Building In a Bushfire Zone in 2025

Building in Bushfire Zones: A 2025 Guide to Harmonising Safety & Nature in Victoria 

Living amidst Victoria’s stunning bushland comes with a responsibility to protect both your home and the natural environment. As bushfire seasons grow more intense, designing a resilient home that respects the landscape is no longer optional—it’s essential. Here’s how to strike the perfect balance between safety and sustainability, with tips aligned to the *National Construction Code (NCC) 2022* and Victoria’s latest regulations.  

---

1. Know Your Risk: Start with a BAL Assessment  

Every bushfire-resistant build begins with understanding your *Bushfire Attack Level (BAL)*. This metric, determined by a qualified assessor, measures your property’s exposure to embers, radiant heat, and flames . Victoria’s *Bushfire Prone Areas (BPA)* and *Bushfire Management Overlay (BMO)* maps dictate construction standards, from non-combustible materials to defendable space requirements . Use *VicPlan* to check your property’s designation and consult local councils for tailored advice .  

**Pro tip:** Even if your BAL is low (e.g., BAL-12.5), consider exceeding minimum standards. The *CSIRO Bushfire Best Practice Guide* recommends proactive measures like fire-resistant landscaping to future-proof your home .  

---

2. Design Smart: Materials Matter 

The *NCC 2022* and *AS 3959:2018* mandate non-combustible materials for walls, roofs, and decks in high-risk zones.

Think:  

Steel framing and corrugated iron cladding (like the curved Kallista House, where leaves slide off roofs) .  

Double-glazed windows with toughened glass and metal shutters to block embers .  

Stone, brick, or rammed earth walls for thermal mass and fire resistance .  

Avoid timber decks and overhangs in BAL-40 or Flame Zone (BAL-FZ) areas. Instead, opt for concrete patios or steel-framed balconies compliant with *NCC Volume Two Clause 3.10.5.0* .  

**Innovation alert:**

Explore Joost Bakker’s Kinglake prototype, featuring soil-covered roofs and recycled materials, tested by CSIRO for extreme fire resilience .  

---

3. Seal the Gaps: Embers Are the Silent Threat  

Up to 90% of bushfire home losses start with ember intrusion. Ensure:  

- **Airtight seals** around doors, windows, and roof vents fitted with non-combustible mesh .  

- **Non-flammable insulation** (e.g., mineral wool) to prevent toxic fumes .  

- **Concealed gutters** and metal screens to block leaf buildup .  

---

4. Defend Your Space: Work with Nature  

A bushfire-resistant home doesn’t mean stripping the landscape. Instead:  

- Create **defendable space**: Clear vegetation within 10–20m of your home but retain mature trees for shade and biodiversity .  

- Install **rainwater tanks** (minimum 10,000L) and sprinkler systems connected to independent power (e.g., solar) .  

- Use **fire-resistant plants** like succulents and deciduous trees near structures .  

**Did you know?** Strategic landscaping can reduce radiant heat by up to 50% .  

---

5. Stay Updated: Key Resources for 2025 

- **VicPlan**: Check your BPA/BMO status and download property reports .  

- **CSIRO Bushfire Best Practice Guide**: Free, science-backed strategies for retrofitting or building anew .  

- **NCC 2022 Part G5**: Updated standards for Class 1–9 buildings in bushfire zones .  

- **Local councils**: Mandatory permits and BAL assessments .  

---

Final Thoughts: A Future-Proof Legacy  

Building in Victoria’s bushfire zones is about respect—for the land, your community, and future generations. By blending smart design with ecological sensitivity, you create a sanctuary that’s both safe and sustainable. As architect Ben Callery reminds us, “Resilience doesn’t mean sacrificing beauty; it means designing with intention” .    

Elemental - Ben Callery + Tim Shallue

*Stay safe, stay inspired, and let’s protect the bush we love.*  

---  

*References: VicPlan, CSIRO Best Practice Guide, NCC 2022, AS 3959:2018, and local council guidelines.*

Colour Drenching - Adding Sophistication and colour - the antidote to white

Hello, design lovers! If you’re craving a fresh, bold look for your home this year, let’s talk about colour drenching—a technique that’s sweeping interiors the world over. Imagine wrapping your space in a single, mesmerising hue, creating a cocoon of harmony and drama. No more timid accent walls or safe white trims—this trend is all about fearless self-expression. Let’s explore why this immersive style is captivating homeowners and how you can master it, too

What is Colour Drenching?

