Bushfire Management Statement Requirements for Development

What This Requirement Covers

A Bushfire Management Statement (BMS) is a site-specific document that describes how a proposed development will mitigate bushfire risk and comply with the National Construction Code (NCC) and relevant state or territory planning and building requirements. The BMS explains the site’s bushfire exposure, the assessed Bushfire Attack Level (BAL) where applicable, and the building and landscape measures proposed to reduce ignition risk from ember attack, radiant heat and direct flame contact. Its purpose is to inform consent and building approvals, enable consistent assessment by planning authorities and certifiers, and ensure buildings and occupants are better protected during bushfire events.

BMS requirements apply to developments proposed within designated bushfire-prone areas or where a planning authority or building regulator requires one as part of a development application or building approval. Typical applicants who must provide a BMS include property owners, developers, designers and builders for new dwellings, significant renovations, subdivisions and some Class 2-9 developments located where bushfire risk is relevant. The exact trigger, required content and level of detail vary with jurisdiction and with the building class and site BAL assessment method (for example, AS 3959).

Key Requirements

1. Bushfire Attack Level (BAL): Where AS 3959-2018 is referenced, the site must be assessed to determine the BAL (BAL-Low, BAL-12.5, BAL-19, BAL-29, BAL-40, BAL-FZ) using the relevant methodology in AS 3959-2018 Construction of buildings in bushfire-prone areas; include the assessed BAL and the input parameters used (slope, distance to classified vegetation, vegetation classification). (See AS 3959 and NCC Part G5 references.)
2. Scope and format: A BMS must describe the site, proposed development, the relevant bushfire hazard mapping, the BAL assessment (if required), and specific construction and vegetation management measures proposed to achieve compliance with the NCC and applicable state planning rules. Include site plans showing building locations, setbacks, vegetation types and any defendable space or asset protection zones in metres. (NCC Part G5 ancillary provisions and state schedules.)
3. Construction requirements by BAL: Specify construction measures required at different BALs in accordance with AS 3959-2018 (for example, ember and radiant heat protection measures, ember-proofing openings, external cladding and junction treatments). Include explicit numeric thresholds where applicable:
4. Setbacks and separation distances - distances to classified vegetation used in the BAL assessment must be shown in metres (m).
5. Defendable space / asset protection zone - where planning instruments require an APZ, specify the width in metres (for example, typical APZs in planning guidance are 10 m, 20 m or greater depending on jurisdiction and vegetation). Cite the planning requirement or state schedule.
6. Building classification and applicability: Identify the building class(es) the BMS covers. Commonly this includes Class 1 (single dwellings), Class 2-3 residential buildings, and specific Class 9 buildings where occupants may be vulnerable (see NCC Volume One G5 and state variations). State which NCC Volume and clauses apply: for example, NCC Volume One Part G5 Construction in bushfire prone areas, and where relevant, Specification 43 provisions for certain Class 9 buildings.
7. Design fire parameters and importance levels: For certain Class 9 or essential buildings, the BMS must identify the building’s Importance Level (1 to 4) and relate design bushfire conditions and required protection accordingly (refer to NCC Volume One ancillary provisions and Table G5V1 for annual probability of exceedance). Provide required numeric values (e.g., design annual exceedance probabilities per Table G5V1).
8. Fire water supply and access: Where required by NCC or state schedule, specify water for fire-fighting (m3 or hydrant locations) and vehicular access dimensions. Example requirements include provision of a hydrant system or dedicated water storage; state variations may require specific flow rates or storage volumes-cite the state schedule or Specification 43 clause where applicable (e.g., NSW S43C11).
9. Citations: Reference the NCC provisions explicitly: for example, NCC Volume One, Part G5 (and applicable state schedules such as NSW, QLD, TAS G5 modifications), Specification 43 where applicable, and AS 3959-2018. When NCC Volume Two is relevant for housing provisions, reference specific clauses (for example, where H7D4 or QLD H7D4 applies to Class 1/10). Include Australian Standards where relevant (for construction details and materials), for example AS 3959-2018, AS 1684 for timber framing where modified construction details are referenced, AS 3700 for masonry, and AS 4100 where relevant to structural steel connections.

Residential vs Commercial

1. Residential (Class 1 and Class 10 ancillary structures):
2. BMS content for single dwellings commonly centres on the BAL assessment under AS 3959, building envelope treatments, ember protection of openings, and property-level asset protection zones in metres. Typical BAL triggers for construction detailing are numeric (e.g., BAL-12.5 or greater requires specific ember and radiant heat construction measures per AS 3959). See NCC Volume Two where housing provisions apply and H7D4 for bushfire-prone area provisions in some states.
3. Smaller Class 10 structures directly adjacent to a dwelling must be considered where NCC or state schedules require (for example, decks immediately adjacent to higher-risk buildings).
4. Commercial / Institutional (Class 2-9):
5. For multi-residential and commercial buildings, the BMS must address building importance level, occupant vulnerability and egress, structural performance for the design bushfire, water supplies for firefighting, and additional measures required by NCC Volume One Part G5 and Specification 43 for certain Class 9 buildings.
6. Class 9 buildings with vulnerable occupants (health care, residential care) generally require a higher level of design against bushfire - reference to Importance Level, design bushfire (1:100 or 1:200 year as specified by the relevant state modification), and explicit internal environment controls are often required (see TAS G5P1 and other state modifications).

