Contents

1 Council Approvals 3

1.1 Design – April- June 23 3

1.2 Bush Fire Approval June 23- August 23 5

1.1 BAL Level- What Are They? and What Do They Mean? 5

2.1 Bushfire Advice Brief 6

3.1 Bushfire Attack Level (BAL) Report 7

1.3 Building Envelope Variation- August 2023 – Nov 2023. 9

1. Council Approvals
   1. Design – April- June 23

The initial design, which is the house building (attach link) took approx. 10 weeks to design. 

This was because 

1. We were starting from scratch, 
2. Had to make sure we both got what we wanted, 
3. We did the design ourselves (and we are no architects/ designers). 
4. Had a learning curve with how to use the design program

This was the initial design in terms of house size, room numbers and the main bulk of the house, but it did not include a lot of the details which we were to iron out in the approval phases and in the months to follow.

The design was done to maximise the area available under the bush fire levels (BAL) with passive principles in place.

The block faces the street in the south direction and the views of the tree are east. We designed the orientation of the house to get maximum exposure to the North with the living spaces, with large windows to the east to enjoy the view. 

The orientation was important to us as we want to do as much around passive design principles. This is to minimise our need for heating and cooling and using the natural sun energy. We have designed large windows north facing, and polished concrete floors for thermal mass as well as a brick fire place. 

This info graphic from https://www.yourhome.gov.au/passive-design/orientation explains a bit around the access, but highly recommend going through this website as it is full of great information (and some free house designs). 

I have a whole section dedicated to the design, can click here (it is also the tab at the top). 

2. Bush Fire Approval June 23- August 23

Our block is situated in a bush fire zone, because of this we have to abide by the bush fire levels and depending on the level stricter building codes. This is because there is a higher risk of a bush fire, and to minimise risk for the house if a fire was to come through. 

When I get to further design and building codes I will make a section on this, this will just discuss the assessment we had to get done on our proposed design to be able to submit the building envelope variation.

1. BAL Level- What Are They? and What Do They Mean?

AS 3959:2018 Construction of buildings in bushfire prone areas, defines a Bushfire Attack Level (BAL) as a “means of measuring the severity of a building’s potential exposure to ember attack, radiant heat and direct flame contact, using increments of radiant heat flux expressed in kW/m2 , and is the basis for establishing the requirements for construction to improve protection of building elements from attack by bushfire.”

There are 6 categories:

1. BAL – LOW
2. BAL – 12,5
3. BAL – 19
4. BAL – 29
5. BAL – 40
6. BAL – FZ (Flame zone)

BAL- LOW has no building code requirements, whilst all construction requirements for BAL-12.5 to BAL-40 are the same except for windows and external doors, which must comply with AS 3959. 

The construction requirements are set out as essentially non-combustible construction systems for each of the following building elements: 

1. General Requirements 
2. Roof and Ceiling System 
3. External Wall System 
4. Floor System 
5. Carports Verandahs and Decks.

Within our area we must comply with BAL – 29 or below, which is “There is an increased risk of ember attack and burning debris ignited by windborne embers and a likelihood of exposure to an increased level radiant heat. The construction elements are expected to be exposed to a heat flux not greater than 29 kW/m2 .

2. Bushfire Advice Brief

The consultant that did this for us was very thorough, the initial assessment was done with a site visit and scoping, a report was  prepared on this in which there was a BAL contour map given that showed that our design as it was would fall under the category BAL 40, which would not be allowed to get approved in our council for the area we are in. This is due to our block having trees on it classed as Classs A forest.  When the initial area was subdivided there was a cause inthere about having a certain amount of trees remaining and we luckily go those on our block. There was a bush fire assessment done then and it was quite comprehensive with the rules for this particular area we are in. 

All the rules are reasonable and straight forward, it just takes a little while to understand the limitations and how to work within them to get the outcome we want. 

The basic gist was that the house design had to fall within certain distances from the tree line.

The initial design was this (below) where orange is BAL 40 and yellow is BAL 29. For our house we have to be at a BAL 29 or below.  

Because the house was too high (in the oranges BAL 40) we had to tweak the design and position of the house which we did and then had to resubmit for the BAL assessment , certificate and contour map

3. Bushfire Attack Level (BAL) Report

It looks like the house has changed, with the middle section, it has not, the main changes was moving the location and taking slight amount off the southern eastern rooms. 

Our water tank has to be a certain volume, with a part of this separate to our use and access for the firefighters to use in case of a fire. This is all good with us, Dan parents volunteer in there local fire bridge and would be something we would be interested in down the track, so we are well informed with the importance and need for such things. 

The report also contained a vegetation and topography map and information on the building codes, which I am sure will be thoroughly read in the next stage of design and approvals. 

3.  Building Envelope Variation- August 2023 – Nov 2023.  

The council approval has been a long one for us. I have heard recommendations on getting a planner, and after this process I would tend to agree, especially if you are time constricted.

For us, the timing getting pushed back was positive due to the high demand for construction in Late 2023 and also due to Dan getting a new role overseas, this would give us more time to get the details of the house correct (and more funds always helps!).

So really I started this process in March 2023 and it only just got approved in November!! That is 6 months to get a building envelope approval, next up still have to do the actual build approval!

Our shire has a timeframe to get back within 60 days, the problem being that quite often towards the end of the 60 days will get an email or call back saying one or two things that needed to be amended, wuld sometimes take me a day other times 2 weeks to amend and then the process would happen again. 

These happened because:

1. Firstly it took 10 weeks to design the house, This was done by us on SketchUp initial and was a big learning curve along with understanding what we wanted, room sizes, orientations and passive design.  (see our review of the two design software)
2. On 15^th June the BAL preport started, this was a Bush fire brief ($499) and took until 2 montsh 0The Bushfire Advice took 4^th of July (Just over 2 weeks)
3. From here I had to redesign the house to move it slightly due to it just bordering into a high bush fire zone! Urgh, 
4. On the 1^st of August they started on the BAL assessment and certificate, this took 1 week and received this on the 8^th of August. Now can start the appl;oication for the council
5. The 11^th of August I submitted the council application for the building emnvelope variation. This was 

So that is how it took so long, with the assistance of a planner (or someone who knew the ropes) it would most likely have taken the 60 days from getting everything in order.

Building Envelope Variation

1. BAL Assessment