Experts say Logan City Council’s new flood plan will cause millions of dollars in damages for small developers across Logan, as their once approved plans are now denied.
Roy Somerville from Somerville Consultants said small developers and property owners are the ones being hurt most by the changes to council’s flood plan.
“This is affecting a lot of people across the city,” he said.
“The big developments don’t seem to be affected, or they are too frightened to speak up because of the ramifications involved, but a lot of homeowners and smaller developers are out of pocket by these changes.
“Council all have their head in the sand and the so-called plan keeps chopping and changing. They have no idea.”
Mr Somerville said the owners of 58 Jackson Chase in Logan Reserve and their neighbours had small subdivision developments approved by council earlier this year, but now they’ve reneged on the approvals.
“The application for this land was lodged in October 2016 and approved by the Planning and Environment Court Appeal in December 2019,” he said.
“Council amended their flood policy by resolution on May 25, 2022, and commenced implementation of the new flood levels on May 30. The Plan of Survey was approved by Logan City Council on June 9 and registered on June 10 and the title for the lot was issued shortly after.
“Council became formally aware of the flooding issue April 16, 2021, when council was provided a copy of the Logan and Albert Rivers Flood Study, so I believe this stage of the development should not have been approved by council after May 25, 2022.”
Mr Somerville said the owners were advised by council in October, that their development did not comply with the new flood level plans.
Council advised in an email that the 1:100 flood level had risen from 13.6m to 14.7m.
“The lot has been lawfully constructed to a level of approximately 14.1m AHD. Officers would request the habitable rooms of a house are constructed to 15.2m AHD, being 500mm above the new flood level,” the letter said.
“This would be likely to require filling of the lot. Filling of the lot is likely to be accepted if it ensures a house can be built to the 15.2m AHD, however the critical concern is the lot doesn’t have flood free access.”
According to Council, low flood hazard access can be applied to a lot in some circumstances, to allow people to walk out safely through flood waters. However, they said in the case of the Jackson Chase development it would be unachievable.
Mr Somerville said it’s one rule for some and another for others.
“Shannon Fentiman’s office on Loganlea Road across from the Logan River now falls 1.4metres below flood level in the new plans. Does that mean they will all have to move out or have that centre raised – probably not,” he said.
“It is irresponsible for council to approve new housing lots that cannot have houses constructed on them.”
“As of May 30, the proposed Jackson Chase lots did not comply with the new flood policy, so why did council approve the subdivision on June 9?”
Much of the Flagstone development – owned by Peet – is also affected by the new flood plan changes, but they did not comment on the matter.
