If you plan to build or develop in an area that may be affected by bushfire, you must meet specific planning and building requirements. Find out how to check whether your property is in a bushfire prone area, what assessments you need, and how to apply for approval.
Definitions
- Vulnerable land use: A land use that is designed to accommodate people who are less physically or mentally able and likely to present evacuation challenges, or the building has been designed in manner that would present evacuation challenges.
- Habitable building: A permanent or temporary structure on land that is fully of partially enclosed, has at least one wall of solid material and a roof of solid material, and is used by people for living, working, studying or being entertained.
- Development (Planning) Approval: The City’s approval confirming that your proposal complies with zoning and planning rules. It is required before a Building Permit can be issued if your proposal is not exempt from requiring planning approval.
- Building Permit: Formal permission from the City to construct or alter a building, confirming it meets national safety and design standards.
Get a BAL assessment
A Bushfire Attack Level (BAL) assessment is a professional evaluation used to determine how much fire risk a proposed building site faces. The BAL assessment also determines a BAL rating for a lot, which ranges from BAL-Low to BAL-FZ (Flame Zone), and guides how fire-resilient your building design and materials must be. This rating is then used to determine what construction standards apply under the National Construction Code (NCC) and Australian Standard AS 3959 – Construction of buildings in bushfire-prone areas.
A BAL assessment must be carried out by an accredited assessor.
Find an accredited BAL assessor via the Fire Protection Association Australia
If your development requires development (planning) approval, you will need to provide a BAL assessment to accompany your application, except in the following circumstances:
- The site has a BAL-Low rating;
- The proposal relates to a Single House (and associated additions/extensions) or an Ancillary Dwelling on a lot less than 1,100m²;
- The proposal relates to a change of use to hosted or unhosted short-term rental accommodation;
- The proposal incorporates incidental non-habitable buildings located not less than 6 metres from a habitable building (such as patios, sheds, or carports in a rural area); or
- The proposal is a change of use application that does not result in an increase in occupants on site.
You must include your BAL assessment when you apply for your Development (Planning) Approval.
Important note: In extreme bushfire risk zones (BAL-40 or BAL-FZ), you will require Development (Planning) Approval if the lot is greater than 1,100m². This is irrespective of whether all other planning requirements have been met.
Bushfire management plans and bushfire emergency evacuation plans
In some cases, you may need to submit a Bushfire Management Plan (BMP) as part of your Development (Planning) Approval application. The purpose of a BMP is to demonstrate that the site can be designed, built, and managed in a way that keeps bushfire risk to an acceptable level, prior to any development occurring.
A Bushfire Management Plan is required when:
- The proposal is a vulnerable land use (such as child care premises, aged care facilities, schools, tourist accommodation);
The proposal is a commercial or industrial building which involves the storage of hazardous, flammable or combustible materials;
Any other land use or development where a BAL rating is above BAL-29.
A Bushfire Management Plan (BMP) outlines how a development will reduce bushfire risk. It typically includes:
Site details
- Property location, boundaries, and surrounding land uses.
- Bushfire hazard level (vegetation type, slope).
Bushfire risk assessment
- Identification of potential bushfire threats.
- Bushfire Attack Level (BAL) ratings.
Asset Protection Zones (APZ)
- Required clear space around buildings.
- Vegetation management requirements.
Building protection measures
- Construction standards based on BAL rating.
- Materials and design features to improve resilience.
Access and water
- Safe emergency access for firefighting vehicles.
- Adequate water supply for firefighting.
Evacuation and safety
- Access/egress routes for occupants.
- Emergency management considerations.
A Bushfire Emergency Plan (BEP) may also be required to accompany the BMP where a vulnerable land use is proposed. A BEP should include:
- Emergency response arrangements during a bushfire
- Evacuation procedures and shelter‑in‑place strategies
- Roles and responsibilities during an emergency
- Site-specific diagrams showing evacuation routes, assembly areas, exits, and access points
- Emergency management team structure, triggers, and actions to be taken before, during and after a fire.
If a BMP and/or a BEP is required, your application may be referred to the Department of Fire and Emergency Services for comment.
Templates and guidance for preparing a Bushfire Management Plan and Bushfire Emergency Evacuation Plan are available in the Bushfire Management Plan Manual and the Bushfire Emergency Plan Manual, published on the Department of Planning, Lands and Heritage website.
Refer to the State Planning Policy 3.7 Bushfire.
More information
This webpage provides guidance in relation to residential development only. For commercial or industrial proposals and further general information, visit the Department of Planning, Lands and Heritage website which contains the following:
- State Planning Policy 3.7: Bushfire
- Planning for Bushfire Guidelines
- Bushfire Management Plan (BMP) Manual and templates
- Bushfire Emergency Plan Manual.
