Statement (Title)
Date: 30 April 2018 9:27 pm To: [email protected]
Certificate Name Size (bytes) File Name
Register Search Statement (Title) 9864 00282045720012018043021260001 pdf
This is a system generated message. Please do not reply.
CapMqhl SUM at V i a TT' c p t No p 1 rnay ba raptaWcad by m w p m a s s a n a p t m a c c a M a n c e T h Cpy A 6 I M JC1hJ and Ic SecUm 32 al Ow Sale d Land Ad I 2 ( V k ) or p 6 n u u d to T h . informaum is an0p vald &I I h . Wns f d di ffm lwm abaalnad a w n Me L U 1 A F I E W TM Syslam. T h SWQ of M o o t & a w a b no r a r o a M I N W We il
I G I S T 1 SEARC11 S T A T E M E N T ( T i t l e S e a r c h ) T r a n s f e r o f P a p I C1 I
L a n d A c t 195
VOLUME 10514 FOLIO 856 security no 124071546705V Produced 30/04/2018 0 9 2 2 p
L A . D DESCRIPTION
Lot 2 on Plan of Subdivision 435889U PARENT TITLES V a l u e 00319 Folio 616 Volume 09949 Folio 111 to Volume 09949 Folio 113 Volume 10299 Folio 731 Created by instrument PS435889U 04/05/2000
R S O X S T Z R C D ppRIrzoR
Estate Fee Simple Joint Proprietor
DAVID JOHN SMITH SELENA MAR! SMITH both of 113 )WLLARHOR AVE HARRISON ACT 2914 AL247523V 23/07/2014
C A V E A T S A N D NaTiczz
MORTGAGE AL247524T 23/07/2014 N A T I O N A L AUSTRALIA BANK LTD
Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.
D I A G R A M LOATIOR
SEE PS435889U FOR FURTHER DETAILS AND BOUNDARIES
A C T I V I T Y 1 , —
— R T 1 2 5 DAYS
NIL
— E N D OF REGISTER SEARCH STATEMENT
Additional information: (not part of the Register Search Statement)
Street Address: 3870 MIDLAND HIGHWAY E G A N S T N VIC 3461
A D 8 R I 5 T R A T I V R ROTICIS
NIL
aCT Control 16089P NATIONAL AUSTRALIA HANK LIMITED 59 Effective from 23/10/2016
DOCUMENT END
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
I m r Document Cover
The document following this cover sheet is an Imaged document supplied by LANDATA®, Land Use Victoria.
Document Type Plan
Document Identification PS435889U
Number of Pages 3
(excluding this cover sheet) I
Document Assembled
Copyright and disclaimer notice: © State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATAA® System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
GOVERNMENT ROAD (MIDLAND HIGHWAY)
il
S t a g e No , P lan Number
PS +35889U
ilA SHEET 2 OF 2 SHEETS
A & J W a l s h SC ALL
Consulting Land Surveyors CE 32A Vincent St reet D a y s f o r d , 3460 T&. & Fox 53+83833 REF 9 3 VERSION COUNCIL DELEGATE SIGNl
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
De)sered by LANDATft& Land Use V(dor(a bmestamp 3 O 4 2 O 1 8 2126 Page 1 of 3
ztSge N c i . LI 0 U30 only
JPLAN OF SUBDIVISION EDITION a
PS 435889U L o c a t i o n o f L a n d Council Cer t i f ica t ion and Endorecment Parish, Wombat Counci l Name., Hepburn Shire Ref 6040rn Townships Section 2 A 1. This plan in cnrt)fT.d undnr s e c t i o n 8 o f the Subdivision Act 1988,
Crown Allotment, (Parts) 13, l t , 15, 16 & 11 Crowe Portion*
LTO b e records 0010 (RURAL) Title References Vol 10299 Eu) 731 Vol 9949 Fo) ((3
9 9 9 01 319 616 999 ((2
Lost Plan References Postal Addre,,
MIDLAND HIGHWAY EGANSTOWN • 1461
ANG C o ' o r d h t , e N 5061150 (Of eeefox. testis of Nes) E ienn Zone55
Vesting o f Roads o r Reserves Ident )Her CoucH/8ody/Pnrson
NO NI)
D e p t h L i m i t a t i o n - Does n o t apply
3. This In e s t a t e m e n t o f compliance Issued trndnr s e c t i o n U) o f the Subdlsinlon Act 1988.
O p e n Space
(I) A requ i rement f o r public open s p a c e under *ac t ion 18 Subd)slelon Act 1968 h e . - / hoe no t been mode.
