Melbourne Water recently reviewed its flood modelling to more accurately identify the potential for overland flooding in the City of Yarra.
As a result of this review, Melbourne Water has identified that changes need to be made to the boundaries of Yarra’s Special Building Overlay (SBO).
The SBO is a planning measure that triggers the need for a planning permit to ensure that any proposed building works to affected properties consider the potential impact of overland flooding to the property and surrounding area.
All properties that are identified as being at risk of overland flooding are subject to the SBO.
In order to change the boundaries of Yarra’s SBO, Melbourne Water has asked Council to prepare a planning scheme amendment, known as Amendment C210 to the Yarra Planning Scheme.
More information about the amendment is available below:
You can view the proposed changes to the Special Building Overlay on our interactive map.
Here, you can type in your address to find out how your property is affected.
Amendment C210 was publically exhibited from 24 October until 2 December 2016. Council wrote to all affected residents and property owners inviting submissions to the amendment. Council also held two community information sessions in early November 2016.
Please find below the statutory documents supporting the amendment. You may also view these documents in person during business hours at Richmond Town Hall (333 Bridge Road, Richmond) or Collingwood Town Hall (140 Hoddle Street, Abbotsford). If you require assistance, please contact Council on 9205 5322.
Notice of Amendment C210.doc (34.50 KB)
Explanatory Report - Amendment C210 (26.52 KB)
Instruction Sheet - Amendment C210 (40.50 KB)
Planning Scheme Maps.pdf (3.88 MB)
Frequently Asked Questions
What is being proposed?
Amendment C210 proposes to make changes to the areas covered by the Special Building Overlay in the Yarra Planning Scheme.
The changes to the SBO affect properties in parts of Princes Hill, North Carlton, Fitzroy, Fitzroy North, Collingwood, Fairfield, Richmond and Burnley.
The approximate number of properties affected are:
- 1200 properties are proposed to be added to the overlay.
- 300 properties are proposed to be removed from the overlay.
- 1100 properties currently included in the overlay will have the extent of the overlay changed.
What is a Special Building Overlay (SBO)?
The SBO is a planning scheme provision that identifies areas prone to overland flooding. The overlay triggers the need for a planning permit for buildings and works. This ensures that new development minimises potential flood damage to the property and to the surrounding area.
The SBO shows the location and extent of land affected by overland flooding that would result from a 1 in 100 year storm. Even if a property has never flooded, it cannot be assumed that flooding will never occur. The 1 in 100 year storm is based on historical rainfall data and has a probability of occurring once in one hundred year or a 1% chance of occurring in any given year.
Why is this amendment needed?
Melbourne Water recently updated its flood modelling to more accurately identify the extent of potential overland flooding in the City of Yarra.
This information has been used to update the maps in the Yarra Planning Scheme that show where the SBO should apply.
In order to update the maps, an amendment to the planning scheme is required. The amendment is being undertaken in partnership with Melbourne Water.
Updating the SBO boundaries will ensure that drainage issues are addressed at the planning permit stage based on the best available flood plan data.
How will Amendment C210 affect my property?
If your property is being added to the overlay, the risk of overland flooding will now be considered as part of any planning permit application required in order to undertake certain building works to your property. The permit process will ensure that building works consider the potential impact of overland flooding to the property and the surrounding area.
Under the SBO, planning permit applications will be referred by Council to Melbourne Water for comment. Council will then consider Melbourne Water’s comments in deciding the application.
If your property is being removed from the overlay, you will no longer need a planning permit for the works previously triggered by the overlay.
What is overland flooding?
Overland flooding occurs when severe storms generate more water than the drainage system can carry. This excess water runs downhill along natural flow paths or valleys. This flooding happens suddenly and with no warning.
There are other types of flooding that occur in Melbourne but the difference between overland flooding and the other floods outlined below is that overland flooding occurs suddenly and without warning whereas other flooding usually has a longer period between the rain (or other contributing factors) and the actual flooding, so there is more warning.
- Riverine flooding occurs when rivers and creeks burst their banks and the water flows onto the surrounding land;
- Coastal tidal and storm surge flooding happens when extreme weather or ocean tides can flood coastlines and nearby tidal rivers; and
- Sea level rise – over time, seal level rise caused by climate change will affect coastal and nearby low lying properties. While it happens slowly and is not predictable, we can estimate the future impact.
What else is Council doing to address the risks of flooding?
Council is working on a range of measures to address the issue of flooding in the municipality. The planning scheme has been updated to include an Environmentally Sensitive Design policy which requires that new development addresses storm water management including a requirement for on-site storm water detention. This measure means that storm water is captured and reused either for toilet flushing or garden watering and importantly, that the water is held back from the drainage system when it rains.
Council has also prepared a Flood Management Plan in conjunction with Melbourne Water. The plans aims to reduce the risk and impacts of flooding on local communities by improving collaboration with the relevant authorities, identifying flood “hot spots” and flood risks, identifying achievable improvement actions and ensuring Council’s policy aligns with Metropolitan and regional flood strategies.
Council is currently finalising a Drainage Asset Management Plan, the primary purpose of which is to ensure that our drainage assets are managed in the most efficient and cost effective manner. It establishes a rigorous maintenance programme for cleaning and maintaining the drains.
Interim Special Building Overlay measures
Council has introduced interim SBO measures to all properties identified in Amendment C210. This means that if you apply for a planning permit to undertake building works on your property prior the amendment being introduced, the application will be referred to Melbourne Water for comment and Council will consider Melbourne Water’s comments when deciding the application.
The proposed changes to the SBO in Amendment C210 will not become a legal requirement until the amendment is approved by the Minister for Planning. An approximate timeline for this process is as follows:
• 24 October - 2 December 2016 - Public exhibition process for Amendment C210.
• Early 2017 - Council considers public submissions.
• Early 2017 - Council may refer the amendment to an independent planning panel.
• 2017 - Council receives the panel’s report and determines whether to approve the amendment (with or without changes).
• 2017 > The amendment is submitted to the Minister for Planning for final approval. There is no set time limit for the Minister to make a decision on the amendment.
For assistance and more information about the amendment, please contact:
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