Flood overlay mapping changes – City Plan minor and administrative amendment package J

Brisbane is a great place to live, work and relax. To ensure our friendly and liveable city continues to thrive and Brisbane City Plan 2014 (City Plan) remains effective and up-to-date, Brisbane City Council adopted changes to some of its citywide provisions, including the Flood overlay maps (Minor and administrative amendment package J). These changes took effect on 28 May 2021.

If you are building or renovating, you may need to refer to City Plan and associated planning requirements in the Flood overlay code.

What flood mapping changes have been made to City Plan?

As a result of new flood studies, Council has updated the Flood overlay maps in City Plan for river and creek. Flood updates include:

  • Brisbane River
  • Cabbage Tree Creek
  • Perrin Creek
  • Cubberla Creek
  • Moggill Creek
  • Wolston Creek.

Through Council’s Flood Action Plan (January 2011) and in response to the Queensland Floods Commission of Inquiry, Council committed to completing new creek flood studies across Brisbane to provide the most up to date flood information for Brisbane residents.  In addition, the Queensland Government finalised a flood study for the Brisbane River.  Both these flood study programs provide reliable up-to-date information regarding flood risks that will help protect the community and support flood-resilient development.

Do the changes mean I have to lodge a development application?

City Plan is a technical document used by Brisbane City Council to assess new development. New development may require a development application depending on the type of development proposed and: 

  • the zoning of your property; 
  • if a neighbourhood plan applies to your property; and
  • if overlays apply to your property. 

The changes to the Flood overlay mapping may have changed what type of development requires a development application on your property. This depends on the proposed use and on the Flood planning areas now identified on your property in the Flood overlay mapping.

To find out more information on determining whether a development application is required and the applicable assessment criteria, see how to use City Plan.

How to view the Flood overlay mapping changes

Council is writing to properties where a change in Flood overlay mapping has been identified. If you did not receive a letter but believe your property may be affected, you can still view the changes in City Plan online.

Your property may have been identified as having a change in Flood Planning Area. City Plan Flood overlay mapping updates for river and creek are now available through City Plan online. To see if changes have occurred to the Flood overlay maps in City Plan for your property, you can:

  • visit City Plan online and use the instructional fact sheet (Word - 118kb) to view the previous and current versions of the Flood overlay and to create downloadable Flood overlay maps for comparisons
  • review the Flood overlay table of assessment and Flood overlay code in City Plan online to see if the changes to the Flood Planning Area (FPA) mapped on your property affect how the FPAs are applied
  • contact Council directly to speak an officer who can provide you with the before and after flood overlay maps and provide details of the Flood Planning Area (FPA) change.

Flood Planning Area (FPA)

The Flood overlay code guides the future development of land at risk of flooding within defined Flood Planning Areas (FPAs) shown on the Flood overlay map. 

Council has five Flood Planning Areas (FPAs) for Brisbane River and creek/waterway flooding to guide future building and development in flood prone areas. There is one FPA for local overland flow flooding. Storm tide flooding is mapped separately.

The regulations tailored to each FPA have not changed as part of this amendment. The flood overlay code hasn’t changed but it may apply differently to a property where Flood planning areas have changed.

Planning controls are higher in areas when flood susceptibility is more frequent, and/or to a higher depth and/or in fast flowing water. For example, FPA1 is subject to the highest development assessment requirements for any future development within that area.

These regulations only apply to new developments (including extensions, rebuilds and expansions).

If you are planning to renovate or build, Council recommends you engage a professional to undertake a thorough assessment of all flood risks specific to your property. These regulations will not apply to existing buildings. These are flood planning provisions to manage flood risk for any future and new development in our city.

Table containing flood planning areas, descriptions and how they are applied to developments.

Flood planning area

Description

What does the code mean for development?

1

FPA1 Flooding is very likely and/or there may be very deep and/or very fast-moving water.

Any new development would be subject to the highest development assessment requirements. This area is generally best suited to environmental and recreation uses. 

2

FPA2 Flooding is likely and there may be deep and/or fast-moving water.

New development may be subject to additional development requirements to address flood impacts - such as being high-set with specialised stronger building design.

3

FPA3 Flooding is likely and there may be deep and/or moderate-fast moving water. 

New development may be built in this area but may need modifications such as houses being built on stumps. 

4

FPA4 Flooding is likely and there may be shallow and/or slow-moving water.

New development that can mitigate flood impacts with slight building modifications may be allowed to be built in this area - such as meeting minimum floor heights.

5

FPA5 There is no recent history of flooding but there is potential for flooding. 

No flood overlay code requirements apply to houses. New development such as essential community services like hospitals may be built in this area - by meeting minimum floor heights.

Local overland flow

Water may rise quickly and move with speed but will recede quickly

Minimum standards for floor heights apply to houses. Other development will be designed to not increase flooding impacts on neighbouring properties. 

More detailed information about Flood Planning Areas can be found in the Flood Planning Scheme Policy in City Plan.

About the Feasible Alternative Assessment Report (FAAR)

Council completed Feasible Alternatives Assessment Report (FAAR) in accordance with the Planning Act 2016 and the Minister’s Guidelines and Rules. The FAAR is an opportunity for Council to document the options considered in the risk assessment process required under the State Planning Policy.

To discuss Council’s approach to the Feasible Alternative Assessment Report please contact Council.

More information

Phone Council's Contact Centre on 07 3403 8888 for assistance with the City Plan Flood overlay maps for river and creek.

Visit Adopted City Plan amendments to view more information about Minor and administrative amendment – package J.

If you have any further questions regarding flood mapping changes to City Plan, contact Council.

Last updated: 31 May 2021