Bushfire prone area map and bushfire management overlay map reviews
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Bushfire prone area map
Designated bushfire prone areas are shown on the bushfire prone area map (BPA). The BPA map was introduced in response to the recommendations made by the 2009 Victorian Bushfires Royal Commission. The Minister for Building makes a formal determination to designate BPAs under section 192A of the Building Act 1993. This determination is based on a detailed review process.
An area is designated as a bushfire prone area based on its bushfire hazard Level. This is an indicator of how extreme a bushfire can be, based on landscape conditions. Bushfire hazard Levels can be different across areas.
More about the mapping process
View the BPA mapping for a property or zoom to see how it affects larger areas of Victoria in VicPlan
The department has committed to work with local councils, emergency services and other key stakeholders to ensure the map is accurate and as up-to-date as possible. The map is reviewed twice a year.
It was last reviewed and updated on 16 June 2026.
11 councils updated 12 Feburary 2026:
Brimbank
Cardinia
Casey
Frankston
Greater Dandenong
Hume
Melton
Mornington Peninsula
Warrnambool
Whittlesea
Wyndham
10 councils updated 16 June 2026:
Ballarat
Bass Coast
Baw Baw
Colac Otway
East Gippsland
Greater Geelong
Macedon Ranges
Mitchell
Moorabool
Wodonga
Timetable for the new review (BPA26) - 19 June 2026
Open review
19 June 2026 - 24 July 2026
Developers and councils identify areas for review of the BPA mapping. This should be where development is happening, and the bushfire hazard has been removed.
24 July 2026 - 7 August 2026
Collate and prepare for site visits.
Site visits
7 August 2026 - 11 September 2026
Unless the bushfire hazard is removed before site visits, the BPA will not be removed by this review.
Consultation to conclusion
11 September 2026 - 11 December 2026
Prepare draft maps for consultation.
Consultation with councils and fire authorities can vary from 4-8 weeks depending on availability for comment, for example, if it is the bushfire season.
Consider comments
consult further if required
prepare final maps and documentation
approval, gazettal, and map updated online and in VicPlan
The department reviews the BPA twice a year with each review taking about 6 months to complete. When a review concludes, the next review usually opens within a week.
The review process is shown below but as many factors can affect the process, the timing is approximate.
Stages of a review
Stage
Timing
Review opens - email to developers, councils and the Country Fire Authority (CFA) requesting identification of sites for review.
Only sites where the bushfire hazard has been removed or where civil works have commenced should be nominated because the BPA will only be removed if the bushfire hazard has been removed enough to meet the criteria agreed with fire service agencies.
Weeks 1-3 (three weeks)
Collate requests and prepare for site visits
Weeks 4-6 (two weeks)
Conduct site visits statewide
The site should be cleared of the hazard by the time we visit because the review hinges on what we see when we visit. If it is not cleared by then, it will have to be considered in the following review.
Weeks 7-10 (four weeks)
Prepare draft maps for consultation
Weeks 11-12 (one to two weeks)
Consultation with councils and fire authorities
Timing varies depending time of year, for example, end of year break, bushfire season, and if we need further consultation on some sites.
Weeks 13-18 (four to six weeks)
Prepare final maps, documentation and brief for approval; approval; gazette notice; update online map; lodge updated map and notify all parties.
Weeks 19-28 (six to eight weeks)
While the BPA mapping is reviewed every six months, it is not possible to review every BPA area in Victoria in that time. The department reviews sites as requested by developers and councils where development is about to commence.
Can I ask for a review of my property
As the department reviews mapping of hundreds of subdivisions across the state twice a year, it is not possible to review individual properties. The department reviews areas as requested by developers and councils where development is about to commence.
If development is happening in your subdivision, let us know so we can determine whether to visit and assess the site. We can be contacted by email: bpa@transport.vic.gov.au.
If the timing of a review does not suit your building plans, and you believe that the bushfire hazard has been removed, you have the option of applying for a modification from the Building Appeals Board. See Applying for a determination to modify the application of the bushfire construction standards above.
Bushfire management overlay (BMO) mapping
The BMO mapping was updated in planning schemes across Victoria on 3 October 2017, via amendment GC13.
These important changes are about making new homes, our communities and the environment safer and more resilient to bushfire.
The mapping criteria were developed in partnership with the CFA and CSIRO as part of the Victorian Government’s commitment to implement all recommendations of the 2009 Victorian Bushfires Royal Commission. The updated criteria were applied in consultation with local councils.
