Summary
- Development on land within the BMO must be planned, constructed and managed in a way that addresses the bushfire risk.
- You will likely need a planning permit to develop or subdivide if your property is within the BMO.
- CFA works with councils and applicants to ensure the risk of bushfire and the requirements of the Victoria Planning Provisions are addressed in permit applications.
- CFA has a range of resources to help applicants and practitioners meet the planning requirements.
Purpose of the Bushfire Management Overlay
The Victoria Planning Provisions and local planning schemes require appropriate bushfire protection measures to be implemented when developing in the BMO.
When does the Bushfire Management Overlay apply?
Find out if the BMO applies to your land by putting your address into the state government’s planning tool, VicPlan. It will generate a planning property report, with a list of the zones and overlays that apply to your land.
Details on the exact requirements of the BMO and other bushfire planning controls can be found within the Victoria Planning Provisions and your local planning scheme.
Applying for a planning permit in the BMO
Except when applying under a schedule to the BMO, applications for a planning permit within the BMO must be accompanied by:
- Bushfire Hazard Site Assessment
- Bushfire Hazard Landscape Assessment
- Bushfire Management Statement
- Bushfire Management Plan
Refer to Department of Transport and Planning's website for information about how to prepare an application that adequately addresses bushfire risk.
Applicants should consider key bushfire policies within the state planning provisions at Clause 13.02-1S, Clause 44.06, Clause 53.02 and Clause 71.02-3.
Planning permits are granted only when the CFA and the responsible authority (normally local council) are satisfied that a proposal meets the objectives of the bushfire policies within the Victoria Planning Provisions and bushfire risk is reduced to an acceptable level.
Engaging a bushfire consultant
Planning for bushfire can be complex. You may need to engage a level 2 or level 3 accredited bushfire consultant to help you prepare your application.
Following the planning scheme amendment VC248 in 2026, CFA no longer provides Bushfire Management Statement Templates. You can engage a bushfire consultant to help prepare a Bushfire Management Statement.
Need more help?
If you need general help and advice about applying for a permit, contact the relevant local council. They are the Responsible Authority under the Planning Act and make final decisions on planning applications.
Glossary
To help explain common terms used in the permit process, we have created a glossary.
CFA's role in the application process
CFA acts as a referral authority under section 55 of the Planning and Environment Act 1987 for developments and subdivisions in the Bushfire Management Overlay.
We provide advice to councils (Responsible Authorities) on permit applications so that informed decisions can be made. Council is responsible for liaising with permit applicants, but sometimes CFA is asked by council to speak with applicants.
CFA also provides informal advice to councils on bushfire or emergency service requirements in relation to planning applications.
Further reading
The following pages may help you to meet your regulatory obligations when building or developing in a Bushfire Management Overlay.
Key CFA resources for practitioners
Resources
Bushfire Hazard Landscape Assessment guidelines in the BMO
CFA has prepared guidelines for applying the Bushfire Hazard Landscape Assessment in the BMO. These guidelines are designed to help practitioners consulting on more complex bushfire environments (Type 3 or Type 4).
Tank connection specifications in the BMO
Water access is a key bushfire protection measure within the BMO. In order for CFA to access the on-site water supply for firefighting purposes, a fire truck must be able to connect its hoses onto the water tank. These guidelines outline CFA's connection requirements.
Application of 'shielding' in the BMO
This fact sheet outlines CFA’s approach to the shielding provisions of Australian Standard 3959 - Construction of buildings in bushfire-prone areas when developing in the Bushfire Management Overlay.
Use of remote outlets on water supply tanks in the BMO
This fact sheet outlines CFA’s approach for the use of remote outlets on water supply tanks in the Bushfire Management Overlay.
Page last updated: Thursday, 24 September 2026 10:25:26 AM