Browse Forums General Discussion Re: North Kellyville Bushfires Prone land? What to expect? 4Sep 15, 2019 6:03 pm faykis faykis Hi, we are looking at purchasing a land which is surrounded by bush/ trees, as per the first photo. We checked at the council website and the whole block (subdivision has not been registered yet- the whole plot is looking as one single block) comes as bushfire category 1. The lot we are interested in, falls on the border of red zone! As per photo 2. Though we arw new to this whole thing, what rating are we looking at? Possibly BAL 40 or something? We expect to build a two storey house with a pool in the backyard overlooking the greenery. Roughly how much extra cost are we looking at too meet the expectated BAL requirements? Also how to find out what flood zone the land falls on to? [img:gfu57qjy]https://forum.homeone.com.au/u/76438_1567342874.jpeg[/img:gfu57qjy] [img:gfu57qjy]https://forum.homeone.com.au/u/76438_1567342885.jpeg[/img:gfu57qjy] Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Hi Faykis, I have noticed you have enquired about land off Mapleton Ave. We are looking at Lot 4. Have you been able to source any further information regarding the APZ restrictions? Re: North Kellyville Bushfires Prone land? What to expect? 5Nov 05, 2019 3:40 pm Hi Faykis I also recently visited that development and am interested in one of the lots. Were you able to find a consultant to provide a helpful report as to precise building options for the BAL 40 and 29 that cover some of the lots. Re: North Kellyville Bushfires Prone land? What to expect? 6Dec 14, 2019 3:35 am There is quite a difference between BAL 29 and 40. I've just finished building to BAL 29 and it wasn't that hard to achieve however the jump to 40 is where things start to get harder and costly. I see you are in Sydney. I can suggest the same bush fire consultant that I used if you like. Please be intimately aware if the implications of building in a fire zone. It's very easy to upgrade to specification along the way but if you stuff something up and then need to get it replaced that's where it gets costly. Also, bear in mind that often a build will have 2 BAL ratings - the side of the house away from the fire threat generally achieves 1 step down due to the distance from the threat as well as the fact the house itself protects the back half. Download the applicable standards, they were updated in 2015 or 16 I believe so don't refer to the outdated one still floating around online. To add: You can do your own BAL assessment to get a rough idea of what level you are dealing with. There are several considerations used to get a BAL rating but the 3 main ones are angle of land, type of trees / scrub and distance from those trees / scrub. If you do self assess it will automatically be deemed FZ so don't bother. Blocks 6 and 7 that are land locked would have the lowest rating - possibly 19, the ones around the outside edges with boundaries backing onto the bush reserve / national park will have 40 or FZ. Re: North Kellyville Bushfires Prone land? What to expect? 8Jul 05, 2021 7:59 pm ymca Hi Jason, Do you mind sharing the contact details about the bushfire consultant? Cheers Hi ymca We have developed a bit of a niche on the North Shore building in FZ and BAL 40 zones, so I thought I would share a few tips. Jason is correct, often you will find that you could get two ratings, in your case there is a good chance that it will be a combination of FZ & BAL 40. From a construction cost point of view, it makes little difference. You will end up building the structure to FZ as the requirements are very similar. The key cost increase comes from the windows. My best tip would be to limit the number of windows and the size of the windows and doors. So for a typical 400 sqm house you will have 60-70 sqm of glass, to keep costs down try and stay below 40 sqm if you can. Also, if you choose the fire shutter option you will only be able to have a maximum opening of 10-11sqm. The most cost effective materials in a flame zone are a combination of HEBEL and KLIP LOK roof sheets. Minimise your eaves as the fireproofing needed for eaves will add a lot of money. If you stick to those principles you will only add around $75-90,000 to your build cost, but the upside is you will have an amazingly well built and thermally efficient home, as it needs to be wrapped tight, have double insulation in the ceiling and the entire roof needs to be covered in 15mm structural plywood or alternate fire rated sheeting. The fire consultant we use who is very good is bushfire hazard solutions speak to Stuart McMonnies 9457 6530. All the best with your build regards Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: North Kellyville Bushfires Prone land? What to expect? 9Sep 18, 2021 10:39 pm Hi do you build in Sydney (Kellyville)? And do you do house extensions? We have a house recently build to a BAl40 status. We want to ad an extension to the house (adding 2 rooms and a covered balcony) which will fall into BAL FZ. Do you know if a BAL FZ standard building extension can be added to an existing building (BAL40 the whole house)? Thanks can Ashington Homes ymca Hi Jason, Do you mind sharing the contact details about the bushfire consultant? Cheers Hi ymca We have developed a bit of a niche on the North Shore building in FZ and BAL 40 zones, so I thought I would share a few tips. Jason is correct, often you will find that you could get two ratings, in your case there is a good chance that it will be a combination of FZ & BAL 40. From a construction cost point of view, it makes little difference. You will end up building the structure to FZ as the requirements are very similar. The key cost increase comes from the windows. My best tip would be to limit the number of windows and the size of the windows and doors. So for a typical 400 sqm house you will have 60-70 sqm of glass, to keep costs down try and stay below 40 sqm if you can. Also, if you choose the fire shutter option you will only be able to have a maximum opening of 10-11sqm. The most cost effective materials in a flame zone are a combination of HEBEL and KLIP LOK roof sheets. Minimise your eaves as the fireproofing needed for eaves will add a lot of money. If you stick to those principles you will only add around $75-90,000 to your build cost, but the upside is you will have an amazingly well built and thermally efficient home, as it needs to be wrapped tight, have double insulation in the ceiling and the entire roof needs to be covered in 15mm structural plywood or alternate fire rated sheeting. The fire consultant we use who is very good is bushfire hazard solutions speak to Stuart McMonnies 9457 6530. All the best with your build regards Simeon Re: North Kellyville Bushfires Prone land? What to expect? 