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Storm Tide Overlay (Gold Coast & coastal SEQ)

Also known as: storm tide overlay · storm tide gold coast · coastal hazard overlay queensland

The Storm Tide overlay maps the area at risk from coastal storm tide inundation under modelled climate scenarios. Where binding, it requires significant slab freeboard (often 0.6-1.2m above natural ground level) and specific structural engineering — typically adding $40-150K to a townhouse or duplex project on a borderline site.

Where storm tide binds

Most heavily on Gold Coast canal estates (Mermaid Waters, Broadbeach Waters, Surfers Paradise, parts of Burleigh and Palm Beach). Also material on parts of Redcliffe peninsula, parts of bayside Brisbane (Manly, Lota), parts of Sunshine Coast (Mooloolaba, Caloundra coastal pockets).

Cost impact

Slab freeboard adds $20-80K per dwelling depending on the freeboard depth. Structural engineering for storm-resistant design adds $5-15K. On a 4-pack townhouse project on a binding storm tide site, total uplift can reach $200K+ — often the difference between a viable and a non-viable feasibility.

FAQ

Common questions.

Can I appeal the storm tide overlay?
The overlay itself is fixed by the council scheme. You can argue the binding implication on a specific lot through expert engineering evidence — but the overlay zoning itself isn't appealable in the planning context.

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