Stormwater Drainage Issues: What You Need to Know
Stormwater Issues on Private Property
As a result of Gunnedah Shire's climate and topography, flooding issues from stormwater can be a common problem for property owners. Flooding and nuisance issues from stormwater can sometimes result in damage to property and distress to residents.
Stormwater is rainwater that runs off surfaces such as lawns, roads, roofs, car park and natural ground surfaces. Stormwater that is unable to enter the underground drainage system will find its natural way to the nearest watercourse via overland flow paths. These overland flow paths are typically natural depressions (that occur through private property), open channels, roadways and public reserves.
Property Owner's Responsibilities
Property owners have a range of responsibilities, which if carried out correctly, will minimise the threat of stormwater damage in the event of heavy rain:
- You must maintain your roof water drainage, stormwater pipes, gutters, downpipes, stormwater inlet pits and any other components of your approved drainage system on your property in good condition
and in compliance with any Council requirements.
- You are required to accept natural overflow and from adjoining properties or public land and must not divert, redirect or concentrate the flow from its natural path on to neighbouring properties,
- It is important to note that a downstream property owner cannot erect any type of barrier by way of large walls or closed fencing that interferes with the path of stormwater - if you are downstream, you must accept the 'natural' run‐off on to your property.
- Ensuring that all buildings (including sheds) have an adequate storm water drainage system connected to the legal point of discharge (e.g. connected to the kerb and gutter or inter‐allotment drainage system),
- When constructing hardstand areas you must control stormwater in order to prevent it from flowing on to adjacent property. It is preferable to minimise the area of water‐resistant surfaces such as concrete or paved areas and driveways,
- If there is an easement on your property it must be maintained and kept clear of debris to allow the
natural flow of the stormwater.
Property owners generally need to ensure that roof water and stormwater is drained to one of the following to comply with AS/NZS 3500.3:2003 Plumbing and Drainage Part 3: Stormwater Drainage.
- Council street kerb and gutter
- An inter‐allotment drainage system: or
- Council controlled drainage easement or draining reserve.
When Council May Take Action
Council offers to investigate and take action in relation to stormwater drainage complaints only where it relates to
- the flow of surface water from one property across the common land boundary onto another property, and
where the following criteria has been met;
- Evidence being produced that substantiates the surface water has caused or is likely to cause physical
damage to land or building on the other land ; and
- Surface water has been directed to and/or concentrated in a particular area by a man made structure
or drain; or
- Surface water is the result of defective roof drainage from a building.
When Council Will Not Take Action
Council Officers have the discretion to take no action or are unable to take action in the following circumstances;
- Surface water run‐off occurs only in periods of exceptionally heavy rainfall
- The surface water is natural run‐off from the property or properties above due to the topography and isn't redirected in any manner
- Surface water is flowing down and/or across existing hard surface areas such as driveways, tennis courts, concrete slabs or paved areas
- The location of an existing dwelling, building or outbuilding impacts on surface run‐off
- The run‐off is from new development work that is the subject of a development consent and has been constructed in accordance with that consent
- The drainage problem involves discharges from defective or blocked private inter‐allotment drainage easement infrastructure e.g. pipes and drainage pits. Note: private inter allotment easements are the responsibility of the property owners who are burdened by and/ or benefited by the easement.
How to Report a Stormwater Drainage Issue
If you are experiencing stormwater issues as a result of stormwater being directed onto your property, you
