Bush fires are a natural part of the Australian landscape, but they pose serious risks to life, property, and the environment. In New South Wales (NSW), land identified as bush fire prone is subject to specific planning and building controls. Understanding whether your property is located in a Bush Fire Prone Land (BFPL) area is crucial for informed decision-making—especially when buying, selling, or developing real estate.

What Is Bush Fire Prone Land?

Bush Fire Prone Land is land that has been mapped by local councils and certified by the NSW Rural Fire Service (RFS) as being at risk of bush fire. It includes areas with vegetation that could support a fire and the buffer zones around them.

These areas are identified on official Bush Fire Prone Land Maps, and are flagged in Section 10.7 Planning Certificates (formerly Section 149 Certificates), which are legal documents that disclose planning information for a property.

Why Does It Matter?

If your property is located in a bush fire prone area, you may be subject to:

• Bush Fire Attack Level (BAL) assessments
• Specific construction standards under AS 3959 – Construction of buildings in bushfire-prone areas
• Requirements to prepare a Bush Fire Assessment Report or Bush Fire Management Plan
• Additional development application (DA) documentation or Complying Development restrictions

These controls are designed to reduce the risk of property loss and enhance life safety during a bush fire event.

How It Appears in a Planning Certificate

Section 10.7(2) and 10.7(5) planning certificates will indicate whether the land is:

• Located within a bush fire prone area
• Subject to bush fire planning provisions
• Affected by any specific development restrictions related to bush fire risk

This information helps councils and certifiers determine what planning and construction standards apply to any proposed development.

Development on Bush Fire Prone Land

If you plan to build, renovate, or subdivide on bush fire prone land, you may need:

• A BAL certificate or report by a qualified bush fire consultant
• To meet the NSW RFS development guidelines
• Council or RFS approval, especially in Flame Zone (BAL-FZ) areas

In some cases, development may be prohibited or heavily restricted depending on vegetation type, slope, access, and water availability.

Helpful Tip

You can check if a property is bush fire prone via:

• The local council’s Bush Fire Prone Land Map
• A Section 10.7 Planning Certificate
• The NSW RFS online mapping tool

Disclaimers

Environmental Disclaimer: The information provided in this article relates to environmental constraints that may affect land use or development. It is general in nature and does not replace detailed site-specific assessments. Always consult with an environmental consultant or local council for up-to-date, location-specific guidance.

Legal Disclaimer: This content is intended to provide a general overview of the relevant legislation and should not be relied upon as legal advice. Property and planning laws are subject to change and may vary depending on specific site conditions and council policies. For advice tailored to your circumstances, please consult a qualified legal or planning professional.

General Disclaimer: This article is provided for general informational purposes only and does not constitute legal, planning, or environmental advice. While every effort has been made to ensure accuracy, the information may not reflect the most recent changes in law or policy. You should seek advice from a qualified professional or relevant authority before making any property-related decisions.