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Bushfire hazard overlay in Queensland — what it means if you want to build

An overlay is an extra layer of planning rules that sits on top of a property's zone.

What it is

A map of land where bushfire could realistically reach a building, graded from medium to very high hazard, with a buffer around the hazardous bush. It is usually built from vegetation, slope and fire-history data and applies to many suburbs on the edge of bushland, not only to rural land.

What it means for you

A new house, extension or granny flat in the mapped area may stop being a simple building job and become assessable against the council's bushfire code. You may need a bushfire management plan, a larger setback from the bush, a water supply for firefighting, and building to a higher bushfire attack level, which adds cost. Subdividing is usually harder.

A council overlay. Councils map this in their own planning schemes, so it shows up in a free check wherever we have read that council's overlays.

How councils treat it

From the planning scheme tables of assessment of 14 councils: what the overlay changes and which projects it touches. Each tag links to that council's page for the project.

  • Brisbane

    Brisbane City Plan 2014

  • Central Highlands

    Central Highlands Regional Council Planning Scheme 2016 (Amendment No. 7)

  • Gold Coast

    Gold Coast City Plan (City Plan) — Part 5 Tables of assessment (v14, 2026-09-29)

  • Fraser Coast

    Fraser Coast Planning Scheme 2014 (Version 11)

    • Bushfire hazard overlay (medium, high or very high hazard and buffers) (Table 5.10.1 Bushfire hazard overlay)

      No change to the category, but building work for a dwelling house or dual occupancy, new residential uses and subdivision must also meet the Bushfire hazard overlay code.

  • Gladstone

    Gladstone Regional Council Planning Scheme (Version 2.1)

    • Bushfire hazard overlay (high or very high bushfire hazard area) (Table 5.10.1 Bushfire hazard overlay code)

      A dwelling house or dual occupancy that would be accepted subject to requirements becomes code assessable; a multiple dwelling (and a shopping centre or short-term accommodation) becomes impact assessable. No change in a medium bushfire hazard area or for reconfiguring a lot.

  • Ipswich

    Ipswich City Plan 2025

    • Bushfire Prone Areas Overlay (Table 5.9.8)

      Building work for a dwelling house or dual occupancy stays accepted. For material change of use, a dwelling house on a lot over 2,000m² or a dual occupancy is accepted subject to requirements against the Bushfire Overlay Code (lots under 2,000m² are exempt under the Regulation). All reconfiguring a lot is code assessable.

  • Livingstone

    Livingstone Planning Scheme 2018

    • Bushfire Hazard Overlay (Table 5.9.4)

      Within a bushfire hazard area, a dwelling house, dwelling unit or dual occupancy (and building work for a secondary dwelling) becomes code assessable in the circumstances set out, and reconfiguring a lot becomes code assessable in all circumstances.

  • Mackay

    Mackay Region Planning Scheme 2017

    • Bushfire hazard overlay (Table 5.10.5)

      In the Community facilities, Conservation, Open space, Rural, Rural residential and Tourism zones (and the Township zone on lots over 2,000 m²), a dwelling house — including a new secondary dwelling or an extension adding 50% or more to the floor area — in or within 100 m of a bushfire hazard area is accepted subject to requirements (Bushfire hazard overlay code) unless a bushfire consultant's written assessment confirms the site is outside that area.

    • Bushfire hazard overlay (Table 5.10.5)

      In a very high, high or medium bushfire hazard area or within 100 m of one, centre activities, multiple dwelling activities (which include dual occupancy) and reconfiguring a lot become code assessable against the Bushfire hazard overlay code.

    • Bushfire hazard overlay (Table 5.10.5)

      A home-based business involving bed and breakfast accommodation becomes code assessable in or within 100 m of a bushfire hazard area.

  • Noosa

    Noosa Plan 2020

    • Bushfire Hazard Overlay (Table 5.9.3 Bushfire Hazard Overlay)

      In a medium or high bushfire hazard area or buffer, a change of use other than a dwelling house, community residence, home-based business or limited rooming/short-term accommodation becomes code assessable against the Bushfire Hazard Overlay Code (dwelling houses, granny flats and home businesses stay accepted).