Colour drenching involves painting every surface in a room—walls, ceilings, skirting boards, trims, and even built-in cabinetry—in the same shade or hue. The result? A seamless, monochromatic oasis that feels both luxurious and deeply intentional. While the trend has roots in European design, it’s found a passionate following in Australia, where bold, sun-soaked palettes and modern minimalism thrive.

By eliminating contrasting trims and ceilings, colour drenching creates a cohesive, modern aesthetic. Whether you choose a moody terracotta (*Dulux Rumors*) or a serene stone grey (*Sherwin-Williams Sashay Sand*), the effect is sophisticated and immersive.

Space-Enhancing Illusion - Monochromatic rooms can feel larger and airier, as the absence of stark boundaries allows the eye to travel uninterrupted. This is particularly effective in smaller spaces like apartments or compact living areas.

Drama Meets Tranquility - Deep hues like emerald or midnight blue add opulence and intimacy, perfect for bedrooms or dining areas. Soft neutrals like sage or warm beige create calming retreats, ideal for open-plan living zones. As Melbourne designer Simone Haag notes, “A drenched room feels curated, as though the colour slowly reveals itself.”

Practical Perfection - This technique cleverly disguises architectural flaws, such as uneven walls or dated fixtures. Using varying sheens—matte walls with glossy trims, for example—adds subtle dimension while maintaining tonal harmony.

How to Master Colour Drenching

1. Select the Right Shade - Consider the room’s natural light and purpose. North-facing spaces with abundant sunlight can handle deep, saturated tones, while dimmer rooms may suit lighter shades. Earthy, organic colours—think ochre, olive, or muted plum—are dominating 2025’s palettes for their timeless warmth.

2. Experiment with Finish - Matte walls paired with satin or glossy trims (in the same colour!) add depth without disrupting the monochromatic flow. A semi-gloss ceiling can also reflect light subtly, enhancing the room’s ambiance.

3. Layer Textures - Prevent a flat appearance by mixing materials. Linen cushions, velvet upholstery, rattan lighting, or timber furniture add tactile interest. As Patrick O’Donnell of Farrow & Ball advises, “Texture ensures the room feels inviting, not overwhelming.

4. Start Small - Test the trend in enclosed spaces like powder rooms, studies, or hallways. For a playful twist, apply it to a child’s bedroom in a cheerful tone like buttery yellow or soft lavender.

5. Balance with Neutrals - Introduce natural wood tones, crisp white linens, or metallic accents to soften the intensity. A timber dining table or brass pendant light adds warmth and prevents the space from feeling monotonous.

Ready to Transform Your Space? Colour drenching isn’t just a trend—it’s a design philosophy that celebrates confidence and cohesion. Whether you’re refreshing a heritage home or a contemporary apartment, this technique invites you to reimagine your walls as a canvas for self-expression. And remember: paint is forgiving. If you crave change, a new hue is just a weekend project away. So grab a brush, choose a shade that speaks to you, and let your home tell its story—one immersive, harmonious room at a time.

Engineered Stone Ban Commences July 1 2024

Engineered Stone - What is prohibited?

From 1 July 2024, work involving manufacturing, supply, processing or installation of engineered stone benchtops, panels or slabs will be banned except for some work on legacy stone.

Engineered stone includes an artificial product:

• Containing 1% or more crystalline silica, and

• Is created by combining natural stone with other chemicals like, resins, pigments or water, and

• Becomes hardened

Products that are not engineered stone include:

• Concrete or cement product;

• Brick, paver or other similar block;

• Ceramic wall or floor tile;

• Porcelain product that does not contain resin;

• Sintered stone product that does not contain resin;

• Roof tile;

• Grout, mortar or render; and

• Plasterboard

The ban also applies to performing an engineered stone process with benchtops, panels or slabs. An engineered stone process means any process that generates dust from these engineered stone products is banned.

Is work performed with engineered stone already installed, made or supplied exempt?

Yes. Any legacy engineered stone benchtops, panels or slabs, installed before the ban can still be worked on for the limited purposes of:

• repairs, minor modifications, removal and

• disposal (i.e. after removal or disposal of uninstalled stock).

You will no longer need an engineered stone licence that was previously required for undertaking an engineered stone process.

What about finished engineered stone products?

There is no express exemption for finished prefabricated engineered stone products. Guidance from WorkSafe indicates that:

“The ban applies to working with engineered stone benchtops, slabs or panels. That means that work with engineered stone products that are not benchtops, slabs or panels (such as jewellery, garden ornaments, sculptures, kitchen sinks) will still be permitted.”