(II) The r squ l remont has been eotlelfled.
(119 The r equ i r emen t Is t o b e aot ielf(e4 In Stage
Council Delegate
Dote 2 9 , 3 / 2000
Notations
Staging This in/In n o t o s t a g e d subdivision Planning p e r m i t No. 6040(D)
S u r v e y - This plan 4a I Is no t boned on survey.
To be completed whore applicable.
T h i s s u r v e y h a s b e e n c o n n e c t e d t o p e r m a n e n t m a r k s n o ( s ) . - I n p r o c l a i m e d S u r v e y A r e a no.
E a s e m e n t I n f o r m a t i o n LTO u s e only
S t a t e m e n t of Compliance
I L e g e n d : A Appur tenant Easemen t 6 Encumbering Easemen t N Encumbering E o e e m n t (Rood) / Exemption Statement 7 1 f 1 4 m s n t
P u r p o s e Origin Lend Benef i t ed / In Favour Of Received Reference
c A W P . L o , - t OeAftom Dote 1 4 / 4 I 00
A & J Consulting Lund Surveyors 32A Vincent Street Daylesford ,
3460 TO, & Fox 5383633
one only
PLAN REGISTERED
TIME 6'OO
DATE 14 / 5 / 00
IAselt o f Titles
2
LICENSED SURVEYOR (PRINT)
I
DATE 2 9 / 3 /2000
COUNCIL DELEGATE SIGNATURE
RE 913 R ON 0riinal sheet size A3
This co
pied d
ocum
ent is m
ade a
vaila
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nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
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you w
ill only
use th
e docu
ment f
or the p
urpose
specif
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ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
f f l A r r - T i i
i A - iN TABLE
RECORD OF ALL ADDITIONS O R CHANGES T O THE PLAN
MODIFICATION LAND / PARCEL mENTIFIER
CREATED
DEALING NUMBER
LAN r MBE R
PS435889U
1-7 DATE TIME EDITION STA f NUMBER REGISTRAR
OF TITLES
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
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sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
SITE ANALYSIS TOTALS IT AREA 5855 i TX 5 r 5 DWELLING 153 54
53 54rn
TOTAL EXISTING STTCOVER J.72%
0
SITE FLAN SCALE 00
MIDLAND HIGHWAY
C
) 1 t\L,L DAVID AND 5 L N A SMITH
PiAimcj Practoner No DP-AD 4 4 7 0 8 h1
pace I @qmail.com 3 8 7 0 MIDLAND HIGHWAY EGAIN15TOWN 34G I
d h 4 w a y Blampied 33S4 F'ROPO5W DCTNSION AND DECK.
