MBRC Planning Scheme - Flood hazard overlay

Under state government requirements, planning schemes must identify areas at risk of flood. In the MBRC planning scheme, the Flood hazard overlay is used to identify areas impacted by flood that pose a potential risk to people and property.

Flood hazards include river and creek flooding (i.e. flooding that breaks the banks of streams). The Moreton Bay Region has a history of flash flooding and river flooding events due to its landforms and proximity to waterways. It is important to address the risk these hazards present when assessing new development.

What is an overlay map?

An overlay map shows the location and extent of special features such as where land may be subject to hazards or other impacts. Overlays may apply to all or part of your property and your property may be affected by more than one overlay. Having an overlay on your property may affect the type and level of development that can occur, building controls and whether approval from Council is required.

Importantly, the MBRC planning scheme provides property owners and residents most at risk with the level of protection expected by the state government and meets the requirements of the Queensland Government's State Planning Policy (July 2014) and Natural Hazards Guidelines (August 2014) as well as the recommendations of the Queensland Floods Commission of Inquiry.

What is the flood hazard overlay code?

The Flood hazard overlay code contains the planning, building and engineering requirements relevant to development in the Flood planning area. The code provides additional assessment benchmarks and development requirements over and above the "normal" zoning or use requirements in other parts of the planning scheme. These additional requirements are placed on development in these risk areas to ensure that development that occurs within the area is compatible with the risk presented by the hazard.

What is a flood planning area?

Under state government requirements, planning schemes must identify an area where flood hazard planning controls apply. The Flood planning area identifies areas within the Moreton Bay Region that have the potential to be affected by floods caused by heavy rainfall. These floods may not have been seen recently but do have the potential to occur.

What is a flood risk area?

These areas are based on the latest flood information available to Council and do not include consideration of the effects of climate change. Flood estimates are prepared using computer-based models that are able to calculate where water will flow when it escapes from a watercourse or low point. The High and Medium Risk risk areas have been mapped by considering the depth and velocity of water as well as the frequency of inundation. In some cases the potential depth of water is sufficient to result in a high risk classification even if the velocity is small (for example, a canal or waterway). In other areas the opposite may apply whereby relatively shallow water may be dangerous because of high velocities.

The Balance flood planning area includes all land outside the High and Medium risk areas that is considered to have a low to negligible risk of flood hazard.

Recent approved filling and other modifications to the ground surface may not be reflected in the current mapping. The risk category guides the relevant building and planning requirements in an area.

What is a Drainage investigation area?

The Flood hazard overlay also shows Drainage investigation areas. These areas are where further development may be possible subject to investigations confirming building design, earthworks, drainage and/or infrastructure solutions that can mitigate likely flooding impacts. Development will be subject to a master plan which is aimed at identifying new works, building design or filling solutions that can mitigate the likely flooding impacts.

Drainage Master Plans may be prepared by property owners as part of a development application. However, Council is currently scheduling the preparation of master plans for all Drainage investigation areas within the region.

How does this affect my property?

The Flood Hazard overlay impacts your property if it is identified in the mapping, and you wish to develop. Under state government regulations, development is then subject to planning and building controls and safety requirements to help protect property owners and residents living in these areas.

More information

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For further information about flood behaviour, download a free Flood Check Property Report. Flood Check Property Reports map frequency and depth of floods, they do not map risks associated with development and therefore cannot be directly compared to the mapping shown on any overlay.