corio norlane structure plan background report - City of Greater ...

Known as Planning Scheme Amendment C127, the Amendment proposes to apply a
Special Building Overlay (SBO) to land in the St Georges Road Main Drainage
Catchment. The SBO identifies land that may be subject to flooding when heavy rains
cause the capacity of the underground drainage system to be exceeded and overflow.
Application of the SBO will ensure that flooding and drainage issues and the potential
affects of new development are considered and addressed at an early stage in the
development approvals process. The application of the SBO means that a planning
permit is required for most new buildings and works (including some fences) in the area
covered by the SBO. Circumstances where a planning permit is not required are
specified in the Overlay.
4.3.4 Kosciusko Avenue Main Drain Catchment Drainage/Flood Study
Council has prepared a draft report of the Kosciusko Avenue Main Drain Catchment
Drainage/Flood Study which identifies flood mitigation options for drainage related or
‘stormwater’ flooding within the Kosciusko Avenue Main Drain catchment (C156). A final
report of the Study is expected to be put to Council for adoption in mid 2011.
This catchment has some of the most serious and frequent stormwater drainage related
flooding in the municipality, including affected residential properties on and around
Kosciusko Avenue, Hendy Street and Plantation Road. The Study analysed flood
behavior and produced flood mapping that needs to be incorporated into the City’s
floodprone areas information system in accordance with statutory obligations under the
Victorian Building Regulations 2006.
A planning scheme amendment (similar to Amendment C127 discussed above) to
create flood zones or overlays will follow the designation of flood mapping by Council.
4.3.5 Other drainage considerations
The City of Greater Geelong Engineering Services Unit has identified a number of
drainage issues to be considered in any development or redevelopment. These include:
• The existing underground drainage is often remote from the particular sites and
opportunities to connect are limited or require significant runs to link up.
• The capacity of the existing pipe network is considered to be well below current
design standards.
• No assumptions that building over easements will be automatically approved
either just because it has no assets within or there is a small diameter pipe in
place.
• Where pipes exist, many of the pipe and pit assets are aged and likely to require
replacement before new development should be approved.
• Building ‘boundary to boundary’ would not be supported where overland flow can
be identified as likely (more related to SBO areas where inundation mapping has
been carried out).
• Attention should be drawn to the need to adhere to minimum freeboard to natural
surface where no minimum floor level is referenced. Setting of floor levels should
not be left to ad hoc site decisions by contractors for excavation and slab levels.
Relative site levels and floor levels would be an advantage if shown on building
plans or planning applications plans.
4.4 Electricity and Gas
SP AusNet is the service provider of electricity to Geelong, carrying electricity via high
voltage towers and transmission lines along a 50 metre wide easement (zoned Public
Corio Norlane Structure Plan
Background Report - 48 - Final - March 2011