There may however be uncertainty with finished engineered stone products which could be described as panels or slabs. These terms are not defined.  HIA recommends that members check with suppliers of such products to determine whether they could be subject to the ban.

Working with crystalline silica

The existing Compliance Code:  Managing exposure to crystalline silica: Engineered Stone, will be revoked on 1 July 2024. However, working with legacy engineered stone after 1 July 2024 will still be subject to existing control requirements for high risk crystalline silica processes.

This means preparing a crystalline silica hazard control statement beforehand, and adhering to it, for identified high risk crystalline work. Also, by following mandatory measures to control the risk to health by ensuring that any power tool or mechanical plant is used with:

• an integrated water delivery system that complies with the regulations or:

  • an on-tool dust extraction system that is commercially available and is connected to—

    • a Dust Class H Vacuum; or

    • another system that captures any dust generated by the use of the power tool or mechanical plant; or

  • if it is not reasonably practicable to use the systems referred to above, local exhaust ventilation.

More information can be found on the WorkSafe Victoria dedicated page for preventing exposure to crystalline silica dust.

Further information about the engineered stone ban

You can access the Occupational Health and Safety Amendment (Engineered Stone Prohibition) Regulations 2024.

Work safe has a dedicated page with answers to all your questions here -

So you want to Build a Small Second Dwelling on your property?

Building a Small Second Dwelling in Victoria:

Introduction: Are you considering building a Small Second Dwelling in Victoria, Australia? This guide aims to help you navigate the process seamlessly, taking into account the recent Building Amendment (Small Second Dwellings) Regulations 2023. Whether you're a first-time builder or an experienced homeowner, understanding the planning requirements is crucial for a successful project.

Key Features of Small Second Dwellings:

1. Floor Area: Equal to or less than 60 square meters.

2. Location: On the same lot as an existing dwelling.

3. Self-Contained: Must have a kitchen, bathroom, toilet, and laundry facilities.

4. Parking: No dedicated parking required, consider street parking.

5. Occupancy: Can be lived in or rented out.

6. Subdivision: Cannot be subdivided from the primary dwelling.

7. Utilities: Cannot be connected to reticulated gas; no separate electricity meter or NBN connection.

Planning Requirements:

In most cases, a small second dwelling won't require a planning permit; however, a building permit is always necessary. Be aware of potential issues with local council planning, considering recent changes in the Minister’s Guideline: Siting and Design of Single Dwellings.

Siting Requirements:

• Access Path: Must have an access path from the front street.

• Setback Distance: Set back behind the front wall of the existing dwelling on the allotment facing the front street.

Setback Distance Limitations:

The setback distance requirements must be adhered to, and the small second dwelling must not encroach into the setback distance required by:

1. Porches, verandahs, and pergolas.

2. Eaves, fascia, and gutters.

3. Sunblinds and shade sails.

4. Permanent and fixed screens.

5. Decks, steps, or landings more than 800 mm in height.

Building Permit Process in Bass Coast Shire:

1. Site Analysis: Conduct a thorough analysis of your proposed site.

2. Consult with Professionals: Engage with a local architect, building surveyor, or planner.

3. Document Preparation: Create detailed documentation, including plans and reports.

4. Permit Application: Submit applications for permits and approvals.

5. Construction Oversight: Monitor construction to ensure compliance.

Plumbing Regulations and Stormwater Runoff:

Consider plumbing regulations for stormwater runoff, ensuring compliance with local requirements. Adequate drainage and sustainable practices are essential.

Existing Dwelling Requirements:

If there's an existing dwelling on the allotment:

• Must have private open space not less than 25 m2.

• Minimum dimension of 3 m at the side or rear with convenient access from a habitable room (other than a bedroom).

Potential Issues Building Surveyors Face:

• Zoning Compliance: Ensuring compliance with local zoning regulations.

• Heritage and Design Guidelines: Adhering to heritage and design guidelines if applicable.

• Environmental Considerations: Addressing environmental impact and sustainability.

• Community Consultation: Engaging with the community to address concerns.

Key Features and Setback Distance Requirements Summary:

• Key Features:

  • Floor area: ≤ 60 m2

  • Location: Same lot as existing dwelling

  • Self-contained: Yes

  • Parking: No dedicated parking

  • Occupancy: Flexible

  • Subdivision: Not allowed

  • Utilities: No reticulated gas, separate meters

• Siting Requirements:

  • Access path from front street

  • Setback behind the front wall of the existing dwelling

• Setback Distance Limitations:

  • Porches, verandahs, pergolas

  • Eaves, fascia, gutters

  • Sunblinds, shade sails

  • Permanent and fixed screens

  • Decks, steps, landings (> 800 mm in height)

What do I need to Build a second small dwelling on my land?

