Living with flood and fire risks, and threatened species

CASE STUDY | Dwelling on a rural lot under 40ha

Planning permit application for a dwelling associated with agricultural use of the land

Informed and careful negotiation created a pathway to planning approval for a client building in Trawool, Victoria.

The client’s 29ha sits in a scenic region of rural Victoria, but planning a new dwelling brought a raft of risks into play. The land is affected by planning controls to manage bushfire and flood risks and is adjacent the Goulburn River, a declared Heritage River supporting threatened species.

Planning approval was achieved via a negotiated outcome with the Mitchell Shire Council and the floodplain manager, rather than through a planning tribunal review — a pathway the client was keen to avoid. The client has been able to build in their preferred location, making only minor adjustments to the building footprint, landscaping and ground floor design.  

“It was important to manage the relationship with the regulators, noting that planning controls are there for the protection of the community and have not been created on a whim. On the other hand, the client was dealing with a regulatory environment that was completely unfamiliar and which he found difficult to trust. Professionalism, experience, and attention to detail were important tools in managing the potential tension between the two parties.” Linda Martin-Chew, The Rural Planner

The focus of the work was the project’s response to flooding risk. Unlike bushfire risk, there were no ‘approved measures’ or ‘deemed to comply’ standards to guide the approach. Success was the result of careful review of the relevant regulatory documents, the willingness of the client and their architect to respond with innovative design solutions, and practical negotiation with the floodplain management authority.

“It was important to manage the relationship with the regulators, noting that planning controls are there for the protection of the community and have not been created on a whim,” explains Linda Martin-Chew. “On the other hand, the client was dealing with a regulatory environment that was completely unfamiliar and which he found difficult to trust. Professionalism, experience, and attention to detail were important tools in managing the potential tension between the two parties.”