SITE ANALYSIS TOTAL S I T AREA 8855 r4 800TNGDWTLLNG 15354
TOTAL TXSTN0
15050580 EXTENSION 45 UC
55000555 25CR
15fl
SITS COVER 25 0r2
05%
PROPOSED SITE FLAN SCALE 00
22Y5/2017
MIDLAND HIGHWAY
U CO
Ln 0 0 o
C $I 6
U Th S DRAWING 1 5 8 COPYRiGhT AND MAY NOT BE CORED OR sersoouCso To ANY 01555 '55505 WIThOUT PERMISSION FROM ARCS DESIGN SPACE UPON REQUEST
ThHOWARD I 500
201801
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
SITE ANALYSIS SITE ANALYSIST6&9rTtAtrA M6^, rOTAlEfrtA&a S96m,FJtsITNG{m|NG l53.5ti' gtsTrreMuNs lSB.54#
TOT{trStNG rs3.5ldrnorcs& ms@NI.@EDO& 51.&t
@@suffi !5]..@
MiDLAND IiIGhWAY
&&&&.3"ffi
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T J 1 0 W A D 00
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3870 Midland Hwy, Eganstown 11 May 2015
Bushfire Management Overlay (BMO) Report
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Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 1
Bushfire Management Overlay
(BMO) Report
3870 Midland Hwy, Eganstown
Date of Inspection: 22nd of April,
2015
Inspector: Nicholas Symons
Report Version: 1.0
Report Date: 7/05/15
Prepared For:
Client: David Smith
Contact: 0403 156 221
Email: [email protected]
Ecotide Pty Ltd
ACN 112761850
3 Hobson Street, Newport.3015
Ph: 03 9391 8302
Mob: 0438 900 090
www.ecotide.com.au
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Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 2
Overall Conclusions
CONCLUSIONS FOR PROPERTY OWNER CONCLUSIONS FOR AUTHORITIES
Potential Bushfire Impact Bushfire Hazard Site Assessment
Potential bushfire impact: Property zone: Farming Zone
Ember Attack Vegetation classification: Forest
Radiant Heat Slope: Upslope/Downslope 4°
Localised Flame Contact Bushfire Hazard Landscape Assessment
Flame Contact from Fire Front Potential bushfire impact scale: Neighbourhood impact
Extreme Fire Behaviour Bushfire approach: Multiple aspects
Construction Requirements & Recommendations Landscape type: Type 3 – High Risk
Construction requirement: BAL 29 Bushfire Management Statement
Defendable space: 25; 32 m Pathway: Pathway 2 – Clause 52.47-2
Water tank capacity: 10,000 L AM 2.1. Landscape Risk
CFA fittings/access to water: AM 2.2. Siting
Fire-fighting grade hose(s) and pump is recommended: AM 2.3. Building Design
Access that meets emergency service specifications: AM 3.1. Defendable Space
Turning area for emergency service specifications: AM 4.1. Water and Access
Passing bays required along access route: A permit may be required for defendable space:
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Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 3
Contents
Overall Conclusions 2
Contents 3
General Terms of Engagement 4
Objectives of the Report 4
1. Introduction 4
2. Site Assessment 5
Site Description: 5 Infrastructure to the Property: 5 Proposed Works: 5 Siting and Bushfire Assessment Parameters: 6
3. Landscape Assessment 8
Landscape Description: 8 Landscape type: 8 Regional Bushfire Planning Assessment: 9 Bushfire Protection Measures: 9 Prescribed Burn History: 10 Bushfire History: 10 Potential Bushfire Scenario: 11 Potential Impact: 11 Shelter and Evacuation Options: 12 Landscape Risk Mitigation Options: 13
4. Bushfire Management Statement 14
Bushfire Management Statement Pathway: 14
4. Conclusion 18
5. References 19
6. Site Photos 19
7. Appendix 1 – Development Plans 20
8. Appendix 2 – Supporting Standards 21
9. Appendix 3 – Defendable Space Vegetation Management 23
10. Appendix 4 – Water and Access Specifications 24
10.1. Water Specifications 24 10.2. Access Specifications 25
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Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 4
General Terms of Engagement
ECOTIDE PTY LTD shall retain ownership of the
reports, drawings, designs, displays and other
work produced by ECOTIDE PTY LTD during the
course of fulfilling a commission and until
payment in full has occurred.
When the client pays for the services the
client has read and FULLY understands:
That managing the bushfire risk is a complex set of interrelated activities and environmental parameters and that the risk cannot be fully mitigated to their personal safety, family and assets.
That even a well-planned, carefully constructed home with management of the surrounding vegetation can be vulnerable to bushfire.
That survival in a bushfire is critically dependent on a combination of preparedness (competency) and activation of effective survival strategies and plans (capacity) of residents.
That dwelling occupants should always develop a written bushfire survival plan.
That the concepts and the contents of the report become their responsibility to implement.
That the company (Ecotide Pty Ltd) is exempt from any liability now and into the future for any loss whatsoever resulting from the impacts of bushfire.
