Planning Scheme Amendment VC248 came into effect on 5 May 2026, updating Victoria’s bushfire planning provisions. The changes simplify the existing controls, clarify how bushfire risk is assessed, and introduce new requirements for some development in Bushfire Prone Areas (BPAs).
The amendment updates:
- Clause 13.02-1S (Bushfire Planning Policy)
- Clause 44.06 (Bushfire Management Overlay – BMO)
- Clause 53.02 (Bushfire Planning Provisions)
- Various local BMO schedules.
Changes to Bushfire Risk Assessment
Applications are now assessed at three scales:
- Landscape – approximately 20–70 km from the site.
- Neighbourhood – up to 5 km from the site.
- Site – up to 150 metres from the proposed development.
Policy also places greater emphasis on broader landscape bushfire risk, ember attack, defendable space and ensuring safe access to areas where people can be protected during a bushfire.
Changes to the Bushfire Management Overlay (BMO)
Several permit exemptions have been introduced or clarified, including:
- Certain works associated with an existing dwelling or small second dwelling;
- Some alterations and extensions to existing non-residential buildings where the floor area increases by no more than 10%.
Applications within the BMO are now expressly required to include a Bushfire Management Plan, formalising what was already common practice.
New requirements for Bushfire Prone Areas (BPAs)
One of the most significant changes is the introduction of new decision guidelines for development on land within a BPA that is not affected by a BMO.
Where a planning permit is required under another planning control (such as a zone or overlay), Clause 53.02 now requires bushfire risk to be considered as part of the planning permit application assessment. Previously, these matters were sometimes considered under Clause 13.02, or more-often addressed later through the building permit process.
Unlike BMO applications, BPA applications are not referred to CFA or Fire Rescue Victoria, rather assessments are to be undertaken by the responsible Council.
Other notable changes
The amendment also:
- Now distinguishes between development setbacks and defendable space;
- Strengthens provisions for developments involving vulnerable people;
- Updates water supply and access requirements;
- Introduces new standards for warehouses and subdivision design;
- Consolidates the defendable space and construction tables; and
- Adds new definitions and updated guidance documents to support the assessment of bushfire applications.
What this means for practitioners
The practical effect of Amendment VC248 is that bushfire considerations will now arise in a broader range of planning permit applications, particularly on land within a BPA.
Applicants should consider bushfire requirements early in the design process, as assessments that were previously addressed during the building permit stage may now need to accompany a planning permit application.
Although the new BPA provisions provide councils with greater discretion than applies under the BMO, it remains to be seen how individual councils, and ultimately VCAT, will apply these new decision guidelines in practice.
As there are no transitional provisions, the updated Clause 53.02 applies to all planning permit applications that had not been determined when Amendment VC248 came into operation.
Clause 1 Planning’s service includes that of a qualified bushfire risk assessor. If you require more information regarding the above reforms or specific project, please do not hesitate to reach out.
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