What builders and developers need to know about building in high-risk zones
For builders and developers, building in high-risk zones presents additional challenges beyond standard approvals. Whether it’s bushfire-prone land, flood-affected areas, or other environmental constraints, these factors can significantly impact approvals, design choices, and construction requirements.
Identifying these risks early and understanding the specific requirements can save time, money, and frustration.
Here’s what you need to consider when working on projects in bushfire, flood, or other high-risk areas.
Choosing the right approval pathway
When building in high risk zones, it’s important to confirm early whether a project can proceed under a Complying Development Certificate (CDC) or if a Development Application (DA) is required.
Factors like Bushfire BAL 40 or FZ, high flood risk, or Acid Sulphate Soils (Class 1 or 2) can rule out CDC approvals, requiring additional reports and council assessment.
To avoid delays, it’s important to determine site constraints as early as possible. This often requires obtaining relevant reports, such as:
- Bushfire Assessments and BAL Ratings
- Flood Impact Assessments and Land Level Surveys
- Determine Acid Sulphate Soil Class
- Ecologist or Arborist Reports (if required)
Ensuring these assessments are completed before lodging an application will prevent unnecessary setbacks and help keep projects on track.
Design and construction considerations
Once planning approvals are in place, the next step is ensuring the design and construction methods align with site conditions. Bushfire and flood zones come with strict compliance requirements that impact materials, structural design, and overall buildability.
For bushfire-prone sites, construction may require:
- Fire-resistant cladding and ember-proof vents
- Metal fly screens and/or bushfire shutters
- Non-combustible or bushfire resistant timber decking and external stairs pending BAL
- Static water supply (SWS) for firefighting purposes.
In flood-affected areas, additional design considerations include:
- Raising floor levels to comply with minimum height requirements
- Using water-resistant building materials
- Design to not divert or increase flood water elsewhere.
These requirements don’t just affect the final build—they also impact engineering, supplier choices, and trade coordination throughout the project.
Engaging all stakeholders early ensures compliance requirements are factored in from the start.
Common compliance issues that can delay final approvals
Even when construction is complete, projects in bushfire-prone, flood-affected, or other high-risk areas can still face compliance roadblocks that prevent the issuing of an Occupation Certificate (OC) or Final Certificate.
Many of these delays come down to site-specific requirements, such as bushfire protection measures, flood mitigation strategies, or landscaping compliance.
Some of the most common final approval hurdles include:
✔️ Bushfire compliance issues, such as missing ember protection measures or incorrect external materials
✔️ Not constructed strictly to engineering flood design and flood compatible material
✔️ Landscaping and site grading not aligning with approved plans, particularly when homeowners make post-construction changes.
For a detailed breakdown of the most common OC roadblocks and how to avoid them, check out our full guide: Avoid Occupation Certificate and Final Certificate Roadblocks.
Planning ahead and ensuring all compliance requirements are met before final inspections can help to avoid unnecessary delays.
Setting up projects for success in high-risk zones
Building in high-risk zones such as bushfire, flood, or others requires careful planning, informed design choices, and strict compliance with regulatory requirements.
By identifying risks early, engaging the right professionals, and ensuring all documentation is in order, builders and developers can avoid delays, reduce costs, and deliver projects with confidence.
If you’re working on a high-risk site and need expert guidance on approvals and compliance, we are here to help.
Get in touch with our team to ensure a seamless approval process from start to finish.
