Brown Hill & Keswick Creek Flood Prone Areas by alendar


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									Brown Hill & Keswick Creek Flood Prone Areas
Information Sheet 19

The City of West Torrens is built on a floodplain.      The maps also indicate the likely depth of flooding
This means that in the event of a large storm,          that may affect each property.
property owners throughout our city may suffer
some effects of flooding. Flood events cannot be        All properties (including residential and commercial
predicted and can occur at any time. It is Council’s    properties) highlighted by the Brown Hill and
responsibility to adopt policies that help safeguard    Keswick Creek flood maps are potentially affected
properties against flooding into the future.            by flooding.

In order to help safeguard people and property, the     These areas include sections of:
Council has prepared a policy to address
development in flood prone areas. This policy has          •   Adelaide Airport
been incorporated into Council’s Development Plan          •   Ashford
and must be taken into account when assessing              •   Brooklyn Park
Development Applications in flood prone areas.             •   Cowandilla
                                                           •   Everard Park
In late 2000, the City of West Torrens was party           •   Hilton
with other Councils and the Patawalonga                    •   Keswick
Catchment Water Management Board to
                                                           •   Marleston
commissioning specialist firm Hydro Tasmania to
                                                           •   Mile End South
develop floodplain hazard maps for the Brown Hill
and Keswick Creeks. A copy of the floodplain               •   Netley
hazard maps can be viewed at Council's Civic               •   Richmond
Centre or on Council’s website at:                         •   West Richmond                      Having been made aware of this information, Council
                                                        has acted responsibly to develop and introduce
                                                        planning policies to minimise risks to life and
These maps identify the properties that are likely to   property.
be affected in the event of a 1-in-100-year average
recurrence interval (ARI) flood or storm event and,     The areas covered by these maps now have
more importantly, the extent to which each property     additional planning and development policies to those
may be affected. A 1-in-100-year ARI storm or           that would normally apply to areas that are not flood
flood event will be equalled or exceeded once in        prone.
100 years on average.
                                                        New development controls have been introduced
Due to the random nature of floods however, a 1-in-     that set out the planning requirements for any new
100-year ARI flood may not occur in every 100 year      building work in flood prone areas. They also
period, and conversely floods that exceed the 1-in-     provide guidance and techniques about how to
100-year ARI flood could occur more frequently.         implement these controls.

                                                                                                  See over…

Council’s Development Plan states:                        There may also be a requirement to provide
                                                          additional setbacks from certain boundaries to
“Ground floor levels of all development on flood          ensure that floodwaters can move around buildings
prone affected land depicted on Figures FPA/1 to          instead of water building up and affecting adjoining
FPA/9 as “Area Affected by 1 in 100 year ARI Flood        properties.
Inundation Footprint” should be located above a
design flood level which:                                 Any development proposed in flood prone areas will
                                                          be considered for approval on the individual merits
                                                          of the case, taking into account the nature of the
a) provides an acceptable level of risk to persons        land to be developed and the form of development
   and property;                                          proposed.

b) minimises the impact of flood waters on                As such, there will generally be fewer additional
   adjoining properties; and                              requirements in areas likely to experience less than
                                                          100mm depth of flooding.
c) ensures development will not adversely affect
   the level of flood waters on adjoining                 Whilst for areas likely to experience greater depths
   properties.”                                           of flooding, additional requirements may be
                                                          necessary in order to adequately protect you and
Applicants must take this principle into account          your property, and other people and their property.
during the preparation of Development Application
documentation. Similarly Council must take this           Prior to designing your building or additions to a
principle into account during the assessment of           building, it is recommended that you contact
Development Applications for new development.             Council to determine the requirements for your
Applicants are required to submit with their
Development Application a site survey showing             If you have any further questions, please contact
details of existing and proposed ground and floor         Council on telephone (08) 8416 6333 or visit the
levels.                                                   Civic Centre at 165 Sir Donald Bradman Drive,
In the majority of cases, Council will require that the
ground floor level of new development be built
200mm above the level of the floodwaters during a 1-      This Information sheet is intended to be a guide only. It is
in-100-year ARI storm event.                              recommended that you seek professional advice prior to
                                                          lodging your application. Being properly prepared when
However some development may be acceptable with           lodging an application can end up saving you time and money.
less freeboard, such as smaller alterations and
additions or some development in areas where the
flood depth is less than 100mm.

Each application for development in these cases will
be considered on merit and will require consideration
of all issues on a balanced basis.


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