FAQs

The high number of homes, shacks and businesses affected by the 2022/2023River Murray floods was unprecedented.

The draft River Murray Flood Resilience Code Amendment was developed to provide clearer guidance for impacted communities to rebuild more flood-resilient development.

It aims to minimise the impact of future River Murray floods on permanent residents, shack owners, businesses and irrigators, and help mitigate future flood risk and support sustainable, resilient communities.

Data on floodwater levels and the extent of inundation during the 2022/2023 River Murray flood event has been collated and considered in developing the changes to the Planning and Design Code.

Amendments to the Planning and Design Code include the following for rebuilding in flood-affected areas:

• maximum floor height has increased from 2.5m to 3m above ground; 4m is acceptable to achieve a floor level above a one-in-100-year flood event
• minimum floor height along the river is based on updated one-in-100-year flood event data
• maximum overall building height has increased to 9m up from 7.5m, with a tow-storey cap
• updated resilient design and material requirements for underfloor structures, including installing roller doors or similar on all four sides of any enclosed area to ensure floodwaters can pass freely (noting glass doors are not suitable for safety reasons)
• maintain open space areas around storage areas, with maximum storage area increased to 60 m2, up from 15 m2
• streamlined assessment for sheds, carports and garages which are located behind a riverfront dwelling, removing previous red tape
• rezoning flood-affected shack settlements at Paisley to assist development applications and rebuild efforts.

For more information:

• Read the River Murray Flood Resilience Code Amendment
• Read the River Murray Food Resilience Code Amendment Summary

Maximum floor height has increased from 2.5 m to 3 m above the ground; 4 metres is acceptable to achieve a floor level above a one-in-100-year flood event.

Minimum floor height along the river is based on updated one-in-100-year flood event data.

Maximum overall building height has increased to 9 m, up from 7.5 m, with a two-storey cap.

Under previous planning rules, dwellings in the flood plain could ‘enclose’ the external framework of an undercroft storage area with ‘removeable panels’ which could be detached prior to a flood event to allow the passage of floodwaters through the undercroft area.

Presently, there is evidence of elevated dwellings along the river that have fully enclosed undercroft areas with non-removable materials, that have been lined and used as bathrooms, bedrooms and living spaces. This significantly decreases the ability for such dwellings to withstand a flood.

Updated resilient design and material requirements for underfloor structures include:

• installing roller doors or similar on all four sides of any enclosed area to ensure floodwaters can pass freely (noting glass doors are not suitable for safety reasons)
• maintaining open space areas around storage areas, with maximum storage area increased to 60 square metres, up from 15 square metres

The desired outcomes from improvements to the River Murray Flood Plain Protection Area Overlay are:

• conservation and protection of water quality and the riverine environment, provision for environmental water flows, the protection of life and property against flood risk, and recognition of the riverine environment as an important ecological, tourist and recreational resource.
• development for the purpose of recreation (e.g. landings, jetties, houseboat moorings) water extraction, wetland management and irrigation management (e.g. channel, pumping stand, flood gate).

The desired outcome from proposed improvements to the Rural (Shack Settlement) Zone is:

• limited development within an environment where natural processes such as flooding, sea-level rise, sand drift and erosion occur. The natural environment is protected from inappropriate development and existing development is upgraded to incorporate environmental improvements.

Two established shack settlements at Paisly in the District Council of Loxton Waikerie will be rezoned from the Conservation Zone to the Rural Shack Settlement Zone.

A settlement at Murbko was also proposed be rezoned from Rural Zone to Rural Shack Settlement Zone. However, following community feedback this area will remain in the Rural Zone.

The Early Commencement process is used when the Minister considers that the policy changes need to be applied immediately in the interests of orderly and proper development and to counter applications for undesirable development. 

The draft River Murray Flood Resilience Code Amendment will come into effect under Section 78 of the Act at the same time as it is released for consultation.  

As a result, the policies being proposed in this Code Amendment will apply for 12 months from the date of commencement, or until they are adopted (or otherwise) by the Minister.

The draft Code Amendment come into effect on an interim basis when released for community engagement due to the urgency of providing clear rules to support flood-resilient redevelopment.

The Code Amendment has now been finalised.

If a development application is lodged during the ‘Early Commencement’ period, the application must be assessed against the previous version of the Code as well as the version of the Code that has commenced early. If the outcome of the assessment differs, a decision cannot be made until the Code Amendment is no longer on ‘early commencement’.

If the version of the Code that commenced early decreases the consultation requirements, then the original version of the Code must be used for assessment purposes.

While insurance premiums are likely to increase, if a rebuilt property meets the requirements outlined in the River Murray Flood Resilience Code Amendment it gives insurance companies confidence that the building will be resilient to future floods.

To assist affected communities understand the changes to the Code, the River Murray Flood Resilience Code Amendment Summary outlines the process for rebuilding in flood-affected areas, including design, materials and risk-mitigation.

Detailed information about the changes to the planning rules are outlined in the Code Amendment.

Any specific queries about the state’s planning system and the flood recovery effort can be directed to PlanSA using the support request form, by email PlanSA@sa.gov.au or calling 1800 752 664.

For any general queries about the flood recovery please refer to www.recovery.sa.gov.au for latest information.