Valuation of Flood Prone Land
from the Queensland Professional Board
On 14 November 2011 State Temporary Planning Policy 2/11 became effective. Temporary State Planning Policy 2/11: Planning for stronger, more resilient floodplains (the TSPP) has been developed to support those Councils who wish to adopt the floodplain maps and the code provisions into their existing planning schemes. It became effective 14 November 2011.
Members need to be aware of the provisions but a number of the tools and information will be invaluable to valuers providing advice of property in flood prone areas. Members should also be aware of the Guidelines.
State Temporary Planning Policy 2/11 can be found at: http://www.qldreconstruction.org.au/u/lib/TSPP-WEB.pdf
Guidelines have been established including the introduction of an Interim Floodplain Assessment Overlay (IFAO) model code: http://www.qldreconstruction.org.au/u/lib/Planning-for-stronger-more-resilient-flo.pdf
This Guideline has been developed to support Councils by offering interim fit for purpose measures to ensure that potential flooding impacts can be considered as part of the development assessment process.
The main objectives of the Guideline are to:
- promote a greater understanding of the scale and extent of floodplains in Queensland and their management
- promote a greater correlation between floodplain management and land use planning
- provide Councils with an information toolkit that they can adopt in a timely manner to provide interim measures to support development assessment
- support a more resilient built form outcome in flood prone areas through additional interim planning scheme measures.
To further assist Queensland Councils the Queensland Reconstruction Authority has undertaken the single largest floodplain mapping exercise in the State’s history. The maps contained in the toolkit - Planning for Stronger, more Resilient Floodplains are drawn from evidence of past flooding, including soils, topography and satellite imagery.
An interactive mapping tool can be found at: http://www.qldra.org.au/maps/interactive-map
Further district mapping of flooding is available at the following link: http://www.qldra.org.au/maps/aerial-imaging-and-mapping-pdfs
Members should also take into consideration the ongoing impact on value where services located on ground or basement levels were damaged resulting in lengthy delays and possibly months without power. This could be compared to buildings where the services are located above flood levels.
Allen Crawford
Chair, Queensland Professional Board