RPS V1 - March 2006
Part 5 - Overlays, Division 6 - Flood Prone,
Storm Tide and Drainage Constrained Land Overlay
Page 1
Division 6 - Flood Prone, Storm Tide and Drainage Constrained
Land Overlay
5.6.1 Introduction
(1) This division contains the provisions for the Flood Prone, Storm Tide and Drainage Constrained
Land Overlay. They are (a) The Flood Prone, Storm Tide and Drainage Constrained Land Overlay Tables of Assessment,
that incorporates (i) Levels of assessment for development in the Flood Prone, Storm Tide and Drainage
Constrained Land Overlay (section 5.6.2);
(ii) Assessment criteria for development in the Flood Prone, Storm Tide and Drainage
Constrained Land Overlay (section 5.6.3);
(iii) Flood Prone, Storm Tide and Drainage Constrained Land Overlay - Table of Assessment
for Material Change of Use of Premises (section 5.6.4);
(iv) Flood Prone, Storm Tide and Drainage Constrained Land Overlay - Table of Assessment
for Other Development not associated with a Material Change of Use of Premises (section
5.6.5).
(b) The Flood Prone, Storm Tide and Drainage Constrained Land Overlay Code, that
incorporates (i) Compliance with the Flood Prone, Storm Tide and Drainage Constrained Land Overlay
Code (section 5.6.6);
(ii) Overall Outcomes for the Flood Prone, Storm Tide and Drainage Constrained Land
Overlay Code (section 5.6.7);
(iii) Specific Outcomes and Probable Solutions applicable to Assessable Development
(section 5.6.8).
5.6.2 Levels of assessment for development affected by the Flood Prone,
Storm Tide and Drainage Constrained Land Overlay
(1) Sections 5.6.4 and 5.6.5 identify the level of assessment for development affected by the Flood
Prone, Storm Tide and Drainage Constrained Land Overlay, as follows (a) section 5.6.4 Flood Prone, Storm Tide and Drainage Constrained Land Overlay - Table of
Assessment for Making a Material Change of Use of Premises (i) column 1 identifies uses that are exempt or assessable;
(ii) column 2 identifies the level of assessment for the uses listed in column 1;
(iii) where the use is defined in Part 9 - Schedule 3 - Dictionary, Division 1 - Uses and is not
listed in column 1 it is exempt;
(iv) where the use is not defined in Part 9 - Schedule 3 - Dictionary, Division 1 - Uses and is
not listed in column 1 it is code assessable.
(b) section 5.6.5 Flood Prone, Storm Tide and Drainage Constrained Land Overlay - Table of
Assessment for Other Development not associated with a Material Change of Use of
Premises (i) column 1 identifies other development that is exempt or assessable;
(ii) column 2 identifies the level of assessment for other development listed in column 1;
(iii) where the other development is not listed in column 1 it is exempt.
(2) Other overlays may alter the level of assessment identified in 1(a) and (b)5.26.
5.26
Refer to Part 5 - Overlays to determine the level of assessment for the use or other development where
another overlay affects the lot and Part 1 - section 1.2.5(10)(f) that explains how the highest level of
assessment applies.
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Part 5 - Overlays, Division 6 - Flood Prone, Storm Tide
and Drainage Constrained Land Overlay
RPS V1 - March 2006
5.6.3 Assessment criteria for development in the Flood Prone, Storm Tide and
Drainage Constrained Land Overlay
(1) Development affected by the Flood Prone, Storm Tide and Drainage Constrained Land Overlay is
assessed against the assessment criteria listed in column 3 of sections 5.6.4 and 5.6.5, being the
specific outcomes in section 5.6.8 of the Flood Prone, Storm Tide and Drainage Constrained Land
Overlay for assessable development.
