The recent post ‘Bushfire Hazard Assessment FAQ’ explains the associated terminology. Here I talk about the implications the Bushfire Hazard Assessment had on the design of 60k House.
Get an expert in early
Before you make any decisions about where exactly to site your house it is first advisable to engage a bushfire hazard assessor. This is a relatively new requirement arisen from the ashes of recent bushfire disasters.
It was obvious I would need a Bushfire Hazard Assessment – my block is half covered by trees and there is bush nearby. Given my understanding of the site conditions from Site Analysis and following the initial Site Planning ideas I knew roughly where I wanted to site 60k House. What I didn’t know was what Bushfire Attack Level the building would have and how much clearing around the house site I would need to do to establish a Hazard Management Area.
BAL is determined by several factors, including the vegetation type, the slope of the ground and the Hazard Management Area (also referred to as Defendable Space). I’m a greenie – I like trees. There’s not much point having a bush block if you cut down all of the trees – then it’s no longer a bush block! When I first considered building a shack at my site the idea was to build in the clearing amongst some large trees. There were no bushfire requirements back then – this was before the devastating Black Saturday fires in Victoria and dramatic fires in Tasmania in 2013. The previous owner of my block had ‘managed’ the land by regularly burning it – this was effective in keeping the understorey clear but also burnt the hollows in the trunks of the trees making them unhealthy and unsafe. After hosting my first block party the crown of one of the large blue gums fell out and was left hanging from the top of the tree. This ‘widow maker’ was dangerous and it became apparent I didn’t want to build too close to something that could come crashing down through the roof in the middle of the night.
Cause for concern: a large branch fallen from a stringy bark onsite
Finding a balance
It’s a pure coincidence that ‘BAL’ forms the start of ‘balance’. I commissioned a preliminary Bushfire Hazard Management Plan to determine what the BAL and HMA would be for 60k House. I was given two options: clear the minimum amount and have BAL 19 or make a much larger clearing to achieve BAL 12.5. You don’t often get options. The construction requirements for BAL 12.5 and BAL 19 are nearly the same.
Because I wanted to minimise the felling of large trees on the site I opted for the minimal clearing and higher BAL rating. To achieve BAL 19 I would still need to cut down a couple of large trees and maintain a decent amount of cleared area around the building. The HMA is determined by a combination of the vegetation and the slope – this means each direction has a different distance that needs to be cleared. Because the site is a north facing slope it needs to be cleared 34m to the north as fire will travel faster uphill; only 23m clearing is needed to the south, and 13m to both the west and east (mostly because of the type of vegetation).
Clean: the area to the south of the house cleared
That’s a plan
The BAL and HMA forms the basis of a Bushfire Hazard Management Plan. A BHMP also includes other requirements such as suitable vehicle access for fire-fighting trucks and onsite water supply – usually in the form of an accessible dam or 10,000L fire-fighting water tank. The designated water tank cannot be used for other purposes (such as feeding your house), has to be located at least 6m away from any building (in case that catches fire) and needs to be fitted with special fire-truck friendly fittings for ease of connection to pipes and pumps. Most Councils (local planning authorities) require at least a preliminary BHMP be submitted at the planning stage – some require a fully endorsed BHMP. I will talk more about this when I discuss the approvals process.
What did the BAL rating mean for the design of 60k House? The main points were the cladding, the doors and the windows. For BAL 19 the critical dimension is parts of the building within 400mm of the ground – the area most likely to be under attack from a bush or grass fire. There also needs to be no gaps or holes in the building more than 3mm – to prevent embers blowing in.
![Colour coded: a summary of the different requirements for each of the BAL ratings. [source: State Government Tas - Department of Justice]](http://60khouse.com.au/wp-content/uploads/2015/12/AS3959-2009-BAL-Construction-Requirements.jpg)
Colour coded: a summary of the BAL construction requirements. [source: Tasmanian State Government – Department of Justice]
Cladding
The cladding (or ‘External Walls’ in the table) within 400mm of the ground needs to be of non-combustible material (roofing iron, etc), 6mm fibre cement sheet or bushfire resistant timber. Each timber has a listed density – only certain timbers are deemed dense enough to withstand a bushfire. All of the lower parts of 60k House will be either clad in timber weatherboards milled from blue gum or stringy bark felled on site, or a door. 6mm cement sheet is used for the cladding either side of the windows and 4.5mm cement sheet for the cladding above the window line.
