PART E FLOODING

REQUIREMENTS
Contents

E1 Floodplain management .................................... 3

E2 Introduction .................................................... 5
E2.1 Why is floodplain management required? .....................5
E2.2 How do I use this part? .............................................6
E2.3 Where does this part apply? .......................................8
E2.3.1 Flood extents and flood planning level ..................8
E2.4 Initial subject assessment ..........................................9
E2.4.1 Determining what is potentially flood prone land . 10
E3 Submitting development applications ................. 12
E3.1 How will applications be assessed? ............................ 13
E3.2 Land use categories ................................................ 13
E4 Development controls ...................................... 16
E4.1 Critical Uses and Facilities ........................................ 17
E4.2 Sensitive Uses and Facilities ..................................... 17
E4.3 Subdivision ............................................................ 19
E4.4 Residential ............................................................. 19
E4.5 Commercial and Industrial ....................................... 21
E4.6 Tourist Related Development.................................... 23
E4.7 Recreation or Non-Urban Uses .................................. 25
E4.8 Concessional Development ....................................... 26
E5 Other Development ......................................... 28
E5.1 Dwellings in rural areas ........................................... 28
E5.2 Ancillary structures in rural areas.............................. 28
E5.3 Replacement dwellings ............................................ 29
E5.4 Earthworks and filling .............................................. 29
E5.5 Fencing ................................................................. 30
E1 Floodplain management
About this part:
This part provides the detailed guidelines for development on flood
prone land or potentially flood prone land.
Applies to:
All development within the former Greater Taree Local Government
Area.
Date adopted by Council:
21 February 2017
Effective date:
6 March 2017
Related Policy / Technical Manual:
NSW Floodplain Development Manual 2005
Flood Study Assessment Requirements in Appendix G of this DCP

Adopted Flood Study and Floodplain Risk Management Plans:

Plan Title Description of Date Adopted
geographical area
covered
Wingham Peninsula Wingham Peninsula December 2000.
Floodplain Risk near the confluence of Revised FRMP adopted
Management Plan the Cedar Party Creek March 2011
with the Manning
River
North Wingham Cedar Party Creek to March 2011
Floodplain Risk Comboyne Road
Management Plan
Lansdowne Floodplain Lansdowne Village and May 2015
Risk Management Plan adjacent rural and
semi rural areas
Manning River Flood Manning River November 2016
Study floodplain -
downstream of
Wingham

Table 1 - List of adopted Floodplain Risk Management Plans

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Part E l Page 3
Objectives
o Alert the community to the extent and degree of hazard of flood
prone land for all potential floods, including floods greater than
the 100 year average recurrence interval (ARI) flood and to
ensure essential services and land uses are planned in
recognition of all potential floods;
o Advise the community of the approach that Council will take in
considering applications for building, development, subdivision
and other planning proposals on land affected by flooding in the
former Greater Taree Local Government Area;
o Ensure that acceptable standards of safety to life and property
are applied when Council considers proposals for development
on flood prone land;
o Ensure that development that is approved in flood prone areas
is structurally capable of withstanding the effects of flowing
floodwaters including debris and buoyancy forces;
o Ensure that development is not permitted in flood prone areas
where that development would result in unnecessary risk to life
of occupants or rescuers or in unwarranted public costs;
o Ensure that development on flood prone land does not
adversely affect flood behaviour;
o Ensure, whenever possible, that buildings and services required
for evacuation and emergency needs are sited above the PMF
level;
o Apply a merit-based approach to all decisions relating to flood
affected development that take account of social, economic and
ecological as well as flooding issues.

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E2 Introduction
E2.1 Why is floodplain management required?
State legislation

In 1984, the State Government introduced the Flood Prone Land Policy
applicable to New South Wales. The First Floodplain Development
Manual was published in 1986, with Council preparing an Interim Flood
Management Policy 1987 in response to the State Policy and the first
Floodplain Development Manual.

Revised guidelines were released in 2001 and were embodied in the

Floodplain Management Manual 2001. The 2001 manual was never
gazetted and was subsequently used as a guideline document by local
government. This document was subsequently again reviewed in 2005
and resulted in the publication of the Floodplain Development Manual
2005 (the Manual). The Manual was gazetted on the 6 May 2005.

The Manual continues to support the NSW Government’s Flood Prone

Land Policy. The Primary objective of the policy is:

‘to reduce the impact of flooding and flood liability on

individual owners and occupiers of flood-prone property,
and to reduce private and public losses resulting from
floods, utilising ecologically positive methods wherever
possible.’

To achieve this objective, Council encourages a broad risk management

hierarchy of:
• Avoidance of flood risk;
• Minimisation of flood risk using appropriate planning controls;
• Flood risk mitigation.

Avoidance and minimisation of flood risk are the options encouraged in

all instances. This is managed primarily through land use planning and
development control for implementation. Flood risk mitigation is the
least preferred option, being reactive, costly and most likely to
adversely affect the natural environment.

The flood plain management controls contained herein provide for a

flexible merit based approach when dealing with planning, development
and building matters on flood prone land, in order to support the
principles of avoidance and minimisation whilst enabling appropriate
development wherever suitable and practicable.

This approach is consistent with the State Government’s Flood Prone

Land Policy.