RPS V1 - March 2006
Part 5 - Overlays, Division 6 - Flood Prone,
Storm Tide and Drainage Constrained Land Overlay
Page 3
5.6.4 Flood Prone, Storm Tide and Drainage Constrained Land Overlay - Table
of Assessment for Material Change of Use of Premises
Flood Prone, Storm Tide and Drainage Constrained Land Overlay Table of Assessment for Material Change of Use of Premises
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5.27
5.28
column 1
column 2
column 3
Use5.27
Level of Assessment5.28
Assessment Criteria
Aged Persons and
Special Needs
Housing
Agriculture
Airport
Animal Keeping
Apartment Building
Brothel
Bulky Goods
Showroom
Car Wash Facility
Cemetery
Child Care Centre
Commercial Office
Community Facility
Display and Sale
Activity
Drive Through
Restaurant
Dual Occupancy
Dwelling House
Education Facility
Emergency Services
Estate Sales Office
Extractive Industry
Forestry
Funeral Parlour
Garden Centre
General Industry
Health Care Centre
Heavy Industry
Hospital
Hotel
Indoor Recreation
Facility
Institution
Intensive Agriculture
Landscape Supply
Depot
Marine Services
Mobile Home Park
Multiple Dwelling
Night Club
Outdoor Dining
Outdoor Recreation
Facility
Park
Passenger Terminal
Place of Worship
Produce Store
Code Assessable
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Flood Prone, Storm Tide and
Drainage Constrained Land
Overlay Code
See Part 9 - Schedule 3 - Dictionary, Division 1 - Uses for defined uses.
See Part 9 - Schedule 3 - Dictionary, Division 2 - Administrative Terms for a definition of level of assessment.
Page 4
Part 5 - Overlays, Division 6 - Flood Prone, Storm Tide
and Drainage Constrained Land Overlay
RPS V1 - March 2006
Flood Prone, Storm Tide and Drainage Constrained Land Overlay Table of Assessment for Material Change of Use of Premises
column 1
column 2
column 3
Use5.27
Level of Assessment5.28
Assessment Criteria
Continued „
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Refreshment
Establishment
Relatives Apartment
Retail Warehouse
Roadside Stall
Rural Enterprise
Service Industry
Service Station
Shop
Small Lot House
Telecommunications
Facility
Tourist
Accommodation
Tourist Park
Utility Installation
Vehicle Depot
Vehicle Parking
Station
Vehicle Repair
Premises
Veterinary Surgery
Warehouse
Code Assessable
Defined uses not listed
in column 1
Exempt
Uses not defined in Part
9 - Schedule 3 Dictionary, Division 1 Uses
Code Assessable
„
Flood Prone, Storm Tide and
Drainage Constrained Land
Overlay Code
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Flood Prone, Storm Tide and
Drainage Constrained Land
Overlay Code
RPS V1 - March 2006
Part 5 - Overlays, Division 6 - Flood Prone,
Storm Tide and Drainage Constrained Land Overlay
Page 5
5.6.5 Flood Prone, Storm Tide and Drainage Constrained Land Overlay - Table
of Assessment for Other Development not associated with a Material
Change of Use of Premises
Flood Prone, Storm Tide and Drainage Constrained Land Overlay Table of Assessment for Other Development
column 1
column 2
column 3
Other Development
Level of Assessment5.29
Assessment Criteria
Reconfiguration for Creating lots by
subdividing another
lot by Standard Format
Plan5.30
Code Assessable
Rearranging the
boundaries of a lot
by registering a plan
of subdivision; or
Dividing land into
parts by Agreement;
or
Creating an
easement giving
access to a lot from
a constructed road
Code Assessable
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Flood Prone, Storm Tide and
Drainage Constrained Land
Overlay Code
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Flood Prone, Storm Tide and
Drainage Constrained Land
Overlay Code
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Flood Prone, Storm Tide and
Drainage Constrained Land
Overlay Code
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Flood Prone, Storm Tide and
Drainage Constrained Land
Overlay Code
Building Work for „
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Domestic Additions
Domestic
Outbuilding
On-site raising or
relocation of an
existing dwelling unit
Private Swimming
Pool
Private Tennis Court
Code Assessable
Operational Work for „
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Excavation and Fill
Operational Work
for Reconfiguring a
Lot (by Standard
Format Plan)
Private Waterfront
Structure
All other development
not listed in column 1
5.29
5.30
Code Assessable
Exempt
See Part 9 - Schedule 3 - Dictionary, Division 2 - Administrative Terms for a definition of level of assessment.
Whether or not having a Community Management Statement.
Page 6
Part 5 - Overlays, Division 6 - Flood Prone, Storm Tide
and Drainage Constrained Land Overlay
RPS V1 - March 2006
5.6.6 Compliance with the Flood Prone, Storm Tide and Drainage Constrained
Land Overlay Code
(1) Development that is consistent with the specific outcomes in section 5.6.8 complies with the Flood
Prone, Storm Tide and Drainage Constrained Land Overlay Code.
