Building parts within BAL 29.

faykis · Oct 05, 2019 1:52 am

Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅
Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅

Hi all,

1. Does this mean we can get away with BAL 29 requirement for the house build if no wall touches BAL40 zone? Builder quoted $18000 for BAL 29 requirements. We re going to choose a house design a bit shorter and narrower than the one showed in BAL assessment report so that any wall does not touch any part of BAL 40 area.

Is it a problem if BAL40 area is within 2m of the boundary of building/eaves?

2. Any specific guidelines/ problem to build swimming pool in BAL40 zone?

Note: his is a block of land we’re hoping to build a house. The land just had private BAL assessment done for prior to get its registration.

In the BAL report, they say one method (method 2) showing a part of west wall can fall into BAL40, rest will be BAL 29. Another method they use shows the whole of the building area is BAL 29.

Rhetti · Oct 05, 2019 7:00 am

faykis

Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅
Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅

Hi all,

1. Does this mean we can get away with BAL 29 requirement for the house build if no wall touches BAL40 zone? Builder quoted $18000 for BAL 29 requirements. We re going to choose a house design a bit shorter and narrower than the one showed in BAL assessment report so that any wall does not touch any part of BAL 40 area.

Is it a problem if BAL40 area is within 2m of the boundary of building/eaves?

2. Any specific guidelines/ problem to build swimming pool in BAL40 zone?

Note: his is a block of land we’re hoping to build a house. The land just had private BAL assessment done for prior to get its registration.

In the BAL report, they say one method (method 2) showing a part of west wall can fall into BAL40, rest will be BAL 29. Another method they use shows the whole of the building area is BAL 29.

Is this Qld? Is it a new subdivision or a knock down rebuild?

Often in QLD if it is a new subdivision there will be a bushfire covenant in place which outlines what structures can be in the bushfire zone.
This is usually class 10 structures (sheds, garages etc) and pools.

gogo65 · Oct 05, 2019 4:31 pm

It seems your garage is in BAL40 though?
WE just had a our BAL report, we can have two elevations in one BAL and the other two in other BAL,
If one area encroaches into one BAL level, then that whole side and roof needs to conform.
We a have been advised to make some amendments to our plans to reach a lower BAL, he advised that eaves dont count, they take the measurement from the wall.
This is in NSW, not sure if requirements are different state to state though

faykis · Oct 07, 2019 8:52 pm

gogo65

It seems your garage is in BAL40 though?
WE just had a our BAL report, we can have two elevations in one BAL and the other two in other BAL,
If one area encroaches into one BAL level, then that whole side and roof needs to conform.
We a have been advised to make some amendments to our plans to reach a lower BAL, he advised that eaves dont count, they take the measurement from the wall.
This is in NSW, not sure if requirements are different state to state though

thanks for the reply Gogo65. what kind changes are you making to reach lower BAL?
The house plan they've used to do the BAL assessment is not our chosen house plan. Our house is much narrower, so the West side has 7.5M space/yard for the house we are chosing. So no building parts fall in BAL 40 luckily.

However our fence will be in FZ in West and BAL 40 in the North. Are you allowed to use metal rail fence (North and West area faces bush). I am also very keen on having glass fence for swimming pool, which I am not sure if I will be allowed or not. It will be within BAL29 area.

gogo65 · Oct 07, 2019 8:56 pm

We need to reduce one wall of the house by 45cm to reduce to BAL 12.5, (we need to be 69m from the APZ, we are currently 68.55), however we aren’t sure that we will do it, we may leave as is, and stay at BAL 19 ( which is still lower than the expected BAL 29).
I believe fences and pools do not count as part of the BAL, so you should be fine there.