Floodplain pain for city

Council works to ban development on at-risk land

THE council is working to ban development on the Gold Coast’s largest floodplain as it faces a wave of development applications for residential and commercial projects.

A report to councillors reveals the Gold Coast City Council has received at least nine development applications which could see 3105 dwellings in high to extreme flood areas.

At least two other development applications have been approved where platforms must be built and where developers have had to put in place flood emergency plans.

A list of developments provided to the council’s planning committee includes a proposed hardware and trade supplies showroom on Nielsens Rd and six projects at Merrimac.

“The concern is that these applications are either wholly or partially on platforms that extend out on to the floodplain, on land subject to high to extreme hazards,” the officer’s report stated.

Applicants maintained they were complying with a flood overlay code and could provide supporting infrastructure such as public open space, roads and community facilities above the designated flood level.

But officers said the approach did not address the risks to residents exposed during big flood events.

The report said the Guragunbah floodplain, 22km long, 7km wide and covering 1836ha, provided massive water storage for the city in cyclonic events, protecting suburbs from Southport to Burleigh.

Flood levels in the area can be above 4m in a major event and vary between 1.4m to 2.6m during regular downpours.

Mapping provided by the council shows numerous land use opportunities on the floodplain including medium density residential, rural residential and open space corridors.

Councillors have backed a temporary local planning law (TLPI), which for two years will protect the floodplain as officers work on a minimum flood free land policy and new flood overlay maps.

The law effectively avoids the creation of new lots in the floodplain which do not have a sufficient area of land above the designated flood level.

Hinterland-based Councillor Glenn Tozer believes the new law is needed because technology had allowed developers to move more quickly with flood solutions than the council could make proper and timely assessments.

“The community feels when it sees land functioning as intended (as a floodplain) it gives them reassurance that the council is doing the right thing,” Cr Tozer said.

Council planning chair Cameron Caldwell said the council would not support development in areas where there was a significant risk.

“Our floodplains provide essential flood storage ... and need to be protected,” he said.

Cr Caldwell said the council has written to the State Development Minister, Cameron Dick, seeking approval of the TLPI. Council planning staffers are currently working with the Department of State Development, Manufacturing, Infrastructure and Planning.

“The department will make a decision in due course,” Cr Caldwell said.