Council received the independent Planning Panel’s report in October 2016. Council officers are currently undertaking the further work requested by Panel in recommendation 1 of their report (mapping in the vicinity of Draffins Road). To view the Ballarat C178 Panel Report see Documents and Downloads section below.
Once this work has been completed, a Council officer report regarding the Panel’s report will be presented at a Council meeting, most likely in early 2017. At this time, Councillors will decide whether or not to adopt the recommendations of the Planning Panel and proceed with the Amendment.
About C178 Amendment The Burrumbeet Flood Investigation is being delivered via a partnership between the City of Ballarat and the Glenelg Hopkins Catchment Management Authority, with funding provided by the State and Federal Governments through the National Disaster Resilience Grants Scheme.
Changes to the Ballarat Planning Scheme are being proposed (Amendment C178) in order to ensure the most up to date flood mapping is used by the public and City of Ballarat when making decisions on land use and development.
You are able to find out whether you property is affected by the flood overlays via the map below. You can use the property search function in the top right hand corner to find your property, or you can pan across to see if you can find your property that way. Please contact City Strategy if you would like assistance (03) 5320 5671.
Where did the mapping come from?
The flooding maps were produced through a study calledThe Burrumbeet Flood Investigationand involved, amongst other things, detailed hydrological and hydraulic modelling of the Burrumbeet Creek, flood mapping and flood warning assessments. The completed flood mapping is the result of various surveys; extensive data collection including utilising photographs and survey points completed by the City of Ballarat in January 2011; a survey of creek cross-sections and flood infrastructure; aerial photography; and the outcomes of ‘flood modelling’ software that utilises this information to produce flood mapping extents.
The Investigation determines the extent, depth and velocity of floodwater for floods of various magnitudes. It identifies the precise nature of a range of flood risks and aspects of flooding behaviour and identifies ways of alleviating flood risks and makes recommendations for further action.
Have I seen this before?
The mapping has previously been presented to the community for input and review on two occasions, in February and November 2013. Since the last public consultation on this project, the maps and study have been finalised, with planning controls and maps produced. This is the formal ‘public Exhibition’ stage in the Planning Scheme Amendment process, now is the time to have your say.
What does Amendment C178 to the Ballarat Planning Scheme seek to do?
Amendment C178 proposes to apply theFloodway Overlay (FO)andLand Subject to Inundation Overlay (LSIO)in the Burrumbeet Creek Catchment to land that has been identified as at risk of flooding from recent flooding research, this area includes parts of the Miners Rest Township and Invermay.
The overlays are applied to land affected by flooding. The overlays will trigger planning permits for development, works and subdivision. There will be a number of exemptions from the need of a planning permit for things such as small scale extensions.
In many circumstances, the Overlay will only cover part of a property, not the entire property.
What are the Floodway Overlay and Land Subject to Inundation Overlay?
Floodway Overlay (FO) land
Significant flow paths that hold the majority of the flood waters
Based on depth and velocity mapping - areas where higher velocities and depths are experienced compared with the rest of the floodplain
Hazardous areas where the danger to people or property is high
In FO areas, most uses and developments are prohibited due to high hazard. Low intensity uses are suitable.
Land Subject to Inundation (LSIO) land
Significant flood storage areas that are subject to planning controls
Areas where inappropriate works may be damaged by floods or may increase the risk of flooding elsewhere
Based on the 1 in 100 year flood extent
In areas covered by a LSIO, a high risk of flooding has been identified, and development is strictly controlled in order to minimise the risk to life and property. Where a proposed development does not expose people to an unacceptable hazard or make flooding worse elsewhere, it may be permitted subject to conditions.
What is flood risk and flood hazard?
Flood risk refers to the probability that flooding at a given level will occur in any year, often referred to as a 1 in 10/20/100 year flood. A flood event is considered to be high risk if there is a 1% chance that it will be reached or exceeded in a year (1 in 100 year flood).
Flood hazard refers to the danger posed by deep or flowing floodwater. Fast flowing floodwater is a particular danger to life, health and safety and should be avoided at all times. Deep floodwater can conceal much danger such as trip hazards and open pits and the force of the water can readily sweep people and objects away.
Will my insurance be affected?
Insurance premiums for flooding are generally affected by the extent of the most recent floodplain studies, regardless of whether the flood overlays are in the Planning Scheme, therefore this is not new information for the insurance industry. If you are concerned about your cover, you may ask for a review by your insurance company or you may consider alternative quotes from other insurance providers.
What activities require a permit in flood affected areas?
Changing or increasing the intensity of land use can increase flood risk, therefore in high flood risk areas land use is severely restricted.
Buildings and works
Structures such as dwellings, commercial and industrial buildings, earthworks, levees, fences and roads can interfere with the passage of floodwater resulting in increased flood risk and flood damage. Increasing the number of dwellings also increases the number people living in the floodplain and the cost of damages that result from flooding. For these reasons, most buildings and works require a permit under the relevant flood zone and overlay provisions.
Some buildings may not be allowed or may need to be redesigned or relocated to meet the objectives of the relevant provisions. Building floor levels should be consistent with the Building Regulations. Some buildings and works are exempt from requiring a permit, such as flood mitigation works carried out by the responsible authority, and open post and wire fencing that is unlikely to interfere with flood flows.
What Has Been/Is The Timeline of this Project?
September 2010 and February 2011 Flood information collected in the Burrumbeet Creek Catchment during flood events
2011 Preparation of the documentBurrumbeet Creek Catchment Flood Investigation Informal Community Information Session
March 2012 Informal community information sharing and discussion with residents
Late February 2013 Presentation of initial flood study information to seek community feedback
November 2013 Presentation of final flood study information to seek community feedback
May 2014 Planning Scheme Amendment process begins
November 2015 – December 2015 Public exhibition of Amendment C178 seeking community feedback
2016 Submission consolidated and an Independent Planning Panel requested to resolve issues.
Directions hearing held week of 15th August 2016.
Panel Hearing held week of 5th September 2016. Now awaiting the report prepared by Planning Panels Victoria for Councils consideration.