You need a Building permit - no ifs no buts!

Get plans Drawn

Get a copy of your building site plan showing all neighbouring buildings and fences, screens, windows, street entry access and existing building. Details of Sewer, Stormwater, Water Mains, Power Mains,NBN etc.

You need a copy of title - to prove you have the right to place that dwelling on your land

Get legal advice - if you are paying for the small house on someone elses land what rights do you have and what rights do they have. For example what if the property owner wants to sell? Where does that leave you. Even Family may have a change in circumstances - get legal advice

Get Advice - Always ask the experts

Ask A Local Building Surveyor

Ask your Local Shire Council Building Department

BASS COAST SHIRE - Building & Planning

Conclusion:

Building a Small Second Dwelling in Victoria requires careful consideration of planning regulations. This guide emphasizes the importance of compliance with setback distances, local planning requirements, and recent changes in regulations. By following this guide and consulting with professionals, you can navigate the process successfully.

Elevating Wellbeing: The Architectural Alchemy of Home Design

Elevating Wellbeing: The Architectural Alchemy of Home Design

As our ancient ancestors sought refuge within the sanctuary of caves, the concept of home transcended mere shelter—it became a haven for comfort and a vessel for wellbeing. Today, in the age of architectural marvels and bespoke designs, our connection with our homes remains an integral part of our happiness and mental health. In the tapestry of our lives, the design of our dwellings weaves threads of comfort, aesthetics, and a profound sense of identity.

In the contemporary landscape of home design, the allure of bespoke living has never been more captivating. The ongoing buzz around "The Block," currently gracing the picturesque landscapes of Phillip Island, adds a layer of excitement to the pursuit of architectural excellence. For those seeking not just a dwelling but an embodiment of their aspirations, the power of design to influence our sense of wellbeing cannot be overstated.

The Psychology of Space: Crafting Happiness Within Walls

Your home is not just a structure; it's an extension of your personality. The spaces we inhabit have a profound impact on our mood, emotions, and overall mental health. Architectural excellence in design goes beyond aesthetics; it becomes a silent collaborator in crafting an ambiance that resonates with your inner self.

Consider the serene lines and harmonious curves of an Architects creation, where form and function dance in perfect harmony. The intelligent use of natural light, strategic placement of windows framing picturesque views, and the seamless integration of indoor and outdoor spaces—these are the elements that transform a house into a home. It's an architectural language that speaks volumes, echoing the sentiments of those who seek not just a residence, but a masterpiece.

Creating Your Haven: Steps Toward Architectural Wellbeing

To curate an environment that nurtures wellbeing, start with an introspective journey. Ask yourself what elements bring you joy, peace, and inspiration. Understand the way you live, your daily rituals, and the spaces that resonate with your soul. From here, collaborate with experienced architects who, like us at A & J Johnson Constructions, not only bring expertise but an unwavering commitment to elevating your lifestyle.

Explore contemporary designs that push boundaries while embracing timeless aesthetics. Consider the use of sustainable materials, blending form with function to create a space that not only looks stunning but also stands the test of time. Think about how natural light can be harnessed to infuse warmth, and how open spaces can foster a sense of connection and freedom.

Investing in Your Vision: Architectural Excellence Beyond Trends

In a world where trends come and go, true architectural excellence transcends the ephemeral. Our commitment at A & J Johnson Constructions is grounded not just in the latest designs but in a deep understanding of our craft. We invite you to step into a world where contemporary meets timeless, where your dreams are meticulously transformed into living, breathing spaces.

Our passion for architectural innovation is complemented by a dedication to ongoing training and professional standards. With 20 years of experience, we stand not as mere builders but as storytellers, weaving narratives of identity, comfort, and happiness. As the buzz around "The Block" captures attention, we extend an invitation to those seeking more than a house—they seek a home, an architectural masterpiece that mirrors their aspirations.

Embark on Your Architectural Journey: Contact Us Today

info@phillipislandbuilder.com.au or 0415375443

Air & Light - Windows & Doors - Inspiration

One of the easiest ways to improve and update the appearance and the Thermal performance of your home is to upgrade your windows. Homes need to respond comfortably with the climate and site and the daily needs of the people who live in them. They bring in air and light but keep Summer heat out and winter warmth in. One of our projects features in the Current Rylock Product brochure which you can download and view here