COMMUNITY
RESILIENCE
FAST FACTS
4/12
Increased Density on a Single Parcel of Land
This Fast Fact outlines the NSW Rural
Fire Service (RFS) position on the
assessment of dual occupancy, multi
dwelling housing, secondary dwellings
(including detached granny flats) and
boarding houses that increase the density
on a parcel of bush fire prone land.
Dual and multiple occupancy developments
are common in bush fire prone areas. The
introduction of the State Environmental
Planning Policy (Affordable Rental Housing)
2009 has also seen an increase in the
development of secondary dwellings and
boarding houses.
A single parcel of bush fire prone land whilst
being suitable for the erection of a single
dwelling may not be suitable for additional
dwellings and higher densities. The RFS does
not support exposing additional people to
unacceptable levels of risk.
not granted the same concessions from PBP
that single dwellings are. In particular the RFS
will not support an application that does not
provide appropriate separation between a
hazard and dwellings to prevent direct flame
contact and material ignition.
The determining factors for a single dwelling
will be balancing suitable provisions for
construction, access, water, landscaping and
asset protection zones (APZ).
For dual and multiple occupancies, secondary
dwellings and boarding houses, the APZ
(based on 29kW/m2), access and water
requirements that are outlined in section 4.3.5
of PBP are to be provided. A development of
this nature at Bushfire Attack Level (BAL) 40
or BAL FZ as per Australian Standard 3959
Construction of buildings in bushfire-prone
areas is unlikely to be supported.
Section 79BA
The presence of additional dwellings impacts
on the evacuation and sheltering of residents
during a bush fire. There may also be the
potential to subdivide the dwellings at a later
date when compliance with Planning for Bush
Fire Protection 2006 (PBP) may not be
achieved.
As such dual and multiple occupancies,
secondary dwellings and boarding houses are
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Applications
for
dual
and
multiple
occupancies, secondary dwellings and
boarding houses that are assessed under
section 79BA of the Environmental Planning
and Assessment Act 1979 (EP&A Act) are
required to meet the specifications and
requirements outlined in section 4.3.5 of PBP.
This includes the provision of APZ based on
29kW/m2. The APZ provisions of PBP for
exceptional circumstances may be applied.
Version 1 – September 2012
COMMUNITY
RESILIENCE
FAST FACTS
4/12
Codes SEPP
the RFS website www.rfs.nsw.gov.au.
The State Environmental Planning Policy
(Exempt and Complying Development Codes)
2008 (Codes SEPP) was amended in
February 2011 to allow some complying
development on bush fire prone land.
In general the RFS will look at the provision of
basic ember protection for the existing
dwelling in accordance with BAL 12.5 of
AS3959 and the maintenance of APZ. This
provides a better outcome in terms of bush
fire and is in keeping with the aim, objectives
and specific objectives for infill development
of PBP.
Where a dwelling achieves BAL Low, BAL
12.5, BAL 19 or BAL 29 (and thereby
achieving the APZ requirements of PBP) it
may
be
considered
as
complying
development.
A complying development is also required to
meet the access, water, APZ and landscaping
requirements of PBP which are addressed
through the relevant development standards
of the Codes SEPP.
Other considerations
The principles of Appendix 1 of Practice Note
2/12 Planning Instruments and Policies
regarding high rise and high density
development may also apply.
The provisions of the Codes SEPP may apply
for secondary dwellings where it can be
demonstrated they achieve BAL Low, BAL
12.5, BAL 19 or BAL 29.
Upgrading existing dwellings
Where there is an existing dwelling within the
subject site and the proposed secondary
dwelling complies with the provisions of PBP,
some retro-fitting to ensure the integrity of the
existing dwelling may be applied. The Best
Practice Guide to Bush Fire Protection:
Upgrading Existing Dwellings provides further
advice on this and is available to download on
Note: This Fast Fact replaces Fast Fact
2/05 – Dual Occupancy Developments
Disclaimer: Any representation, statement opinion, or advice expressed or implied in this publication is made
in good faith on the basis that the State of New South Wales, the NSW Rural Fire Service, its agents and
employees are not liable (whether by reason of negligence, lack of care or otherwise) to any person for any
damage or loss whatsoever which has occurred or may occur in relation to that person taking or not taking
(as the case may be) action in respect of any representation, statement or advice referred to above
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