These luxury Brunswick homes were already approved. Now they’re in a flood zone.

Luxury townhouses under construction in Brunswick, Melbourne, are now classified as being within flood zones despite having already received planning and building approvals. The change comes after recent updates to flood mapping by Melbourne Water, which has prompted additional regulatory scrutiny for developments in the area. Among the impacted projects is the $40 million Neometro development at 144–146 Union Street, where excavation for underground car parks continues amid growing uncertainty over future compliance with flood mitigation standards. The Neometro project secured planning approval from Merri-bek Council in June 2025 and obtained a building permit from a private building surveyor. However, in January 2026, the site fell under a new special building overlay imposed by the council. This overlay requires a planning permit to ensure that structures are designed to reduce flood impact. As part of this process, the developer must submit a statutory referral to Melbourne Water, the state’s floodplain management authority, for assessment and guidance on minimum flood protection measures and floor level requirements. Chris Brace, executive general manager for service futures at Melbourne Water, emphasized that the updated flood maps do not introduce new risks but rather identify existing ones. He noted that the changes reflect a necessary update to outdated flood modeling and planning frameworks. According to Melbourne Water, Merri-bek Council has indicated that modifications to permits and additional statutory procedures will likely be required for the Neometro development. Merri-bek Council stated that the overlay provides clarity on flood risks and outlines specific requirements that must be addressed during the planning phase. A spokesperson added that the move aims to ensure that developments account for current flood conditions. Advertisements for the Neometro townhouses, priced between $1.6 million and $2.2 million, highlight architecturally designed three-bedroom homes constructed with brown brick. James Tutton, director of Neometro, did not confirm whether the development would require adjustments due to the flood mapping revisions or whether prospective buyers had been informed. He described the process as standard practice, noting that developers routinely navigate multi-stage approvals and adapt to evolving regulations. Tutton stated that his firm's design team had proactively submitted all necessary applications and technical amendments to comply with regulatory requirements, including addressing flood risk. A potential buyer who had placed a deposit on one of the townhouses before the overlay was introduced decided against proceeding with the purchase for reasons unrelated to flood concerns. The buyer, who requested anonymity, said they had examined four units but ultimately withdrew their interest. They noted that flood risk or mapping considerations were not discussed during their evaluation. Jane Keddie, vice president of the Victorian chapter of the Planning Institute of Australia, highlighted that similar situations are occurring across Melbourne and Victoria. She pointed out that many regions previously overlooked in flood models are now being recognized as high-risk areas due to improved data and updated planning overlays. Keddie stressed that while these changes are essential, the delayed implementation and fragmented coordination between planning and building systems have created confusion for both developers and buyers. The situation in Brunswick reflects broader challenges faced by urban planners and developers dealing with climate-related risks. With increasing frequency of extreme weather events, the need for accurate flood mapping and adaptive infrastructure has become critical. Local governments and regulatory bodies are working to align policies with the latest scientific findings, though the pace of change remains uneven. As the Neometro development progresses, its alignment with the new flood mitigation guidelines will determine its final form and compliance status. Developers across the region are likely to face similar hurdles as they adjust to revised flood risk assessments, underscoring the growing importance of integrating climate resilience into urban planning.