Objectives of the Report
1. Provide a report that addresses the requirements of Clause 44.06 and associated Clause 52.47.
2. Provide information that is relevant to requirements submitted under the Bushfire Management Overlay Clause 44.06 of the Victorian Planning Scheme.
3. Conduct an assessment using the process outlined in Practice Note 65 ‘Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes’ by a qualified assessor.
4. Provide an estimation of the relative level of bushfire attack category according to the performance requirements of the Building Code of Australia (BCA)
5. Provide preliminary information from Practice Note 65 on how to manage vegetation. It also includes information on the nature of conditions that should be included on the building permit so that building owners are aware of their ongoing obligations to manage the surrounding vegetation.
1. Introduction
This Bushfire Management Overlay Report is a
response to the requirements of Clause 44.06
Bushfire Management Overlay, and associated
Clause 52.47 Bushfire Protection: Planning
Requirements. The statement contains
multiple components, potentially including:
1. Bushfire Hazard Site Assessment: which presents factual information about the site and the assessment area as it relates to the bushfire hazard.
2. Bushfire Hazard Landscape Assessment: which presents factual information about the landscape beyond the assessment area as it relates to the bushfire hazard.
3. Bushfire Management Statement: which presents the response of the proposed works to the bushfire hazard through relevant bushfire protection measures as outlined by Clause 52.47.
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Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 5
2. Site Assessment
The site assessment presents factual information about the site and the
assessment area as it relates to the bushfire hazard.
Site Description:
The site is located in the small rural town of Eganstown, south-west of
Daylesford. The landscape consists of rural residential properties and
associated pastureland, with large areas of remnant forest vegetation
typically within natural reserves and plantations. The terrain in the
region features relatively low undulations and small gullies associated
with creeks.
The property is located on the Midland Highway in the south-west of
Eganstown, in an existing rural residential setting. Remnant forest
vegetation occurs to the south-west of the property, and north on the
opposite side of the Midland Highway. Cleared pastureland and existing
residential dwellings border the property in the east, west and south.
The proposed works are the development of a residential dwelling at
the rear of the property. The size of the property is 8,898 m2, and the
zoning is Farming Zone (FZ). The following overlays apply to the
property:
Bushfire Management Overlay (BMO)
Environmental Significance Overlay (ESO1)
Area of Aboriginal Cultural Heritage Sensitivity
Infrastructure to the Property:
The property is accessible a driveway from the Midland Highway, a
bitumen main road for the region that extends to Daylesford in the
north-east and south-west to Creswick. The property will be serviced by
a mains power supply.
Proposed Works:
The proposal is the development of a residential dwelling on the
currently vacant property.
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Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 6
Siting and Bushfire Assessment Parameters:
Figure 2.1. Siting of the dwelling and bushfire assessment parameters, including distance to vegetation, classification and slope. [3]
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Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 7
Table 2.1. Summary table of vegetation classification and characteristics
No. Aspect Distance Area of veg. Slope Classification Description
1 North-West – 340°
South – 240°
112 m
55 m
9.3 ha.
>50 ha.
Downslope 4°
Upslope 8°
Forest Eucalypt canopy 15-20 m in height and >30% coverage
Understorey of shrubs and bracken 0.5 – 1.5 m
Surface of grassy clumps
EVC (22) Grassy Dry Forest; (47) Valley Grassy Forest; (175) Grassy Woodland
2 East - 90°
South - 180°
West - 270°
n/a ~5 ha. n/a Excludable Pastureland with managed grass less than 10 cm in height
Cultivated gardens associated with residential development.
See Appendix 2 for detailed site assessment process.
This
copie
d docu
ment i
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e ava
ilable
under S
ectio
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lannin
g and E
nvironm
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1987
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3. Landscape Assessment
The landscape assessment presents factual
information about the landscape beyond the
assessment area as it relates to the bushfire
hazard.
Landscape Description:
The region is characterised by large areas of
remnant forest vegetation and cleared
sections associated with residential
development and pastureland. The forest
vegetation presents the greatest bushfire
hazard to the region, which includes the
vegetation to the south of the property.
Landscape type:
The landscape is assessed as Type 3 on the
basis of:
Potential bushfire impact could be on a neighbourhood scale.
