landbrief.

Flood hazard overlay in Queensland — what it means if you want to build

An overlay is an extra layer of planning rules that sits on top of a property's zone.

What it is

A map of land a council expects to be flooded in a defined event — usually the 1-in-100-year flood (a flood with a 1 per cent chance each year) — often graded from low to extreme hazard, with overland flow paths where stormwater runs through a lot in heavy rain. It comes from flood studies, which differ from town to town.

What it means for you

In a mapped area a new house, extension or granny flat may need a development application, a minimum floor height above the flood level, flood-resilient materials and no filling that pushes water onto neighbours. Insurance pricing often follows the same maps. Being in a flood overlay does not mean a property has flooded; being outside it does not guarantee it will not.

State and council maps. The free state lookup checks the state's flood study coverage for any Queensland address; councils add their own, usually more detailed, flood mapping to their schemes.

How councils treat it

From the planning scheme tables of assessment of 18 councils: what the overlay changes and which projects it touches. Each tag links to that council's page for the project.

  • Brisbane

    Brisbane City Plan 2014

  • Bundaberg

    Bundaberg Regional Council Planning Scheme 2015

    • Flood hazard overlay (flood hazard area or storm tide inundation area) (Table 5.9.1 Flood hazard overlay)

      A change of use the zone table makes accepted subject to requirements becomes code assessable against the Flood hazard overlay code; a dwelling house, home based business (not a bed and breakfast or farm stay), animal husbandry, cropping and outdoor sport and recreation are excluded. Excavation or filling that would be accepted becomes code assessable. Building work for a dwelling house keeps its category but must meet the Flood hazard overlay code.

  • Cairns

    CairnsPlan 2016

    • Flood and inundation hazards overlay — Sub-precinct 2b (high to extreme hazard) (Tables 5.5.d, h, j, r, s (dwelling house); 5.5.h, j (dual occupancy))

      A dwelling house (including a granny flat) or dual occupancy in the high to extreme flood hazard sub-precinct becomes impact assessable.

  • Central Highlands

    Central Highlands Regional Council Planning Scheme 2016 (Amendment No. 7)

    • Flood hazard overlay (Table 5.8.1 Overlays — Flood hazard overlay)

      Within a flood risk category the category of development can change. A dwelling house (incl. secondary dwelling) material change of use / building work in the Balance Flood Risk Category is accepted only where the habitable floor is at least 300mm above natural ground level and no filling is involved; in the Low Risk Flood Category dwelling house / dwelling unit / dual occupancy / home based business is accepted only where habitable floor is at least Defined Flood Event + 300mm and no filling. Building work in Medium/High/Very High flood risk categories becomes code assessable. Reconfiguring a lot in any flood risk category is code assessable. Multiple dwelling (townhouses) in Medium/High/Very High flood risk categories becomes impact assessable. Otherwise code assessable unless accepted conditions met.

  • Gold Coast

    Gold Coast City Plan (City Plan) — Part 5 Tables of assessment (v14, 2026-09-29)

  • Moreton Bay

    Moreton Bay Regional Council Planning Scheme 2016 (Version 8, 2026-09-11)

    • Flood hazard overlay (5.10.2 Flood hazard overlay, Table 5.10.2.1)

      A dwelling house (including a secondary dwelling) is code assessable in the High risk area, Medium risk area and Drainage investigation area (unless already impact assessable in the zone). Building work not associated with a material change of use is 'no change' in the Balance flood planning area, code assessable in the High risk area (not in Limited development zone), Medium risk area or Drainage investigation area, and impact assessable in the High risk area within the Limited development zone. Reconfiguring a lot by subdividing is code assessable (Flood hazard overlay code) or impact assessable in a Drainage investigation area. Filling/excavation can become code or impact assessable.

  • Fraser Coast

    Fraser Coast Planning Scheme 2014 (Version 11)

    • Flood hazard overlay (Table 5.10.1 Flood hazard overlay)

      A material change of use (other than in an existing building) that would be accepted subject to requirements becomes code assessable against the Flood hazard overlay code; filling or excavation over 10 m³ that would be accepted subject to requirements also becomes code assessable. The table doesn't list building work for this overlay.

  • Gladstone

    Gladstone Regional Council Planning Scheme (Version 2.1)

    • Flood hazard overlay (Flood Hazard Area) (Table 5.10.1 Flood hazard overlay code)

      A dwelling house or dual occupancy that would be accepted subject to requirements becomes code assessable in the Flood Hazard Area (in the Flood Hazard Investigation Area it stays accepted only if it meets the overlay code's requirements). Filling or excavation over 50 m³ is code assessable.