10Sep 20, 2021 8:42 am Hi Can, Without seeing your bushfire consultant's report/advice my guess would be yes. We often get homes that have different BAL ratings, especially with BAL-40 and BAL- FZ combined. In practice there is not much difference from a construction perspective so we just build everything to the higher standard, the same is true when we get lower BAL ratings combined such as 12.5 & 19. The cost difference is insignificant. I would suggest if you haven't done so already, get a bushfire consultant to do a full up to date assessment and get their advice in the form of a report to be safe. There are heaps on google, but if you need a recommendation let me know The reason you need an up to date report is that sometimes conditions in the area can change and there is a chance that your BAL-40 house could now be a BAL-FZ which could mean that your current house might need some modifications. This is small chance but worth checking on. Cheers Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: North Kellyville Bushfires Prone land? What to expect? 11Sep 20, 2021 12:08 pm Thank you Simeon for your reply. I am trying to get hold of our bushfire consultant who did the report last year (its a new house). I remember he said he can do a BAL plan which outlines BAL area in the land. I have two questions for you if thats ok. 1. If I build a room in FZ standard with a covered alfresco, no window do that room, only a sliding door opening to the alfresco (all in FZ) would that alfresco sliding still need external shutters? - i am under the impression that external shutters for windows and doors on the surface of the build, not for sliding doors that are covered by alfresco shades? I might be wrong!! 2. Windows on second floor need external shutters too? Do you do home additions/ extensions? In Kellyville? Thanks heaps! quote="Ashington Homes"]Hi Can, Without seeing your bushfire consultant's report/advice my guess would be yes. We often get homes that have different BAL ratings, especially with BAL-40 and BAL- FZ combined. In practice there is not much difference from a construction perspective so we just build everything to the higher standard, the same is true when we get lower BAL ratings combined such as 12.5 & 19. The cost difference is insignificant. I would suggest if you haven't done so already, get a bushfire consultant to do a full up to date assessment and get their advice in the form of a report to be safe. There are heaps on google, but if you need a recommendation let me know The reason you need an up to date report is that sometimes conditions in the area can change and there is a chance that your BAL-40 house could now be a BAL-FZ which could mean that your current house might need some modifications. This is small chance but worth checking on. Cheers Simeon[/quote] Re: North Kellyville Bushfires Prone land? What to expect? 12Sep 20, 2021 12:49 pm faykis Thank you Simeon for your reply. I am trying to get hold of our bushfire consultant who did the report last year (its a new house). I remember he said he can do a BAL plan which outlines BAL area in the land. I have two questions for you if thats ok. 1. If I build a room in FZ standard with a covered alfresco, no window do that room, only a sliding door opening to the alfresco (all in FZ) would that alfresco sliding still need external shutters? - i am under the impression that external shutters for windows and doors on the surface of the build, not for sliding doors that are covered by alfresco shades? I might be wrong!! 2. Windows on second floor need external shutters too? Do you do home additions/ extensions? In Kellyville? Thanks heaps! quote="Ashington Homes"]Hi Can, Without seeing your bushfire consultant's report/advice my guess would be yes. We often get homes that have different BAL ratings, especially with BAL-40 and BAL- FZ combined. In practice there is not much difference from a construction perspective so we just build everything to the higher standard, the same is true when we get lower BAL ratings combined such as 12.5 & 19. The cost difference is insignificant. I would suggest if you haven't done so already, get a bushfire consultant to do a full up to date assessment and get their advice in the form of a report to be safe. There are heaps on google, but if you need a recommendation let me know The reason you need an up to date report is that sometimes conditions in the area can change and there is a chance that your BAL-40 house could now be a BAL-FZ which could mean that your current house might need some modifications. This is small chance but worth checking on. Cheers Simeon Faykis I will try and answer your questions: 1. Yes you will need all window openings in a flame zone protected by a fire shutter. Having said that I am not sure what you mean by "alfresco shades" 2. If your second floor is in a flame zone, yes you will need shutters. What we need advice on is if your home was built last year to a BAL-40 rating, what upgrades are now needed. That needs to be determined by a professional. yes we renovate and extend. We have built in Box Hill so Kellyville would be fine. For an FZ extension you need to budget $3k/sqm. I say that without seeing plans. We have designers who can manage all this for you if you want. Happy to chat offline when you are free regards Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: North Kellyville Bushfires Prone land? What to expect? 