Browse Forums Building A New House 1 Feb 27, 2011 10:15 am I have just found out the bushfire attack level for the block of land we are considering building on is higher than we originally thought. The BAL is 19 and I'm unsure of what this will mean in terms of our build. Obviously the best thing to do is speak to our builder and we have an appointment with them this week but I'm worrying about this and would like an idea of what we are in for, in terms of restrictions and costs. If anyone has had to comply with these standards please let me know your experiences and the additional costs it added to your build. Re: Building in bushfire prone area 2Feb 27, 2011 11:04 am BAL-19 Attack by burning debris is significant with an increased radiant heat levels (not greater than 19kW/m2) threatening some building elements. Specific construction requirements for protection against embers and radiant heat are warranted (Level 2 construction standards). Mostly about flammables ie timber, painted surfaces and use of Metal window screens, non-plastic... I like concrete does it show?? If you are in NSW: http://www.rfs.nsw.gov.au/dsp_content.cfm?cat_id=1058 You might find this helpful but not about the cost to comply Where you are coming from is where you are going to... Re: Building in bushfire prone area 3Feb 27, 2011 11:41 am here is some more info that i found. it is from the bsa in qld but may help you some what. god i hope our bal isn't to high when we go to build. http://www.bsa.qld.gov.au/SiteCollectio ... 0Areas.pdf also who do you get to do your bal assesment. Re: Building in bushfire prone area 4Feb 27, 2011 11:45 am Here is some interesting advice on evaporative air conditioners for bush fire areas. http://www.kalamunda.wa.gov.au/LinkClic ... 9&mid=1292 The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: Building in bushfire prone area 5Feb 27, 2011 12:46 pm Thanks for all of the info, especially about the evaporative air conditioner, which is what we are planning to get. Our BAL was in our block detail plan. We didn't think about bushfire risk because we're still in the suburbs but the land we want is a few houses away from where they are retaining bushland. I only received the block detail plan yesterday and we were expecting a 12.5 rating but just missed out, the block beside us is a 12.5. Hopefully it doesn't cost much more than the 12.5 requirements, I'll let you all know how our meeting goes. Re: Building in bushfire prone area 6Feb 28, 2011 2:58 pm Building costs range from an extra $20k - $60k depending on what risk (BAL) rating your house is given. My BAL29 house has to have toughened glass windows, no timber windows or doors, additional sarking, steel\aluminium mesh screens on windows and doors, special evap cooler etc. I also have to include a 20,000l water tank for firefighting, a 3m wide driveway with adequate room for firetrucks to turn around at the top etc. I'm a little disappointed about not having timber doors and windows... hopefully the alternatives don't look too cheap and nasty. H's Emperor Q1 on acreage Site cut 16/6/11 Slab 2/8 Frame 29/8 Tiles 9/9 Bricks 13/10 Plaster 2/11 Fittings 28/11 PCI 19/3 CDC Housing Code 3 When to apply Floor Area external face of wall vs Gross Floor Area internal face of wall. Reading thru CDC Housing Code 3, lets take a lot 915sqm.… 0 16555 Even if it's not being sub-divided and you want to keep it as Torrens title, you will still need to talk to a town planner or Council themselves, to see if they will allow… 1 11035 Give Jonathan a call. Tell him you know me. He is in my opinion the best surveyor I have ever worked with. His number is 0425 285 622 All the best Simeon 3 12393 |