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6.5.22 - GCCC Flood Guideline
Interim approach for small scale
developments at risk of isolation due to flood
An interim approach has been developed to assist A shelter-in-place approach provides an opportunity to
address the risks of isolation and subsequent risk to life
small scale developments in relation to a practical
and potential burden to emergency services and has been
approach to managing flood free access. commonly used in development assessment for larger
developments. However, it has been identified that an interim
This interim approach can be utilised as guidance approach is also needed for small scale developments.
material to provide one option for an applicant Small scale developments in this instance include:
to propose, in order to achieve compliance with
• Reconfiguring a lot (ROL) up to three lots that provide
City Plan Flood overlay code PO11, where a for a new future additional dwelling or dual occupancy
development does not supply flood free access, development
until the Flood overlay code is reviewed and takes • a dual occupancy on existing or new residential lot
effect in the City Plan. • Material changes of use (MCU) for single dwellings
and/or applications involving a partial third storey or for
The following guidance is relevant for small scale residential multiple dwellings up to three dwellings.
developments in areas of low, medium and high residential
density zones identified in the Flood overlay map as being at
risk of isolation due to flood (i.e. flood free access). For more information
Where the proposed development cannot provide or For planning related matters, please contact our
demonstrate flood free access (PO11 of Flood overlay code), Planning Enquiries Centre on:
the proposed development will need to address the risk of
isolation that may arise during a flood emergency event. City of Gold Coast
P 07 5582 8708
Isolation risks that are not effectively mitigated can result in
E [email protected]
harm to people and add additional burden to emergency
services personnel during a flood emergency event.
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Shelter-in-place Small-scale developments proposing Reconfiguring a lot
only, must:
Shelter-in-place is defined as finding a safe location indoors,
seeking immediate shelter and staying there during a flood • propose appropriate wording to establish a covenant
emergency event until the threat is removed; rather than over the land that requires any future built form, to
evacuating the area to an alternative safe refuge. incorporate a shelter area above PMF, in accordance with
the shelter-in-place requirements
Interim framework • have the covenant registered on the property’s rates
notice.
As a minimum, the shelter-in-place component of the
development must:
Probable maximum flood levels
• be located above Probable Maximum Flood (PMF) and
Applicants who wish to know the PMF level for their property
provide a safe habitable space during an event
can forward an email request to
• be a minimum of 9m2 based on a single bedroom
[email protected]
occupancy, with an addition of 4m2 for each additional
bedroom
• contain toilet and shower facilities
• have unobstructed egress options for emergency
evacuation (balcony or deck evacuation options) For more information
• have a dedicated storage cupboard to store the necessary
For planning related matters, please contact our Planning
items as advised by emergency services goldcoast.qld.gov.
Enquiries Centre on:
au/council/be-prepared-462.html
• comply with the automatic fire detection and warning City of Gold Coast
requirements of the Building Code of Australia for its normal P 07 5582 8708
use E [email protected]
• be engineered to withstand the flood actions (forces)
generated by the PMF event.