Updated Bush Fire Prone Land Map

Bush fire prone land refers to land that is identified as being at risk of bush fire due to the presence of vegetation or proximity to vegetation that may carry a bush fire.

Bush fire prone land maps identify areas where bush fire hazards may exist and where development may require additional consideration to reduce bush fire risk.

The mapping categorises vegetation based on the potential level of bush fire hazard and includes associated buffer areas. The categories generally include:

• Category 1 – Higher risk vegetation such as forests and woodlands
• Category 2 – Lower risk vegetation such as grasslands or managed vegetation
• Category 3 – Grasslands or other vegetation types identified as presenting a bush fire risk
• Buffer areas – Land surrounding vegetation that may be affected by radiant heat, ember attack, or fire spread

Where land is identified as bush fire prone, certain development proposals may need to consider bush fire risk through the design and assessment process.

Bush fire prone land mapping is prepared to identify areas where development may be exposed to bush fire risk and to ensure appropriate planning and development controls are applied.

Under Section 10.3 of the Environmental Planning and Assessment Act 1979, councils are required to prepare bush fire prone land maps for their Local Government Area. These maps are certified by the NSW Rural Fire Service (RFS).

The mapping helps ensure that new development:

• is appropriately located and designed to reduce bush fire risk
• considers bush fire hazards early in the planning process
• incorporates suitable building standards, access arrangements and asset protection measures where required

Where land is identified as bush fire prone, development applications may require additional assessment in accordance with planning for bush fire protection guidelines and may require referral to the NSW Rural Fire Service.

Mid-Western Certified Bush Fire Prone Land Mapping(PDF, 16MB) 

Bush fire prone land mapping identifies different vegetation types and surrounding areas that may be affected by bush fire. Vegetation is classified into categories based on the potential bush fire hazard associated with that vegetation type. These categories are used to identify land where bush fire planning and development considerations may apply.

Category 1 – High bush fire risk vegetation

Category 1 represents vegetation that is considered to pose the highest bush fire hazard due to its structure, density and ability to carry intense fire.

This category generally includes vegetation types such as:

• forests and woodlands
• heathlands and shrublands
• dense native vegetation capable of supporting significant fire behaviour

Land located within or near Category 1 vegetation may be exposed to higher levels of radiant heat, flame contact and ember attack during a bush fire. Development within these areas typically requires careful design and assessment to ensure appropriate bush fire protection measures are incorporated.

Category 2 – Lower bush fire risk vegetation

Category 2 represents vegetation that is considered to present a lower bush fire hazard than Category 1 vegetation but may still support bush fire spread under certain conditions.

This category may include vegetation such as:

• open woodlands
• scattered trees
• managed vegetation or partially cleared land

While the bush fire hazard is generally lower, development near Category 2 vegetation may still require consideration of bush fire protection measures depending on the proximity of buildings to vegetation.

Category 3 – Grasslands

Category 3 mapping identifies grassland areas that may present a bush fire hazard. These areas may include native or improved grasslands and open landscapes where grass fuels may carry fire.

Although grassland fires can behave differently to forest fires, they can still spread rapidly under the right conditions and may present a risk to nearby development.

The inclusion of Category 3 land in bush fire mapping recognises that grassland environments can contribute to bush fire risk and ensures that appropriate planning consideration is given where development is proposed in these areas.

Bush fire buffer areas

In addition to vegetation categories, bush fire prone land mapping includes buffer areas surrounding identified vegetation.

Buffers are applied to account for the potential spread of bush fire, including:

• radiant heat exposure
• ember attack
• fire spread from adjacent vegetation

These areas may still be affected by bush fire even though vegetation may not be located directly on the site.

Development within buffer areas may still require bush fire assessment and appropriate building or design measures depending on the level of risk.

Together, vegetation categories and buffer areas help identify land that may be exposed to bush fire hazard and ensure that appropriate planning and development controls are applied to reduce risk to people, property, and the environment.

The updated Bush Fire Prone Land Map will be applied to the assessment of all relevant Development Applications (DAs), Complying Development Certificates (CDCs) and Planning Proposals, including those lodged but not yet determined.

The update does not introduce new planning controls or approval pathways. The existing legislative and assessment framework will continue to apply.

The key change is that more land is now identified as bush fire prone, particularly due to the inclusion of grassland areas (Vegetation Category 3).

As a result:

• More development proposals may require consideration of bush fire risk as part of the design and assessment process
• In some cases, additional information may be required at lodgement (such as a bushfire assessment report)
• Certain development may be subject to additional building or design requirements to reduce bush fire risk

For most development, the assessment process remains the same. The updated mapping ensures that bushfire risk is identified and addressed earlier and more consistently across the region.

If you land is mapped as being bush fire prone land, section 4.14 of the Environmental Planning and Assessment Act 1979 applies. This Section requires that development on bush fire prone land must comply with Planning for Bush Fire Protection (PBP) or be supported by a qualified bush fire consultant’s certification. If the proposal does not comply, Council must consult the NSW Rural Fire Service before granting consent.

In practice, this means bush fire requirements (e.g. Asset Protection Zones, BAL ratings, vehicular access, water supply and landscaping) must be addressed upfront at DA stage to avoid delays or redesign.

When preparing a Planning Proposal, Section 9.1 of the Environmental Planning & Assessment Act 1979 requires consistency with applicable Ministerial Directions. This includes Ministerial Direction 4.3 - Planning for Bushfire Protection, which requires consideration of the NSW Rural Fire Service's Planning for Bush fire Protection 2019 to ensure bushfire risk is appropriately addressed and inappropriate development in bush fire prone areas is avoided.

Consultation with the NSW Rural Fire Service will be required during the planning proposal process if the site is mapped as bush fire prone land.