Review of Warrnambool Flood Controls - Things You Might Like to Know
- Why were the flood studies undertaken?
Flooding can have an enormous impact on individuals, families, communities and businesses. One of the best ways to mitigate against the effects of flooding is through appropriate building design and land use planning. Modern flood studies help us to make better planning decisions.
The existing flood controls in the Warrnambool Planning Scheme were prepared in the late 1980s and early 1990s and do not match the current flood data available and used by the Glenelg Hopkins Catchment Management Authority.
- What are the benefits of the studies?
The studies will improve land use planning and development decisions to minimise the risks to the community from flooding. The studies assist emergency service authorities in preparing for and responding to a flood emergency in Warrnambool.
- What is the difference between ‘Flooding’ and ‘Inundation’?
Flooding: relates to areas that have free flowing floodwater, and usually comprises the high-hazard portion of a floodplain. These areas are usually the areas of deeper flow or the areas where higher velocities occur, and where development is to be avoided.
Inundation: relates to areas on the fringe of floodplains that can be expected to get wet in times of heavy rainfall or storm surge, but not retain floodwater.
- What is a ‘1-in-100’ year flood?
A ‘1-in-100’ year flood is a level of flooding that has a 1% chance of occurring in any year. It is considered a very large, rare flood event and is used to apply minimum design standards for new development in Victoria.
- Why is Council making changes to the flood mapping?
The flood studies have produced new and revised flood mapping for the Merri River and Russells Creek catchments.
The new and revised flood mapping has resulted in:
- Changes to the existing flood mapping in North Warrnambool and South Warrnambool.
- Entirely new mapping for some parts of the Russells Creek catchment and some areas of Dennington.
Changes to the Warrnambool Planning Scheme are being proposed in order to ensure the most up to date mapping is available to the public and is used by Warrnambool City Council when making decisions on land use and development. This will also ensure consistent flood mapping is used by both the Glenelg Hopkins Catchment Management Authority and Council.
- What is the Urban Floodway Zone? How has the Urban Floodway Zone been applied?
The Urban Floodway Zone (UFZ) is a planning control that applies to areas that have the greatest risk and frequency of being affected by flooding. It is proposed to apply the UFZ to urban areas that are undeveloped.
A planning permit will be required for all buildings and works within the UFZ. However, use of the land for a dwelling within the UFZ part of your land will be prohibited.
- What is the Floodway Overlay? How has the Floodway Overlay been applied?
The Floodway Overlay (FO) is a planning control that applies to areas that have a high risk and frequency of being affected by flooding. It is proposed to apply the FO to urban areas that have been developed for residential purposes, and to rural areas.
A planning permit will be required for all buildings and works within the Floodway Overlay.
- What is the Land Subject to Inundation Overlay? How has the Land Subject to Inundation Overlay been applied?
The Land Subject to Inundation Overlay (LSIO) is a planning control that applies to areas where flooding is considered less severe. It is proposed to apply the LSIO to flood fringe areas to ensure new buildings are designed in such a way that free flow of floodwaters can occur, and flood damage is minimised.
A planning permit will be required for all buildings and works within the Land Subject to Inundation Overlay.
- Why is the Land Subject to Inundation Overlay being removed from my property?
The revised flood mapping shows that your property has a lower flooding risk than previously thought therefore, the overlay is being removed from that part of your property which is no longer affected by flooding.
- What impact will the works currently being undertaken in Russells Creek have on my property?
The North Warrnambool Flood Mitigation Project may also reduce or remove the flood controls from your property. Council is aware that some landowners may question why the controls are being applied now, and why Council doesn’t simply wait until completion of the works within the creek. Because the flood studies have been prepared on a catchment-wide basis, it is important that they are implemented at the same time. At completion of the works along the creek, any properties that no longer require flood protection will have the flood controls either reduced or removed from their properties.
- Will the changes affect my insurance?
Insurance premiums for flooding are generally affected by the extent of the most recent flood studies, regardless of whether the flood studies are in the planning scheme. As such, Amendment C78 should not affect insurance premiums as they should already be based on this most recent data. Please contact your insurance provider to discuss any details of your own personal circumstances and insurance policy.
- Will the changes affect my rates?
Planning controls govern future use and development of land. They do not directly influence rates applied to land. The proposed changes to the planning controls will therefore not mean a direct change to rates.
Council rates are, in part, based on property valuations. Property valuations are affected by numerous factors. Location, size, amenity, building use, rental return, and quality of buildings, etc., all play a role in determining the value of a property. If the valuation changes for a property, then the rates may also change.