MBRC Planning Scheme - Overland flow path overlay
Under state government requirements, planning schemes must identify areas at risk of flood. In the MBRC planning scheme, the Overland flow path overlay is used to identify areas impacted by overland flows that pose a potential risk to people and property.
Overland flow relates to short duration flooding of backyards, drainage paths, streets and rural properties caused by stormwater as it makes its way into the creek/river system. Moreton Bay has a history of flash flooding and river flooding events due to its landforms and proximity to waterways. It is important to address the risk these hazards present when assessing new development.
What is an overlay map?
An overlay map shows the location and extent of special features such as where land may be subject to hazards or other impacts. Overlays may apply to all or part of your property and your property may be affected by more than one overlay. Having an overlay on your property may affect the type and category of development and assessment including building controls which can occur.
Importantly the MBRC planning scheme still provides property owners and residents most at risk with the level of protection expected by the state government and meets the requirements of the Queensland Government's State Planning Policy (July 2014) and Natural Hazards Guideline (August 2014) as well as the recommendations of the Queensland Floods Commission of Inquiry.
What are overland flows?
Overland flow is generally caused by run-off from short and intense rainfall, and can result in inundation of properties. Under state government requirements, planning schemes must manage this risk through building works and development controls which help to ensure new development is protected from potential damage, and overland flow paths aren't impeded or redirected onto surrounding properties.
What is an overland flow path?
Overland flow paths comprise all land subject to overland flow during and immediately after a heavy rainfall event as water makes its way through the catchment to the watercourse.
How are these flow paths determined?
Overland flow paths have been estimated using computer-based models that are able to calculate where stormwater run-off will concentrate while flowing downslope towards a watercourse. Under state government requirements, planning schemes must identify an area where overland flow controls apply. This mapping is based on the latest information available to Council.
How does this affect my property?
The Overland flow path overlay only impacts your property if it is identified in the mapping, and you wish to develop. Under state government regulations, development is then subject to building controls and safety requirements to help protect property owners and residents living in these areas.
What are the development requirements for land subject to the Overland flow overlay?
The Overland flow path overlay development requirements can be found as part of the zone code that applies to the subject property. These requirements relate to the types of building permitted in the overland flow path and how they should be designed to minimise impacts on other properties and maintain the function of the flow path. If your property is in the General residential zone, you will find the overland flow development requirements within the "Values and Constraints" section of the applicable precinct in the zone code of the planning scheme.
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For further information about flood behaviour, download a free Flood Check Property Report. Flood Check Property Reports map frequency and depth of floods, they do not map risks associated with development and therefore cannot be directly compared to the mapping shown on any overlay.