Understanding and obtaining a Bushfire Attack Level (BAL) Assessment is crucial for anyone building, renovating, or developing property in bushfire-prone areas. This advice outlines when you need a BAL Assessment and identifies scenarios where it may not be required.
Check the DFES bushfire-prone map initially to determine if you are in a bushfire-prone area.
What is a BAL Assessment?
A BAL Assessment evaluates the potential exposure of a building to ember attack, radiant heat, and direct flame contact during a bushfire. It expresses the BAL in increments of radiant heat (kW/m²). Understanding the assigned BAL Rating is essential for designing and constructing buildings to withstand bushfire events.
Building New Structures
When you construct a new dwelling or structure in a bushfire-prone area, you often need a BAL Assessment. This usually applies to a Class 1a dwelling and associated structures within six meters of that habitable building. However, other projects might also require a BAL Assessment.
Renovations and Extensions
Significant modifications or extensions to an existing structure usually require a BAL Assessment. Always comply with local regulations regarding BAL Ratings. If your extension costs less than $20k, you may be exempt from bushfire construction standards.
Development Applications
For development applications like subdivisions, large-scale projects, or commercial developments, local authorities often require a BAL Assessment. This ensures new buildings comply with bushfire safety standards.
Scenarios Where a BAL Assessment is Not Required
Distance from Vegetation
If you have cleared your site and surrounding area since the latest Map of Bushfire-Prone Areas release, and there is more than 100 meters between any bushfire-prone vegetation and your building, you may not need a BAL Assessment. It might return as “BAL-LOW,” negating the need for further action.
Non-Bushfire-Prone Areas
If the DFES bushfire-prone map does not designate your site as bushfire-prone, you should not need an assessment. Remember, the structure must be outside the BPA, not just the lot.
The BAL Process
Site Assessment
A bushfire consultant conducts this assessment on-site, classifying the site’s vegetation types, distances to surrounding vegetation up to 150m, land slope, and fire danger index. If thorough, they may gather additional data for future use if needed.
Documentation
The bushfire consultant creates the required documents, including the BAL Report and Certificate, which are then submitted to the Local Government Authority (LGA) alongside the development application.
SME’s ensure these documents accurately reflect the BAL Rating, if you get a higher rating there may be no need to be alarmed, if you have engaged a BPAD Level 2 consultant they may be able to reduce the rating.
Lowering the rating is not always possible, see our How to reduce my BAL Rating Blog page.
Bushfire Management Plan (BMP)
In scenarios of higher BAL Ratings or more complex sites, such as subdivisions with multiple lots or structures, a Bushfire Management Plan (BMP) might be recommended or required.
Some Local Governments have areas where you will need these no matter what the rating, so its best to ask us first what is required.
A BMP details strategies to manage and mitigate bushfire risks, including vegetation management, access routes for fire services, and water supply for firefighting. It is often necessary for larger developments or areas deemed to have significant bushfire risks, but not always the case.
Conclusion
Understanding whether you need a BAL Assessment is a crucial step in planning and developing property in bushfire-prone areas. This ensures that structures are safe and compliant with bushfire safety standards.
By adhering to these requirements, property owners can significantly mitigate the risk associated with bushfires, ensuring the safety of both life and property.
For professional and trusted BAL Assessment and Bushfire Management Plan services, consult a BPAD Level 2 accredited assessor to ensure your project meets all regulatory requirements.