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Managing flood risk in Bayside (C153)

Melbourne Water is proposing to update existing planning controls for land in Bayside that is susceptible to flooding to ensure they are accurate.

The controls, called the Special Building Overlay (SBO) and Land Subject to Inundation Overlay (LSIO) aim to ensure that land covered by the overlays is developed in a way which reduces the potential for flooding, and minimises the risk of flood damage to property.

Since the planning controls were introduced in the early 2000s, Melbourne Water has developed better mapping and more accurate flood modelling. As a result, the SBO boundaries are being updated and the LSIO removed from the Bayside Planning Scheme.

To do this it is necessary to amend the Bayside Planning Scheme. This amendment is called Amendment C153.

Changes to the Special Building Overlay

The SBO applies to land likely to be affected by overland flows from the urban drainage system during a one in a hundred year flood event.

The changes to the boundaries of the SBO mean that some properties will be within the overlay boundaries for the first time, some properties will no longer be covered, and other partially included properties may have more or less of their land covered by the overlay.

For properties within the SBO boundaries, a planning permit is required to construct a building, carry out works and to subdivide land. This enables drainage and flooding issues to be addressed early in the development process by, for example, raising building floor levels. It also ensures that flood waters are not obstructed or diverted by new development, causing an increased problem for existing development.

Changes to the Land Subject to Inundation Overlay

The LSIO applies to part of Elsternwick Park. This overlay identifies land susceptible to overflowing of a watercourse, usually streams and rivers. It generally excludes flooding caused by stormwater channels (such as pipes and drains). It is proposed to remove this overlay and extend the SBO, which is more suited to the kind of flooding events likely to impact Elsternwick Park.

How is my property affected?

View the interactive map

How can I find out more?

The amendment documentation is available for public inspection, free of charge, during office hours at the following places:

To stay up to date with the amendment without making a submission, register your details here

What happens next?

Council has requested the Minister for Planning to appoint an independent Planning Panel to consider the submissions received. Submitters will have an opportunity to present to the panel. 

Once the Planning Panel has made its recommendation, we may request the Minister for Planning to approve the amendment.

For more information

For more details on the Planning Scheme and Amendment C153, please contact the Urban Strategy team on (03) 9599 4368 or email enquiries [at] bayside.vic.gov.au

Melbourne Water

For further technical information or property specific queries including flood levels, flooding impacts and required floor levels for new buildings or extensions to existing buildings, please contact Melbourne Water on (03) 9679 7517 or email land.development [at] melbournewater.com.au