Building Envelope Variations

When assessing an application, the following will be considered by the Shire:

• Whether the objectives of the zone are compromised
• Whether the visual amenity and rural character of the locality will be affected to any greater degree by the proposed new building envelope than the originally proposed building envelope
• Whether development within the proposed new building envelope would make the property more difficult to protect from bushfire than it would be with the approved building envelope
• Whether the proposed size and location of the envelope can accommodate future development, including on-site septic effluent disposal systems and water supply tanks, and whether it has a detrimental effect on the environment.

On land zoned as Rural Residential, a building envelope must be setback from the front and rear boundary of the property at a minimum of 30m and 10m from any side boundary. Setbacks from watercourses are based on the proposed use and the significance of the watercourse. However, in general, a 30m setback shall apply to a perennial watercourse.

To apply for planning approval, complete the application form below. This form includes a checklist of the required documentation.

Application for Development Approval (includes Checklist) (PDF)

You must demonstrate the following in your application form:

• The visual amenity and rural character of the locality is not affected
• The Bushfire Attack Level report (see more information below) shows that the Asset Protection Zone can be achieved within the boundaries of the property
• The proposed size and location of the envelope can accommodate future development, including on-site septic effluent disposal systems and water supply tanks
• The future building envelope will not have a detrimental effect on the environment.

 

Bushfire Attack Level (BAL) report

The majority of the Shire is within a proclaimed Bushfire Prone Area and falls under the provisions of the State Planning Policy 3.7 Planning in Bushfire Prone Areas (SPP3.7) and the Guidelines for Planning in Bushfire Prone Areas (see link below).
 

In bushfire prone areas, residential development proposals typically need to be accompanied by a Bushfire Attack Level (BAL) assessment. The assessment determines the standard of dwelling construction to ensure as appropriate Asset Protection Zone (APZ) can be provided within the boundaries of the lot.
 

The guidelines also cover issues that must be addressed at various stages of the planning process. These guidelines provide an appropriate level of protection to life and property from bush fires and avoid inappropriately located or designed land use and development on land where a bush fire risk has been identified.

When submitting an application for a building envelope variation:

• Provide a site plan showing the proposed and existing development and the proposed and existing building envelopes overlaid with the asset protection zone. This plan is prepared by an accredited BAL Assessor or Bushfire Planning Practitioner as part of the BAL report and must be submitted with the planning application.
• On sites which are densely vegetated or are within an extreme fire risk area, a BAL contour map may also be required to demonstrate that the proposed building envelope would not present a higher bushfire risk than the existing envelope. This plan must cover the proposed and existing envelopes and demonstrate that a risk rating of no greater than BAL-29 can be achieved within the entire area of the proposed envelope. Ideally, the proposed building envelope would be within the area of lowest fire risk on the site. A contour plan will assist in this regard.

 

Bushfire Management Plan (BMP) 

A Bushfire Management Plan (BMP) is a document that sets out short, medium and long-term
fire risk management strategies for the life of a development. They identify bushfire hazard issues and provide an assessment against the ‘Acceptable Solutions’ detailed in the Guidelines.
 

BMPs are prepared by accredited Bushfire Planning Practitioners and are required to be provided with building envelope variation applications where a BAL rating of BAL-29 or above applies.

The BMP will be assessed by the Shire and subject to any required modifications may be referred to the Department of Fire and Emergency Services prior to determination of the development application.
 

Access the State Planning Policy 3.7 Planning in Bushfire Prone Areas and Guidelines for Planning in Bushfire Prone Areas here.

A fee is payable when applying for planning approval. This fee must be paid at the time of application.

Please refer to the Shire’s Planning Fees and Charges to determine the applicable fee.

Ensure you submit your application with all of the required documentation, as outlined in the checklist at the end of the form.

You can submit your application in person, by post or email to [email protected]