Transitional provisions for the updated BMO mapping and scenarios
The BMO mapping was updated on 3 October 2017 and was introduced into planning schemes by Amendment GC13. This may have seen new areas being included in the BMO for the first time.
A planning permit is required for most construction activity on land in the BMO, including building or extending a home. The requirements apply from the day that the BMO maps were updated.
In most cases, existing planning permits aren't affected if the BMO was applied after the permit was issued.
However, the current bushfire protection requirements must be met if you want to amend an existing planning permit or extend the expiry date. Updated planning approval is therefore required in these circumstances.
Where a building permit for a single house has been issued without previously requiring a planning permit, a new planning permit may not be required.
Your local council can provide specific advice about your property or an existing permit.
Some typical scenarios, your next steps, and some facts for each situation are outlined below.
Next Steps
The council will contact you if they need more information, or to advise you of the next steps; or
You can contact the council to ask how they intend to proceed.
Facts
The extreme bushfire hazard was already present on the land, potentially affecting development via the Building Act 1993 and regulations.
The council needs to consider bushfire hazard and risk when assessing your application.
If bushfire hazard wasn’t already addressed as part of the application, the council may ask you for further information and refer the application to the CFA for comment.
Next Steps
Check with your council if you need to apply for a planning permit.
Facts
A planning permit may now be required before a building permit can be issued.
There are some planning permit exemptions. Your council can advise you about these.
Next Steps
Check that your current planning permit allows the construction of all the buildings you intend to build.
Facts
If a planning permit has already been issued for buildings and works or subdivision no additional planning approval is required.
The BMO requirements will apply if you want to amend the permit or extend the expiry date.
Next Steps
Contact the council to discuss the changes you want to make to the planning permit.
Facts
You may need to lodge an application to amend the existing permit.
Alternatively, if the change is minor council can, at its discretion, assess changes with a less formal approach.
Whichever process is used council will need to consider bushfire hazard and risk.
Next Steps
Ask the council what information is required with your request to extend the expiry of the planning permit.
Facts
Council needs to consider bushfire hazard and risk when deciding whether to extend the permit.
Next Steps
Manage the vegetation as set out in the bushfire attack level assessment in your building permit documentation.
Provide a static water supply in a tank of:
2500 litres on lots less than 500 square metres.
5000 litres on lots of 500 square metres or more.
Facts
A planning permit is not required for a dwelling or dependent persons unit with a current building permit on land now included in the BMO, provided:
vegetation is managed in accordance with the bushfire attack level assessment undertaken at the time the building permit was issued; and
a static water supply is available.
Vegetation management and water supply must be to the council’s satisfaction.
BMO mapping reviews
The BMO is reviewed twice a year on an ongoing basis. The department has committed to working with local councils, emergency services and other key stakeholders to ensure the map is accurate and as up to date as possible.
If a property owner believes that the bushfire hazard to the property no longer exists, they can request a review. An example is if a plantation has been harvested and returned permanently to pasture.
A request to remove the BMO from land can be made at any time by the property owner or local government. There is no fee for lodging a request to review the mapping.
A request to remove the BMO should be discussed with your local council before you lodge a formal request. Your council will give you general advice and may also consult with the CFA and the department.
Providing the contact details of the relevant council officer with your request will streamline the process. It will allow the department officers to discuss your application directly with the council in a timely manner.
If the council supports your request, this can be added as a note or an attachment. This isn’t mandatory. A landowner can still submit a request without council support, however the department officers will consult with council.
To request to remove the BMO, the landowner can request a form by emailing bpa@delwp.vic.gov.au.
The form must be completed to ensure all relevant information is supplied, including the property address and photographic evidence showing the vegetation is no longer present.
A request to remove the BMO will be assessed against the mapping criteria set out in:
*Forest, woodland, scrub, shrubland, mallee and rainforest vegetation that is 4 ha or more in size.
Criteria 2 - Ember buffer
*A 150m buffer is applied from the edge of vegetation identified in Criteria 1.
*This buffer ensures buildings are protected from ember attacks from surrounding vegetation.
Criteria 3 - Extreme risk inclusions
*Area that fire authorities have advised may be subject to extreme landscape bushfires.
*Factors such as slope, bushfire history and poor access may warrant inclusion.
The department will first visit the site for an initial assessment based on the agreed criteria, and then consult with fire and emergency services and council.
Requests for review that are approved by the department will be consolidated into a single planning scheme amendment. Regular amendments at six monthly intervals will be prepared by the department to update the BMO at no cost to local government or the public.
You will be notified by email of the outcome of the review for your property.