Exceptions and Exemptions

1. Low-risk sites and BAL-Low: Where the site is determined to be BAL-Low, many heightened construction requirements from AS 3959 do not apply, though the BMS should still document why BAL-Low was assigned. Cite AS 3959 and the NCC state schedule that defines BAL-Low treatment (for example, SA G5D5 clarifications).
2. State-specific exemptions: Several jurisdictions modify NCC provisions or exempt parts of Specification 43 - for example, NSW replaces some clauses with Planning for Bush Fire Protection requirements and specific development consents may alter required measures (see NSW G5D4 and NSW replacements of S43C clauses).
3. Integrated development and consent modifications: Development consents may include a bushfire safety authority condition that varies or substitutes standard BMS or construction requirements; where this occurs the BMS should record any modified conditions and cite the consent authority provisions (see NSW S43C11 and integrated development notes).
4. AS 3959 applicability: Some jurisdictions or site contexts exclude AS 3959 application for particular vegetation groups (for example, QLD H7D4(3) notes exclusions where classified vegetation is Group F rainforest). Always cite the state clause where that exception applies.

State and Territory Variations

1. General note: The NCC contains national provisions in Part G5, but each state and territory may include schedules that modify or replace those provisions. Always check the relevant state schedule in NCC Volume One (Schedules 4-12) when preparing a BMS.
2. Examples of known variations and references:
3. New South Wales: NSW has modified parts of Part G5 and Specification 43; Asset Protection Zones and separation from classified vegetation are often determined in accordance with Planning for Bush Fire Protection rather than the standard S43C clauses. See NSW G5D4 and NSW-specific S43C replacements and NSW S43C11 for water supply requirements.
4. Queensland: QLD inserts modifications in NCC Volume Two such as QLD H7D4 and notes exclusions for some rainforest vegetation groups (see QLD H7D4(3)). Flood and other hazard rules are often dealt with under state development codes rather than NCC clauses.
5. Tasmania: TAS replaces G5P1 with TAS G5P1 requiring design to a design bushfire (annual exceedance probabilities specified) and lists which classes it applies to, with additional rules for certain Class 9 buildings (TAS G5P2).
6. South Australia: SA G5D5 clarifies assignment of BAL where planning codes identify different bushfire risk areas, and other state-specific modifications exist in the NCC text.

Include the relevant state schedule citation from NCC Volume One for each jurisdiction when preparing the final BMS for approval. State-level planning instruments (e.g., Planning for Bush Fire Protection in NSW) may also impose separate or alternative requirements.

Practical Compliance Tips

1. Start BAL assessment early - commission or prepare the AS 3959 BAL assessment at the concept stage so building siting, setbacks and landscape design can be coordinated with required construction levels.
2. Show numeric distances on plans - label all distances to classified vegetation, APZ widths in metres, and setbacks in metres on the site plan that accompanies the BMS to avoid back-and-forth with certifiers.
3. Cite exact clauses - always reference the exact NCC clause, state schedule and AS 3959 clauses used to justify each measure (for example, "NCC Volume One, Part G5" or "AS 3959-2018 Clause 2.2"), and include Specification 43 references when relevant.
4. Document water and access specifics - provide numeric values for firefighting water storage or hydrant flows and access dimensions (e.g., minimum roadway width for fire appliances), and cite the relevant NCC or state clause.
5. Address both building fabric and vegetation - a compliant BMS must combine construction measures (ember protection, cladding details) with landscape/vegetation management (APZ widths in metres). Do not treat these in isolation.
6. Check state planning instruments - verify whether local planning controls (for example Planning for Bush Fire Protection in NSW or state director’s determinations) change how BAL or APZ requirements are set for the site and record any consented variations in the BMS.
7. Avoid generic statements - certifiers commonly reject BMS documents that are generic. Provide site-specific data, measured distances, BAL outputs and clause-level citations so the assessor can verify compliance without assumptions.

Cited references within this article include: NCC Volume One, Part G5 Construction in bushfire prone areas (and applicable state schedules), Specification 43 where applicable to certain Class 9 buildings, NCC Volume Two provisions where housing clauses apply (for Class 1/10), and AS 3959-2018 Construction of buildings in bushfire-prone areas. Where construction details reference material standards, consider AS 1684, AS 3700 and AS 4100 as relevant to the building system and the BAL-designated construction levels. Always confirm state or territory schedule variations in the applicable edition of the NCC before finalising a Bushfire Management Statement.