Note The following planning scheme policies will assist in achieving specific outcomes within the Flood
Prone, Storm Tide and Drainage Constrained Land Overlay Code „
Planning Scheme Policy 4 - Ecological Impact;
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Planning Scheme Policy 7 - Flood Prone, Storm Tide and Drainage Constrained Land;
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Planning Scheme Policy 14 - Waterways, Wetlands and Moreton Bay.
In accordance with part 4, section 53(1) of the Standard Building Regulation 1993 a. land liable to inundation by flood and storm tide is the land subject to the defined flood or storm
tide event, being the 1 percent Annual Exceedance Probability (AEP) for flood and 2.4 metre
Australian Height Datum (AHD) for storm tide;
b. floor levels of habitable rooms must be built 300mm above this defined flood or storm tide event
level.
5.6.7 Overall Outcomes of the Flood Prone, Storm Tide and Drainage
Constrained Land Overlay Code
(1) The overall outcomes are the purpose of the Flood Prone, Storm Tide and Drainage Constrained
Land Overlay Code.
(2) The overall outcomes sought for the Flood Prone, Storm Tide and Drainage Constrained Land
Overlay Code are the following (a) to provide acceptable levels of flood immunity for people, buildings and other structures;
(b) to minimise the risk of damage and property loss due to flooding or storm tide;
(c) to protect the hydraulic capacity and ecological functions and values of waterways, Moreton
Bay foreshore and lands which naturally accommodate the flow of waters during flood or
storm tide events;
(d) to minimise adverse impacts associated with overland flow, high water table and seepage on
the Southern Moreton Bay Islands (SMBI).
RPS V1 - March 2006
Part 5 - Overlays, Division 6 - Flood Prone,
Storm Tide and Drainage Constrained Land Overlay
Page 7
5.6.8 Specific Outcomes and Probable Solutions applicable to Assessable
Development
Assessable Development
Specific Outcomes
Probable Solutions
Where proposed on a lot or premises
shown on this overlay map as „
Flood Prone or Storm Tide; or
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SMBI Flood Prone and Storm Tide
S1.
(1) Uses and other development avoid
the risk of flooding by not being
undertaken on land below the 1
percent AEP (1 in 100 year ARI)
flood and storm tide level; or
Note „
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1 percent Annual Exceedance
Probability (AEP) is equivalent to
the 1 in 100 year Average
Recurrence Interval (ARI) and
applies to flood and storm tide
events.
For the purposes of this planning
scheme the defined flood event
(DFE) for the planning scheme
area is the 1 percent AEP flood
and storm tide (RL 2.4 metre AHD)
level.
Survey investigation and analysis
is necessary to accurately identify
the 1 percent AEP for flooding and
storm tide constraints.
A licensed surveyor performs
survey work, with all analysis work
undertaken by a suitably qualified
Registered Professional Engineer
of Queensland (RPEQ). All levels
are noted as AHD levels.
To assist in performing the survey
investigation and analysis, refer to
Part 11 - Planning Scheme Policy 7
- Flood Prone, Storm Tide and
Drainage Constrained Land.
In some instances the local
government may have undertaken
detailed flood survey or have on
record a flood study for the site that
has been undertaken by a suitably
qualified person. Contact the local
government to verify if this
information is available.
(2) Uses and other development (a) maintain safety of people and
property;
(b) ensure minimal impact on the
environment;
(c) protect native plants;
(d) do not alter the flood
characteristics of land below
P1.
(1) Avoid the risk of flooding by(a) for a material change of use buildings are sited on land that
is above the 1 percent AEP
flood and storm tide level; or
(b) reconfiguration ensures no lots
are created that adjoin or
extend over the flood and
storm tide level; or
(c) for building work - habitable
floor levels are above flood and
storm tide level; or
(d) operational work is undertaken
on land above the flood or
storm tide level;
(e) having at least one accessway
or road evacuation route that is
passable for emergency
evacuations during all flood or
storm tide events up to and
including the 1 percent AEP
level; or
(2) No probable solution identified; or
Page 8
Part 5 - Overlays, Division 6 - Flood Prone, Storm Tide
and Drainage Constrained Land Overlay
RPS V1 - March 2006
Assessable Development
Specific Outcomes
Probable Solutions
the flood or storm tide level by (i) ensuring the free flow of
flood or tidal waters;
(ii) not concentrating flood or
tidal waters, or intensifying
flow velocity on land up or
downstream;
(iii) not reducing the floodplain
storage capacity;
(e) maintain visual amenity;
(f) minimise the extent of
excavation or fill; or
Note „
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A detailed environmental
investigation and analysis
undertaken by a suitably qualified
person is necessary to
demonstrate no adverse
environmental impacts.