13Sep 20, 2021 8:37 pm Thanks heaps. Sorry I meant alfresco sliding doors (sliding door from living room to alfresco)- do they need shutter too if its in FZ? Is 3k/sq including shutter and site costs? I emailed our bushfire consultant and broker. We will contact you shortly after we find out where we are at! Thanks again for your help Ashington Homes faykis Thank you Simeon for your reply. I am trying to get hold of our bushfire consultant who did the report last year (its a new house). I remember he said he can do a BAL plan which outlines BAL area in the land. I have two questions for you if thats ok. 1. If I build a room in FZ standard with a covered alfresco, no window do that room, only a sliding door opening to the alfresco (all in FZ) would that alfresco sliding still need external shutters? - i am under the impression that external shutters for windows and doors on the surface of the build, not for sliding doors that are covered by alfresco shades? I might be wrong!! 2. Windows on second floor need external shutters too? Do you do home additions/ extensions? In Kellyville? Thanks heaps! quote="Ashington Homes"]Hi Can, Without seeing your bushfire consultant's report/advice my guess would be yes. We often get homes that have different BAL ratings, especially with BAL-40 and BAL- FZ combined. In practice there is not much difference from a construction perspective so we just build everything to the higher standard, the same is true when we get lower BAL ratings combined such as 12.5 & 19. The cost difference is insignificant. I would suggest if you haven't done so already, get a bushfire consultant to do a full up to date assessment and get their advice in the form of a report to be safe. There are heaps on google, but if you need a recommendation let me know The reason you need an up to date report is that sometimes conditions in the area can change and there is a chance that your BAL-40 house could now be a BAL-FZ which could mean that your current house might need some modifications. This is small chance but worth checking on. Cheers Simeon Faykis I will try and answer your questions: 1. Yes you will need all window openings in a flame zone protected by a fire shutter. Having said that I am not sure what you mean by "alfresco shades" 2. If your second floor is in a flame zone, yes you will need shutters. What we need advice on is if your home was built last year to a BAL-40 rating, what upgrades are now needed. That needs to be determined by a professional. yes we renovate and extend. We have built in Box Hill so Kellyville would be fine. For an FZ extension you need to budget $3k/sqm. I say that without seeing plans. We have designers who can manage all this for you if you want. Happy to chat offline when you are free regards Simeon Re: North Kellyville Bushfires Prone land? What to expect? 14Sep 20, 2021 8:50 pm faykis Thanks heaps. Sorry I meant alfresco sliding doors (sliding door from living room to alfresco)- do they need shutter too if its in FZ? Is 3k/sq including shutter and site costs? I emailed our bushfire consultant and broker. We will contact you shortly after we find out where we are at! Thanks again for your help Ashington Homes faykis Thank you Simeon for your reply. I am trying to get hold of our bushfire consultant who did the report last year (its a new house). I remember he said he can do a BAL plan which outlines BAL area in the land. I have two questions for you if thats ok. 1. If I build a room in FZ standard with a covered alfresco, no window do that room, only a sliding door opening to the alfresco (all in FZ) would that alfresco sliding still need external shutters? - i am under the impression that external shutters for windows and doors on the surface of the build, not for sliding doors that are covered by alfresco shades? I might be wrong!! 2. Windows on second floor need external shutters too? Do you do home additions/ extensions? In Kellyville? Thanks heaps! quote="Ashington Homes"]Hi Can, Without seeing your bushfire consultant's report/advice my guess would be yes. We often get homes that have different BAL ratings, especially with BAL-40 and BAL- FZ combined. In practice there is not much difference from a construction perspective so we just build everything to the higher standard, the same is true when we get lower BAL ratings combined such as 12.5 & 19. The cost difference is insignificant. I would suggest if you haven't done so already, get a bushfire consultant to do a full up to date assessment and get their advice in the form of a report to be safe. There are heaps on google, but if you need a recommendation let me know The reason you need an up to date report is that sometimes conditions in the area can change and there is a chance that your BAL-40 house could now be a BAL-FZ which could mean that your current house might need some modifications. This is small chance but worth checking on. Cheers Simeon Faykis I will try and answer your questions: 1. Yes you will need all window openings in a flame zone protected by a fire shutter. Having said that I am not sure what you mean by "alfresco shades" 2. If your second floor is in a flame zone, yes you will need shutters. What we need advice on is if your home was built last year to a BAL-40 rating, what upgrades are now needed. That needs to be determined by a professional. yes we renovate and extend. We have built in Box Hill so Kellyville would be fine. For an FZ extension you need to budget $3k/sqm. I say that without seeing plans. We have designers who can manage all this for you if you want. Happy to chat offline when you are free regards Simeon Yes that should cover everything. And the sliding doors to the alfresco will definitely need shutters or a fire curtain. let me know if you have any more questions have a great night Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. 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