    • Bushfire Hazard Overlay (Table 5.9.3 Bushfire Hazard Overlay)

      Reconfiguring a lot is also assessed against the Bushfire Hazard Overlay Code.

  • Redland

    Redland City Plan 2018

    • Bushfire hazard overlay (5.9.1 Bushfire hazard overlay)

      No change to the category, but reconfiguring a lot (and assessable material change of use) must also be assessed against the Bushfire hazard overlay code where already assessable.

  • Rockhampton

    Rockhampton Region Planning Scheme 2015 (Version 5, 2025-03-28)

    • Bushfire hazard overlay — high and very high hazard (Table 5.9.4)

      A dwelling house or dwelling unit that would otherwise be accepted becomes accepted subject to requirements (must meet the Bushfire hazard overlay code). Multiple dwellings (townhouses/units) become impact assessable — a development application open to public submissions is required.

    • Bushfire hazard overlay — high and very high hazard (Table 5.9.4)

      Multiple dwelling becomes impact assessable (full development application with public notification).

    • Bushfire hazard overlay — buffer and medium hazard (Table 5.9.4)

      No change to the category, but the Bushfire hazard overlay code applies, including to accepted-subject-to-requirements development.

  • Scenic Rim

    Scenic Rim Planning Scheme 2020

    • Bushfire Hazard Overlay (OM-03) (5.10 Bushfire Hazard Overlay Map OM-03)

      Dwelling house/dual occupancy on a lot under 2000m² (residential zone) and domestic outbuildings stay accepted; otherwise a dwelling house or dual occupancy becomes Accepted subject to requirements, and other uses (and bed & breakfast/home childcare) become code assessable against the Bushfire Hazard Overlay Code. Reconfiguring a lot is code assessable.

  • Toowoomba

    Toowoomba Regional Planning Scheme 2012 (Version 29)

  • Townsville

    Townsville City Plan

    • Bushfire hazard overlay (very high, high or medium potential bushfire intensity and impact buffer) (Table 5.9.1 Bushfire hazard overlay)

      A multiple dwelling becomes impact assessable against the Bushfire hazard overlay code.

Is my property in it?

Search your address in Landbrief's free check: it shows the zone and which planning layers apply to the lot. For this overlay specifically, see Is my property bushfire prone?.

Common questions

What is the bushfire hazard overlay?

A map of land where bushfire could realistically reach a building, graded from medium to very high hazard, with a buffer around the hazardous bush. It is usually built from vegetation, slope and fire-history data and applies to many suburbs on the edge of bushland, not only to rural land.

What does the bushfire hazard overlay mean if I want to build?

A new house, extension or granny flat in the mapped area may stop being a simple building job and become assessable against the council's bushfire code. You may need a bushfire management plan, a larger setback from the bush, a water supply for firefighting, and building to a higher bushfire attack level, which adds cost. Subdividing is usually harder. Of the councils whose tables of assessment we have read, 14 mention it, and each treats it differently — see the table on this page.

How do I find out if my property is in the bushfire hazard overlay?

Search your address in Landbrief's free check, which shows the state layers that apply to the lot and, for councils whose overlays we read directly, the council layers too. For the council's own mapping, the planning scheme maps and the council's online property report are the official source. Confirm with the council or a town planner before you buy or build.

Other overlays

Landslide hazard and steep landAcid sulfate soilsFlood hazardCoastal hazard (storm tide and erosion)Vegetation managementBiodiversity, waterways and wetlandsHeritageNeighbourhood characterAirport environsExtractive resources and miningRegional infrastructure and corridorsWater resource catchmentsAgricultural landScenic amenity and landscape characterTransport noise and corridors

Read from each council's planning scheme tables of assessment. General information, not advice. The council's planning scheme and the Planning Act 2016 decide — confirm with the council or a town planner before you build.