C81hors - Flood Amendment


Horsham Rural City Council has prepared Amendment C81hors (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. 

Public Exhibition

Amendment C81hors was on public exhibition from 17 November 2022 - 20 December 2022.

A month extension was granted till 20 January 2023, for property owners located in Brimpaen, Bungalally, Dadswells Bridge, Duchembegarra, Ledcourt, St Helens Plains and Wonwondah, due to some errors in our mapping data.

Following the exhibition period of this amendment

The Strategic Planning Team has reviewed all submissions to the Amendment. A report was presented to Council for its consideration at its meeting held on 24 July 2023. At the meeting Council decided to:

  • Seek appointment of an independent Panel and refer unresolved submissions to the Panel for consideration.

Council Report

Council Report 24 July 2023(PDF, 2MB)

Submissions Table(PDF, 5MB)

Panel Report

An Independent Panel Hearing was held at the Council offices on 5 and 6 October 2023. The Panel has now provided its report to Council and a copy is available below:

Panel Report(PDF, 3MB) 

Council will consider the panel’s report and recommendations and will decide whether the amendment should be adopted at its meeting on 18 December 2023.

Minister Decision

Amendment C81hors has been approved and gazetted on 11 April 2024.

Click here to see the approved amendment documents on the State Government website.

The documents below are the documents that were placed on public exhibition (not the final approved documents).


All submissions have been considered by Horsham Rural City Council, Councillors and the Independent Planning Panel as part of the decision making process.

Submissions are now closed


Suite of Amendment C81hors Documents

What the Flood Amendment does

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.

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.


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.