The site is located in an area that has partial fuel management.
Bushfire can approach from more than one aspect.
Access to shelter options is uncertain.
Figure 3.1. Satellite image of landscape showing site. [3]
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Regional Bushfire Planning Assessment:
The RBPA states the following in relation to the site and surrounding area:
“Cluster of small rural lots to the west of Eganstown are in the bushfire
hazard area associated with the adjacent vegetation linking to the Hepburn
Regional Park environs.”
Bushfire Protection Measures:
Bushfire protection works have/will occur to the south-east, and south-
west of the site. These works have not been factored in to the analysis of
the property, but would be expected to moderate the potential for a
bushfire to transition through the landscape and impact on the property.
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Prescribed Burn History:
Prescribed burns have occurred in the past throughout the vegetation in
the Hepburn Regional Park to the north-east and south-east. This provides
evidence that bushfire protection measures within the region are ongoing
and are likely to continue around the property in to the future.
Bushfire History:
The most recent fire to have impacted on the area is 2012 fire to the south-
west of the property. This illustrates the potential for bushfire activity
around the site.This co
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Potential Bushfire Scenario:
There is the possibility of a fire occurring within the forest vegetation in the region, particularly within the Hepburn Regional Park, as evidenced by
previous bushfires. A fire has the potential to spread over relatively large distances through this vegetation under dominant weather conditions such as
northerly or south-westerly winds.
A northerly scenario may result in fire spreading south through vegetation associated with parks and plantations for up to 13.5 km towards the site.
Cleared pastureland to the north of the property is likely to moderate the intensity of such a fire as it approaches, but significant ember deposition is
likely to occur over the area. This may result in spotting into vegetation on the southern side of the Midland Highway, which could combined with a
south-westerly wind-change to impact on the site.
A south-westerly scenario, either resulting from spotting or ignition in vegetation to the south-west of the site, could result in a fire moving through
vegetation directly towards the property. Given the clearance of vegetation on neighbouring properties and the setback of the building from vegetation
in this aspect, the mostly likely impacts on the proposed dwelling are moderate-high levels of radiant heat, less than 29 kW/m2, and large amounts of
ember deposition.
Potential Impact:
Ember Attack:
Radiant Heat:
Localised Flame Contact
Flame Contact From Fire Front
Extreme Fire Behaviour
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Shelter and Evacuation Options:
A designated Neighbourhood Safer Place is
located within the CBD of Daylesford at:
CBD Pavement areas: between Bridport, Albert and Camp Streets, and Central Springs Road Daylesford.
As stated within the Community Information
Guide for the nearby town of Daylesford, the
potential evacuation areas are to:
Castlemaine – approx. 43 km
Ballarat – approx. 36 km
Shelter in place within the house may be the
best option in a bushfire emergency if caught
at a late stage in the bushfire advance.
It is recommended that the future occupants
formalise a bushfire survival plan that
ensures they are able to take up a “leave
early” option based on defined fire
awareness triggers, such as a Fire Danger
Rating (FDR) of Severe, Extreme, or Code
Red.
Figure 3.2. Proximity of site to evacuation options. [3]
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nder Sect
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onment A
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Landscape Risk Mitigation Options:
Landscape Type: Type 3 – High Risk
Implications Treatment Options
Property Owner Land Managers
Potential bushfire impact could be on a neighbourhood scale.
The site is located in an area that has partial fuel management.
Bushfire can approach from more than one aspect.
Access to shelter options is uncertain.
Identify evacuation and shelter options
Document personal bushfire plan
Develop triggers to evacuate or stay and defend based on defined fire awareness triggers, such as a Fire Danger Rating (FDR) of Severe, Extreme, or Code Red.
Continue strategic bushfire protection measures, including bushfire buffers and planned burns in and around the region.
Undertake integrated fire management works through the Integrated Fire Management Planning Process.
Issue Fire Prevention Notices (FPNs) to neighbouring properties with remnant vegetation.