  • Ipswich

    Ipswich City Plan 2025

    • Flood Risk and Overland Flow Overlay (Extreme/High/Medium Risk) (Table 5.9.10 (Extreme, High and Medium Risk Areas))

      Building work such as enclosing the ground floor of an existing dwelling/dual occupancy, minor building work, or a class 10 building (shed, carport, pool, fence) is accepted subject to requirements against the Flood Overlay Code; all other building work is code assessable. A new dwelling/dual occupancy (material change of use) is code assessable unless within an approved development envelope. All reconfiguring a lot is code assessable.

    • Flood Risk and Overland Flow Overlay (Low Risk) (Table 5.9.10 (Low Risk Areas))

      Building work is accepted. A new dwelling house, dual occupancy, secondary dwelling or similar (material change of use) is accepted subject to requirements against the Flood Overlay Code. All reconfiguring a lot is code assessable.

    • Flood Risk and Overland Flow Overlay (Overland Flow Area) (Table 5.9.10 (Overland Flow Area))

      A class 10 building or minor building work is accepted subject to requirements; other building work is code assessable unless within an approved development envelope. All reconfiguring a lot is code assessable.

  • Livingstone

    Livingstone Planning Scheme 2018

  • Logan

    Logan Planning Scheme 2015 (version 9.2, with TLPI No. 1/2024)

    • Flood hazard overlay (Table 5.10.5.1 Flood hazard overlay map OM-05.00)

      A dwelling house or auxiliary unit becomes code assessable in a High flood risk area or Flood investigation area (and must meet flood-level outcomes of the Dual occupancy and Dwelling house code in a Moderate flood risk area or Low flood island); other uses that would be accepted become code assessable in a High or Moderate flood risk area or Flood investigation area; house building work over 25 m², in a High flow area or enclosing an undercroft in a High flood risk area must meet the Dual occupancy and Dwelling house code; filling or excavation over 20 m³ or 2,000 m² in a flood risk area is code assessable; subdivision and home-based businesses add the Flood hazard overlay code.

  • Mackay

    Mackay Region Planning Scheme 2017

    • Flood and coastal hazards overlay (Table 5.10.7)

      A dwelling house or dual occupancy is accepted subject to requirements (Flood and coastal hazards overlay code) within the 1% or 0.2% AEP flood area and code assessable within the storm tide inundation area; a dual occupancy in the erosion prone area is code assessable.

    • Flood and coastal hazards overlay (Table 5.10.7)

      Other uses (except non-residential uses moving into an existing building previously used by a non-residential use) and any reconfiguring a lot become code assessable within the 1% or 0.2% AEP flood area, the storm tide inundation area or the erosion prone area; filling over 50 m³ outside a building envelope there is also code assessable.

    • Flood risk (Finch Hatton) overlay (Table 5.10.8)

      A dwelling house or dual occupancy is accepted subject to requirements in the low or medium flood risk area and code assessable in the high or very high flood risk area.

    • Flood risk (Finch Hatton) overlay (Table 5.10.8)

      Uses not otherwise listed (including a multiple dwelling) and any reconfiguring a lot are code assessable in any Finch Hatton flood risk area; a shop or office is accepted in an existing non-residential building (no extra floor area in the high or very high risk areas), otherwise code assessable.

    • Flood risk (Finch Hatton) overlay (Table 5.10.8)

      Building work is accepted in the low or medium flood risk area (and for an open carport or non-habitable extension); in the high or very high flood risk area minor building work or a class 10a building up to 36 m² is accepted subject to requirements and all other building work is code assessable.

  • Noosa

    Noosa Plan 2020

    • Flood Hazard Overlay (Table 5.9.6 Flood Hazard Overlay)

      On flood hazard land, a change of use or building work other than a dwelling house, home-based business, demolition, limited rooming/short-term accommodation or work inside an existing building becomes code assessable against the Flood Hazard Overlay Code; reconfiguring a lot is also assessed against it.

  • Redland

    Redland City Plan 2018

    • Flood and storm tide hazard overlay (5.9.1 Flood and storm tide hazard overlay)

      On land mapped as drainage constrained, material change of use or building work for a dwelling house (including a secondary dwelling) or community residence becomes code assessable and must be assessed against the Flood and storm tide hazard overlay code (may particularly affect Character residential and Environmental management zones on the Southern Moreton Bay Islands).

  • Rockhampton

    Rockhampton Region Planning Scheme 2015 (Version 5, 2025-03-28)

    • Flood hazard overlay (Table 5.9.8)

      Building work becomes accepted subject to requirements (must meet the Flood hazard overlay code, including minimum finished floor levels).

