Flood controls are introduced into a planning scheme for your protection, the protection of your property and the environment.
These controls ensure that:
- you do not inadvertently build a dwelling where it will be damaged by floodwaters
- natural flow paths are maintained, which is important to facilitate the movement of flood waters and the protection of areas not naturally subject to flooding
- waterways are not polluted by noxious uses being located where they may be flooded.
Flooding is a significant issue for a number of areas in the South West Region of Victoria.
Flood Controls
Flood controls are included in the Planning Scheme, both as a Zone and as Overlays.
The Urban Floodway Zone applies to waterways, major flood paths and drainage depressions in urban areas with a high risk and frequency of flooding.
The Floodway Overlay applies to land that is subject to the main velocity of flood ways, along a waterway.
The Inundation Overlay identifies land subject to the outlying areas of the floodway.
In most cases, only very limited use and development activity is permitted in these areas. Any use or development at risk of flooding, threats the integrity of the waterway (eg. through pollution), interrupting or diverting flood flows or reducing the storage capacity of the floodplain is inappropriate in these areas.
If your land is subject to flood controls, you should first ensure that what you propose is not prohibited and can be considered by the City. Many uses and developments are prohibited in the flood control areas. Please call the City's Planning Section for details.
Floodplan Management Plan
If a Floodplain Management Plan has been developed by the Floodplain Management Authority any proposal must be consistent with this plan. Please call the City's Planning Section prior to developing your proposal to check whether there is a Floodplain Management Plan for your area.
Flood Risk Report
If a Floodplain Management Plan has not been prepared for your area, and your land is within the Urban Floodway Zone or the Floodway Overlay, you will be required to prepare a Flood Risk Report to accompany your application. This report should provide an assessment of the potential impact of flood water on your proposal, and the impact of your proposal on flood waters.
Some of the issues a Flood Risk Report should address are:
- the existing use and development of the land
- whether the proposed use or development could be located on flood-free land or land with a lesser flood hazard outside this zone
- the susceptibility of the development to flooding and flood damage
- the potential flood risk to life, health and safety associated with the development.
Flood risk factors to consider include:
- the frequency, duration, extent, depth and velocity of flooding of the site and accessway
- the flood warning time available
- the danger to the occupants of the development, other floodplain residents and emergency personnel if the site or accessway is flooded
- the effect of the development on redirecting or obstructing floodwater, stormwater or drainage water
- the effect of the development on reducing flood storage and increasing flood levels and flow velocities
- the effects of the development on environmental values such as natural habitat, stream stability, erosion, water quality and sites of scientific significance.
Prior to preparing a Flood Risk Report, you should liaise with the Floodplain Management Authority to discuss the suitability of the proposal, obtain any information they may have in relation to flooding on your land and determine the level of detail they require in the Flood Risk Report.
Referral of Applications
Applications for permits in areas subject to flood controls will be referred to the Corangamite Catchment Management Authority. The City must comply with this advice.
Is my Application Likely to be Approved?
The City is only likely to grant a permit for activity in an area subject to flooding where:
- the proposal will not pose a threat to human safety
- the proposal will not obstruct or divert flood waters
- the proposal will not lead to pollution of the waterway.
Supporting Documentation
The following information should accompany an application for use or development of land subject to flood controls:
- application form
- relevant fee
- Copy of Title
- Flood Risk Report or document explaining how the proposal is consistent with any Local Floodplain Development Plan
- scaled and dimensioned plans showing
- existing water courses and drainage lines
- areas subject to flooding
- location of proposed development
- details of floor levels, ground levels and flood levels
- any existing levies
- any details about previous flood events on the land, photos etc.
Note: In addition to the planning controls, the City of Greater Geelong also has designed flood areas pursuant to the Victorian Building Regulation and consent is required from the Municipal Building Surveyor for any building works on areas designated or specified in this manner.