To assist in performing the
environmental investigation, refer
to Part 11 - Planning Scheme
Policy 4 - Ecological Impacts.
(3) On the mainland, the
redevelopment, alteration or
addition to an existing development
on a lot or premises that is partly or
wholly below the flood or storm tide
level (a) is located above the flood or
storm tide level; or
(b) where required to locate partly
below the flood or storm tide
level pole design is used; or
(c) where required to locate mostly
below the flood or storm tide
level achieve a finished land
level of no greater than the
flood or storm tide level for that
part of the lot or premises
required to site buildings;
(d) protects native plants;
(e) maintains the flood
characteristics of land below
the flood or storm tide level by (i) ensuring the free flow of
flood or tidal waters;
(ii) not concentrating flood or
tidal waters, or intensifying
flow velocity on land up or
downstream;
(iii) not reducing the floodplain
storage capacity;
(f) maintains visual amenity.
(3) No probable solution identified.
RPS V1 - March 2006
Part 5 - Overlays, Division 6 - Flood Prone,
Storm Tide and Drainage Constrained Land Overlay
Page 9
Assessable Development
Specific Outcomes
Probable Solutions
Where proposed on a lot or premises
shown as Drainage Constrained Land
on this overlay map S2.
(1) Uses and other development (a) minimise adverse impacts
associated with overland flow
paths, high water table and
seepage;
(b) achieve legal access through
adjoining lots, in the form of an
easement, to the development
site, where access to the lot or
premises is not available, due
to the road reserve being
drainage constrained.
P2.
(1) No probable solution identified.
Note „
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A detailed survey and drainage
investigation is necessary, in order
to accurately identify drainage
constraints.
A licensed surveyor performs
survey work, with all analysis work
undertaken by a suitably qualified
Registered Professional Engineer
of Queensland (RPEQ). All levels
should be noted as AHD levels.
To assist in performing the survey
and drainage investigation, refer to
Planning Scheme Policy 7 - Flood
Prone, Storm Tide and Drainage
Constrained land.
Refer to Schedule 6 - Movement
Network and Road Design to
achieve access requirements.
Hazardous Materials S3.
Bulk manufacture and storage of
hazardous materials takes place above
the flood or storm tide level to minimise
risk to public safety and the
environment.
P3.
No probable solution identified.
P4.
(1) Any components of infrastructure
that are likely to fail to function or
may result in contamination when
inundated by flood or storm tide
flows, such as electrical switch
gear and motors, or water supply
pipeline air valves are (a) located above the flood or
storm tide level; or
(b) designed and constructed to
exclude floodwater
intrusion/infiltration;
(2) Infrastructure is designed and
constructed to resist hydrostatic
and hydrodynamic forces as a
result of inundation by a flood or
storm tide level.
Utility Infrastructure S4.
(1) Infrastructure maintains its function
during a flood or storm tide event.
Note „
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Refer to relevant zone code/s that
specify the recommended flood
levels for community infrastructure.
The use or other development
complies with any applicable
criteria set out by a Floodplain
Management Plan.
Page 10
Part 5 - Overlays, Division 6 - Flood Prone, Storm Tide
and Drainage Constrained Land Overlay
RPS V1 - March 2006
Assessable Development
Specific Outcomes
Probable Solutions
Environmental Values S5.
The environmental values of land
subject to flood, storm tide or drainage
constraints are protected and
maintained.
P5.
No probable solution is identified.
Note A detailed environmental
investigation and analysis
undertaken by a suitably qualified
person is necessary to
demonstrate no adverse impacts
on environmental values.
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To assist in performing the
environmental investigation, refer
to Part 11 Planning Scheme Policy 4 Ecological Impacts;
Planning Scheme Policy 14 Waterways, Wetlands and Moreton
Bay.
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