u q s w p r p x s w v u t s p r q p o n - Shire of Hepburn

��

��

�� !�" ��"#$��%��"%�� #�"��&��%��' ()�"��'��*��%��"� ��'+��%��"��&�,�&�'��'��"%�'��-!��%��&��%��''"��" ��'!�.�/��'�,��'� ��'-!��0��#��!��'��"��"��'*

1�'��%��##'��(��"%!��$�/�$!��" �(��"��' "%��'��'��"��"��!�'�"��234��&��%��(��&��' "%��'��'��( ��&��#�5

6�'�7��,$�'-�"��"��8 �"��"��%/��#"��(��"�� &�/��%��%�'��##��"��*9

:

:��##��"�(��7��' "%��" �(��"��##��'9*

;##��"��</��1��'��'��%��##��"��%��/��%��*

=>>� ��

�%��#�'��/%�/��'��%��#��*

<&��'��7��##��"�(��9+

�'��;��''+� ��'��*<*�?0!��%��'�%��+

��+ @�'��:��+ A ��+

�'�"��+A��+A ( (BC"��$+

A�*�:*+D��:*+ A�*�:��+

:��+

E��>��F��G�� H A��'��##��"��

<&��'��7��##��"�(��9+

IJKLKMNJKMOLKPKLLKQMRSTNURNMOKLVSTMPSLMNJKMUOOWXRUNXSTMXVMQXPPKLKTNMPLSYMNJKMUOOWXRUTNZMOLS[XQKMNJKMQKNUXWVMSPMNJUNMOKLVST\

�'�"��+A��+A ( (BC"��$+

A�*�:*+D��:*+ A�*�:��+

:��+

��+ @�'��:��+ A ��+

E�� ]�� ]��>>� ��̂_��>��̀

? '��''�#%��+

a(��#%��+

b��+

@�0+

cWKUVKMOLS[XQKMUNMWKUVNMSTKMRSTNURNMOJSTKMTdYeKLMf

^̀ ��

�%��#�'��&��'��/%�/�'��%��

g%��%��/��'��%��##��"��!�#��%��'��%��#�'��&��'��*

<&��'��7��##��"�(��9+

</��-'�A�&�� 7<#��9+ 1��+�

��$�B��%�B�$��

�'�"��+A��+A ( (BC"��$+

A�*�:*+D��:*+ A�*�:��+

A��'��##��"��:��+

��+ @�'��:��+ A ��+

�'��;��''+� ��'��*<*�?0!��%��'�%��+

�'��;��''+� ��'��*<*�?0!��%��'�%��+

h�� i�̀ ��i��G� ��G��G�G�j��>�G��̀ ��

@��0��#��!��"��!��%��/��&'!��"��"��/��%��/�#�"��'!��"��'��'�� /��%�kl�'��'!�&�m��&*

nopqrpstuvwsxprpwsqu

��#��%��0�'��&�"��'*��%�'��'�%��#� �*

yz{|}~�|z��|��|{��|z~��{|��|~��}��

�� }�{ �{{

��}��|��|��

�� ~��|��{{�

��}}��|��

��}�{��}��~ ��

��¡��¢¢

�� £�� y��{�

¢�� ¤~��}��|�~��

¥}��{� �� ¦�

§

VOLUME 09444 FOLIO 928 Security no : 124080569743V Produced 04/12/2019 11:31 AM

LAND DESCRIPTION

Crown Allotment 51 Section E Parish of Clunes.PARENT TITLE Volume 09323 Folio 866Created by instrument H955443 24/04/1980

REGISTERED PROPRIETOR

Estate Fee SimpleSole Proprietor IAN LEONARD CHAPMAN TURNER of 235 MCDONALDS ROAD CLUNES VIC 3370 AD120521D 16/09/2004

ENCUMBRANCES, CAVEATS AND NOTICES

For details of any other encumbrances see the plan or imaged folio set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE TP282962X FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL

------------------------END OF REGISTER SEARCH STATEMENT------------------------

Additional information: (not part of the Register Search Statement)

Street Address: 235 MCDONALDS ROAD CLUNES VIC 3370

DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the timeand in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication orreproduction of the information.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 9444/928 Page 1 of 1

PLANNING PERMIT

REPORT FOR A DWELLING

AT 235 MCDONALDS RD,

CLUNES

of 19

981 235 McDonalds rd Clunes Oct 2019

Planning Report for

235 McDonalds Rd, Clunes

Project:981

Report prepared by: Julie Lee of Natural Resource Link Pty Ltd

Natural Resource Link Pty Ltd

ACN 609 952 025

ABN 83 609 952025

194 Victoria Street, Ballarat East, Vic, 3350

Ph: 0406 459 522

Email: [email protected]

Copyright

Natural Resource Link Pty Ltd shall retain ownership of the reports and drawings, design, displays and other work produced by Natural Resource Link Pty Ltd during fulfilling a commission until final payment by the client.

Disclaimer

Natural Resource Link Pty Ltd does not accept any liability for an error, omission or loss or other consequence that may arise from relying on this report.

REV DATE DETAILS

A 8/10/2019 Draft

B 3/12/2019 Final

C

D

of 19


Contents

INTRODUCTION ............................................................................................................................... 4

OBJECT SITE AND SITE CONTEXT ............................................................................................... 5

PROPOSAL ..................................................................................................................................... 12

Planning .......................................................................................................................................... 12

Zones .......................................................................................................................................... 12

Overlays ....................................................................................................................................... 13

Particular Provisions.....................................................................................................................15

CONCLUSION................................................................................................................................. 16

Appendix.1 Existing Plan .............................................................................................................. 17

Appendix.2 Proposed Plans ......................................................................................................... 18

Appendix.3 Subdivision Plan ....................................................................................................... 19

of 19


INTRODUCTION

c

Applicant Natural Resource Link Pty Ltd

Proposal Subdivision Application.

Location 235 McDonalds Rd Clunes

Zone Low Density Residential Zone (LDRZ)

Schedule to Low Density Residential Zone (GRZ1)

Environmental Significant Overlay (ESO)

Schedule 1 to Environmental Significant Overlay (ESO1)

Land Subject to inundation Overlay-(LSIO)

Schedule to Land Subject to inundation (LSIO)

Bushfire Management Overlay (BMO)

Lot size 8.159ha

Responsible Authority Hepburn Shire

Prepared by Natural Resource Link Pty Ltd

of 19


Natural Resource Link has been engaged by the owner to resubmit an amendment to Planning

Permit 2033

OBJECT SITE AND SITE CONTEXT

The site is within a large parcel of low density residential land to the north-west of the township of

Clunes. The area has lots that range from 0.5ha to 9ha in size and are mostly developed with

housing. This site borders the intersection of Pickfords Lane and McDonalds rd in Clunes. The west

end of the proeprty is adjunct to Farming Zone and development at this stage is unlikely to occur

along Pickfords Lane as a result; thus requiring an upgrade to the road to service continued growth

along with this application.

of 19


The site has a drainage line that runs through the property as shown below the area around this

drainage line is covered by a LSIO overlay.

This area is not to be developed as part of this application

of 19


The site has a hihg level of coverage of remnant vegetation that consists of 2 endangered EVC’s in the Victorian Volcanic Plains Bioregion

• EVC 55_61 Plains Grass Woodland • EVC 53 Swamp Scrub

All due care has been taken to limit removal of native vegetation to open areas on site and to avoid any large scattered trees as explained in the native vegetation report. Consequential loss is expected from DELWP for new subdivision lines under a Bushfire Management Overlay and this has been included in the native vegetation report.

The site contain remnant trees and very little understory and this is reflected in the condition and strategic score of the site (NVIM or Naturekit) The site has a history of grazing.

The site does contain large scattered trees one of which was on the initial proposed subdivision line and this was altered as a result to protect the tree (below)

of 19


There is an exisitng house on lot.2 that is partially screened from the road and has several sheds located nearby

Large shed to the south of the existing house.

of 19


The site has an existing sewer on site

One of the smaller sheds to the rear of the house

of 19


Smaller shed to the north end behind the house

Vegetation to the east of the site consisting of areas of recruitment (trees) and larger scattered trees with Cassinia and exotic grasses.

of 19


Areas that are prone to inundation on site are mainlydominated by exotic grasses as shown here.

It is pleasing to see that the site does contain small logs that are able to rot down.

of 19


PROPOSAL

Planning approval is for a two-lot subdivision

Planning

Zones

Comment Clause 32.03 LOW DENSITY RESIDENTIAL ZONE Shown on the planning scheme map as LDRZ with a number (if shown). Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To provide for low-density residential development on lots which, in the absence of reticulated sewerage, can treat and retain all wastewater.

The proposal proposes a two-lot subdivision.

Clause 32.03-3 Subdivision Permit requirement A permit is required to subdivide land. Each lot must be at least the area specified for the land in a schedule to this zone. Any area specified must be at least: 0.4 hectare for each lot where reticulated sewerage is not connected. If no area is specified each lot must be at least 0.4 hectare. 0.2 hectare for each lot with connected reticulated sewerage. If no area is specified each lot must be at least 0.2 hectare.

The proposed lots will be above 0.4ha and a LCA provide to demonstrate compliance.

Clause 32.03-5 1 Application requirements Subdivision An application must be accompanied by a site analysis, documenting the site in terms of land form, vegetation coverage and the relationship with surrounding land, and a report explaining how the proposed subdivision has responded to the site analysis. The report must: In the absence of reticulated sewerage, include a land assessment which demonstrates that each lot is capable of treating and retaining all wastewater in accordance with the State Environment Protection Policy (Waters of Victoria) under the Environment Protection Act 1970. Show for each lot: – A building envelope and driveway to the envelope. – Existing vegetation. – In the absence of reticulated sewerage, an effluent disposal area. Show how the proposed subdivision relates to the existing or likely use and development of adjoining and nearby land

The application includes a Land assessment for effluent, building envelopes, effluent areas, access and any natural features that are relevant. Including adjacent developments. A LCA has been included for both lots due to the large coverage of LSIO and a complexity of drainage lines and waterways on site.

Clause 32.03-6 Decision guidelines General Before deciding on an application, in addition to the decision guideline sin Clause 65, the responsible authority must consider, as appropriate: The Municipal Planning Strategy and the Planning Policy Framework. Subdivision The protection and enhancement of the natural environment and character of the area including the retention of vegetation and faunal habitat and the need to plant

The site contains remnant vegetation to a large proportion of the site which is significant in the Bioregion.

of 19


vegetation along waterways, gullies, ridgelines and property boundaries. The availability and provision of utility services, including sewerage, water, drainage, electricity, gas and telecommunications. In the absence of reticulated sewerage: The capability of the lot to treat and retain all wastewater in accordance with the State Environment Protection Policy (Waters of Victoria) under the Environment Protection Act 1970. – The benefits of restricting the size of lots to the minimum required to treat and retain all wastewater in accordance with the State Environment Protection Policy (Waters of Victoria). – The benefits of restricting the size of lots to generally no more than 2 hectares to enable lots to be efficiently maintained without the need for agricultural techniques and equipment. The relevant standards of Clauses 56.07-1 to 56.07-4. SCHEDULE TO THE LOW-DENSITY RESIDENTIAL ZONE No minimum subdivision size

specified.

Overlays

Clause 42.01 ENVIRONMENTAL SIGNIFICANCE

OVERLAY Shown on the planning scheme map as ESO with a number. Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To identify areas where the development of land may be affected by environmental constraints. To ensure that development is compatible with identified environmental values.

There is a waterway on site and an area of inundation that is not involved in the development.

Clause 42.01-2 Permit requirement A permit is required to:. Subdivide land. This does not apply if a schedule to this overlay specifically states that a permit is not required..

Permit is triggered

SCHEDULE 1 TO THE ENVIRONMENTAL SIGNIFICANCE

OVERLAY Shown on the planning scheme map as ESO1. PROCLAIMED CATCHMENT PROTECTION

Site is within a catchment

2.0 Environmental objective to be achieved To protect the quality of domestic water supplies within the Shire and the broader region. To maintain and where practicable enhance the quality and quantity of water within watercourses. To prevent increased runoff or concentration of surface water leading to erosion or siltation of watercourses. To prevent erosion of banks, streambeds adjoining land and siltation of watercourses, drains and other features. To prevent pollution and increased turbidity and nutrient levels of water in natural watercourses, water bodies and storages.

Application acknowledges the importance of protection to waterways within a catchment and proposes where possible to site effluent to flat areas over 100m away from a water way to minimise impact.

3.0 Mandatory Requirement All on-site wastewater must be treated and disposed of in accordance with the relevant EPA Code of Practice – On Site Wastewater Management. All stormwater must be managed and discharged to the satisfaction of the responsible Authority and generally in accordance with the principles described in Urban

LCA submitted

of 19


Stormwater: Best Practice Environmental Management Guidelines (Victorian Stormwater Committee 1999).

4.0 Permit Requirement Permit required for this subdivision

General Application Requirement An application for a permit must be accompanied by the following information, where appropriate: A scaled site context plan showing the subject site and surrounding land including location of all water ways, drainage lines, water bodies, water supply channels or springs. The location and use of existing and proposed buildings and works, including proposed or existing waste water disposal areas and vehicle access. Details of degree and direction of slope, soil type, vegetation and drainage systems. A geotechnical report prepared by a suitably qualified persons which demonstrates that the land is capable of absorbing effluent generated on the lot and the likely impact of any on-site wastewater treatment system on surface and ground water resource and how such impact is to be mitigated. Any environmental management plan to be implemented as part of the proposal.

All required documentation has been supplied along with site reviews with CHW.

Clause 44.04 LAND SUBJECT TO INUNDATION

OVERLAY Shown on the planning scheme map as LSIO with a number (if shown). Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To identify land in a flood storage or flood fringe area affected by the 1 in 100 year flood or any other area determined by the floodplain management authority. To ensure that development maintains the free passage and temporary storage of floodwaters, minimises flood damage, is compatible with the flood hazard and local drainage conditions and will not cause any significant rise in flood level or flow velocity. To reflect any declaration under Division 4 of Part 10 of the Water Act, 1989 where a declaration has been made. To protect water quality in accordance with the provisions of relevant State Environment Protection Policies, particularly in accordance with Clauses 33 and 35 of the State Environment Protection Policy (Waters of Victoria). To ensure that development maintains or improves river and wetland health, waterway protection and flood plain health.

The site is mapped to be in an area of inundation and the extent is shown on the existing plan

Clause 44.04-1 Land subject to inundation objectives and statement of risk A schedule to this overlay may contain: Land subject to inundation management objectives to be achieved. A statement of risk.

Preliminary discussions with Central Highlands Water have been undertaken and as long as the development is away from the area of inundation and an LCA is supplied that demonstrates compliance then they will be satisfied with the proposal.

of 19


Clause 44.04-3 Subdivision A permit is required to subdivide land

Triggers a permit application for a subdivision. .

SCHEDULE TO THE LAND SUBJECT TO INUNDATION

OVERLAY

N/A

Clause 44.06 BUSHFIRE MANAGEMENT OVERLAY Shown on the planning scheme map as BMO with a number (if shown). Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To ensure that the development of land prioritises the protection of human life and strengthens community resilience to bushfire. To identify areas where the bushfire hazard warrants bushfire protection measures to be implemented. To ensure development is only permitted where the risk to life and property from bushfire can be reduced to an acceptable level.

A Bushfire management report for the new lot has been undertaken and will complete all of the requirements for the Bushfire Management Overlay.

Particular Provisions

Clause 52.17 NATIVE VEGETATION Purpose To ensure that there is no net loss to biodiversity as a result of the removal, destruction or lopping of native vegetation. This is achieved by applying the following three step approach in accordance with the Guidelines for the removal, destruction or lopping of native vegetation (Department of Environment, Land, Water and Planning, 2017) (the Guidelines): 1. Avoid the removal, destruction or lopping of native vegetation. 2. Minimise impacts from the removal, destruction or lopping of native vegetation that cannot be avoided. 3. Provide an offset to compensate for the biodiversity impact if a permit is granted to remove, destroy or lop native vegetation. To manage the removal, destruction or lopping of native vegetation to minimise land and water degradation.

A native vegetation report has been supplied to show compliance to Clause 52.17

of 19


CONCLUSION

The proposal seeks to provide a new lot to the rear of McDonalds Road which can comply with all the planning controls. The site is of enough size to contain offsets on site (First Party) and all due care has been taken to minimise the loss of native vegetation as the site does contain parts (trees)of endangered EVC’s.

There have been preliminary discussions with CHW in relation to developing the site for effluent and water. It is cost prohibitive to extend water and power down Pickfords Lane for only this one site; the road leads to Farming Zone and is unlikely to be developed for dwellings. So, in discussions with CHW and the owner it was decided to battle axe the rear lot to McDonalds rd so that it could connect into the water and power along McDonalds Rd. Typically if the land to the west was sufficiently zoned to allow for development then it would have been in the public interest to extend services down the side lane; however in relation to long term policies with Farming Zone this is unlikely to be changed in even a mid term range of 10-20 years. Currently to my knowledge there are no strategic works out to amend any of the farming zone land to the west of the site. There is good midterm potential to infill the current land areas of Low Density Residential.

The site is also heavily covered with vegetation that is listed as Endangered and has a large area of inundation as a result the potential to further develop this site other than what is proposed is quite difficult.

The proposal does meet the decision guidelines and objectives of the zoning and meets the requirements of the relevant overlays and planning provisions and should be approved by council.

.

of 19


Appendix.1 Existing Plan

Not

e th

e co

ntra

ctor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

ser

vice

s at

the

site

bef

ore

com

men

cing

wor

k. T

he c

ontr

acto

r sha

ll ve

rify

all l

evel

s fr

om th

eco

nsul

ting

engi

neer

prio

r to

cons

truc

tion.

C:\

Use

rs\N

RL\

Des

ktop

\squ

are.

pdf_

page

_1.jp

g

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

LEG

EN

D

EX

IST

ING

DW

ELL

ING

SR

EM

NA

NT

VE

GE

TAT

ION

EX

ISIT

NG

SH

ED

S

NA

TU

RA

LR

ES

OU

RCE

LIN

K P

TY

LT

D19

4 V

icto

ria

Str

eet,

Bal

lara

t E

ast,

33

50

julie

@nr

link

s.co

m.a

u

PRO

PER

TY ID

ENTI

FIC

ATIO

NS

BLA

CK

- PR

OPE

RTY

AD

DR

ESS

BLU

E - A

LLO

TMEN

T N

UM

BER

OR

AN

GE

- CR

OW

N A

LLO

TMEN

TRE

D -

CR

OW

N S

ECTI

ON

PRO

JEC

T:D

WG

TIT

LE:

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

1:40

00@

A3

EX

IST

ING

PLA

N

DE

C 2

019

981

ALL

OT.

51

SE

C. E

PAR

ISH

OF

CLU

NE

S23

5 M

cDO

NA

LDS

RO

AD

CLU

NE

S 3

370

WA

TE

RW

AY

S /

DR

AIN

AG

E L

INE

SD

AM

SC

ON

TO

UR

S

EXIS

TIN

G S

ITE

INFO

RM

ATIO

N

SITE

DET

AIL

S -

BLO

CK

SIZ

E -

EXIS

ITN

G B

UIL

DIN

GS

-

INU

ND

AT

ION

OV

ER

LAY

PIC

KF

OR

DS

LA

NE

57 240

1 115

2 105

59 95

60 65

78 110

56 230

61 21

0

14 180

1 215

1 215

2 195

2 209

1 205

18 195

1 185

1

52 245

53 255

5 75

21E

MCDONALDS ROAD

MCDONALDS ROAD

FAW

CE

TT D

RIV

E

DR

IVE

FAIR

VIE

W

WORSLEY ROAD

MCDONALDS ROAD

538.

6m

89º4

1'

538.

6m

296º

41'

151.5m 179º45'50''

151.5m 359º46'50''

AL

LO

TM

EN

T 5

18

.15

9h

a

PIC

KF

OR

DS

LA

NE

21E

105

of 19


Appendix.2 Proposed Plans

Not

e th

e co

ntra

ctor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

ser

vice

s at

the

site

bef

ore

com

men

cing

wor

k. T

he c

ontr

acto

r sha

ll ve

rify

all l

evel

s fr

om th

eco

nsul

ting

engi

neer

prio

r to

cons

truc

tion.

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

NA

TU

RA

LR

ES

OU

RCE

LIN

K P

TY

LT

D19

4 V

icto

ria

Str

eet,

Bal

lara

t E

ast,

33

50

julie

@nr

link

s.co

m.a

u

PRO

JEC

T:D

WG

TIT

LE:

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

1:60

00@

A3

PR

OP

OS

ED

PLA

N

DE

C 2

019

981

ALL

OT.

51

SE

C. E

PAR

ISH

OF

CLU

NE

S23

5 M

cDO

NA

LDS

RO

AD

CLU

NE

S 3

370

LEG

EN

D

DW

ELL

ING

S

GA

RA

GE

S /

CA

RP

OR

TS

RE

MN

AN

TV

EG

ETA

TIO

N

RO

AD

S

DA

MS

WA

TE

R W

AY

S

BU

ILD

ING

EN

VE

LOP

EP

RO

PO

SE

DA

CC

ES

S

MCDONALDS ROAD

151.5m 179º45'50''151.5m 179º45'50''

1000

0

1 215

1 215

2 195

2 209

1 205

18 195

52 245

53 255

MCDONALDS ROAD

MCDONALDS ROAD

FAIR

VIE

W

MCDONALDS ROAD

LO

T 1

4.5

44

ha

LO

T 2

3.5

9h

a

284.

06m

8

9º41

'

252.

8m

296

º41'

254.

6m

89º

41'

151.5m 359º46'50''

151.5m 179º45'50''

538.

6m

89º4

1'

538.

6m

296º

41'

151.5m 179º45'50''

151.5m 359º46'50''

AL

LO

TM

EN

T 5

18

.15

9h

a

1000

0

PIC

KF

OR

DS

LA

NE

BE

BE

of 19


Appendix.3 Subdivision Plan

Not

e th

e co

ntra

ctor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

ser

vice

s at

the

site

bef

ore

com

men

cing

wor

k. T

he c

ontr

acto

r sha

ll ve

rify

all l

evel

s fr

om th

eco

nsul

ting

engi

neer

prio

r to

cons

truc

tion.

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

NA

TU

RA

LR

ES

OU

RCE

LIN

K P

TY

LT

D19

4 V

icto

ria

Str

eet,

Bal

lara

t E

ast,

33

50

julie

@nr

link

s.co

m.a

u

PRO

JEC

T:D

WG

TIT

LE:

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

1:60

00@

A3

SU

BD

IVIS

ION

PLA

N

DE

C 2

019

981

ALL

OT.

51

SE

C. E

PAR

ISH

OF

CLU

NE

S23

5 M

cDO

NA

LDS

RO

AD

CLU

NE

S 3

370

LEG

EN

D

DW

ELL

ING

S

GA

RA

GE

S /

CA

RP

OR

TS

RE

MN

AN

TV

EG

ETA

TIO

N

RO

AD

S

DA

MS

WA

TE

R W

AY

S

210

1 215

12

2 209

1 205

18 195

52 245

53 255

MCDONALDS ROAD

MCDONALDS ROADMCDONALDS ROAD

LO

T 1

4.5

44

ha

LO

T 2

3.5

9h

a

284.

06m

8

9º41

'

252.

8m

296

º41'

254.

6m

89º

41'

151.5m 359º46'50''

151.5m 179º45'50''

538.

6m

89º4

1'

538.

6m

296º

41'

151.5m 179º45'50''

151.5m 359º46'50''

AL

LO

TM

EN

T 5

18

.15

9h

a

1000

0

PIC

KF

OR

DS

LA

NE

MCDONALDS ROAD

151.5m 179º45'50''151.5m 179º45'50''

1000

0

Bushfire Management Report

For 235 McDonalds rd, Clunes

Report commissioned by

Ian Turner

October 2019

of 27

981 235 McDonalds Rd Clunes… ….. Oct 2019

Bushfire Report for a two lot subdivision

235 McDonalds Rd, Clunes

Project: 981

Report prepared by: Julie Lee of Natural Resource Link Pty Ltd

Natural Resource Link Pty Ltd

ABN: 83 609 952 025

194 Victoria Street, Ballarat East, Vic, 3350

Ph: 0406 459 522


Copyright

Natural Resource Link shall retain ownership of the reports and drawings, design, displays and other work produced by Natural Resource Link during the course of fulfilling a commission until final payment by the client.

Disclaimer

Natural Resource Link does not accept any liability for an error, omission or loss or other consequence that may arise from relying on this report. Bushfires are a complex set of inter-related activities and environmental parameters and that the onus is on the owner to ensure all due care is taken to manage the risk. The owners survival relies on constant vigilance, maintenance and a completed bushfire survival plan.

REV DATE DETAILS

A DRAFT 25/10/2019

B FINAL

C

D

of 27


Contents BUSHFIRE MANAGEMENT STATEMENT ........................................................................................................................... 4

Introduction ....................................................................................................................................................................... 5

Application Details ............................................................................................................................................................. 6

Site Description .................................................................................................................................................................. 6

Bushfire Landscape Assessment-Site .................................................................................................................................. 7

Bushfire Management Statement-Site .............................................................................................................................. 11

Bushfire Hazard Assessment-Lot.1. ................................................................................................................................... 14

Construction Level-Lot.1. .................................................................................................................................................. 15

Water Supply Requirement-Lot.1 ...................................................................................................................................... 16

Access Requirement-Lot.1 (55m) ....................................................................................................................................... 17

Appendix. One- Vegetation management standards ......................................................................................................... 18

Appendix Two - Water supply requirements ...................................................................................................................... 19

Appendix Three - Access requirements .............................................................................................................................. 21

Appendix Four - Bushfire Attack Levels (BALs) ................................................................................................................. 22

Appendix Five – Existing Plan ............................................................................................................................................ 23

Appendix 6– Subdivision Plan ........................................................................................................................................... 24

Appendix 7 – Landscape Risk Assessment-SITE .................................................................................................................25

Appendix 8– Site Assessment-Lot.1 ................................................................................................................................. 26

Appendix.9– Bushfire Management Plan-Lot.1. ................................................................................................................ 27

of 27


BUSHFIRE MANAGEMENT STATEMENT

PATHWAY 3 APPLICATION

Subdivision in the Bushfire Management Overlay

Property Address: 235 McDonalds rd, Clunes

Applicant/Owner Name: Natural Resource Link Pty Ltd

Date: 25 October 2019

Prepared by:

Name: Julie Lee Dip of Bushfire Management and Planning (Melbourne

University)

Address: 194 Victoria Street, Ballarat East, Vic, 3350

Telephone: 0406 459 522


of 27


Introduction

This Bushfire Management Statement has been prepared in response to the requirements of Clause 44.06-1 – Bushfire Management Overlay, and in accordance with the application requirements of Clause 52.47 – Planning for Bushfire.

The statement contains three components:

1. A bushfire hazard landscape assessment including a plan that describes the bushfire hazard of the general locality more than 150 metres from the site. Photographs or other techniques may be used to assist in describing the bushfire hazard.

2. A bushfire hazard site assessment including a plan that describes the bushfire hazard within 150 metres of the proposed development. The description of the

hazard must be prepared in accordance with Section 2.2.3 to 2.2.5 of

AS3959:2009 Construction of buildings in bushfire prone areas (Standards

Australia). Photographs or other techniques maybe used to assist in describing the bushfire hazard.

3. A bushfire management statement describing how the proposed

development responds to the requirements of Clause 44.06 and 52.47.

of 27


Application Details

Municipality:

Hepburn Council

Title description:

Allot 51 Sec E Parish of Clunes

Overlays:

Bushfire Management Overlay (BMO), Environmental Significant Overlay (ESO). Land Subject to Inundation (LSIO)

Zoning: Low Density Residential Zone

Site Description

Site shape:

Rectangle

Site Dimensions:

151m x 540 m

Site Area

8ha

Existing use and

siting of buildings

and works on and

near the land:

Low Density Residential area

Existing vehicle

arrangements:

Existing house has existing driveway

Location of nearest fire hydrant:

None

Any other features of

the site relevant to

bushfire

considerations:

No

of 27


Bushfire Landscape Assessment-Site

The landscape scenario that represents this is Broader Landscape Type Two as the site is within an area that

is well managed and has access via sealed roads to a place of safety. There is access to safety back to the

township of Clunes. The site is on the interfaces with surrounding farmland that is used for dryland cropping

and grazing purposes. The surrounding landscape does contain areas of crown land reserves.

The area in low density has some coverage of native vegetation across the site around that is farming zone

that is mostly clear.

of 27


This area has issues with Cassinia arcuata (Chinese Scrub) which is currently being managed on this

site.

The lots will need to continue to reduce this plant as its colonizing all semi clear areas on site. This shrub can be normally found in either EVC but typically its coverage is around 3-4% of the site as shown below

of 27


The profile to the North-west of the site is fragmented by fuel loads; areas of high density under low

elevation rises and open areas of pasture. This can mean that the fire travels more slowly in the high fuel

load areas but is impacted heavily by winds once out in the open pasture. Rises in elevations are below

100m giving rise to a low risk of ember density to site.

The are where the arrow is placed is a point close to the site where there is a rapid rise in elevation through

a high fuel load area a landscape fire through this area would typically impact embers to site. There would

also be a large increase in fire intensity (slope affect) and would enable the fire to reach the canopy and

increase risk to site.

A more gradual

increase in elevation

is present from the

north and through

areas of high and

low-moderate fuel

loads. A low risk of

ember density to site

would be expected.

of 27


A short run to the south-west of the site (southerly change risk) with the site being down on a

lower level but sufficiently away that there would only be a low decrease in wind speed as a result.

The site if impacted with a south-west change could potentially push out a flank into a large head

fire given the right conditions.

The vegetation is fragmented but of sufficient length to enable a fire to reach residence time and to

reach the canopy. Couple this with the moderate bark risk and slope and the potential for increases in

intensity from the surrounding landscape is possible. A large landscape fire could potentially impact

houses in the area; the site is well serviced by sealed roads with at least two exit points one to the

north-east and the other to the south. There is good to very good mobile reception to enable

warnings to go out to home owners.

What is the likely fire behaviour impacting the site?

The likely bushfire behavior from the north-west to the site is a fragmented forest-pasture fire

through steep undulating and that is less than 100m in height producing a low density of ember

to the site. The undulation enables the fire to have flame lengths that would encompass the

canopy.

of 27


Bushfire Management Statement-Site CLAUSE

COMMENT

Clause 13.02-1S Reduce human risk to an acceptable level The subdivision takes into account the landscape risk

and also deals with how that risk can be further mitigated.

Applies best science to identify vegetation, topography and climatic conditions that create a bushfire hazard

Assessment use review of topography including height and classifiable vegetation in landscape review. This highlights any issues of rapid or extensive increases that will pose a medium to elevated risk of ember density to site.

Consider siting Siting has been considered and all lots can comply with current regulations. Building envelopes are sited as far as possible away from risk.

Address Landscape risk Landscape risk is addressed and considered for the siting of the building envelopes.

Ensure biodiversity and environmental objectives are compatible

Site contains an endangered EVC’s and reducing impact has been a high priority behind human safety.

Ensure easy implementation of mitigation requirements

Mitigation of the landscape risk has been occurring with local council advising land holders to reduce the extent of the Cassina on site

Ensure access and egress are compatible for emergency vehicle access

The site provides good clear and level egress for emergency vehicles.

Clause 44.06 Prioritises protection of human life Human life does have a priority and all due care has

been taken to ensure that all risks have been included and the proposal can achieve compliance.

Clause 44.06-1 A permit is required to subdivide A permit is required to subdivide Clause 44.06-2 Must meet Clause 52.47 Clause 44.06-3

Mandatory Section 173 required for a new single lot in rural or residential rural purposes. To be constructed in conjunction with what is specified in the Bushfire Management Plan

Specified building envelopes are recommended to ensure that siting objectives are considered.

Clause 53.02

Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To ensure that the

Site assessment considers all classifiable vegetation within a 15om radius

of 27


development of land prioritises the protection of human life and strengthens community resilience to bushfire. To ensure that the location, design and construction of development appropriately responds to the bushfire hazard. To ensure development is only permitted where the risk to life, property and community infrastructure from bushfire can be reduced to an acceptable level. To specify location, design and construction measures for a single dwelling that reduces the bushfire risk to life and property to an acceptable level.

Clause 53.02-4.4 Subdivision objectives To provide lots that are capable of being developed in accordance with the objectives of Clause 53.02. To specify at the subdivision stage bushfire protection measures to develop a lot with a single dwelling on land zoned for residential or rural residential purposes

The landscape assessment addresses risk for a 5km radius of the site.

AM 5.1 Subdivide other than where AM 5.2 applies-Defendable space as per Columns A, B or C-Table.2. Clause 52.47-3. Must meet the objectives of Clause 52.47-2.1 and Clause 52.47-2.3

The BAL levels for the site comply with columns A,B or C from Table.2. Clause 52.47-3. Siting of defined building envelopes meets Clause 52.47-2.1 however Clause 52.47-2.3 will need to be addressed at the building permit stage as this proposal is for approval to subdivide. No development plans are included in this application however notes have been included in the BMP to assist in reducing ember risk in the building. These will form part of the permit requirements and must be followed to achieve approval at the building permit stage.

AM 5.2 Residential or rural residential. Must meet AM 2.2 (Siting)

Proposal does meet siting requirements

AM 5.2 Less than 10 lots-Defendable space must be from Columns A or B-Table.2 Clause 52.47-3

Defendable space is from Table.2. Clause 52.47-3

AM 5.2 < 10 lots-Defendable space must be from Columns A, B Or C-Table.2. Clause 52.47-3

Not applicable

AM 5.2 Defendable space must be within subdivision boundary

Defendable space is within the subdivision boundary.

of 27


AM 5.2 Shared defendable space will require Section 173 agreements to affected lots

Not applicable

AM 5.2 Vegetation management requirements to be maintained as appropriate

Vegetation will require management as per Table.6 of

Clause 52.47-3 . This is detailed on the Bushfire

Management Plan

Offsets to be over 150m from building envelopes

Vegetation offsets will be on site and will be over

150m from any building envelope

AM 5.2 Water supply-Table.4 Clause 52.47-3

This report will specify per lot the requirements for

water supply. Table.4 Clause 52.47-3 details the water

requirements and these are listed on the Bushfire

Management Plan

Communal water can be implemented The lots will be independent titles and as such the

water supply should be independent as well

AM 5.2 Access-Table.5 Clause 52.47-3 Each lot will comply with Table.5 and the access

requirements will be detailed on the Bushfire

Management Plan.

Avoid egress through unmanaged vegetation

Not applicable

AM 5.3 ³ 10 Lots requires a perimeter road

Not applicable

≥ Two different access options to a wider road network preferred

Two egress roads are detailed in this report and

available to the subdivision.

AM 5.4 Requires management of existing and proposed vegetation in private open space and communal areas

No communal areas and it proposed that the entire site is managed for the CFA standards

Alt 5.5 A building envelope > 10 lots can used Column C-Table2. Clause 52.47-3 if all other objectives of AM 5.2 can be met.

Not applicable

Alt 5.5 A building envelope with less defendable space can be used with a higher level of construction

A building envelope of 10 x 15m is proposed for all lots with defendable space for a Bal 29.

of 27


Bushfire Hazard Assessment-Lot.1.

Classify the vegetation within 150 metres of the proposed development in accordance with AS3959:2009 Construction of buildings in bushfire prone areas.

Direction (Aspect)

N

S

W

E

Vegetation

(within 150 metres

of subdivision)

Excludable / Low

Threat ☐

Modified ☐

Forest ☐

Woodland √

Scrub (tall) ☐

Shrubland (short) ☐

Mallee ☐

Rainforest ☐

Grassland ☐

Excludable / Low

Threat ☐

Modified ☐

Forest ☐

Woodland √

Scrub (tall) ☐


Mallee ☐

Rainforest ☐

Grassland ☐

Excludable / Low

Threat ☐

Modified ☐

Forest ☐

Woodland √

Scrub (tall) ☐


Mallee ☐

Rainforest ☐

Grassland ☐

Excludable / Low

Threat ☐

Modified ☐

Forest ☐

Woodland √

Scrub (tall) ☐


Mallee ☐

Rainforest ☐

Grassland ☐

Effective

Slope

(under the

classifiable

vegetation within

150 metres)

Upslope / Flat √

DOWNSLOPE

>0 to 5 ° ☐

>5 to 10° ☐

>10° to 15° ☐

>15 to 20° ☐

Upslope / Flat √

DOWNSLOPE

>0 to 5 ° ☐

>5 to 10° ☐

>10° to 15° ☐

>15 to 20° ☐

Upslope / Flat √

DOWNSLOPE

>0 to 5 ° ☐

>5 to 10° ☐

>10° to 15° ☐

>15 to 20° ☐

Upslope / Flat ☐

DOWNSLOPE

>0 to 5 ° √

>5 to 10° ☐

>10° to 15° ☐

>15 to 20° ☐

Defendable

space(m) and

BAL

16m

BAL 29

16m

BAL 29

16m

BAL 29

21m

BAL 29

of 27


Construction Level-Lot.1.

A building is constructed to the bushfire attack level:

That corresponds to the defendable space provided in accordance with Table 2 column A, B or C to Clause 52.47-3. The building will be constructed to BAL 29

The bushfire attack level that corresponds to the defendable space provided in accordance with

Table.2 must be noted on the building envelope.

Defendable space must be wholly contained within the boundaries of the proposed subdivision.

Defendable space maybe shared between lots within the subdivision

Any other comments

The bushfire risk to the development from the landscape beyond the site can be mitigated

to an acceptable level.

The risk from the landscape has been mitigated with the following conditions

which will provide a higher level of protection from embers:

o All external doors to be protected with non-combustible screens that

comply with Clause 7.5.1.A (AS3959-2009)

o If using a metal roof place, a non-combustible insulation to all joins and edge of the

roof to prevent the entry of embers. The building is a square and limits re-entry corners

with a simplified one level roof design.

of 27


Water Supply Requirement-Lot.1

A building used for a dwelling (including an extension or alteration to a dwelling), a dependent person’s unit, industry, office or retail premises is provided with a static water supply for firefighting and property protection purposes as specified in Table 4 to Clause

The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for firefighting water supplies.

Lot Size (m2) Hydrant

Available

Capacity

(litres)

Fire Authority Fittings & Access

Required

Select

Response

Less than 500 Not Applicable 2,500 No ☐

500 – 1000 Yes 5,000 No ☐

500 – 1000 No 10,000 Yes ☐

1001 and above Not Applicable 10,000 Yes √

Note: a hydrant is available if it is located within 120 metres of the rear of the building

Confirm Static Water Supply meets the following requirements

Unless otherwise agreed in writing by the relevant fire authority, the water supply must:

• Be stored in an above ground water tank constructed of concrete or metal.

• Have all fixed above ground water pipes and fittings required for firefighting purposes made of corrosive resistant metal.

• Include a separate outlet for occupant use. Where a 10,000 litre water supply is required, fire authority fittings and access must be provided as follows:

• Be readily identifiable from the building or appropriate identification signage to the satisfaction of the relevant fire authority.

• Be located within 60 metres of the outer edge of the approved building.

• The outlet/s of the water tank must be within 4 metres of the accessway and unobstructed.

• Incorporate a separate ball or gate valve (British Standard Pipe (BSP 65 millimetre) and coupling (64 millimetre CFA 3 thread per inch male fitting).

• Any pipework and fittings must be a minimum of 65 millimetres (excluding the CFA coupling).

Water tank location is shown on the bushfire management plan-Appendix.9

of 27


Access Requirement-Lot.1 (55m)

A building used for a dwelling (including an extension or alteration to a dwelling), a dependant

person’s unit, industry, office or retail premises is provided with vehicle access is designed and

constructed as specified in Table 5 to Clause 52.47-3.

Column A

Column B Length of access is less than 30 metres

√ There are no design and construction requirements if fire authority access to water supply is not required under AM 4.1

Length of access is less than 30 metres

√ Where fire authority access to the water supply is required under AM 4.1 fire authority vehicles must be able to get within 4 metres of the water supply outlet

Length of access is greater than 30 metres

The following design and construction requirements apply:

√ All weather construction

√ A load limit of at least 15 tonnes

√ Provide a minimum trafficable width of 3.5 metres

√ Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically

√ Curves must have a minimum inner radius of 10 metres

√ The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum grade of no more than 1 in 5 (20%) (11.3°) for no more than 50 metres.

√ Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle

√ The average grade must be no more than 1 in 7 (14.4%)(8.1°) with a maximum grade of no more than 1 in 5 (20%)(11.3°) for no more than 50 metres

of 27


Appendix. One- Vegetation management standards

Vegetation management standards for the defendable space are provided below

Table 6 Clause 52.47-3

Vegetation management requirement

Defendable space is provided and is managed in accordance with the following requirements:

• 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 3 metres 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 square 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.

of 27


Appendix Two - Water supply requirements

Unless otherwise agreed in writing by the relevant fire authority, the water supply must:

• Be stored in an above ground water tank constructed of concrete or metal. • Have all fixed above ground water pipes and fittings required for firefighting purposes

made of corrosive resistant metal. • Include a separate outlet for occupant use. Where a 10,000 litre water supply is

required, fire authority fittings and access must be provided as follows: • Be readily identifiable from the building or appropriate identification signage to the

satisfaction of the relevant fire authority. • Be located within 60 metres of the outer edge of the approved building. • The outlet/s of the water tank must be within 4 metres of the accessway and

unobstructed. • Incorporate a separate ball or gate valve (British Standard Pipe (BSP 65 millimetre)

and coupling (64 millimetre CFA 3 thread per inch male fitting). • Any pipework and fittings must be a minimum of 65 millimetres (excluding the CFA

coupling

of 27


of 27


Appendix Three - Access requirements

Access 30m to 100m

The following design and construction requirements apply:

√ All weather construction

√ A load limit of at least 15 tonnes

√ Provide a minimum trafficable width of 3.5 metres

√ Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically

√ Curves must have a minimum inner radius of 10 metres

√ The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum grade of no more than 1 in 5 (20%) (11.3°) for no more than 50 metres.

√ Dips must have no more than a 1 in 8 (12.5 per cent) (7.1 degrees) entry and exit angle

√ The average grade must be no more than 1 in 7 (14.4%)(8.1°) with a maximum grade of no more than 1 in 5 (20%)(11.3°) for no more than 50 metres

of 27


Appendix Four - Bushfire Attack Levels (BALs)

of 27


Appendix Five – Existing Plan

Not

e th

e co

ntra

ctor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

ser

vice

s at

the

site

bef

ore

com

men

cing

wor

k. T

he c

ontr

acto

r sha

ll ve

rify

all l

evel

s fr

om th

eco

nsul

ting

engi

neer

prio

r to

cons

truc

tion.

C:\

Use

rs\N

RL\

Des

ktop

\squ

are.

pdf_

page

_1.jp

g

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

LEG

EN

D

EX

IST

ING

DW

ELL

ING

SR

EM

NA

NT

VE

GE

TAT

ION

EX

ISIT

NG

SH

ED

S

NA

TU

RA

LR

ES

OU

RCE

LIN

K P

TY

LT

D19

4 V

icto

ria

Str

eet,

Bal

lara

t E

ast,

33

50

julie

@nr

link

s.co

m.a

u

PRO

PER

TY ID

ENTI

FIC

ATIO

NS

BLA

CK

- PR

OPE

RTY

AD

DR

ESS

BLU

E - A

LLO

TMEN

T N

UM

BER

OR

AN

GE

- CR

OW

N A

LLO

TMEN

TRE

D -

CR

OW

N S

ECTI

ON

PRO

JEC

T:D

WG

TIT

LE:

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

1:40

00@

A3

EX

IST

ING

PLA

N

DE

C 2

019

981

ALL

OT.

51

SE

C. E

PAR

ISH

OF

CLU

NE

S23

5 M

cDO

NA

LDS

RO

AD

CLU

NE

S 3

370

WA

TE

RW

AY

S /

DR

AIN

AG

E L

INE

SD

AM

SC

ON

TO

UR

S

EXIS

TIN

G S

ITE

INFO

RM

ATIO

N

SITE

DET

AIL

S -

BLO

CK

SIZ

E -

EXIS

ITN

G B

UIL

DIN

GS

-

INU

ND

AT

ION

OV

ER

LAY

PIC

KF

OR

DS

LA

NE

57 240

1 115

2 105

59 95

60 65

78 110

56 230

61 21

0

14 180

1 215

1 215

2 195

2 209

1 205

18 195

1 185

1

52 245

53 255

5 75

21E

MCDONALDS ROAD

MCDONALDS ROAD

FAW

CE

TT D

RIV

E

DR

IVE

FAIR

VIE

W

WORSLEY ROAD

MCDONALDS ROAD

538.

6m

89º4

1'

538.

6m

296º

41'

151.5m 179º45'50''

151.5m 359º46'50''

AL

LO

TM

EN

T 5

18

.15

9h

a

PIC

KF

OR

DS

LA

NE

21E

105

of 27


Appendix 6– Subdivision Plan

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

��

��

��

��

��

��

��

��

��

��

��

!"

#$��

%&

��&

'�(��)

(�$

��

�!"#

$��%

�&�!

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

1:60

00@

A3

SU

BD

IVIS

ION

�&'�

DE

C 2

019

981

'&&

��(

)�*�

��

�'�%

*+��,

� &-�

�*./(

�0�"

��'&

"*��

'" &

-��*

�//1

2

&�$

��"

"#�&

&%

�$*

$'�'

$�*

�3 '�

��*

RE

MN

AN

T4

�$��'

�%��

��'"*

"'0*

#'��

��#'5

*

.)2

) .)(

).

. .26

) .2(

)7 )6(

(. .8(

(/ .((

MCDONALDS ROAD

MCDONALDS ROADMCDONALDS ROAD

� ��

��

� ��

� �

� ��

� ��

. 78�

29�

��7

6:8)

;

. (. �

7��

�.69

:8) ;

. (8�

9��

�76:

8);

)()�(��/(6:89;(2;;

)()�(��)16:8(;(2;;

(/7�

9��

�76:

8);

( /7�

9��

�.69

:8) ;

)()�(��)16:8(;(2;;

)()�(��/(6:89;(2;;

��

��

� ��

� ��

� �

1000

0

PIC

KF

OR

DS

LA

NE

MCDONALDS ROAD

)()�(��)16:8(;(2;;)()�(��)16:8(;(2;;

1000

0

of 27


Appendix 7 – Landscape Risk Assessment-SITE

Not

e th

e co

ntra

ctor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

ser

vice

s at

the

site

bef

ore

com

men

cing

wor

k. T

he c

ontr

acto

r sha

ll ve

rify

all l

evel

s fr

om th

eco

nsul

ting

engi

neer

prio

r to

cons

truc

tion.

PRO

JEC

T:D

WG

TIT

LE:

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

1:35

00@

A3

LAN

DS

CP

E R

ISK

AS

SE

SS

ME

NT

PLA

N

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

NA

TU

RA

LR

ES

OU

RCE

LIN

K P

TY

LT

D19

4 V

icto

ria

Str

eet,

Bal

lara

t E

ast,

33

50

julie

@nr

link

s.co

m.a

uD

EC

201

9

981

ALL

OT.

51

SE

C. E

PAR

ISH

OF

CLU

NE

S23

5 M

cDO

NA

LDS

RO

AD

CLU

NE

S 3

370

LEG

EN

D

BU

SH

FIR

E

SIT

E

AC

CE

SS

TO

SIT

E BU

RN

RE

SE

RV

E

STA

TE

FOR

ES

T

MA

IN R

OA

D

1985

2015

2014

2007

2012

1977

1969

2015

2012

2008

1980

2012

2007

1985

2015

2007

2015

2012

2007

of 27


Appendix 8– Site Assessment-Lot.1

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

�!"#

$��%

�&�!

