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.*

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.