Understanding your site’s flood hazard category is critical – it can influence development feasibility, Council approvals, and long-term project outcomes across NSW.
The Vision
Our client sought to transform a rural landholding in Windsor, within the Hawkesbury region of NSW, into a caravan and camping park. The concept included a mix of cabins, powered camping sites, and communal facilities such as showers, toilets, and a management building – aiming to create a tourism offering in a growing regional destination.
The Challenge
The site was zoned RU1 Primary Production under the Hawkesbury Local Environmental Plan 2012, where caravan parks are permitted with Council consent. However, the property carried significant constraints:
- Identified as flood-prone land
- Mapped as bushfire-prone land
- Subject to biodiversity protection and coastal planning provisions
The critical question was whether a caravan park development in Windsor could realistically gain approval given these risks.
Our Approach
Meliora Projects prepared a Feasibility Assessment Report that:
- Confirmed zoning permissibility
- Analysed site constraints (flooding, bushfire risk, biodiversity, wastewater)
- Carried out a preliminary consultation with the flood engineer
- Outlined the findings in the assessment report
Key Findings
- Caravan parks are permitted with consent in the RU1 zone.
- While technically permissible, the development’s feasibility depends on overcoming major flood risks and satisfying Hawkesbury Council’s planning controls.
The most critical was the flood-related aspect: The site is flood-affected, with early analysis suggesting hazard levels up to H5 – far beyond the H1 category required for caravan park approval. This discrepancy highlighted the importance of referencing the guideline for flood hazard categories when determining project viability in high-risk zones.
This meant that permissibility did not equal viability, and further flood, bushfire, and ecological assessments were required before proceeding.
Outcome
The Feasibility Assessment provided the client with clear, risk-based advice on whether to proceed with their vision. By identifying statutory permissions and flagging critical risks early, we enabled the client to make an informed decision before committing to costly design and consultant work.
Projects like this suggest how early insights from Meliora Projects might shape stronger planning outcomes down the track.
