The Variation is now operative as of 31 January 2011.
Frequently asked questions about Flood Management Areas
Why were Flood Management Areas introduced?
Flood Management Areas were identified to help reduce future damage to the city from major floods and sea level rise by:
addressing scientific information regarding anticipated sea level rise in Christchurch of up to half a metre during this century; and
acknowledging that the minimum floor levels for homes set at a one in 50-year flood event by the Building Act were not adequate for Christchurch’s more flood-prone areas. These levels needed to cater for a one in 200-year event.
When did Flood Management Areas come into effect?
Work to develop the Flood Management Areas began in the 1990s and was notified in 2003 as Variation 48 to the City Plan. The variation was made operative on 31 January 2011.
What does that mean for me?
Flood risk and floor level assessments are now part of the resource consenting process for new developments in defined Flood Management Areas.
Where are the flood management areas?
The flood management areas are around the Styx River (lower areas), Avon and Heathcote Rivers, in the Lansdowne Valley and in some low-lying coastal areas, including Redcliffs and Sumner.
How do I find out if I’m in a Flood Management Area?
A map of the Flood Management Areas on the Christchurch City Council website is available here [PDF 350KB]
The Flood Management Areas are also shown in more detail on the City Plan Series B Maps at:
http://resources.ccc.govt.nz/files/OperativeVariation48PlanningMaps.pdf
Smaller ponding areas are also shown within the rural Flood Management Areas. Both Flood Management Area and ponding rules apply in these locations.
Will this change affect me if I need to rebuild my home following the earthquakes or want to renovate my home?
Yes, if you plan to build, add to an existing building or fill land you need to check whether you are located in a Flood Management Area. If you are, you may require a resource consent for your renovations or work.
Existing use rights may apply to your property and you may not need a resource consent in respect of flood risk and floor levels. To find out if this is the case, please call 03 941 8999 and ask for the duty planner. Even if you have existing use rights, you will be strongly encouraged to consider rebuilding at the guideline floor levels for new development in Flood Management Areas (see below) both for your own safety and for the safety of future occupants of the property.
Please note that even if you have existing use rights to rebuild at lower floor levels, you will still need a building consent for most works. This will include meeting the Building Act’s 50-year flood floor levels, which may be higher than the original floor levels before the earthquakes.
Are there any exceptions when a resource consent is not required in the Flood Management Areas?
Yes, there are some exceptions relating to rebuilding or repairing existing dwellings and additions to existing dwellings. It is best to check with the City Council’s duty planner on 941 8999.
What are the new floor levels in the Flood Management Areas?
The new floor levels are high enough to prevent water entering buildings in major flood events; thereby significantly reducing damage and not being unreasonably expensive to achieve.
The Flood Management Areas include a guideline floor level of 11.8m above Christchurch City Datum in tidal areas. They also use levels for a one in 200-year flood plus freeboard for assessment in non-tidal areas. The higher of the two will apply in any location.
Will sea level rise really be significant in Christchurch?
The change includes an allowance for sea level rise in tidal areas of up to half a metre until the end of this century. This is accordance with current Ministry for the Environment guidance for local government.
Will this change be recorded on a LIM or a PIM?
Yes. LIMs, PIMs and development reports will note where properties are situated in a Flood Management Area and that a resource consent may be required.
Important first steps for a successful building project in a Flood Management Area
If you are planning to build a new building or rebuild or renovate an existing building, first check whether your property is within a Flood Management Area. You can do this by looking at the maps referred above, or by contacting the Council’s duty planner if you are still unsure.
If your property is in a Flood Management Area, unless you have existing use rights, you are likely to need a resource consent before you can apply for a building consent and begin work on the site.
To find out what will be required for your building project, contact the Council on 941 8999 and first ask to talk to the duty planner, who will advise whether a pre-application meeting needs to be arranged. This will enable all relevant staff to meet with you and provide you with all the information you need to make well-informed decisions about building, rebuilding or renovating your property in a Flood Management Area.
