Comprehensive Guide to City of Swan BAL Assessments
Planning to build in the City of Swan? Understanding BAL Assessments is crucial for ensuring compliance with local regulations and enhancing fire safety. Here’s an in-depth guide to help you navigate this vital process effectively.
What is a BAL Assessment?
A Bushfire Attack Level (BAL) Assessment evaluates a building’s potential exposure to ember attack, radiant heat, and direct flame contact during a bushfire. The assessment results in a BAL rating that ranges from BAL-Low to BAL-FZ (Flame Zone). This rating determines the building standards and materials needed to enhance the structure’s fire resilience.
When is a BAL Assessment Required?
In the City of Swan, certain construction activities necessitate a BAL Assessment:
- Bushfire Prone Area Properties: If your property is located within the Bushfire Prone Area (BPA).
- Roof Replacements: When replacing a roof in a BPA.
- Proximity Construction: Building new structures within 6 meters of existing dwellings or habitable structures.
- Expansions and New Dwellings: Adding extensions or constructing new dwellings.
Conversely, you might not need a BAL Assessment if:
- Internal Renovations: Projects that do not increase the dwelling’s footprint.
- Modifications and Replacements: Alterations involving existing walls, windows, posts, decks, or other sections.
- Shed Construction: Building sheds situated more than 6 meters away from a habitable dwelling.
Bushfire Management in Swan
Properties with a high BAL rating in Swan typically require a comprehensive Bushfire Management Plan (BMP) instead of a simpler Bushfire Management Statement (BMS) that can be requested in other local government councils.
A BMP outlines specific strategies to mitigate bushfire risks, aligning with the local Planning Scheme, bushfire guidelines and the requirements set forth by local authorities.
https://www.swan.wa.gov.au/plan-and-build/bushfire-regulations
Development Approval (DA) Checklist
Adhering to the City of Swan’s Development Approval (DA) checklist is essential for seamless project approval for lots over 1100m2:
- BAL Report: Required for properties >1100m2 in a BPA. Achieving a BAL-29 or lower rating is critical for obtaining a building permit.
- Bushfire Management Plan: Necessary for properties with higher BAL ratings, detailing the measures to mitigate fire risks.
Providing these documents ensures compliance and helps avoid unnecessary delays in the approval process. In most cases a higher BAL rating will be reduced by the Bushfire Management Plan.
Once the BMP is approved, the bushfire mitigation works has been completed and certified by the Bushfire Consultant you will be issued with a BAL certificate at BAL-29 or less that will allow your building permit to be issued.
If the process above is not followed your property is most likely non-compliant with SPP3.7, this can affect insurance premiums & the ability for fire fighters to enter and save your house.
Securing Building Permits and BAL Certificates
To obtain a Building Permit in Swan, follow these vital steps based on your planning approval status:
- With Planning Approval: Manage vegetation to achieve a BAL rating of 29 or less, obtain a BAL Report and Certificate, and submit these documents.
- Without Planning Approval: For smaller lots or single dwellings in very low-risk areas, a BAL Assessment may suffice if the rating is BAL-29 or less.
Following these guidelines ensures your construction project meets the necessary regulations and minimizes delays in obtaining your building permit.
Additional Resources and Assistance
For the latest information and detailed assistance, always refer to the City of Swan’s official website or contact local authorities for personalized support.
The best advice you will get is from our Bushfire Consultants, not from the City of Swan for correct bushfire related advice, we are the experts, we know the correct process.