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Amendment C082 - Update to Land Subject to Flood Inundation Overlay and introduction of Floodway Overlay

This amendment to the Mount Alexander Planning Scheme proposes to update the Land Subject to Flood Inundation Overlay (LSIO) and introduce a Floodway Overlay (FO) to manage the risk of flooding in the townships areas of Castlemaine, Campbells Creek and Chewton.

About the amendment

The Castlemaine, Campbells Creek and Chewton Flood Management Plan is a joint project between the North Central Catchment Management Authority (North Central CMA) and Mount Alexander Shire Council (Council).

The plan modelled the impact of flooding from Barkers Creek, Forest Creek and Campbells Creek in township areas of Castlemaine, Campbells Creek and Chewton which have a long history of flooding.

A key recommendation of the plan is an amendment to the Mount Alexander Planning Scheme to incorporate the new flood mapping and overlays from the comprehensive flood study.

Information relating to flood prone areas has been limited in the past. Land use planning is recognised as being the best means of avoiding future flooding problems.

The project is now at the stage of including the new flood information in the Mount Alexander Planning Scheme via Amendment C082.

What does the amendment propose?

Two new overlays are proposed:

Floodway Overlay (FO) Schedule 1
• Identifies waterways, major floodpaths, drainage depressions and high hazard areas which have the greatest risk and frequency of being affected by flooding.
• Ensures that any development maintains the free passage and temporary storage of floodwater and minimises flood damage.
• Permit required for buildings and works and subdivision.
• Exemptions apply for minor buildings and works for example upper storey extensions if there is no increase to the ground floor footprint, extensions less than 20m2, a replacement dwelling, non-habitable buildings with floor areas of less than 10m2, agricultural buildings with permanent openings, sheds and rainwater tanks.

Land Subject to Inundation Overlay (LSIO) Schedule 1
• Identifies land in a flood storage or flood fringe area.
• Ensures development maintains the free passage and temporary storage of floodwaters, minimises flood damage, and will not cause any significant rise in flood level or flow velocity.
• Permit required for buildings and works and subdivision.
• Exemptions apply for minor buildings and works for example upper storey extensions if there is no increase to the ground floor footprint, extensions less than 40m2, replacement dwellings and fences, agricultural buildings with permanent openings, sheds and rainwater tanks.

Minor change to existing LSIO

The LSIO already exists on some land in the Shire, both within and outside the study area identified in the flood management plan.

LSIO Schedule 1 will be applied to land in the flood management plan area only.

Existing LSIO areas outside the flood management plan area will be renumbered to LSIO Schedule 2. Overlay maps of these areas will remain unchanged.

How do I check if my property is affected?

View the interactive map and search for your property address.

This tool is best viewed on desktop, laptop or tablet.

How will the LSIO and FO mapping change in our shire?

The amendment changes the existing LSIO and introduces the FO to land within the flood management plan area only. It does not affect all land in our Shire. The changes to the mapping are proposed to occur in the following ways:

• Some land will have an LSIO now. The new mapping might change the extent of the LSIO boundary.
• Some land will have the new FO applied.
• Some land will have the new LSIO applied.
• Some land will be removed from the LSIO.

Current Status

A planning Panel has been appointed to consider the combined amendment and planning permit, and submissions made in response to it.

The Panel Hearing will take place on Thursday 31st May 2018 at the Mount Alexander Shire Civic Centre, Corner of Lyttleton and Lloyd Streets Castlemaine from 9.00am. Inspections of submitters’ properties will take place in the afternoon. The schedule for the inspection of these properties is published below.

Timetable for inspection of properties (to follow the presentations at the Hearing) on 31 May 2018

Estimated time of arrival Property address
2.05pm to 2.35pm 39 Duke Street Castlemaine
2.40pm to 3.10pm 98 Forest Street Castlemaine
2A Urquhart Street Castlemaine
2 Urquhart Street Castlemaine
2 Duke Street Castlemaine
3.10pm to 3.45pm Break
3.45pm to 4.15pm 1 Camp Crescent Castlemaine (to be confirmed)
4.25pm to 4.55pm 152 Main Road Campbells Creek

Notes to timetable:

• Depart from Council Offices (27 Lyttleton Street Castlemaine) at 2pm.
• It is expected that the time at each property will be approximately 30 minutes.
• Travel time between each property is approximately 5-10 minutes.
• This timetable is subject to change.
• Please contact Council’s Strategic Planner on 5471 1700 for further details.

The Planning Panel has directed Council to provide access to Council’s Submission to the Planning Panel. This can be accessed below from 5pm Friday 25th May 2018.

Council and North Central Catchment Management Authority submission to the Planning Panel, May 2018 (PDF, 12.5MB)
Appendix 1 - Castlemaine, Campbells Creek and Chewton Flood Management Plan (PDF, 900KB)

What happens next?

The Panel will issue a report to Council 4-8 weeks after the hearing. The report will become a public document 28 days after this. The planning panel report makes recommendations, from which Council will need to decide to do one of the following:

• Adopt the Panel’s recommendations fully.
• Adopt the Panel’s recommendations in part.
• Abandon the amendment.

If Council adopts the amendment (either of the first two options above) it then sends the Amendment to the Minister for approval. Following this the Minister for Planning will either approve or refuse the amendment and permit.

More information

Further information and documentation about the amendment is available for public inspection, free of charge, during office hours at the following places:

• Mount Alexander Shire Council, Civic Centre, 27 Lyttleton Street, Castlemaine
Planning Schemes Online

For more details on the Planning Scheme and Amendment C082, please contact the Strategic Planning team on (03) 5471 1700 or email info@mountalexander.vic.gov.au.

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 North Central Catchment Management Authority on (03) 5440 1896 or email floodplain@nccma.vic.gov.au.

Reference documents

Castlemaine, Campbells Creek and Chewton Flood Management Plan (PDF, 900KB)
Amendment C082 Frequently Asked Questions (PDF, 250KB)

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