Doors
All external doors need to be either 5mm toughened glass or 35mm solid timber. Writing this post has made me realise I have stuffed up the entry door! The timber to the lower section would not have been thick enough. The door has already been manufactured (but not collected) – I’m currently working around how to modify this door and use it elsewhere… Interestingly doors do not need to have flyscreens (or bushfire shutters), but windows do. The reasoning behind this logic is that if a bushfire comes racing towards your house and you decide to evacuate, chances are you will close the door behind you, but you may forget to close a window. An open door or window will allow embers (sparks) to enter the house and set fire to your plush soft furnishings like curtains or shag pile rug.
Windows
The design of the windows has been a major headache in the overall design for 60k House – I am still trying to resolve the windows for the bathroom. I will talk more about all of the windows in a later post. The main point is that ALL operable windows (windows that open) need to have either bushfire shutters fitted externally, or metal mesh fly screens fitted internally. This severely limits the type of window openings you can have.
Open wide: all awning windows are fitted with metal mesh flyscreens to prevent embers entering the building
Is a home amongst the gum trees a thing of the past?
Yeah, I think it is. Designing a new home on a bushfire prone site is much more difficult and limiting than in an urban environment. Except bushfire regulations, like most building regulations, aren’t applied retrospectively. You will still be able to find and buy existing homes nestled among trees in the bush, but don’t expect to easily be building one yourself.
Costs: Bushfire Hazard Management Plan – $600
Disclaimer: Any advice contained within this blog is of a general nature only and cannot be relied upon. Details provided are in good faith and relate specifically to this project. Any author will not be held responsible for advice or information presented.
Great site – I’ve just discovered your site. It’s wonderful. Well done.
I’m trying to do a similar project to you, except in the Blue Mountains. And seems I face similar issues – sub-alpine climate – climate zone 6 (I think, or maybe 7), bushfires, snow, BAL ratings, AS3959, Insulation, condensation in High R walls / ceilings, money, time, design – and, Windows. Yes, it seems I can’t have awning windows and shutters (because I need to be able to close the shutter from the inside, and how do I do that with an awning style window). But, I want awning windows – ouch. I’ll be checking your blog later to see how the issue with your windows develops – good luck (and any handy hints appreciated)
I’m surprised you don’t have more readers comments here – Small homes, and owner building in Australia is not well represented on the internet, and yours is one of the few blogs I could find over the last 2 years.
Oh – and yes, that “Building Your Own Home” by George Wilkie and Stuart Arden is a must have. One of them actually lives in the Blue Mountains. I have lots more to type, and pick your brains on, but another time perhaps
🙂
Hi, thanks for your comment.
Indeed windows have been a headache for this project – in fact anything that is slightly ‘outside the norm’ has proved challenging. If you have a moderate BAL rating (anything except for Flame Zone) you can have an awning window with 5mm toughened glass and a fixed flyscreen on the inside – to keep embers from entering the house, and also handy for keeping mozzies out. This is the general approach I have taken with operable windows in 60k House. Will post more about windows soon – stay tuned, and thanks for your support.
Hi Andrew,
That’s a great article . We have a BAL 19 site here in Chatswood West, and intend building
a 60 m2 Granny flat to live in, and rent out the house at the front of the block.
We have all the required reports, including the fire risk assessement ( BAL 19) .
The design we had in mind is just like your roof line- a continuous hip, barn style, using the end extended for a hard covered deck.One big bedroom plus another room with room for a guest which also has the services..toilet, shower etc..am checking out Eco dry off grid toilets etc. the local council -Ryde- might have a heart attack but we,ll see.
I look forward to seeing how it all worked out and more of the details.
All the best!
Mike and Lyn Gooding
Chatswood West 2067
Hi Mick and Lyn, thanks for your comment. Glad you found the article useful. Bushfire construction requirements are a relatively new thing and many people are still feeling their way. The basic principles are for simple roof lines and building forms (not too many corners for embers to collect), robust materials, and suitable details that eliminate gaps between building elements. Good luck with your project – and getting the eco toilet through council! Cheers
Hi
I am having trouble getting to my BAL…all the land around me is managed land….
What do I do?
Hi Janette, being surrounded by managed land is a nice BAL problem to have! Do you have a BAL assessor? Without knowing your site it sounds as if your BAL rating may well be BAL-Low – this would mean no specific construction requirements. An accredited bushfire assessor will be able to determine your rating for you. Cheers
Do sheds need to take into account BAL? Pondering a future shed/studio project in the Kingborough area.
Hi Marian, thanks for your comment. No, sheds do not need to comply with BAL regulations because they are not classed as habitable buildings. BAL was developed to help save human lives, not property. However any building within 6m of a dwelling will need to comply with the BAL rating for the house. I hope this helps. Cheers
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