Building on flood-prone land

Flood mapping in Boroondara

Flood mapping helps us understand potential impacts of flash flooding in Boroondara. We use it to:

1. Identify if your property is at risk
2. Give you advice about your property
3. Help you prepare for building works.

Our 2016 flood mapping study of all catchments in Boroondara identified around 5,800 properties at risk of flash flooding during rare rainfall events.

We notified all properties that were identified as at risk. Owners of at-risk properties must apply to us for flood level approval before undertaking building, renovation or addition works. We will assess your plans and advise of any changes to make to reduce your flood risk.

Note: Our study focused on the risks of flash flooding and stormwater rainfall run-off. This is different to the Insurance Council of Australia's definition of flooding, which you can see on the Insurance Council of Australia's 'Flood insurance explained' page.

How this affects properties

When we finished the study, we notified owners of homes that are at risk of flooding. We've included the results of the study in Property Information Statements. Find out how to request property information on our Copies of Building Permit plans and reports page.

If your property is affected, your statement will say that your property is subject to flooding under Building Regulation 153, which you can read about on the Australasian Legal Information Institute website.

To request flood mapping data about your property, email us at [email protected].

Note that any property within Boroondara could be at risk of flooding now or in the future, even if it wasn't identified in our study.

Before you build or renovate, check if your property is at risk of flooding.

Check your flood risk overlays and zones

Together with Melbourne Water we regularly assess flood risk and determine certain flood risk overlays and zones. You can search for your property address on the VicPlan website to find your overlays and zones.

Your property is at risk of flooding if any of these overlays apply to it:

• Land Subject to Inundation Overlay (flood risk from watercourses)
• Special Building Overlay (flood risk from stormwater)
• Urban Flood Zone (flood risk from watercourses). We don't encourage development on land within this zone.

If you are in one of these overlays, you must apply for a Planning Permit to do building or renovation works.

As part of your permit application, you also need consent from Melbourne Water. Visit the Melbourne Water website for information on their criteria and call them on (03) 9679 7517 to discuss your plans.

We also recommend you check that your insurance policy covers flash flooding from overland stormwater flow.

Get a flood assessment report

If your land is at risk of flooding, you should request a free flood assessment report from us before you draw up your plans.

Our report will include a map of the potential flooding and tell you:

• the flood risk to your property
• what approvals you need to build or develop on your land
• the potential impact on existing buildings, current or future works
• any design requirements you need to meet.

We will send your report within 30 business days. The report is free.

Call us on (03) 9278 4444 or email us at [email protected] to request a flood assessment report.

Apply for permits and approvals

If your property is in a flood overlay, you must apply for a Planning Permit.

If our flood assessment report shows that your property has a flood risk, you must apply for:

• flood level approval, before you start any building works
• a Report and Consent to build in flood-prone areas.

Find more information about both of these processes below.

Apply for flood level approval

You must apply for flood level approval if:

• your property is at risk of flooding
• it's a condition of your Planning Permit
• a Report and Consent matter affects your building plans
• a consultant, architect, builder or building surveyor asks you to.

Request flood level approval

The assessment fee is $310.00. The fee does not incur GST.

When you submit your application, include a survey plan that shows levels for the:

• footpath
• nature strip
• kerb and channel
• drainage pits.

Include floor plans that show:

• ground and basement levels
• vehicle and pedestrian entries
• any other possible location where flood water could enter the building.

We will assess your plans within 20 business days.

We will check that the proposed development:

• has a finished floor level above the identified flood level with 300 mm extra height (freeboard)
• is set back from overland flow paths (the paths that take the main flow of floodwater).

If you need to make changes you can resubmit your plans to [email protected].

Report and Consent for flood-prone areas

Building in a flood-prone area is a 'non-siting matter' that requires Report and Consent. This is when your building plans meet the siting requirements of the Victorian Building Regulations 2018 but your works still affect community assets, infrastructure or amenity. 

Learn more about non-siting matters on our Understand Report and Consent page.

Apply for Report and Consent

Download a Report and Consent Non Siting application form, below. 

Submit the completed form and supporting documents by email to [email protected] or to our council offices.

With your application, include:

1. your Certificate of Title, which you can get on the Landata website
2. a copy of your proposed plans, showing the minimum floor level to Australian Height Datum
3. evidence of Melbourne Water's approval of your proposed plans. You can apply for approval on the Melbourne Water website. Alternatively, we can apply for approval on your behalf after you submit your application, but it will take us longer to process your application.

If your property was identified in our flood mapping study you must apply for flood level approval as well, but you won’t need Melbourne Water's approval of your proposed plans.

We'll email you an invoice for the fee after you submit your application. The fee is $320.20.

We’ll assess your application within 15 business days.

More information

• For help with building on flood-prone land, call us on (03) 9278 4444 or email [email protected].
• Contact Melbourne Water on (03) 9679 7517 or visit the Melbourne Water website.
• Check the Boroondara Planning Scheme.