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

1:35

00@

A3

'%��

(''�'

')��

�&(�

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

��

��

��

��

��

��

��

��

��

��

��

!"

#$��

%&

��&

'�(��)

(�$

DE

C 2

019

981

(&&

��*

+�'�

��

�(�%

',��-

� &.��'

/0*�

)�"�

�(&

"'��

(" &

.��'�0

01

2

*03�

4��

�356

7+8

*03�

4��

�/54

67+8

+*+�*��+1567*8*288

+*+�*��0*56748*288

��

��

� ��

� �

�

�

-&(�

79"

09.

-&(�

��

� ��

�

��

� ��

�

��

� ��

�

��

� ��

�

��

� ��

�

��

� ��

��

� ��

� ��

��

� ��

�

� ��

��

��

��

��

��

� ��

� ��

��

��

��

��

��

� ��

� ��

��

��

��

��

��

� ��

of 27


Appendix.9– Bushfire Management Plan-Lot.1.

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

� ��

�!�"

#��

��

��

��$��

��

��

��

��

��

�%��

��

��

��&

'�"

��

��

��

��

��

��(�

��

!�)�

��

��

��

��

��

��

)� ��

��

��*�

��$��

��

��+��

��

�� $

��

��

��

��

�$��

��

��

��

��

��

��,�

��

��$

��

��

��

"��

��

��

��

��

��

��

��

��

'��

��

��

��

��

��

��

��

,��

��

��

��

��%

��

��

� ��

��

�$$�

%�

��

��,�

��

��#

-"&

"��

��

��

��

��

�� '�

��

��

��

��

�%��

��

��

��

��$

$�%

��

��,�

��

��#

-"&

��

��

��%

��

��

��

��

��

��

��-

��

��

��

��$

$�%

��

�"

��

��

��

��

��

�� '�

��

� ��

��

��

��

��

��

��,�

��

��$

$�%

.��

/��

��

��

��"

��

��

��

��

�&!��

��"

0��

��

��

��

��

��

� ��

"!

��

"��

��

��

��

��

��

��

'"!��

��

��

��

��

��

�-��

��

��

��%"

��

��

��

��

��

��

��

�&'��

��

�"� �

��

��

��

��

��

��

&��

�1�*

&-"

-2+

�*3"

&4+

��

��5

��

��

��

��

��&��

�!�*�

'2+

�*&

&"

4+��

��

��

��!'�

��

�"6

$��

��

��

��

��&

��3

�*&

�"!�$

��

�+

�*1"

&��

��+

��%

��

5��

��"

��

��

��

��

��

��

��

��7

��

"

��

7�)��

��

��

��

��,��

��

)��

��

��

��

,��

��6�

��

��$

��

�$��

��

��

��

��

��

��

� ��

��

��

��,��

��

./�8

��

��

��

��$

$��

��

��

��

��

��

��

��

��$�

��"

/��

��

��

��

��

��

��

��

��

��

��

��

��

� ��

��

��

��

$��

��"/�

� ��

&'��

��

��

��

�9��

��

��:

��

��

��

��

��

��

��

��

��$��

��

��

��"

/�0��

��

��

��&

'��

��

��

��

��

��

$��

��

��

��

��

��

��

��

��

��

��

��"

/��

��

��

��

��

��

��

�$%

��

��"

/�;��

��

��

��$�

��

��

��

��5

��!

��,��

��

��

��

��

��

��$��

��%

��

��!�

��

"/��

��

��

��

��

��

��%

��

��

� ��

��

"/��

��

�$%

��

��

��

��$��

��%

��

��!��

��"

/��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��"

<��

��$�

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

��

�%�+�

��

��$$�

%��

��

��

��

$��$

��

(��

��

�%��

,��

��

<��

��

��

��

��

��

�%��

��

��

��

��

�%9�

� ��

��

�$$�

%��

�.��

��

��

��

��

��

��

��

��

��

��

��

��"=�

��

��5

��

��

��

��$

$��

��

��

��

,��

��

��

��

��

$��$

��

��

��

��

��

��

��";��

��

��$�

��

��

��

��$��

��"

��

��&'9

'''��

��

��

$$�%

��,

��9

��

��

�%�

��

��

��

��

$��

��

��

��.��

��

%��

��

��

��

��

��

�$$�

�$��

��

��

��

��

��

��

��

��

��

��

��

��

�%"

��

��

� ��

7'��

��

��

��

��

��

�$$�

��

��

�"� �

��

�>��

��

��

��

��

��

�-��

��

��

��

��%��

��

��

��"

;��$

��

��$

��

��

��

��

*��

� ��

��

�0$

��*��0

�7!

��

��+

��

��$��

��*7-

��

��

�(� ��

��

$��

��

��

��+

"��%

�$$

��

��

��

��

��

��

��7

!��

��

��*�5

��

��

�(��

�$��

�+"

6��

��%��

�� !

!�

?��

� ��

��

��

��

�%��

��

��

��

��

��

��

��

��

��

��

��

��

��"��

��

��

��

��

�%��

��

��

��

��

��

��

��$

��

��

��

��"

0@A

BC

��.6

8��;�

�C.

PR

OJE

CT

NO

:

DA

TE

:

SC

ALE

:

NT

S@

A3

BU

SH

FIR

EM

AN

AG

EM

EN

TP

LAN

(B

MP

)

DO

NO

T S

CA

LEF

RO

M D

RA

WIN

GS

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N C

D

esig

n C

opyr

ight

to

Nat

ural

Res

ourc

e Li

nk .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

��

��

��

��

��

��

��

��

��

��

��

!"

#$��

%&

��&

'�(��)

(�$

DE

C 2

019

981

��A

�"�!&

��C�"

�C0�

@;�=

�A(�

��<?

C�

� !�#

�6A

?��6

��@A

�6��<

?C

�� 1

'

21m

16m

16m

16m

��

� ��

� �

��

��

� ��

� ��

� �

��

�

� ��

& &&

!

&�

& �'!

!� �-!

MCDONALDS ROAD

WORSLEY ROAD

� ��

��

� ��

��

��

� ��

� ��

� 7� "

��

�3� D

- &E

� 1� "

3��

�� 7

D-&E

� 7� "

��

�3� D

- &E

� !� "

- ��

�� 7

D-&E

&!&"!�� !�D-7E!'EE

&!&"!��&1�D-!E!'EE

2606

21

21m

16m

! 3"

7��

�3� D

- &E

! 3"

7��

�� 7

D-&E

&!&"!��&1�D-!E!'EE

&!&"!�� !�D-7E!'EE

��

��

!�

� �" �

� ��

�

16m

16m

� ��

� ��

��

��

��

� ��

� � � �

� �

��

� �

� �

PIC

KF

OR

DS

LA

NE

u q s w p r p x s w v u t s p r q p o n - Shire of Hepburn

Documents

Transcript of u q s w p r p x s w v u t s p r q p o n - Shire of Hepburn