Mudgee Flood Risk Management Study and Plan 2026

MFRMS&P2026 identifies flood‑affected areas, explains how flooding impacts different parts of Mudgee, and recommends a number of measures that are aimed at reducing the existing, continuing and future flood risk in the township. Flooding cannot be prevented, but its impacts can be managed through improved planning, building design and emergency preparedness.

No. MFRMS&P2026 is currently a draft and is being placed on public exhibition for 28 days, until Wednesday, 3 June 2026. Following exhibition, a further report will be presented to Council summarising community feedback and recommending whether any amendments are required before adoption.

MFRMS&P2026 identifies two main types of flooding: Main Stream Flooding occurs when floodwater surcharges the inbank area of the Cudegong River and its various tributaries, whether they’ve been modified or not and Major Overland Flow which is experienced during periods of heavy rain and is generally characterised by relatively shallow and slow-moving floodwater that is conveyed overland in an uncontrolled manner toward the Cudegong River and its various tributaries.

A flood‑affected property is land that may be either partially or wholly inundated during a flood or storm event. It does not mean flooding occurs regularly or is expected each year, but that flood risk must be considered when planning development.

Properties are identified using flood modelling, historical flood records, ground level data such as LiDAR and observations from recent floods including the 2022 event.

MFRMS&P2026 recommends updating the Development Control Plan to apply a graded set of flood related development controls based on the identified risk. Controls may include minimum floor levels, restrictions on building in floodways, flood compatible design requirements and additional controls for sensitive or hazardous land uses.

The Flood Planning Area (FPA) defines the extent of land that Mid-Western Regional Council is legally required to assess development applications from a flood planning perspective, with the objective being:

1. To minimise the flood risk to life and property associated with the use of land,
2. To allow development on land that is compatible with the flood function and behaviour on the land, taking into account projected changes as a result of climate change,
3. To avoid adverse or cumulative impacts on flood behaviour and the environment,
4. To enable the safe occupation and efficient evacuation of people in the event of a flood.

   In general terms, MFRMS&P2026 defined the extent of the FPA at Mudgee as follows.

• In areas subject to Main Stream Flooding, the FPA was based on the area that lies at or below the peak 1% (1 in 100) Annual Exceedance Probability (AEP) flood level plus 0.5 metre freeboard.
• In areas subject to Major Overland Flow, the FPA was defined as areas where depths of inundation exceed 0.1 metre in a 1% (1 in 100) AEP storm event, and where identifiable floodways are present in shallower flow.

Figure E1.1 (7 sheets) attached to this FAQ shows the extent of land that has been identified as being located within the extent of the Main Stream Flooding and Major Overland Flow FPAs.

The FPA represents the area where flood-related development controls are most consistently applied, including requirements for minimum floor levels and building design.

Beyond the FPA, there is additional land that is affected by more extreme flood events, up to the Probable Maximum Flood (PMF). In addition to identifying the extent of this land, MFRMS&P2026 assessed the associated flood risks and determined that development controls should be applied to sensitive and hazardous type development in areas of higher flood risk. 

Areas of higher flood risk where flood related develop controls would apply to sensitive and hazardous type development are defined by the Special Flood Considerations Zone, while areas of lower flood risk where no flood related development controls apply are defined by the Outer Floodplain.

Land uses that meet the definition of sensitive and hazardous type development are as follows:

1. Boarding houses
2. Caravan parks
3. Correctional centres
4. Early education and care facilities
5. Eco-tourist facilities
6. Educational establishments
7. Emergency services facilities
8. Group homes
9. Hazardous industries
10. Hazardous storage establishments
11. Hospitals
12. Hostels
13. Information and education facilities
14. Respite day care centres
15. Seniors housing
16. Sewerage systems
17. Tourist and visitor accommodation
18. Water supply systems

Figure E1.1 (7 sheets) attached to this FAQ shows the extent of land that has been identified as being located within the extent of the Main Stream Flooding and Major Overland Flow Special Flood Considerations and Outer Floodplain zones.

Not all flood‑affected properties are subject to flood‑related development controls. Development controls are only applied where they are necessary to manage flood risk, based on the level of flood hazard and the type of development proposed.

Some properties may experience low‑hazard flooding or be located outside the Flood Planning Area. In these cases, flood- related development controls may not apply because the level of risk is considered very low.

Where flood risk is higher, or where sensitive or hazardous development is proposed, appropriate controls are applied through Council’s Development Control Plan to ensure safety and minimise impacts. This risk‑based approach avoids unnecessary regulation while ensuring development is compatible with flood behaviour.

Planning Certificates must disclose whether land is:

1. Within the FPA and subject to flood related development controls; or
2. Between the FPA and the PMF and subject to flood related development controls.

Insurance premiums and availability are determined by insurers, not Council. Insurers may consider flood history, modelling, floor levels and building characteristics. Council is required to provide accurate flood information but cannot influence insurance decisions.

No. MFRMS&P2026 does not set insurance premiums. Outcomes vary by insurer, policy type and individual property characteristics.

MFRMS&P2026 identifies potential mitigation works and assesses costs and benefits. Major works require detailed design, funding and often State or Federal grants. MFRMS&P2026 provides a long‑term roadmap for prioritisation and funding.

MFRMS&P2026 includes improved flood warning systems, enhanced emergency response planning, community education, and investigation of voluntary house purchase or raising schemes in the highest risk areas.

Since the 2021 Mudgee Flood Study, Council has carried out more detailed flood modelling which utilises significantly more stormwater and flood related data.  One of the biggest changes resulted from the undertaking of a comprehensive audit of Council’s stormwater infrastructure, with the result being that the updated flood model now includes:

• 2,720 Pits and headwalls, compared to about 350 in the 2021 study, and
• 2,370 Pipes, compared to about 231 previously.

This means the updated flood model now represents Mudgee’s stormwater system in much greater detail, giving a clearer picture of how stormwater moves through the urbanised parts of town during heavy rain.  MFRMS&P2026 also:

• Considers flood behaviour that was observed during recent events,
• Looks at flood risk and safety, not just flood levels, and
• Supports a more targeted, risk‑based approach to planning controls.

Overall, MFRMS&P2026 provides a much more accurate and reliable basis for flood planning, development assessment and future flood management than was available in 2021.

Submissions can be made during the public exhibition period via Council’s website or as outlined in the public notice. All feedback will be considered before Council decides whether to adopt the Plan.

Make your submission

Council recommends:

• Checking Council flood mapping for your property
• Confirming how your insurer has assessed your risk
• Providing insurers with building or elevation information if relevant
• Comparing quotes from multiple insurers