C81hors - Flood Amendment

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Horsham Rural City Council has prepared planning scheme amendment C81hors (the Flood Amendment) to the Horsham Planning Scheme. 

The Flood Amendment seeks to implement the findings of six flood studies and associated maps prepared on behalf of the Wimmera Catchment Management Authority (CMA). 

The Flood Amendment revises the mapping extent of the Floodway Overlay (FO) and Land Subject to Inundation Overlay (LSIO) and introduces the Special Building Overlay (SBO) in the areas of the respective six studies.

These overlays will ensure areas at risk of flooding are shown on planning scheme maps, enabling Council to make informed planning decisions based on the most accurate information.  

The closing date for submissions is Tuesday 20 December 2022.

What the Flood Amendment specifically proposes to amend

Amendment C81hors makes a variety of changes to planning controls for land identified as flood prone. It sees changes to overlay and zone maps in the Horsham Planning Scheme. It also introduces new schedules to overlays that aim to address the impact of flooding. Schedules contain development controls on land such as planning permit requirements for the construction of a building or other changes to the land.

Through the preparation of the six flood studies, flood modelling and consideration of more recent flood events has been undertaken to review and revise the current flood mapping extent for urban and rural parts of Horsham.

The Floodway Overlay (FO) and Land Subject to Inundation Overlay (LSIO) are proposed to be applied to reflect the 1% Average Exceedance Probability (AEP) flood extent. This means the flood level each year has a 1% chance of occurring.

Special Building Overlay (SBO) is to be applied to land affected by stormwater flooding where the capacity of the urban stormwater system is exceeded.

The effect of the overlays mentioned above is to trigger the need for a planning permit for certain developments / land use activities on land that is affected by these overlays. It also includes new exemptions which will reduce the need for planning permits for minor buildings and works.

Properties currently zoned Urban Floodway Zone (UFZ) will be rezoned to Low Density Residential Zone (LDRZ). See the Explanatory Report for the exact details of the Amendment.

 

 

Have your say on the Flood Amendment

Anyone can inspect the amendment and make a submission if they have concerns about it.

Below are some key things to consider when submitting a submission.

Step 1: Read the notification letter, amendment documents and supporting materials

Letters have been sent to all affected property owners and occupiers including an information brochure providing further information on the Flood Amendment and details on where to find the amendment documents. 

The key steps moving forward are to:

  • Read the letter to ensure you are aware of the specific changes to your property.
  • View the interactive map to see which overlays / zones are being removed or added to your property.
  • Read the amendment documents and Frequently Asked Questions.
  • Consider whether and how you are affected by the Flood Amendment.
  • Attend a drop in session to speak with officers directly.
  • Take note of the consultation closing date listed on the letter.
Step 2: Prepare feedback carefully

At a minimum, you will need to start with whether you support or object to the amendment. We suggest that you provide the following details:

  • Clearly state whether you support or object to the amendment.
  • Provide detailed reasons as to why you are submitting to the amendment.
  • Explain any changes that could be made to the amendment that will resolve the issues you have raised.

To strengthen your submission it may be necessary to include any documentation, photographs or plans that can help explain or justify issues raised.

Step 3: Submit your submission to Council

For your feedback to be considered you must submit to Council in writing by:

  • Sending a submission by mail to:

Strategic Planning Team

Submission to Amendment C81hors

Horsham Rural City Council

PO Box 511

Horsham VIC 3402

  • Completing the online submission form found on this webpage

Your feedback must be submitted to Council before the closing date (Tuesday 20 December 2022).

 

Important information regarding your submission

Submissions to this amendment must be made in writing and include the submitters name and contact details so that we can keep you updated about the progress of the amendment.

In accordance with the Planning and Environment Act 1987, Council must make available for public inspection a copy of any submissions made until two months after the amendment comes into operation or lapses. Your personal details will be redacted. Reference to a specific property or street address will be retained if it relates to the amendment and/or your submission.

Following the exhibition period of this amendment

Once the public exhibition process is complete, Council officers will review all submissions and prepare a report for consideration by Council.  Council will decide whether to:

  • Make changes to the amendment in response to submissions.
  • Seek appointment of an independent Panel and refer any submissions to the Panel for consideration.
  • Recommend adoption of the amendment by Council, if there are no submissions or all submissions have been resolved.
  • Abandon the amendment.

 

 

Make your submission to Council

For your feedback to be considered you must submit to Council in writing by:

  • Sending a submission via email to:     strategic.planning@hrcc.vic.gov.au
  • Sending a submission by mail to:

     Strategic Planning Team
     Submission to Amendment C81hors
     Horsham Rural City Council
     PO Box 511
     Horsham VIC 3402

  • Completing the online submission form found below. 

C81hors - Flood Amendment Online Submission Form

Your feedback must be submitted to Council before the closing date (Tuesday 20 December 2022).

 

Next Step

Council will consider submissions to the Flood Amendment.

Enquiries can be emailed to strategic.planning@hrcc.vic.gov.au

 

Suite of Amendment C81hors Documents

Amendment Maps
Amendment Maps
Deletion of Design & Development Overlay (D-DDO)

Click here to view all Deletion of Development Overlay map sheets combined(PDF, 924KB)

Deletion of Land Subject to Inundation (D-LSIO) & Floodway Overlay (D-FO)

Click here to view all Deletion of Land Subject to Inundation and Floodway Overlay map sheets combined(PDF, 4MB)

Application of Land Subject to Inundation (LSIO) & Floodway Overlay (FO)

Click here to view all Application of Land Subject to Inundation and Floodway Overlay map sheets combined(PDF, 24MB)

Application of the Special Building Overlay (SBO)

Click here to view all Special Building Overlay map sheets combined(PDF, 2MB)

Rezoning Map
Supporting Flood Studies

The flood studies are based on a combination of historical information (newspaper accounts, recorded peak flood levels), physical conditions (ground contour information and aerial photography), computer modelling and local knowledge. The flood investigations were prepared by expert hydrologists, with the guidance of the Wimmera Catchment Management Authority. During the preparation of the studies, information sessions were held to get local knowledge of past events.

Interactive Flood Planning Controls Map

The areas affected by the Flood Amendment are shown on the interactive map (link below). We encourage you to search for your property on the map link provided as it is important for you to be aware of whether your land will be covered by, or removed from, the DDO, LSIO, FO or SBO.

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Interactive Flood Planning Controls Map - C81hors
Note: Due to the large size of the layers on the interactive map, some layers may take a while to load.