Floodplain Risk Management Plans (FRMP) provide modelled possible

flood risk and behaviour, and may provide a strategy for the appropriate
location of development, revised development controls, evacuation plans
and community awareness information. FRMPs will continue to be
prepared for various areas of the former Greater Taree Local
Government Area. A list of the adopted FRMPs are shown in Table 1.

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 E2.2 How do I use this part?
The following is a summary of the major steps you should address:
1. Check the proposal is permissible in the zoning of the land by
reference to any applicable Environmental Planning Instrument.
Applicants are 2. Consider any other relevant planning controls of Council (e.g.
to enquire with controls in any other part of this DCP which governs for instance
Council the size and setback of development).
regarding
existing flood 3. Determine the floodplain (e.g. Manning River etc.) and flood risk
risk mapping. precinct (hazard and hydraulic category) within which your site
is situated. Enquire with Council regarding existing flood risk
mapping, Floodplain Risk Management Plans, or whether a site-
specific assessment may be warranted in your case (for
example, if local overland flooding is a potential problem or
In areas flood risk mapping has not been undertaken in your
outside those catchment). A property may be located in more than one
covered by Precinct and the assessment must consider the controls for each
Council’s Precinct where relative to where located on the site. The
adopted flood following flow diagram summarises this consideration process.
studies, refer
4. Determine the land use category relevant to your development
to Appendix G
proposal, by firstly confirming how it is defined by the relevant
to determine if
the subject site environmental planning instrument and secondly by
is potentially ascertaining the land use category from Table 3.
flood prone 5. Assess and document how the proposal will achieve the
land. performance criteria for development and associated parking
and fencing provided by this part.
6. Check if the proposal will satisfy the prescriptive criteria for
different land use categories in different flood risk precincts, as
specified in the Development Control Schedules in this
document.

The assistance of Council staff or an experienced floodplain

engineer/consultant may be required at various steps in the process to
ensure that the requirements of this part are fully and satisfactorily
addressed.

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 How do I use this Part?

Is the property likely to be affected by

mainstream flooding and/or overland flow?

YES NO

The provisions of this Part of The provisions of this part of the

the DCP apply. DCP do not apply.

Are flood risk precinct maps

available?

YES NO

Prepare site flood study

appropriate to development
application.

Study determines site and Study determines site

development IS flood affected and development IS
and identifies hydraulic and NOT flood affected.
hazard category for the site.

The provisions of this Part of The provisions of this part of the

the DCP do apply. DCP do not apply.

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Part E l Page 7
 E2.3 Where does this part apply?
This part applies to all land within the former Greater Taree Local
Applicants are Government Area affected by flooding and affected by or potentially
to refer to affected by overland flow.
Council’s online
mapping for
Controls normally apply where the development is on flood prone land,
identified flood
prone land
however there are instances, such as provision of safe access to flood
affected areas for subdivisions, where even though the development is
on flood free land, this Part still applies (known as evacuation
constrained areas).

The extent of flood prone land is determined from flood studies. Council
has adopted flood studies and associated mapping of flood prone land
along the more intensively populated reaches of the Manning River and
its tributaries.

In other areas which are yet to be mapped following flood studies, a

proponent shall undertake a flood study where the proposed
development is within potentially flood prone land as determined in
Appendix G and this flood study shall be used to determine the extent of
flood prone land and flood behaviour at the subject site.

E2.3.1 Flood extents and flood planning level

Council’s online mapping indicates, as fully as possible given current
available information, the extent of flood prone land (FPL3).

A range of flood planning levels (FPL) may apply depending on the type
of land use and the part of the development in consideration. In
principle, a higher FPL will apply to land uses considered more sensitive
to flood hazards or which may be critical to emergency management
operations or the recovery of the community after a flood event.

Different FPLs are also considered appropriate for different parts of

development. For example, the non-habitable floor levels of a dwelling
can be at a lower level relative to the habitable floor level.

The following table outlines the FPLs to be applied within the

development controls outlined later in this section of the DCP.

Table 2 – Flood Planning Levels

Reference Description

FPL1 5% AEP (20 Year ARI) flood level.

1% AEP (100 Year ARI) flood level.
1% Flood Level
This level is useful for insurance purposes.
FPL2 2100 1% AEP (100 Year ARI) flood level.
2100 1% AEP (100 Year ARI) flood level plus 0.5m
FPL3
Freeboard.
FPL4 Probable Maximum Flood (PMF) level.

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 Notes:
1. FPL1, FPL2 and FPL 4 have zero freeboard.
2. FPL3 is the height of the FPL2 (height of FPL2 needs to be obtained from
Council) with a 0.5m freeboard.
3. The design flood levels and FPLs in Table 2 may be obtained from
Council if available or otherwise will be required to be determined by the
proponent in accordance with Appendix G. These levels will refer to
Australian Height Datum (AHD).

FPL = Flood Planning Level (Flood planning levels selected for planning purposes
derived from a combination of the adopted flood level as determined in
floodplain management studies and incorporated in floodplain management
plan)

AEP = Annual Exceedence Probability (The chance of a given or larger flood

occurring in any one year)

ARI = Average Recurrence Interval (Long term average number of years

between the occurrence of a particular flood event)

PMF = Probable Maximum Flood (The largest flood that could conceivably occur
at a particular location).

