How the Gold Coast City Plan Manages Development in Flood Areas

The Gold Coast City Plan sets out clear rules to reduce flood risk in new developments and ensure future resilience. Some of the key measures include:

1. Flood Hazard Mapping – The City Plan includes flood overlays that identify areas at risk of flooding. These maps help guide decision-making for new developments, ensuring that appropriate controls are in place. Should a property be located within this overlay you will need to address the Flood Hazard Overlay Code.

1. Development Controls – If you’re planning to build in a flood-affected area, the City Plan requires certain safety measures. This includes building floor levels up (for standard residential the floor level must be 300mm above the 1 in 100 year flood level). 

1. Land Use Restrictions – Not all developments are suitable for flood-prone areas. Some land uses, such as emergency services, childcare centres, and aged care facilities, may not be supported in high-risk flood zones.

1. Flood-Resilient Design – Developers are encouraged to incorporate flood-resilient features. This includes elevated structures but also includes flood storage. The notion of flood storage is that any fill placed on a site has to be compensated else where on the site to the same degree. The simplest way to understand this is if you have a cup of water and place a rock in it the water level will rise. This same concept is applied for flood balance. The simplest solution to this issue is to have the structure placed on piles and elevated off the ground to allow for water to freely enter and exit underneath the home. This is a common design for flood impacted development constricted in the last 10 years within teh Gold Coast. 

What This Means for Property Owners and Developers

If you own property or are considering a development in a flood-prone area, it’s important to understand the planning controls that apply. Failure to comply with flood regulations can lead to costly delays, redesigns, or even refusal of your development application. 

Engaging a town planner early in the process can help you navigate these requirements and find solutions that meet both your project goals and council regulations. 

Final Thoughts 

Flood risk is an unavoidable part of developing on the Gold Coast, but with the right planning approach, it doesn’t have to be a deal-breaker. The Gold Coast City Plan provides a framework to ensure safe and sustainable development in flood-affected areas. Whether you’re looking to build, renovate, or invest, understanding how these rules apply to your property can save you time, money, and potential headaches down the track.