The Deferred Lands Strategic Bush Fire Risk Assessment (The Assessment) is a study of the risks associated with bushfire in the “deferred lands” i.e., parts of Belrose, Oxford Falls and Cromer which are subject to planning controls under the Warringah Local Environmental Plan (WLEP) 2000.

Consultants Meridian Urban and Ten Rivers adopted best practice techniques to identify bush fire hazard and risk in the deferred lands. The assessment identifies areas with high potential “fireline” intensity based on mapping to determine the spatial/geographical spread and intensity of fire.

Bush fire hazard and risk must be considered when undertaking strategic land use planning activities, such as when preparing a new Local Environmental Plan (LEP). This is required by the statutory guideline Planning for Bush Fire Protection (PBP) 2019, prepared by the New South Wales Rural Fire Service (NSW RFS).

Approximately 96% of the deferred lands area is within 100 metres of potential bush fire hazard. Approximately 796 residents, 495 allotments and 436 dwellings are in the existing risk exposure area in the deferred lands.

The deferred lands area is subject to an older-style Local Environmental Plan based on locality statements rather than zoning. Council needs to consider new planning rules across the Northern Beaches in the new LEP and DCP.

The assessment of bush fire risk for the deferred lands will help inform Council’s approach to land use zoning and other planning controls in the deferred lands area. This approach is similar to bush fire risk studies undertaken in other areas, such as for the proposed Ingleside Land Release area.

This assessment identifies land uses which are and are not appropriate in locations with a higher level of exposure to potential bushfire risk.

Four potential planning options were considered. The preferred Planning Option 3 combines a land use approach for the highest hazard areas to limit potential land use permissibility and avoid heightened future bush fire risk, with statutory control measures established under PBP 2019 for potentially moderate hazard areas, and additional measures for bush fire risk reduction. Planning Option 3 seeks to avoid bushfire sensitive development ie. seniors living, schools and childcare, on land with the highest risk to life and property. In moderate hazard areas. Planning Option 3 would require more detailed assessments of hazard and risk and proposed treatments when submitting a development application.

Other recommendations of the assessment include:

• A clear understanding of the environmental and biodiversity values of the Deferred Lands should be mapped, such that LEP and DCP controls can be considered which limit the damage, loss or fragmentation of environmental assets.
• The higher fireline intensity areas of the deferred lands should ideally be considered as part of the application of LEP and DCP controls, including zoning, to avoid high risk to life and property.
• Existing Special Fire Protection Purposes (SFPPs) such as seniors living, schools and childcare facilities should be encouraged to prepare, implement, and maintain bush fire management plans. Additional mitigation (i.e., clearing of vegetation) is subject to further assessment. This may be further considered as part of the preparation of the new Northern Beaches Bush Fire Risk Management Plan.
• the higher fireline intensity areas of the deferred lands i.e., which is exposed to potential fireline intensities of 30,000 kW/m or higher (including a 70-metre flame contact and radiant heat risk exposure buffer) is included in the Metropolitan Rural Area (MRA). The MRA encompasses those parts of Sydney identified in the Greater Sydney Region Plan and the North District Plan which should be maintained for their rural character and not be subject to urban development.
• Any lands where future development may be contemplated could be the subject of preliminary structure planning activity which places bush fire responsive urban design at the forefront of the design intent, including the contemplation of strategic asset protection zones, avoiding ad-hoc site-specific approaches.
• Any planning proposals should include a strategic bush fire study in accordance with the requirements of PBP 2019 and should ideally consider the content of the risk assessment.
• Consider the application of indicative ‘community egress’ parameters (Cova, 2005) which identifies the maximum preferred number of dwellings and corresponding minimum number of road exits or egress points to facilitate emergency evacuation in the event of bush fire for interface communities when assessing any new development within the Deferred Lands.

• Does the recommended Planning Option 3 provide an appropriate approach to managing the bushfire hazard and risk for the deferred lands?
• Does the proposed range of inappropriate land uses on land with the highest risk to life and property i.e. seniors living, schools and childcare, adequately consider and respond to the bush fire hazard and risk in the deferred lands?
• Do the recommendations strike the right balance of ensuring that bush fire risk and hazard due diligence is carried out whilst avoiding overly onerous development application requirements?