E2.4 Initial subject assessment

The extent of flood prone land is determined from flood studies. Council
has adopted flood studies and associated mapping of flood prone land
Appendix G along the more intensively populated reaches of the rivers within the
provides further former Greater Taree Local Government Area.
information on
Flood Study In certain circumstances, and in relation to local overland flooding,
Assessment
definitive flood level data may not be available to enable determination
Requirements.
of properties that should be covered by development controls. In such
cases, as a first step, an initial subjective assessment should be made to
determine the properties likely to be at risk. The methodology used to
undertake this assessment should be documented and based upon
historical information and reasonable assumptions given the catchment
and channel size and terrain.

In areas outside those covered by Council’s adopted flood studies, the

proponent shall undertake the following process to determine if the
subject site is potentially flood prone land, and if it is, undertake a
Preliminary Flood Assessment to determine the extent of flood prone
land at the subject site.

Local overland flooding

Overland flooding is a significant problem that needs to be considered

along with mainstream flooding. Local overland flooding can be
categorised as either local overland flows (typically including direct
surface runoff, surcharges and overflows from low points in kerbs, or
overflows from smaller pipes) or major drainage (typically involving the
floodplains of original watercourses whether still natural or altered
and/or may be associated with overflows from trunk drainage systems).

The principles of the Manual will be considered in the assessment of

local overland flooding.

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E2.4.1 Determining what is potentially flood prone land
In localities not covered by Council’s adopted flood studies and
associated mapping, land is considered to be potentially flood prone if:
• The subject land is adjacent to or under the influence of flood
from any 3rd order or higher watercourse (refer below) and is
either less than 20m above the normal water level of the
watercourse (when measured perpendicular to the direction of
flow), or less than 10m above the normal level of the
watercourse where the catchment area is less than 100km2; or
• The subject land is less than 5.0m above any adjacent 1st or 2nd
order watercourse.

The Strahler System of Ordering Watercourses

• Watercourses are shown on NSW Land and Property
Information’s topographic maps as broken or continuous blue
lines.
• Starting at the top of a catchment, any watercourse which has no
other watercourses flowing into it is classed as a 1st order
watercourse (1).
• Where two 1st order watercourses join, the watercourse becomes
a 2nd order watercourse (2).
• If a 2nd order is joined by a 1st order watercourse, it remains a 2nd
order watercourse.
• When two or more 2nd order watercourses join, they form a 3rd
order watercourse (3).
• A 3rd order watercourse does not become a 4th order watercourse
until it is joined by another 3rd order watercourse, and so on as
illustrated on the following diagram.

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Part E l Page 10
This Part does not apply if it can be shown that the subject site is not
potentially flood prone.

If the above assessment (to be undertaken by a suitably qualified

flooding engineer) determines that the subject site is potentially flood
prone, a preliminary Flood Assessment as described in Appendix G shall
be undertaken to determine if the site is flood prone.

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E3 Submitting development applications
Performance criteria
1. The appropriate hydraulic category (floodway, flood storage,
flood fringe), and hazard category (high/low) must be
determined. A flood certificate containing this information may
be obtained from Council. Alternatively, this information may be
obtained from a suitably qualified person.
2. Applications must include information that addresses all
relevant controls and the following matters as applicable.
3. Applications for concessional development (see Table 3) to an
existing dwelling on flood prone land shall be accompanied by
documentation from a registered surveyor confirming existing
floor levels to AHD.
4. Development applications affected by this part shall be
accompanied by a survey plan showing:
• The position of the existing building(s) or proposed
building(s);
• The existing ground levels to AHD around the perimeter of
the building and contours of the site; and
• The existing or proposed floor levels to Australian Height
Datum.
5. Applications for earthworks, filling of land and subdivision shall
be accompanied by a survey plan with topographic levels to be
an accuracy of 0.1m, structures and the like shall be to an
accuracy of 0.01m, showing relative levels to Australian Height
Datum.
6. For large scale developments, or developments in critical
situations, particularly where an existing catchment based flood
study is not available, a flood study using a fully dynamic one or
two dimensional computer model and Floodplain Risk
Management Plan may be required.
7. For smaller developments the existing flood study may be used
if available and suitable (e.g. it contains sufficient detail), or
otherwise, in other areas which are yet to be mapped following
flood studies, a proponent shall undertake a flood study model
where the proposed development is within potentially flood
prone land as per the Initial Subjective Assessment identified in
Part E2.4. The flood study shall be used to determine the extent
of flood prone land and flood behaviour at the subject site
(Where satisfactory to Council, verifiable anecdotal evidence
may be used in support of an application for developments, e.g.
rural dwellings).
8. Where the controls for a particular development proposal
require an assessment of structural soundness during potential
floods, the following impacts must be addressed:
• Hydrostatic pressure;
• Hydrodynamic pressure;
• Impact of debris; and
• Buoyancy forces.
9. Foundations need to be included in the structural analysis.

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 It should be noted that a private or site-specific flood plan for the
proposed development is not an appropriate measure to rectify adverse
impacts or to manage the consequences of inappropriate decisions.

E3.1 How will applications be assessed?

In processing development applications the Council will apply the
Applicants are
principles outlined in the Floodplain Development Manual, and the
to enquire with provisions of this policy.
Council
regarding This process will involve:
existing • Determination of land use category of the development (Table 3).
hydraulic • Determination of the hydraulic status of the site (i.e. flood fringe,
status and
flood storage or floodway).
flood hazard.
• Determination of the flood hazard (i.e. high or low).
• Assessment of the proposal in determining whether the
development meets the controls outlined in Part E4 and is
compatible, conditional or should be disallowed.

The hydraulic status and flood hazard will be determined by a flood

assessment and/or the Engineering Department, having regard to the
Floodplain Development Manual, information provided in the application
and, where relevant, information provided by the relevant Government
Departments and the State Emergency Services (SES) which has been
incorporated in an adopted Local Floodplain Risk Management Plan.

E3.2 Land use categories

Eight major land use categories have been adopted. The specific uses
which may be included in each category are listed in Table 3.

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Table 3 Land use categories

Critical Use Sensitive Uses Subdivision Residential

Facilities and Facilities
- Community - Assisted - Subdivision - Backpackers
facilities accommodation. of land which accommodation.
which may - Educational involves the - Boarding
provide an establishments. creation of houses.
important - Hazardous or new - Caravan park
contribution offensive storage allotments, or camp grounds
to the establishment. with potential (long-term sites
notification or - Correctional for further only).
evacuation of centre. development. - Dual
the - Liquid fuel depot. occupancy
community - Aged care housing.
during flood housing. - Dwelling.
events. - Public utility - Dwelling
- Emergency undertakings or house.
services. utility installations - Group homes.
- Hospitals. (including - Home industry.
generating works) - Home
which are essential business.
to evacuation - Public utility
during periods of undertakings or
flood or if affected utility
would installations
unreasonably (other than
affect the ability of critical utilities).
the community to - Residential flat
return to normal buildings.
activities after - Multi dwelling
flood events. housing.
- - Habitable
Telecommunication Rooms.
facilities. - Non-
- Waste disposal Concessional
facility. Residential
development
being.
(i) An addition or
alteration to an
existing dwelling
of more than
10% or 30m2
(whichever is the
lesser) of the
habitable floor
area which
existed at the
date of
commencement
of this DCP.
(ii) The
construction of
an outbuilding
with a floor area
> 20m2.

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Table 3 - (continued) Land use categories

Commercial or Tourist Related Recreation or Concessional

Industrial Development Non-urban Uses Development
- Animal boarding - Caravan park – - Agriculture. (a) In the case of
or training short term sites - Aquaculture. residential
establishment. only. - Extractive development:
- Bulky goods - Tourist and industry. (i) An addition or
premises. visitor or - Marina. alteration to an
- Business accommodation - Recreation existing dwelling
premises. or facility. areas and minor of not more than
- Car Parking. ancillary 30m2
- Child care structures (e.g. (ii) The
centre. toilet blocks or construction of an
- Entertainment kiosks). outbuilding with a
facility. - Swimming maximum floor
- Health enclosure. area of 20m2; or
consulting rooms. - Tennis court
- Hotel. (private). (b) In the case of
- Industry. - Rural Fire other
- Kiosks. Sheds. development:
- Liquid fuel - Dwellings on (i) An addition to
depot. Agricultural existing premises
- Medical centre. Properties. of not more than
- Neighbourhood - Sheds. 10% of the floor
shops. area which
- Motel. existed at the
- Nightclub. date of
- Offensive commencement
industry. of this DCP.
- Offices. (ii) A change of
- Place of public use which does
worship. not increase flood
- Recreation risk having
facility. regard to
- Registered property damage
Club. and personal
- Restaurant. safety.
- Service Station.
- Sex services
premises.
- Shop.
- Transport
depot.
- Tourist
information
centre.
- Vehicle body
repair workshop.
- Vehicle repair
station.
- Vehicle sales or
hire premises.
- Veterinary
hospital.
- Warehouse or
distribution
centre.
- Waste disposal
or management
facility.
- Non-
Concessional
other
development.

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E4 Development controls
Explanation
The type and stringency of controls have been graded relative to the
severity and frequency of potential floods, having regard to Table 3 -
Land Use Categories.

Objectives
o Ensure the proponents of development and the community in
general are fully aware of the potential flood hazard and
consequent risk associated with the use and development of
land within the floodplain;
o Require developments with high sensitivity to flood hazard (e.g.
critical public utilities) to be sited and designed such that they
are subject to no or minimal risk from flooding, up to and
including the PMF, and have reliable access;
o Allow development with a lower sensitivity to the flood hazard
to be located within the floodplain, subject to appropriate design
and siting controls, provided that the potential consequences
that could still arise from flooding remain acceptable having
regard to the State Government’s Flood Policy and the likely
expectations of the community in general;
o Ensure appropriate development types are compatible with the
Floodplain Development Manual Guidelines in highly sensitive
and/or high hazard classified areas;
o Prevent any intensification of the use of floodways, flood
storage areas or high hazard areas and wherever appropriate
and possible, allow for their conversion to natural waterway
corridors;
o Ensure that design and siting controls required to address the
flood hazard do not result in unreasonable impacts upon the
amenity or ecology of an area;
o Minimise the risk to life by ensuring the provision of appropriate
access from areas affected by flooding up to extreme events;
o Minimise the damage to property, including motor vehicles,
arising from flooding;
o Ensure that proposed development does not expose existing
development to increased risks associated with flooding.

Key terms
Habitable room in a residential situation is a living or working area,
such as a lounge room, dining room, rumpus room, kitchen, bedroom or
workroom. In an industrial or commercial situation it is an area used for
offices or to store valuable possessions susceptible to flood damage.

Reliable access/egress means the ability for people to safely

evacuate an area subject to imminent flooding within effective warning
time having regard to the depth and velocity of flood waters and the
suitability of evacuation route.

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Performance criteria
General
1. The relevant environmental planning instruments (generally the
Local Environmental Plan) identify development permissible with
consent in various zones in the LGA. Notwithstanding, constraints
specific to individual sites may preclude Council granting consent
for certain forms of development on all or part of a site.
2. Filling of the site, where acceptable to Council, may change the
hydraulic and hazard classification considered to determine the
controls applied in the circumstances of individual applications.
3. The proposed development should not result in any increased risk
to human life.
4. The proposal should only be permitted where effective warning
time and reliable access is available for evacuation from an area
potentially affected by floods to an area free of risk from flooding.
Evacuation should be consistent with any relevant flood
evacuation strategy where in existence.
5. Development should not detrimentally increase the potential
flood effects on other development or properties either
individually or in combination with the cumulative impact of
development that is likely to occur in the same floodplain.
6. Motor vehicles must be able to be relocated, to an area with
substantially less risk from flooding, within effective warning
time.
7. Procedures would be in place, if necessary, (such as warning
systems, signage or evacuation drills) so that people are aware of
the need to evacuate and relocate motor vehicles during a flood
and are capable of identifying the appropriate evacuation route.
8. Refer to Part E4.8 of this part for concessional development, such
as for house raising proposals.

E4.1 Critical Uses and Facilities

Critical uses and facilities are unsuitable on any part of flood prone land
affected by flooding up to FPL4.

E4.2 Sensitive Uses and Facilities

Hydraulic/Hazard Category
• No development is to occur in or over a floodway or flood storage
area, or a high hazard area, generated by flooding up to FPL4.

Floor Levels
• Habitable floor levels to be no lower than FPL4.
• Non-habitable floor levels to be no lower than FPL3 unless justified
by a site specific assessment.

Building Components and Method

• All structures to have flood compatible building components below
FPL4.

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Part E l Page 17
Structural Soundness
• Applicant to demonstrate that any structure can withstand the forces
of floodwater, debris and buoyancy up to and including FPL4. An
engineer’s report will be required.

Flood Effects
• Engineer’s report required to certify that the development will not
increase flood effects elsewhere, having regard to:
o Loss of flood storage.
o Changes in flood levels, flows and velocities caused by
alterations to the flood conveyance.
o The cumulative impact of multiple potential developments
in the floodplain.

Car Parking and Driveway Access

• The minimum surface level of open car parking spaces or carports
shall be as high as practical, and not below FPL1.
• Garages or enclosed car parking must be protected from inundation
by flood waters up to FPL2.
• Where 20 or more vehicles are potentially at risk, protection shall be
provided to FPL3.
• Where the level of the driveway providing access between the road
and parking space is lower than 0.3m below FPL2, the following
condition must be satisfied - when the flood levels reach FPL2, the
depth of inundation on the driveway shall not exceed:
o The depth at the road; or
o The depth at the car parking space.

Evacuation
• Reliable access for pedestrians or vehicles is required from the
building, commencing at a minimum level equal to the lowest
habitable floor level to a refuge area above FPL4. In the case of
alterations or additions to an existing development, this may require
retro-fitting the existing structures if required to support a refuge
area above FPL4.
• Adequate Flood Warning Systems, Signage and Exits are to be made
available to allow safe and orderly evacuation without increased
reliance upon the SES or other authorised emergency services
personnel.

Management and Design

• Applicant to demonstrate that area is available to store goods above
FPL4.
• Materials which may cause pollution or are potentially hazardous
during any flood must not be stored externally below FPL4.

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 E4.3 Subdivision
Hydraulic Hazard Category
• No subdivision is to occur on land wholly inundated by flooding up to
FPL2 event, unless it is demonstrated that the risk of flooding can be
effectively and appropriately mitigated without impacting the
adjacent floodplain.
• Subdivision proposed in residential zones where partly inundated by
flooding up to FPL2 may be considered where it can be demonstrated
that all resultant lots are able to provide adequate flood free land
suitable for future development and effluent disposal (if applicable)
Mounds are not considered suitable for this type of subdivision.

Flood Effects
• Engineer’s report required to certify that the development will not
increase flood effects elsewhere, having regard to:
o Loss of flood storage.
o Changes in flood levels, flows and velocities caused by
alterations to the flood conveyance.
o The cumulative impact of multiple potential developments
in the floodplain.

E4.4 Residential
For additional specific controls for dwellings in rural areas see Part E5.1

Hydraulic Hazard Category

• No development is to occur in or over a floodway area, or a high
hazard area, generated by flooding up to FPL2, unless justified by a
site specific assessment.

Floor Levels
• Non-habitable floor levels are to be equal to or greater than FPL3
where possible, or otherwise no lower than FPL1 unless justified by a
Where site specific assessment.
adverse
• Habitable floor levels are to be no lower than FPL3. In circumstances
impacts on
where construction of a building at FPL3 is likely to have an adverse
adjoining
impact on the adjoining property or the visual amenity of the
properties
location, a variation may be sought.
are likely,
variations • Where the lowest habitable floor area is elevated more than 1.5m
may be above finished ground level, a restriction is to be placed on the title
sought to of the land, pursuant to Section 88B of the Conveyancing Act,
reduce floor confirming that the undercover area is not to be enclosed.
levels no
lower than Building Components and Method
the 1% AEP • All structures to have flood compatible building components below
flood level FPL3.
plus 0.5m
freeboard. Structural Soundness
• Applicant to demonstrate that any structure can withstand the forces
of floodwater, debris and buoyancy up to and including FPL3. An
engineer’s report must be provided.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 19
Flood Effects
• Engineer’s report required to certify that the development will not
increase flood effects elsewhere, having regard to:
o Loss of flood storage.
o Changes in flood levels, flows and velocities caused by
alterations to the flood conveyance.
o The cumulative impact of multiple potential developments
in the floodplain.

Car Parking and Driveway Access

• The minimum surface level of open car parking spaces or carports
shall be as high as practical, and not below FPL1.
• Garages or enclosed car parking must be protected from inundation
by flood waters up to FPL2.
• Where the level of the driveway providing access between the road
and parking space is lower than 0.3m below FPL2, the following
condition must be satisfied - when the flood levels reach FPL2, the
depth of inundation on the driveway shall not exceed:
o The depth at the road; or
o The depth at the car parking space.

Evacuation
• A Site Flood Emergency Response Plan is required when elements of
the development, including vehicular and pedestrian access are
below FPL3. The Site Flood Emergency Response Plan should relate
to the landuse and site conditions in conjunction with flood behaviour
up to FPL2 expected to be experienced at the site. The plan should
consider the following specific actions:
o Preparing for a flood;
o Responding when a flood is likely;
o Responding during a flood; and
o Recovery after a flood.
The flood plan should be consistent with the relevant NSW SES
FloodSafe Guide.

Management and Design

• Applicant to demonstrate that area is available to store goods above
FPL3.
• Materials which may cause pollution or are potentially hazardous
during any flood must not be stored externally below FPL3.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 20
 E4.5 Commercial and Industrial
Hydraulic Hazard Category
• No development is to occur in or over a floodway area, or a high
hazard area, generated by flooding up to FPL2, unless justified by a
site specific assessment.

Where Floor Levels

adverse • Non-habitable floor levels are to be equal to or greater than FPL3
impacts on where possible, or otherwise no lower than FPL1 unless justified by a
adjoining site specific assessment.
properties • Habitable floor levels are to be no lower than FPL3. In circumstances
are likely, where construction of a building at FPL3 is likely to have an adverse
variations impact on the adjoining property or the visual amenity of the
may be location, a variation may be sought.
sought to • Where the lowest habitable floor area is elevated more than 1.5m
reduce floor above finished ground level a restriction is to be placed on the title of
levels no the land, pursuant to Section 88B of the Conveyancing Act,
lower than confirming that the undercover area is not to be enclosed.
the 1% AEP
flood level
plus 0.5m Building Components and Method
freeboard. • All structures to have flood compatible building components below
FPL3.

Structural Soundness
• Applicant to demonstrate that any structure can withstand the forces
of floodwater, debris and buoyancy up to and including FPL3. An
engineer’s report must be provided.

Flood Effects
• Engineer’s report required to certify that the development will not
increase flood effects elsewhere, having regard to:
o Loss of flood storage.
o Changes in flood levels, flows and velocities caused by
alterations to the flood conveyance.
o The cumulative impact of multiple potential developments
in the floodplain.

Car Parking and Driveway Access

• The minimum surface level of open car parking spaces or carports
shall be as high as practical, and not below FPL1.
• Garages or enclosed car parking must be protected from inundation
by flood waters up to FPL2.
• Where 20 or more vehicles are potentially at risk, protection shall be
provided to FPL3.
• Where the level of the driveway providing access between the road
and parking space is lower than 0.3m below FPL2, the following
condition must be satisfied - when the flood levels reach FPL2, the
depth of inundation on the driveway shall not exceed:
o The depth at the road; or
o The depth at the car parking space.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 21
Evacuation
• A Site Flood Emergency Response Plan is required when elements of
the development, including vehicular and pedestrian access are
below FPL3. The Site Flood Emergency Response Plan should relate
to the landuse and site conditions in conjunction with flood behaviour
up to FPL2 expected to be experienced at the site. The plan should
consider the following specific actions:
o Preparing for a flood;
o Responding when a flood is likely;
o Responding during a flood; and
o Recovery after a flood.
The flood plan should be consistent with the relevant NSW SES
FloodSafe Guide.

Management and Design

• Applicant to demonstrate that area is available to store goods above
FPL3.
• Materials which may cause pollution or are potentially hazardous
during any flood must not be stored externally below FPL3.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 22
 E4.6 Tourist Related Development
Hydraulic Hazard Category
Where • No development is to occur in or over a floodway area, or a high
adverse hazard area, generated by flooding up to FPL2, unless justified by a
impacts on site specific assessment.
adjoining
properties Floor Levels
are likely, • Habitable floor levels are to be no lower than FPL3. In circumstances
variations where construction of a building at FPL3 is likely to have an adverse
may be impact on the adjoining property or the visual amenity of the
sought to location, a variation may be sought.
reduce floor
levels no Building Components and Method
lower than • All structures are to have flood compatible building components
the 1% AEP below FPL3.
flood level
plus 0.5m Structural Soundness
freeboard. • Applicant to demonstrate that any structure can withstand the forces
of floodwater, debris and buoyancy up to and including FPL3. An
engineer’s report must be provided.

Flood Effects
• Engineer’s report required to certify that the development will not
increase flood effects elsewhere, having regard to:
o Loss of flood storage.
o Changes in flood levels, flows and velocities caused by
alterations to the flood conveyance.
o The cumulative impact of multiple potential developments
in the floodplain.

Car Parking and Driveway Access

• The minimum surface level of open car parking spaces or carports
shall be as high as practical, and not below FPL1.
• Garages or enclosed car parking must be protected from inundation
by flood waters up to FPL2.
• Where the level of the driveway providing access between the road
and parking space is lower than 0.3m below FPL2, the following
condition must be satisfied - when the flood levels reach FPL2, the
depth of inundation on the driveway shall not exceed:
o The depth at the road; or
o The depth at the car parking space.

Evacuation
• A Site Flood Emergency Response Plan is required when elements of
the development, including vehicular and pedestrian access are
below FPL3. The Site Flood Emergency Response Plan should relate
to the landuse and site conditions in conjunction with flood behaviour
up to FPL2 expected to be experienced at the site. The plan should
consider the following specific actions:
o Preparing for a flood;
o Responding when a flood is likely;
o Responding during a flood; and
o Recovery after a flood.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 23
 The flood plan should be consistent with the relevant NSW SES
FloodSafe Guide.

Management and Design

• Applicant to demonstrate that area is available to store goods above
FPL3.
• Materials which may cause pollution or are potentially hazardous
during any flood must not be stored externally below FPL3.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 24
E4.7 Recreation or Non-Urban Uses
Hydraulic Hazard Category
• No development is to occur in or over a floodway area, or a high
hazard area, generated by flooding up to FPL2, unless justified by a
site specific assessment.

Floor Levels
• All floor levels to be no lower than FPL1.

Building Components and Method

• All structures to have flood compatible building components below
FPL3.

Structural Soundness
• Applicant to demonstrate that any structure can withstand the forces
of floodwater, debris and buoyancy up to and including FPL3. An
engineer’s report must be provided.

Flood Effects
• Engineer’s report required to certify that the development will not
increase flood effects elsewhere, having regard to:
o Loss of flood storage.
o Changes in flood levels, flows and velocities caused by
alterations to the flood conveyance.
o The cumulative impact of multiple potential developments
in the floodplain.

Car Parking and Driveway Access

• The minimum surface level of open car parking spaces, carports or
garages, shall be as high as practical.
• The driveway providing access between the road and parking space
shall be as high as practical and generally rising in the egress
direction.

Evacuation
• A Site Flood Emergency Response Plan is required when elements of
the development, including vehicular and pedestrian access are
below FPL3. The Site Flood Emergency Response Plan should relate
to the landuse and site conditions in conjunction with flood behaviour
up to FPL4 expected to be experienced at the site. The plan should
consider the following specific actions:
o Preparing for a flood;
o Responding when a flood is likely;
o Responding during a flood; and
o Recovery after a flood.
The flood plan should be consistent with the relevant NSW SES
FloodSafe Guide.

Management and Design

• Applicant to demonstrate that area is available to store goods above
FPL3.
• Materials which may cause pollution or are potentially hazardous
during any flood must not be stored externally below FPL3.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 25
E4.8 Concessional Development
Hydraulic Hazard Category
• No development is to occur in or over a floodway area, or a high
hazard area, generated by flooding up to FPL2, unless justified by a
site specific assessment.

Floor Levels
• Habitable floor level to be no lower than FPL3. Where this is not
practical due to compatibility with the height of adjacent buildings,
or compatibility with the floor level of existing buildings, or the need
for access for persons with disabilities, a lower floor level may be
considered. In these circumstances, the floor level is to be as high as
practical, and, when undertaking alterations or additions no lower
than the existing floor level.
• Non-habitable floor levels to be equal to or greater than FPL3 where
possible, or otherwise no lower than FPL1 unless justified by a site
specific assessment.
• A restriction is to be placed on the title of the land, pursuant to
Section 88B of the Conveyancing Act, where the lowest habitable
floor area is elevated more than 1.5m above finished ground level,
confirming that the undercover area is not to be enclosed.

Building Components and Method

• All structures to have flood compatible building components below
FPL3.

Structural Soundness
• Applicant to demonstrate that any structure can withstand the forces
of floodwater, debris and buoyancy up to and including FPL3. An
engineer’s report may be required.

Flood Effects
• Engineer’s report required to certify that the development will not
increase flood effects elsewhere, having regard to:
o Loss of flood storage.
o Changes in flood levels, flows and velocities caused by
alterations to the flood conveyance.
o The cumulative impact of multiple potential developments
in the floodplain.

Car Parking and Driveway Access

• Driveway and parking space levels to be no lower than the design
floor level or ground level. Where this is not practical, a lower level
may be considered. In these circumstances, the level is to be as high
as practical, and, when undertaking alterations or additions no lower
than the existing level.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 26
Evacuation
• A Site Flood Emergency Response Plan is required when elements of
the development, including vehicular and pedestrian access are
below FPL3. The Site Flood Emergency Response Plan should relate
to the landuse and site conditions in conjunction with flood behaviour
up to FPL2 expected to be experienced at the site. The plan should
consider the following specific actions:
o Preparing for a flood;
o Responding when a flood is likely;
o Responding during a flood; and
o Recovery after a flood.
The flood plan should be consistent with the relevant NSW SES
FloodSafe Guide.

Management and Design

• Applicant to demonstrate that area is available to store goods above
FPL3.
• Materials which may cause pollution or are potentially hazardous
during any flood must not be stored externally below FPL3.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 27
 E5 Other Development
E5.1 Dwellings in rural areas
This section is to be read in conjunction with Part E4.4

Objectives
o To ensure that new dwellings approved in the floodplain in rural
agricultural and large lot residential are structurally sound for
relevant flood conditions;
o To ensure that the dwelling, the residents, farm equipment and
stock are protected during floods.

Development Controls

Applicants are Development not on a mound

to enquire with
Council 1. Dwellings must be certified structurally sound and constructed on
regarding certified structural footings to resist the forces of flood. These
existing forces include the impact of standing water on foundations,
hydraulic flowing water, debris loading and buoyancy.
status and
flood hazard. 2. Suitable provision for the storage of farm equipment and stock as
required in the event of a flood occurrence.
3. The habitable floor level is to be no lower than FPL3.

Development on a mound.

1. If the dwelling house is to be constructed on a certified mound,

the mound is to be constructed at the site of the proposed
dwelling and extend a minimum three (3) metres beyond the
dwelling. This extra width provides for the storage of vehicles,
farm equipment and some stock during a flood.
2. The mound is to be designed by an engineer who is to certify that
the mound will be stable during flood conditions, will withstand
the forces of flowing and standing water up to FPL2, as well as
debris loading and buoyancy forces.
3. The level of the mound is to be 300mm above FPL2, and the floor
level of the dwelling is to be no lower than FPL3.

E5.2 Ancillary structures in rural areas

Objectives
o To ensure that ancillary structures approved in the floodplain in
rural agricultural and large lot residential are structurally sound
Applicants are for relevant flood conditions.
to enquire with
Council
regarding any Development Controls
proposed
amenities. 1. Non-habitable structures with the purpose of storing vehicles
Floor levels must comply with the Development Controls in Part E4 for Floor
may be Levels and Access.
affected.
2. Storage sheds may be considered at a floor level below FPL1 with
appropriate justification.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 28
 3. Other ancillary structures below appropriate FPL’s may be
considered with appropriate justification.
4. All structures below FPL3 will require flood compatible building
components and the applicant to demonstrate that the new
structure can withstand the forces of floodwater, debris and
buoyancy up to and including FPL3. An engineer's report must be
provided.

E5.3 Replacement dwellings

Objectives
o To ensure that replacement dwellings approved in the
floodplain are structurally sound for relevant flood conditions;
o To ensure that the dwelling, residents and emergency services
personnel are not placed at unacceptable risk during floods.

Development Controls
1. Replacement of an existing dwelling in a flood prone area,
irrespective of the hydraulic category, will be assessed as a new
dwelling. Habitable floor levels to be no lower than FPL3.
2. All structures below FPL3 will require flood compatible building
components and the applicant to demonstrate that the new
structure can withstand the forces of floodwater, debris and
buoyancy up to and including FPL3. An engineer's report must be
provided.
3. Concession may be considered in regard to Car Parking and
Driveway Access with appropriate justification.

E5.4 Earthworks and filling

Objectives
o To ensure that proposed filling does not exacerbate flooding on
other properties.

Development Controls
1. Filling on flood controlled land is not permitted unless a report
from a suitably qualified engineer is submitted to Council that
certifies that the development will not increase flood affectation
elsewhere.
2. Filling of floodway areas is not permitted.
3. Filling of individual sites in isolation, without consideration of the
cumulative effects is not permitted. A case by case decision
making approach cannot take into account the cumulative impact
of flooding behaviour, and associated risks, caused by individual
developments. Any proposal to fill a site must be accompanied by
an analysis of the effect on flood levels of similar filling of
developable sites in the area.
4. This analysis would form part of a flood study prepared in
accordance with Council’s requirements as outlined in Appendix G
of the DCP.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 29
E5.5 Fencing
Objectives
o To ensure that fencing does not result in the undesirable
obstruction of the free flow of floodwaters;
o To ensure that fencing does not become unsafe during floods
and potentially becomes moving debris which threatens the
integrity of structures or the safety of people.

Development Controls
1. Fencing within a floodway or high hazard flood risk area will not
be permissible except for security / permeable / open type /
safety fences of a type approved by Council.
2. Council will require a development application for all new solid
(non-porous) and continuous fences above 0.6m high, in the high
hazard flood risk areas.

Greater Taree DCP 2010. Uncontrolled when printed.

Part E l Page 30