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An outbuilding can include things like:

  • garages
  • carports
  • barns
  • gazebos
  • sheds
  • stables
  • storage

Outbuildings and bushfire risk

Locating and designing an outbuilding with bushfire in mind is important as it can minimise the potential for fuel sources that can spread fire. Outbuildings and sheds should be appropriately separated from a dwelling, particularly those used to store combustibles.

Other things to consider include avoiding the stockpiling of wood and debris in spaces between buildings and the possibility of ember attack.

Note: The information provided here does not take into consideration other planning permit triggers for outbuildings, found elsewhere in the planning scheme. Always consult your local council about planning and building requirements for your proposal.

Planning permit requirements

The BMO includes a number of permit exemptions which can be found within clause 44.06 of the planning scheme. Generally, a planning permit for an outbuilding is not required when all the following are met:

  • the floor area is less than 100 square metres
  • the outbuilding is not used for accommodation
  • the outbuilding is ancillary to a dwelling located on the land.

Other exemptions may apply and should be discussed with your local council before making an application.

A planning permit for the construction of the outbuilding may be required under the BMO. Other planning requirements may also apply.

Your local council or registered building surveyor will be able to assist you in determining what is or is not needed.

Streamlined application process

A streamlined application process applies to non-habitable outbuildings that meet the requirements and pre-set bushfire protection measures set out in Table 5 to clause 53.02-5 in clause 53.02 Bushfire planning, which include:

  • the outbuilding is non-habitable for example a garage, carport or storage shed. An outbuilding used for a home office, studio, pool house or bedroom are examples of habitable outbuildings
  • the outbuilding is ancillary to a dwelling
  • 10 metres of managed vegetation around the outbuilding or to the title boundary, whichever is the lesser distance. The managed vegetation must be in accordance with defendable space vegetation management requirements at Table 4 to clause 53.02-5
  • specific fire separation construction requirement for an outbuilding within 10 metres of a dwelling.

An application must include a Bushfire Management Plan showing:

  • the proposed bushfire protection measures
  • the location of the proposed outbuilding
  • the location of any dwelling on the land or building used for accommodation within 10m of the outbuilding on adjacent land
  • areas of defendable space and vegetation management requirements
  • the specific fire separation constructions requirements (where applicable).

An application that meets all the above criteria is not required to be referred to the relevant fire authority for comment.

Requirements or pre-set measures not met

Where the requirements have not been met the application will need referral to the relevant fire authority and the standard application requirements will apply.

This includes a:

  • bushfire hazard landscape assessment
  • bushfire hazard site assessment
  • bushfire management statement
  • bushfire management plan

Refer to Other buildings and works

You do not have to use the streamlined bushfire protection measures. The application will then be assessed through the standard BMO process.

Refer to Other buildings and works

Application Assessment

Your council will consider a number of issues when assessing your application, these are likely to include:

  • whether the application is eligible for a streamlined assessment
  • whether the application requires referral to the relevant fire authority
  • the level of bushfire risk at the site and landscape scales
  • the bushfire hazard including the location and type of vegetation and the slope associated with vegetation
  • the proposed design and siting of the outbuilding relative to other buildings (such as a dwelling), property boundary and nearby vegetation
  • whether appropriate bushfire protection measures have been incorporated into the application; this includes the setback from the bushfire hazard and fire separation between buildings
  • generally, where an application is eligible for a streamlined assessment, a reduced area to manage as defendable space is likely to be acceptable. When the setback includes an area on an adjacent property, the management of vegetation will be considered. If the vegetation is not managed in a low threat condition, the outbuilding may need to be sited further away from the boundary to provide adequate separation from the hazard.

Resources to assist applicants

Use the resources below to prepare your application.

Page last updated: 05/05/26