A hazard overlay is a planning layer that identifies areas where particular provisions may apply. It is a starting point for further investigation, not a complete assessment of the risk or its effect on a particular property.
The relevant questions depend on the hazard, existing buildings, proposed use and any future development plans.
Mapping should be reviewed alongside available property information, council searches, professional advice and insurance enquiries where relevant.
Properties within Noosa Shire and the Sunshine Coast local government area are subject to different local planning schemes and mapping systems.
The Noosa Plan 2020 applies within Noosa Shire. The Sunshine Coast Planning Scheme applies within the Sunshine Coast local government area.
Local planning schemes operate alongside Queensland legislation, building requirements and other state or council mapping. Confirm the local government area and current requirements for the specific property.
An overlay tells me where to start asking questions.
I then look at the available mapping, property specific information, existing buildings, intended use and any future plans to understand what may need closer investigation.
The important point is not simply whether an overlay appears. It is what the available information means for that property and buyer.
Understanding flood information
Flooding can arise from waterways, overland flow, storm tide inundation and other local drainage conditions.
Council flood mapping identifies modelled areas that may be affected by particular events. The mapping is indicative, does not capture every possible flood scenario and should not be relied upon as the only source of information for a property decision.
Property specific searches, available historical information, floor levels and professional advice may be relevant depending on the property.
Under the current Noosa Plan 2020, storm tide inundation is addressed through the Flood Hazard Overlay Code. Separate coastal hazard mapping also illustrates storm tide inundation, coastal erosion and permanent inundation.
A Noosa Council Flood Search Certificate may provide, where available, information about whether the property is mapped by the Flood Hazard Overlay, modelled and historical flood levels, flood velocity and minimum floor heights.
The Defined Flood Level, commonly referred to as DFL, and any minimum floor requirement should be confirmed for the property and proposed building work.
An existing floor level below a current minimum does not by itself determine the property's insurance position, approval status or suitability. Those matters require separate investigation.
Flood mapping: Noosa Council flood mapping
Property searches: Noosa Council property searches
Questions to ask before you buy
- Is the property shown on current council flood or inundation mapping?
- What flood information is available for the property?
- What do any modelled levels, minimum floor heights or historical records mean for the existing buildings and proposed work?
- Are further drainage, engineering, surveying or planning enquiries needed?
- What information does the insurer require to provide a property specific quote?
Bushfire mapping and building requirements
Council and Queensland Government mapping can indicate whether land is within a mapped bushfire prone area.
That mapping does not provide the Bushfire Attack Level for a particular building location.
A Bushfire Attack Level, commonly referred to as BAL, is a site specific classification used to help determine construction requirements that may apply to certain buildings and building work.
The relevant planning and building enquiries depend on the property, existing structures and any proposed development.
Bushfire Attack Levels range from BAL-LOW to BAL-FZ, or Flame Zone. Each level relates to potential exposure at a particular building location.
See the dedicated Bushfire Attack Level guide for the category descriptions, construction context and assessment limitations.
Bushfire mapping, location, construction and other property characteristics may influence an insurer's assessment. Cover, premiums and underwriting requirements vary between insurers.
Obtain a property specific quote early enough to inform your decision and ask the insurer what information it requires.
Questions to ask before you buy
- Is the property within a mapped bushfire prone area?
- Has a Bushfire Attack Level or bushfire hazard assessment been completed?
- What building location, development or assumptions did the assessment consider?
- What standards applied when the existing buildings were approved or constructed?
- What requirements may apply to future building work?
- Does an Asset Protection Zone or vegetation management requirement apply, and what clearing is permitted?
- What information does the insurer require?
Coastal erosion, storm tide and permanent inundation
Noosa Council's coastal hazard mapping illustrates coastal erosion, storm tide inundation and permanent inundation across different planning horizons.
Under the Noosa Plan 2020, the Coastal Protection and Scenic Amenity Overlay addresses coastal protection, erosion and related development considerations. Storm tide inundation is specifically addressed through the Flood Hazard Overlay Code.
The mapping can help identify matters requiring further investigation, but it is broad scale information and should not be used alone for detailed design decisions at an individual lot.
Planning advice may be needed where future building work, extensions, redevelopment or changes of use are important to the purchase.
See the Noosa coastal hazard mapping.
Questions to ask before you buy
- What current coastal hazard layers apply to the property?
- What planning horizon is shown by the mapping?
- Is the property affected by the Coastal Protection and Scenic Amenity Overlay, Flood Hazard Overlay or another relevant provision?
- What effect may the applicable provisions have on proposed building work or use?
- Is property specific planning, engineering, surveying or coastal advice required?
- What information does the insurer require?
A property may be affected by more than one mapped hazard. Flood, bushfire, coastal, landslide and other matters require separate consideration because the mapping, assessment methods and potential consequences differ.
Checks to consider depending on the property and hazard
Review current mapping
Check the relevant council and Queensland Government mapping for the specific lot.
Obtain relevant property information
Depending on the hazard, this may include a council flood search, available assessments, approval records or other property specific documents.
Confirm existing building information
Check available approval records and ask the relevant professional what standards applied when the buildings were approved or constructed.
Consider future plans
Ask a town planner, building certifier or other relevant specialist how the applicable provisions may affect proposed building work or use.
Follow up technical questions
Depending on the findings, advice may be needed from an engineer, surveyor, bushfire professional, drainage specialist or other appropriately qualified person.
Check insurance
Obtain a property specific quote and confirm the information, exclusions and conditions applied by the insurer.
Discuss the contract position
Have a Queensland solicitor explain the contract, disclosure documents, relevant dates and any legal implications of the findings.