FAQs

A flood study assesses the risk and extent of flooding in an area, typically as part of urban planning or development projects. It helps government make informed decisions about zoning, land use, and infrastructure. Flood studies help to identify flood-prone areas and recommend measures to mitigate flood risks, such as the need for flood control infrastructure.

If your property is within the study area, the findings could affect the future development of the land. For example, overlays may cover a portion of your land, which could restrict certain types of development, including flood mitigation measures.

A flood overlay is a specific designation within the planning scheme that identifies land at risk of flooding. If a flood overlay is shown on your land future development may be subject to a requirement to obtain a planning permit. A planning permit may impose conditions on development such as the need for an increased floor level or the use of permeable materials.  

Depending on the final recommendations of the flood study and the changes in the planning scheme amendment, development restrictions may apply. Whilst it is recommended to avoid development on flood prone land some development may be permitted. The requirements will vary dependent on the modelled flood impact and advice from the Catchment Management Authority for that specific situation.

A planning scheme amendment is a formal change to the planning scheme, which can include changes to zones, overlays, policy, and other provisions referred to as ordinance. These changes are often prompted by new data, such as new flood modelling, that has taken into consideration factors such as rainfall data and sea level rise.

Phase 1 – the community is informed of the draft flood study, and it is made available on Council’s YourSayGlenelg website for viewing. 

Phase 2 - a formal period for public comment will occur after the 28 January 2025 Council meeting. All relevant information, including draft planning scheme amendment documents, will be made available. Public drop-in sessions will occur in both Dartmoor and Nelson to allow questions on the flood study and draft amendment documents with the project team and flood study experts. Dates for the public consultation phase will be announced in due course via Council’s Your Say Glenelg website.

Any formal feedback/submission/objection must be made in writing. 

If your property is identified as being at risk of flooding, you’re advised to review the flood study report to understand the level of risk and any potential mitigation measures. Site specific advice can be obtained directly from the Catchment Management Authority (a fee may apply).

Yes, you can still sell your property. Prospective purchasers will be informed of any flood overlays as part of the Section 32 of the Sale of Land Act 1962 requirements.

Property values and increased insurance costs in flood-prone areas are not relevant considerations for a planning scheme amendment.

Yes, you may object in writing to the recommendations of the flood study or the proposed planning scheme amendment during the exhibition phase. Your objections will be reviewed, and adjustments may be made if warranted. The formal process for objections will be outlined in the planning amendment documentation.