Planning for Bush Fire Protection 2026: What We Know Ahead of the December Release

If you own land, or are thinking of building, anywhere mapped as bush fire prone in NSW, the rules that shape your project are about to be updated. The NSW Rural Fire Service (RFS) is finalising Planning for Bush Fire Protection 2026, the first complete rewrite of the document since 2019, and the final version is expected in December 2026.

Here's a clear summary of where things stand now, what the draft proposed, and what to keep in mind if you have a project in the pipeline.

What Is Planning for Bush Fire Protection?

Planning for Bush Fire Protection, usually called PBP, is the RFS's principal statutory instrument for development on bush fire prone land. Any development on land shown as bush fire prone on a map certified by the RFS Commissioner has to consider bush fire risk and meet the requirements of PBP.

In practice, PBP is what shapes your Bushfire Attack Level (BAL), the size of the asset protection zone around your building, access and water supply requirements, and the construction standards your home or building needs to meet.

What Applies Right Now

Until the new document is published, PBP 2019 still applies. It was adopted into the NSW planning regulations on 1 March 2020 and has since been amended by addenda in 2022 and 2025.

The draft Planning for Bush Fire Protection 2026 cannot be used or relied on for assessment until the final version is released. If you're lodging a development application or complying development certificate today, it will be assessed against PBP 2019.

Where Planning for Bush Fire Protection 2026 Is Up To

• 6 August to 3 September 2026: the draft PBP 2026 was on public exhibition, alongside new Bush Fire Strategic Study and Bush Fire Evacuation Study templates.

• Now: the RFS is considering submissions. It has noted that the exhibited documents are draft versions only and will change based on the feedback received.

• December 2026: the RFS anticipates finalising PBP 2026.

At the time of writing, a commencement date and any transition arrangements for applications already in progress have not been confirmed. We expect these to become clearer with the December release.

Key Changes Proposed in the Draft

The changes below are based on the exhibited draft. Because the final document may differ, treat these as the direction of travel rather than settled rules.

A firebreak around buildings

PBP 2019 has no specific firebreak requirement at the building itself. The draft introduces one, with the standard solution being a firebreak generally 1.5 metres wide, or extending to the property boundary.

A new Merit Assessment pathway

Currently, proposals either meet the Acceptable Solutions or are justified through a Performance Solution. The draft adds a Merit Assessment option in between, giving more flexibility for sites that don't neatly fit the standard requirements. Complying development would be limited to the Acceptable Solutions only.

Simpler fire weather categories

PBP 2019 uses three fire weather categories (FDI 100, 80 and 50) depending on where a site is located. The draft simplifies this to two: alpine and non-alpine. This could change separation distances and asset protection zones for some sites, and in some cases may move a property into a different BAL band.

One asset protection zone standard

The familiar split between Inner Protection Areas and Outer Protection Areas would be replaced by a single asset protection zone management standard.

Clearer outcomes for subdivision

For subdivisions, the draft sets more explicit radiant heat outcomes for future building footprints and introduces a new pathway for centralised access roads in certain rural subdivisions with lots of one hectare or more.

What Planning for Bush Fire Protection 2026 Could Mean for Your Project

If you're about to lodge: your application will be assessed under PBP 2019. There's no reason to delay a well-prepared application while waiting for the new document.

If you're in the early design stage: it's worth being aware of the proposed changes, particularly the firebreak requirement and fire weather categories, as these may affect your siting, setbacks or construction costs once the new rules apply.

If you're buying land: a property that sits on bush fire prone land isn't a reason to walk away, but understanding the constraints before you commit is always worthwhile. Pre-purchase planning advice can help you see what's achievable.

We'll Update This Post in December

Once the final Planning for Bush Fire Protection 2026 is released, we'll publish a new post with confirmed changes, start dates and relevant information.

PlanBE has extensive experience securing approvals on bush fire prone land across NSW and the ACT, including sites in the Flame Zone. If you have a project on bush fire prone land and want to understand how the current rules, or the incoming ones, apply to your site, get in touch with our team on 0415 153 883.