Planning of Building/Development Works on Land Subject to SBO

Since 2016, we act as the referral/responsible authority to assess plans to provide flood advice, consent and determine the requirements for building/ development works on land subject to stormwater flooding including Special Building Overlay (SBO).

An SBO defines the areas at risk of stormwater flooding. A planning permit is generally required for buildings and works within an SBO. Exemptions to this can be found in the Greater Geelong Planning Scheme Ordinance Clause 44.05 from the link below.

The purpose of an SBO is to ensure building and development works maintain free passage and temporary storage of floodwater, are free of adverse flood impacts and are flood-safe.  More specifically, the following requirements are generally applicable for works on land subject to SBO:

Flood flow path: Works or buildings must maintain free passage of floodwater (must not obstruct or divert).
Flood impact: Works or buildings must not adversely impact neighbouring, upstream or downstream areas (often due to reduction in temporary floodwater storage or conveyance capacity).
Flood damage safety: The floors of habitable and non-habitable buildings (garages, outbuildings like storage sheds etc.) must be above the flood levels by at least 0.30 and 0.15 metres respectively.
Site safety: Developments should not occur where the depth and flow of floodwater on a property will be hazardous.
Access safety: The depth and flow of floodwater affecting access to a property must not be hazardous.

According to the Planning and Environment Act, the Corangamite Catchment Management Authority (CCMA) is responsible for assessing development applications in relation to all flood-prone areas including SBO.  Since October 2016, the City assess applications only related to stormwater flooding like SBO. 

The CCMA remains the referral authority for determining flood related requirements for developments on land subject to riverine, waterway and coastal flooding where the Land Subject to Inundation Overlays (LSIO and LSIO2) and Floodway Overlay (FO) are in-place.

If your land is subject to SBO or flood-prone by stormwater and you need advice or consent to plan building/development works, please apply online or by email ([email protected]) using the form below, or contact the Stormwater Planning Team.

The Planning Scheme ordinance (including Clause 44.05) and maps showing SBO can be found on the Greater Geelong Planning Scheme Maps. You can know from these maps if your land is subject to SBO. Other ways to know it are by emailing us, from property report etc.

You can get a Property Report for your property from the Land Vic website.  It details all the planning zones and overlays (including SBOs) affecting your property.


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Page last updated: Monday, 15 August 2022

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