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What is the bushfire management overlay (BMO)?

The bushfire management overlay (BMO) applies to land that may be significantly affected by extreme bushfires.

A planning permit is required for some types of development to ensure bushfire risk is considered and bushfire protection measures are in place.

The BMO is clause 44.06 of Victorian planning schemes.

Video on bushfire management overlay

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Help from a suitably qualified consultant may be necessary particularly for more complex applications. Your council may be able to recommend someone or you could contact Fire Protection Association Australia for a list of trained professionals.

What are the planning requirements?

Your council can help you identify the appropriate application pathway:

Fast track pathwaySingle dwellings in BMO schedule
Bushfire requirements have been pre –determined
Check if this applies on your land using VicPlan
Pathway one

Single dwellings in existing settlements
Check if this applies in your zone    
(Clause 53.02 - 3)

Pathway twoOther buildings and works
(Clause 53.02)
Pathway threeSubdivisions
(Clause 53.02 - 4.4)

Application requirements for each pathway

Aside from the usual documents required by council, you may also be required to provide one or more of the following:

Documents Fast track pathway Pathway one Pathway two Pathway three
Bushfire hazard landscape assessment No No Yes Yes
Bushfire hazard site assessment No Yes Yes Yes
Bushfire management statement No Yes Yes Yes
Bushfire management plan Yes Yes Yes Yes

A bushfire hazard landscape assessment provides information on:

  • the bushfire hazard (vegetation extent and slope) - between 150 metres to 75 kilometres away
  • potential bushfire behaviour and relevant strategic considerations in the landscape that are likely to affect a given location
  • key features of the general locality, to better understand the protection provided by the location, including town centres, main roads, and community safer places
  • other contextual information including, local bushfire history, landscape type, possible fire runs, wind direction, and any other significant landscape features that need to be considered.

It provides a better understanding of the bushfire risk and informs decisions about whether development should proceed and whether bushfire protection measures are satisfactory.

It is crucial to consider and integrate the bushfire hazard landscape assessment into all stages of preparing your application, to ensure that your design response or strategic planning proposal adequately responds to the bushfire risk beyond the site.

The bushfire hazard site assessment provides information on the bushfire hazard on and near to a site. The assessment:

  • provides information on the bushfire hazard (vegetation classifications and slope)
  • informs defendable space requirements and construction requirements.

It helps to build a better understanding of the bushfire risk at a location and to help make informed decisions about whether development should proceed and whether bushfire protection measures are satisfactory.

The bushfire management statement is prepared by the permit applicant or by a specialist on behalf of the permit applicant. It is a report that:

  • explains how a proposal has responded to the bushfire hazard site assessment
  • documents how approved measures have been applied
  • shows how a proposal has responded to the relevant decision guidelines
  • demonstrates to the council that a planning permit should be granted.

The bushfire management plan is an annotated map that shows the protection measures (standard planning permit conditions) adopted by the development proposal to address bushfire risk. The bushfire management plan provides information on:

  • construction standard (BAL)
  • defendable space and vegetation management requirements
  • on-site water supply
  • emergency services vehicle access.

On approval of the planning permit, the bushfire management plan is endorsed and must be adhered to as part of the planning permit.

Planning permit applications bushfire management overlay - technical guide.

Make sure you read the planning permit applications bushfire management overlay - technical guide provided below and do the relevant preparatory work.

The technical guide refers to clause numbers that have changed.

What planning permit exemptions apply?

The bushfire management overlay includes planning permit exemptions.

The most common exemptions are for:

  • An alteration or extension to an existing building used for a dependent person’s unit that is less than 50 per cent of the gross floor area of the existing building.
  • An alteration or extension to any building (except a dwelling or dependent person’s unit) that is less than 10 per cent of the gross floor area of the existing building.
  • A building or works with a floor area of less than 100 square metres not used for accommodation and ancillary to a dwelling.
  • A building or works consistent with a section 173 agreement and planning permit as required by clause 44.06-5 bushfire management overlay - mandatory condition of your local planning scheme.

If a BMO schedule applies, it may also include planning permit exemptions. Other parts of the planning scheme may also require a planning permit.

Buildings and works such as decks, pergolas and pools may or may not require a planning permit, depending on the extent of the works.

You can explore the categories above or speak to your local council about permit requirements.

Permit applications and assessments

To find out more about permit applications and assessments, select the option below that best describes your development, or speak to your local council.

Page last updated: 21/11/23