This co
pied d
ocum
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onment A
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which
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he plan
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ermit
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he docu
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atio
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4. Bushfire Management
Statement
The Bushfire Management Statement
demonstrates the way in which the
application meets the relevant
standards of Clause 44.06 - Bushfire
Management Overlay, a schedule to this
overlay and associated Clause 52.47.
Bushfire Management Statement Pathway:
Property Zoning: Farming Zone
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52.47-2 AM 2.1. Landscape Risk 52.47-2 AM 2.3. Building Design
The landscape type for the region is assessed as Type 3.
The area features relatively large patches of forest vegetation that could sustain a bushfire. The potential for bushfire impact, such as direct flame contact, will be limited by the defendable space implemented on the property. See Landscape Assessment for details.
If a bushfire front were to spread through the landscape, we would expect radiant heat from a distance and ember deposition. Fire front flame contact and extreme bushfire behaviour are not expected to impact on the proposed dwelling.
The proposed works will be constructed to BAL 29 specifications as detailed in AS3959:2009.
These building specifications are appropriate for the landscape bushfire risk and potential bushfire impact on the site.
52.47-2 AM 2.2. Siting
The proposed development is the construction of a residential dwelling on the property. The siting of the dwelling is in a similar context to neighbouring residences, and is located within a cleared section on the property.
The location of the building will take advantage of the cleared area on the property and on neighbouring residential properties.
This co
pied d
ocum
ent is m
ade a
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ble u
nder Sect
ion 5
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he Pla
nning a
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onment A
ct 1
987
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he plan
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ermit
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he docu
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atio
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52.47-2 AM 3.1. Defendable Space 52.47-2 AM 4.1. Access
The assessment is based on the standard defendable space listed in Table 2 of Clause 52.47-3. The defendable space is provided for Forest on flat to upslope to the south and downslope 0-5° to the north.
BAL: 29
North Defendable Space: 32 Metres
South Defendable Space: 25 Metres
The defendable space is feasible around the proposed building envelope, including the cleared area on the neighbouring residential property to the south. See AltM. 3.3.
The access route on to the property must facilitate emergency service vehicles in accordance with the specifications in Appendix 4.
52.47-2 AM 4.1. Water Supply
The required water static water supply is:
Lot Size Hydrant Capacity Fittings/Access
8,898 n/a 10,000 L Yes
The proposal must be accompanied by a 10,000 L static water supply that meets CFA specifications. See Appendix 4.
52.47-2 AltM 3.3. Defendable Space on Adjoining Land
The land to the south of the property is part of a private property that features an existing residential dwelling. It is proposed that a portion of this land adjacent to the southern boundary of the proposed development be incorporated as part of the defendable space. This area currently features mown grass and a strip of established trees along the fence line.
Given the ongoing residential use of the neighbouring site and current conditions of the property it is reasonable to assume that this area will continue to be managed in a low fuel state. It is therefore appropriate to apply defendable space to the property boundary in this aspect, based on the ongoing management on the neighbouring site.
This co
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ocum
ent is m
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ion 5
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he Pla
nning a
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987
which
form
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t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
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ns and in
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atio
n conta
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with
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em m
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Figure 3.1. Defendable space around the proposed building on the property.
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ocum
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ade a
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nder Sect
ion 5
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he Pla
nning a
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onment A
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he docu
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4. Conclusion
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he plan
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ermit
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he docu
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5. References
[1] Australian Standard™ - Construction of
buildings in bushfire-prone areas-AS 3959—
2009
[2] Map courtesy of Google Maps
[3] Satellite Image of property, courtesy of
Google Earth
[4] www.land.vic.gov.au Mapping and Basic
Property Report
[5] Clause 44.06
[6] Clause 52.47
[7] Planning Practice Note 65 – July 2014.
‘Preparing and Assessing a Planning
Application Under the Bushfire Provisions in
Planning Schemes’
[8] Regional Bushfire Planning Assessment
6. Site Photos
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pied d
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ade a
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nder Sect
ion 5
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he Pla
nning a
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onment A
ct 1
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which
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he plan
ning p
ermit
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ss. T
he docu
ments
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ns and in
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atio
n conta
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7. Appendix 1 – Development Plans
Figure 7.1. Site plans showing proposed building.
