Flood zones fury: Rising costs, falling prices

JOHN VAN KLAVEREN
HOME-BUILDING costs are soaring thousands of dollars to comply with Geelong council flood overlays, according to builders.
They said the overlays could also devalue existing homes in designated flood-risk areas by up to $50,000.
Housing Industry Associa-tion warned that the overlays were adding extra developments to the planning system, costing additional time and money.
Council has so far introduced overlays covering parts of Corio, Norlane, North Geelong, Hamlyn Heights, Geelong West, Newtown, Barwon Heads and Little River. Separate flood studies cover the Armstrong Creek growth area.
Builder Mark Little said the overlays added $10,000 to $15,000 to the cost of a concrete slab for a typical $300,000 new home.
Mr Little, vice chair of Master Builders Association’s Geelong division, said the cost was in design and materials.
“The extra costs will be significant because you have to build the slab higher to meet minimum clearances above the estimated flood levels.
“In renovations or extensions the floor height has to comply with the flood overlay as well, so you may have to step up to your extension.
“The issue has been brought up at our monthly meetings and we’re asking all the regional centres to band together to lobby the government.”
“We want the government to simplify the requirements so it can be dealt with at building permit stage rather than in the planning system.
“Housing affordability appears to have received no consideration at all. I don’t know whether council fully comprehends the ramifications down the line.
“We’re gathering information on some of the ridiculous and outlandish examples of what’s going on.”
HIA Victorian executive director Gil King blamed additional bureaucracy for increasing building costs.
“Every extra week or month is an additional burden and councils are making it harder by these extra overlays, caveats and requirements that didn’t exist 12 months ago.”
Councillor Rod Macdonald, who holds council’s planning portfolio, said council would be negligent if it failed to act on flood overlays.
“All we’re doing is identifying the current situation regarding topography and water flows,” he said.
“The flood studies have been done over the past 10 years and application of them has already been in place under the building regulations.
“Builders still had to build at these heights regardless of the mapping.”
Cr Macdonald said the flood overlays provided transparent information for purchasers.
“Previously the information wasn’t out there for people to know when buying property. It’s part of the responsibility we have as a council.”
Cr Macdonald said council had referred the overlays to Planning Minister Matthew Guy for approval.