    • Flood hazard overlay — high/extreme hazard (H3-H6) or Local catchment flood planning area 1 (Table 5.9.8)

      A dwelling house that is accepted becomes accepted subject to requirements; dual occupancy, multiple dwellings and most residential uses become impact assessable (full development application with public notification).

    • Flood hazard overlay — H1/H2 or North Rockhampton Flood Management Area or Local catchment flood planning area 2 (Table 5.9.8)

      A dwelling house/dwelling unit becomes accepted subject to requirements (must meet the Flood hazard overlay code).

    • Flood hazard overlay (Table 5.9.8)

      Operational work involving filling that exceeds 100mm above ground level becomes code assessable.

  • Scenic Rim

    Scenic Rim Planning Scheme 2020

    • Flood Hazard Overlay (OM-06-A) (5.10 Flood Hazard Overlay Map - Hazard Area OM-06-A)

      Only animal husbandry, cropping or roadside stall not involving building work stay accepted; any other use in a Flood Hazard Area (including a dwelling house) becomes code assessable against the Flood Hazard Overlay Code. Filling/excavation above the thresholds and non-exempt clearing are code assessable. Reconfiguring a lot is code assessable.

  • Toowoomba

    Toowoomba Regional Planning Scheme 2012 (Version 29)

    • Flood Hazard Overlay (Table 5.10:1)

      A dwelling house or dual occupancy must meet the Flood Hazard Overlay Code's acceptable outcomes (accepted subject to requirements), becoming code assessable if it doesn't or if in the FR3/FR4 flood risk areas or a Flood Management Precinct; a vulnerable use in a Vulnerable Uses Restriction Area is impact assessable.

    • Flood Hazard Overlay (Table 5.10:1)

      Building work is clear of the flood overlay only if outside the FR3/FR4 flood risk areas and adding no more than 50m² of floor area, or a Class 10a building; otherwise it must meet the Flood Hazard Overlay Code's requirements.

  • Townsville

    Townsville City Plan

    • Flood hazard overlay (high and medium hazard areas) (Table 5.9.1 Flood hazard overlay (high and medium hazard areas))

      A dwelling house (including a granny flat) or dual occupancy becomes accepted subject to requirements under the Flood hazard overlay code, and code assessable if those requirements can't be met.

    • Flood hazard overlay (high and medium hazard areas) (Table 5.9.1 Flood hazard overlay (high and medium hazard areas))

      Building work that lowers floor levels or encloses the ground floor storey of an existing dwelling house or dual occupancy becomes accepted subject to requirements under the Flood hazard overlay code (code assessable if not met).

    • Flood hazard overlay (high and medium hazard areas) (Table 5.9.1 Flood hazard overlay (high and medium hazard areas))

      Operational work involving filling or excavation of more than 10 m³ becomes code assessable against the Flood hazard overlay code.

Is my property in it?

Search your address in Landbrief's free check: it shows the zone and which planning layers apply to the lot. For this overlay specifically, see Check the flood zone by address.

Common questions

What is the flood hazard overlay?

A map of land a council expects to be flooded in a defined event — usually the 1-in-100-year flood (a flood with a 1 per cent chance each year) — often graded from low to extreme hazard, with overland flow paths where stormwater runs through a lot in heavy rain. It comes from flood studies, which differ from town to town.

What does the flood hazard overlay mean if I want to build?

In a mapped area a new house, extension or granny flat may need a development application, a minimum floor height above the flood level, flood-resilient materials and no filling that pushes water onto neighbours. Insurance pricing often follows the same maps. Being in a flood overlay does not mean a property has flooded; being outside it does not guarantee it will not. Of the councils whose tables of assessment we have read, 18 mention it, and each treats it differently — see the table on this page.

How do I find out if my property is in the flood hazard overlay?

Search your address in Landbrief's free check, which shows the state layers that apply to the lot and, for councils whose overlays we read directly, the council layers too. For the council's own mapping, the planning scheme maps and the council's online property report are the official source. Confirm with the council or a town planner before you buy or build.

Other overlays

Bushfire hazardLandslide hazard and steep landAcid sulfate soilsCoastal hazard (storm tide and erosion)Vegetation managementBiodiversity, waterways and wetlandsHeritageNeighbourhood characterAirport environsExtractive resources and miningRegional infrastructure and corridorsWater resource catchmentsAgricultural landScenic amenity and landscape characterTransport noise and corridors

Read from each council's planning scheme tables of assessment. General information, not advice. The council's planning scheme and the Planning Act 2016 decide — confirm with the council or a town planner before you build.