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QLD Moreton Bay City Council Floods

Discussion in 'General Property Chat' started by MsAli, 16th May, 2016.

  1. MsAli

    MsAli Well-Known Member Premium Member

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    Hi all,

    Just looking at some properties in the Moreton Bay region. There are two flood check reports are available - 1) Flood Check Property Report and 2) Flood Check Development Report

    These two reports suggest contradictory info..One says the concerned property is outside the 1% flood event and the other says it's in the flood planning area:
    • Flood Check Property Report: This property is outside the extent of the 1% AEP Flood event.
    • Flood Check Development Report: This property lies within Council’s Flood Planning Area (Future 1% AEP (Annual Exceedance Probability) flood event that is predicted to occur in the planning horizon year 2100 when future heavy rainfall conditions cause water levels in a river, creek or urban drainage system to rise and exceeds the capacity of the main channel or pipe network.)
    On surface it doesn't look too concerning. But looking at PD Online - although the area isn't flooded, it is still has a dotted pattern on it..

    Appreciate your input.

    Many thanks
     
  2. Marg4000

    Marg4000 Well-Known Member

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    Every flood is different depending on exactly where the rain falls, tide levels, saturation etc.

    There are maps of areas that have flooded, and also maps of areas that MAY flood depending on conditions.
    Marg.
     
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  3. markson

    markson Well-Known Member

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    I also have the same sort of problem. Can't find anywhere that says it has actually flooded before or not.

    Mine comes back as
    image.png
     
  4. bob shovel

    bob shovel Well-Known Member

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    Areas and conditions change constantly so it's not a simple yes or no. Developing areas changes the water run off and storage capacities. The magicians base their 1 in 100 levels on a numbers of factors not just historical floods
     
  5. MsAli

    MsAli Well-Known Member Premium Member

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    Yeh that's where the Flood Balanced Area is. It's outside the medium and high risk areas. Although negligible still a risk.

    But then this never gets talked about in Sydney. A chunk of the Parramatta region around Pendle Hill comes in 1 in 100 year zone. We only just realised that when building and the council wanted a storm water review done before giving full approvals.
     
  6. Marg4000

    Marg4000 Well-Known Member

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    The problem is that we live in the age of litigation.

    If a council declares an area no risk of flooding and an unusual event occurs causing flooding, they will probably have their. $)(;()$. sued off.

    Therefore they play safe and label risky every possibility, however unlikely.

    Local knowledge is far more reliable. So long as it is someone you can trust.

    Our son bought a house in a part flood prone suburb in 2010. I was treated like the village idiot when I mentioned flooding. In 2011 the suburb flooded, and his house was high and dry as we knew the area. Some of the houses where my enquiry was treated with derision were flooded up past the window sills. I feel very sorry for the buyers who were probably seriously misled.
    Marg
     
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  7. dabbler

    dabbler Well-Known Member

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    Plenty of places in Sydney flood, we have rivers too !

    For some reason people are paranoid about flood in Bris and surrounds, you can easily find the places that flooded badly last year.

    You can be effected by flood even if no maps and on top of a mountain.

    Here is a thought.....

    A place I know I physically saw streams of water flowing through, a local storm water drain had blocked, so all that water was flowing on the surface, no map for that, no warning, where can that happen ? anywhere !
     
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  8. MsAli

    MsAli Well-Known Member Premium Member

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    @Marg4000 @dabbler

    True. Off market deal....built in equity. Though doubt due to flood. Agent said we can pull out after the cooling off while we wait for the council to call back (their environment and floods department takes 5 days turnaround). Likely won't proceed.
     
  9. RPI

    RPI Property Lawyer, Town Planner Business Member

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    The 2nd one is MBRC saying that the sea level in Moreton Bay is going to rise by 1m by 2100. Newman Government made them get rid of it from their planning scheme, current mob seem to be letting it creep back in.
     
  10. MsAli

    MsAli Well-Known Member Premium Member

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    @RPI - what's the reason the Newman Gov't got them to remove that?
     
  11. HappyCamper

    HappyCamper Active Member

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    There was a lot of resident backlash to the higher insurance premiums / impact on their house prices. Maybe someone who follows the area can elaborate more.
     
  12. RPI

    RPI Property Lawyer, Town Planner Business Member

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    Because sea level rises of 1m due to climate change is a huge prediction and you shouldn't be restricting what people can do to their property based on a theory
     
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  13. MsAli

    MsAli Well-Known Member Premium Member

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    It is certainly off putting.

    What's your take on Acid Sulfatr Overlays?
     
  14. RPI

    RPI Property Lawyer, Town Planner Business Member

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    Never had it as a deal breaker the way an overland flow or a minimum habitable floor level can be. Always just pass that one back to the client to confirm with their builder what effect it will have.
     
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  15. Angel

    Angel Well-Known Member

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    I don't actually know what a sulphur soil watsie is. My 30 year old house hasn't sunk yet.

    What Darryl says about the state govt and sea levels, a few years ago the state govt would have us think that we will be living on an island by the end of this century and 50% of Moreton Bay's homes will be under water. The potential sea level maps have been changed back to the scary Labor 1 metre sea level rise maps.
     
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  16. MsAli

    MsAli Well-Known Member Premium Member

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    Thanks RPI. Is Overland flow a deal breaker even if it's on the street or on the block behind / next door?
     
  17. RPI

    RPI Property Lawyer, Town Planner Business Member

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    through the block. It is a hydrological engineering issue. Subdivision is often a killer. Units/ house can be deal with if not slab on ground and supports are round or there are some diverting devices.
     
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  18. MsAli

    MsAli Well-Known Member Premium Member

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  19. MsAli

    MsAli Well-Known Member Premium Member

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    Spoke with the council contact and the Customer Liason Officer for Planning.
    1. Not been flooded in 20, 100 or 1000 years (!!) + negligible risk
    2. Overland flow is not on the property itself
    3. Flood Balance as @RPI says is just that...Climate change projections for year 2100
    4. Acid Sulphate - levels need to be impacted with 5.5m+ digging to make a basement or the likes to distrub acid sulphate
    5. 7.5m above sea level (does seem low compared to the other properties we have in the South)
    6. Got building insurance quotes from both NRMA and Sun Corp. within the $800-$1200 mark - compared with our other IPs in the region - same estimates
     
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