Frequently asked questions

Victoria is updating flood risk information and flood mapping to help communities plan, manage risks, and build homes that are safe from flooding.

The updated flood mapping will provide developers and residents with the most up to date flood extent information to inform decision-making and ensure development is appropriately located and designed.  

It is a requirement of State Government Planning Policy and the Victorian Floodplain Management Strategy to ensure that flood prone land is mapped in the Baw Baw Planning Scheme. Draft Amendment C164 to the Baw Baw Planning Scheme proposes to update the maps to the existing Floodway Overlay (FO) and Land Subject to Inundation Overlay (LSIO) controls across a large portion of the municipality. The revised maps will reflect the best available flood information held by the West Gippsland Catchment Management Authority and Baw Baw Shire Council.

The WGCMA are the floodplain management authority for much of Baw Baw Shire providing flood risk information, mapping and advice. 

Council is responsible for managing the Baw Baw Planning Scheme and therefore, is undertaking this planning scheme amendment process with support from the WGCMA.

The State government have established the Flood-related Amendments Standing Advisory Committee to enable quicker and more consistent decisions for the implementation of all flood-study-related planning scheme amendments. This pathway will be used to implement Draft Amendment C164.

Please note: Melbourne Water is the relevant floodplain manager in the western section of the municipality (around Drouin and Longwarry), which is not affected by the updated mapping.

The updated overlay mapping is based on the best available data derived from drainage/flood studies completed since the planning scheme was last updated in 2008. The updates also include some changes to overland flow paths in areas where development has occurred post the completion of those studies.

Flood modelling uses data and computer simulations to predict where water could go during severe rainfall and storm surges. It shows where water is likely to go, how deep and how fast it is likely to move. It considers data such as topography, rainfall records and existing infrastructure.

The mapping is available to view on this Baw Baw Connect project page. The web map allows you to search for your property using your property address. Using the web map, you can also view existing flood mapping extents and see how this compares to what is proposed through draft Amendment C164.

In some areas new mapping will be applied to land for the first time, in others there will be minor changes and in limited circumstances there will be a reduction in flood mapping.

The proposed mapping is also available for viewing in hard copy at Council’s Drouin and Warragul service centres.

Your property is included in the proposed overlays because flood modelling shows your property is impacted by flooding. Most of the mapping is based on a current climate 1% Annual Exceedance probability flood event. While there may be no memory or record of your property flooding, it does not mean that the land has not flooded in the past, or that it will not flood in the future. Local governments are required to apply planning controls where flood risk has been identified to safeguard the community.

The 1% Annual Exceedance Probability (AEP) flood event is the probability that a flood of a given magnitude will occur within any given year. It was previously known as the 100-year Average Recurrence Interval flood or 1 in 100 year event. A 1% AEP flood event is considered to be a large flood and is used as the minimum design standard for new development in Victoria. However, a flood of this size or greater may occur more frequently than this and can happen more than once in any year.

No changes to existing buildings are required. However, if the proposed planning controls are approved, any new development will need to be assessed against the flood risk.

Buildings and works generally require planning permission unless specifically exempted by the Floodway Overlay (FO) and Land Subject to Inundation Overlay (LSIO). Planning permit applications triggered by the FO and LSIO are referred to the WGCMA. The FO and LSIO do not prohibit development, except for subdivision within the FO, which is only permitted under limited circumstances.

A planning permit may not be required where land is partly affected by the FO or LSIO and where development is proposed on higher ground that is free from flooding.

The proposed controls are designed to consider flood risk and provide for safe and appropriate development without adverse impact on other properties. More information about how the WGCMA consider development and risk is available here in its 2020 Flood Guidelines.

Property values are determined by the market and influenced by a range of factors including construction type, location, age, supply and demand, orientation, adjoining land uses, property quality as well as planning controls. It is not possible to reliably predict any impact on property values arising from the application of flood controls. Application of the flood controls does not create a flood risk it simply identifies the risk based on flood modelling that has previously been completed. You can find further information at Incidents and Warnings - VicEmergency.

Previous independent advisory boards appointed by the Minister for Planning have found that land values, rates, insurance and development costs are not relevant planning considerations for amendments that apply flood controls. Despite this, the topic has been discussed extensively in previous amendment reports prepared by Planning Panels Victoria including Bass Coast C82, South Gippsland C81, Moreland C50, Mornington Peninsula C216 and Melbourne C384. The Moreland report discussed other previous Panels and the lack of evidence to correlate the application of overlays with any decrease in property values. Overall, these reports found that amendments to apply flood controls have a net community benefit. The referenced amendments can be found at: All schemes Planning Scheme - Amendments

The LSIO applies to land that is at direct risk of inundation in a 1% AEP flood event and triggers the need for a planning permit for new development. This overlay is proposed for lower hazard areas where flood depths are less than 0.3 metres.

The FO applies to land that is subject to a higher flood hazard.  The FO triggers the need for a planning permit application.  Given the higher hazard more information may be required for assessment. It also means that further subdivision may not be supported. This overlay is proposed for higher hazard areas where flood depths are greater than 0.3m. The 0.3 metre threshold reflects the depth at which floodwaters are considered unsafe for small vehicles as well as pedestrians. It is a recognised safety benchmark.

The Victorian State Emergency Service’s website provides information to help people prepare for, respond to and recover from a flood event. Please visit the SES website for more information.

If after reading the information provided on this project page you have further questions or would like to discuss how the proposal impacts you and your property, you can:

• Call Strategic Planning on 1300 229 229
• Email Council at strategic.planning@bawbawshire.vic.gov.au 

Community members are encouraged to participate in the consultation process by providing feedback. Feedback must be provided in writing by Friday 29 January 2027. 

The submissions must be in writing to strategic.planning@bawbawshire.vic.gov.au with Draft Amendment C164 in the subject line; or via post to:

Baw Baw Shire Council 

Draft Amendment C164 

PO Box 304 

Warragul VIC 3820  

Submissions should clearly state the grounds on which the draft amendment is supported or opposed, and outline what changes (if any) the submitter wishes to make. Please note that your submission will be treated as a public document. Reading previous Planning Panel Reports about flood amendments can be a useful guide to understand how submissions can impact amendments. Some of these amendment reports are referred to in other FAQs and are available at: All schemes Planning Scheme - Amendments.

All submissions will be considered by Council. Submissions may be referred to the Flood-related Standing Advisory Committee, an independent advisory body, in accordance with its Terms of Reference. The Committee’s purpose is to provide timely, independent advice to the Minister for Planning, Councils and CMAs about specific matters raised during the amendment process and any other matters specified by the Minister for Planning. If required, the Committee may hold hearings to consider public submissions and will produce a written report for the Minister for Planning.