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8. Appendix 2 – Supporting Standards
Defendable Space and BAL:
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Static Water Supply:
Access:
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akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
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ill only
use th
e docu
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or the p
urpose
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ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
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ctly
prohib
ited.
Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 23
9. Appendix 3 – Defendable Space Vegetation Management
The defendable space referred to in this proposal will be required to the following prescriptions:
Grass must be short cropped and maintained during the declared fire danger period.
All leaves and vegetation debris must be removed at regular intervals during the declared fire danger period.
Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building.
Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature of the building.
Shrubs must not be located under the canopy of trees.
Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by at least 5 metres.
Trees must not overhang or touch any elements of the building.
The canopy of trees must be separated by at least 5 metres.
There must be a clearance of at least 2 metres between the lowest tree branches and ground level.
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 24
10. Appendix 4 – Water and Access Specifications
10.1. Water Specifications
As Practice Note 65, the water tank should comply with the following:
The water tank should be accessible to within 4 m by emergency service vehicles.
The tank should be above ground and be made of non-combustible material
(concrete, steel or corrugated iron).
The location of the water tank should be within 60 m of the main building.
Pipework should be 64 mm (minimum) nominal bore, and for above ground pipes,
be of non-corrodible and non-combustible material.
The water supply should incorporate a vortex inhibitor and a ball or gate valve.
Below ground water pipelines should be installed to at least the following depths:
o Subject to vehicle traffic: 300 mm.
o Under dwellings or concrete slabs: 75 mm.
o All other locations: 225 mm.
The water supply must be readily identifiable from the building or appropriate
signage must be provided, which includes:
o An arrow pointing to the location of the water supply
o Dimensions of not less than 310 mm high and 400 mm in length
o Red in colour, with a blue reflective marker attached
o Labelled with a ‘W’ that is not less than 15 cm high and 3 cm thick
Figure 10.1. Example of water specification
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.
Bushfire Management Overlay Report
3870 Midland Hwy, Eganstown 11 May 2015
www.ecotide.com.au 25
10.2. Access Specifications
In accordance with the specifications outlined in Practice Note 65, the following access requirements will be necessary to facilitate emergency service vehicles:
Access to the buildings must be designed to allow emergency vehicle access. The minimum design requirements that must be complied with (including gates, bridges and culverts) are:
o Curves in driveway must have a minimum inner radius of 10 metres.
o The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum of no more than 1 in 5 (20%) (11.3°) for no more than 50 metres.
o Dips must have no more than a 1 in 8 (12.5%) (7.1°) entry and exit angle.
o The driveway must be designed, constructed and maintained for a load limit of at least 15 tonnes and be of all-weather construction.
o The driveway must provide a minimum trafficable width of 3.5 metres and be substantially clear of encroachments for at least 0.5 metres on each side.
o The driveway must be clear of encroachments at least 4 metres vertically.
A turning area for emergency service vehicles must be provided near the dwelling. The turning area should one of the following:
o A turning circle with a minimum radius of 8 m.
o A driveway encircling the dwelling.
o Other vehicle turning heads (e.g. T or Y head) which meet the specifications of Austroad Design for an 8.8 m service vehicle.
Passing bays are required at least every 200 m that are:
o A minimum of 20 m long.
o A minimum trafficable width of 6 m.
This co
pied d
ocum
ent is m
ade a
vaila
ble u
nder Sect
ion 5
2 of t
he Pla
nning a
nd Envir
onment A
ct 1
987
which
form
s par
t of t
he plan
ning p
ermit
proce
ss. T
he docu
ments
, pla
ns and in
form
atio
n conta
ined
with
in th
em m
ust n
ot be u
sed fo
r any o
ther p
urpose
. By t
akin
g a co
py of t
his docu
ment y
ou
ackn
owle
dge a
nd agre
e that
you w
ill only
use th
e docu
ment f
or the p
urpose
specif
ied ab
ove an
d
that
any d
issem
inat
ion, d
istrib
ution o
r copyin
g of t
his docu
ment i
s stri
ctly
prohib
ited.