Natural Hazards

Natural Hazards

Natural hazards, such as flooding and liquefaction, can affect where and how development happens. The Natural Hazards chapter in the Proposed District Plan :

• Identifies areas at risk from natural hazards
• Manages development to keep people, property and infrastructure safe
• Helps reduce future risk as the District grows

Most existing activities can continue. New buildings or development in hazard-prone areas may need consent.

What is this chapter about?

The Natural Hazards chapter is about reducing risk. It ensures new development:

• Is located safely
• Doesn’t increase risk to people or neighbouring properties
• Doesn’t make hazard effects worse elsewhere

This helps protect homes, businesses, infrastructure and the environment.

What natural hazards are covered?

The Proposed District Plan focuses on flooding, being the most significant natural hazard risk in the Gore District.

What areas are mapped?

The Proposed District Plan maps show the:

• Mataura River Floodway
• Flood banks
• Flood bank mitigation areas
• Actual or potential inundation areas

These maps help identify where additional care is needed during development planning.

What’s changed from the Operative District Plan?

Previously

• The Mataura River Floodway along with a number of other flooding overlays was identified
• Many activities in the Mataura River Floodway require consent or are restricted

Now

• The Floodway is still identified, as are the other flooding overlays
• Clearer rules apply to:
  • New buildings
  • Structures
  • Activities that could obstruct flood flows

The focus is on protecting people and property, not stopping all activity.

Flood banks and flood protection

• Maintaining existing flood banks is generally permitted, as long as:
  • Their height, width or length is not increased
  • Legal access to waterways for mahinga kai is not blocked
• New flood banks, or increasing the size of existing ones, requires a resource consent

Building on the river side of a flood bank is discouraged and usually requires consent.

Building floor levels

Rules have been put in place to improve safety and reduce flood damage risk to buildings which people live or congregate in. These rules enable the development of:

• Homes (including alterations and extensions)
• Community facilities
• Other hazard-sensitive activities

without a resource consent, so long as the requirements for minimum floor levels are met.

Unless required by other rulesIn Flood Bank Mitigation Areas you do not need to get a resource consent for the construction of new buildings (including conversion of existing buildings) as long as the finished floor level of all habitable rooms(link to definition) is above the 0.5 % AEP flood design level and no more than one residential unit (link to definition) is created on the site.

Unless required by other rulesIn Actual or Potential Inundation Areas and Flood Bank Mitigation Areas you don’t need to get a resource consentfor an addition to existing buildingsused for sensitive activities (link to definition) as long as all habitable rooms have a floor level above the 0.5% AEP design flood level and no additional residential unitsare created.

In practical terms, this means that, unless required by other rules, you will not need consent to build a new home with a garage, laundry or other non habitable room on the ground floor, and habitable rooms (living and bedrooms) above.

If you want to build a habitable room at ground level in the areas that the flood hazard rules apply to then you will need to apply for resource consent.

Unless required by other rules, you would not need resource consent for non sensitive activities (add link to definition) such as commercial uses in these areas.

Liquefaction

Liquefaction risk is primarily managed through the Building Act, not the District Plan. However, developers and property owners should be aware of these risks early in project planning

Do I need a resource consent?

To ensure risks can be managed, you may need resource consent under the Natural Hazards chapter if what you’re planning to do could increase risk to people, property, infrastructure, or the environment. The consideration of applications will be underpinned by a ‘proportionate management’ approach, ie managed according to the level of risk that a particular activity generates.

You are likely to need consent if you want to:

• Build a new building or structure in the Mataura River Floodway
• Construct a building on the river side of a flood bank
• Build a new flood bank or increase the size of an existing flood bank
• Develop a home or community facility in a flood-prone area that does not meet minimum floor-level requirements

You may not need consent if:

• The activity is listed as permitted in the Proposed District Plan, and
• All standards (such as setbacks, floor levels, and location requirements) are met

If you’re unsure whether consent is required, it’s best to talk with the Council’s planning team before you start. Early advice can help you understand what applies to your property and avoid delays later. Pre-application meetings are free of charge for the first hour at Gore District Council with cost recovery beyond that. These meetings give a chance to discuss permitted activity standards or consenting requirements where standards cannot be met.

Where can I find natural hazards information?

Regional hazard data

Environment Southland holds regional-scale natural hazards information, including flood modelling and liquefaction data.

You can:

• Visit Environment Southland's website
• Phone 0800 768 845
• Email [email protected]

District Plan hazard maps

The Proposed District Plan hazard maps are available through the Council’s GIS Public Viewer.where you can:

• Search your property
• See if hazard overlays apply
• View flood banks and flood bank protection areas, actual or potential inundation areas, and liquefaction risk areas

Flood Management Guide

Gore District Council has produced a Flood Management Guide which outlines statutory requirements and what to do if you are wanting to undertake development on a property that is subject to a flood hazard as outlined in the Proposed District Plan.

The Flood Management Guide is available here below: