Lismore floods 2022: New discussion paper on Lismore’s future explained

A 26-page discussion paper outlining the potential future of Lismore has been released, but what does it actually say? We’ve broken it down for you.

The wheels are turning on Lismore’s flood recovery with the independent inquiry coming to town on Tuesday night and the Northern Rivers Reconstruction Corporation established.

Another announcement on Tuesday confirmed that the future of Lismore will be changed forever, with a discussion paper starting the conversation about a possible way forward for the flood-ravaged town.

Just over a month since the second major flood in four weeks hit the Northern Rivers, Lismore City Council (LCC) have released an amendment to their Growth Management Strategy with two public forums to be held later this month allowing residents to have their say,

The 'Review of Lismore's Land Use Management Strategy' discussion paper was released on May 2 in a bid to set a path to rebuilding the flood-ravaged town.

The 26-page discussion paper has important information, but what does it actually say?

We’ve analysed and broken down the key aspects of the report.

Is this a concrete plan for the future?

No. This is a discussion paper and its purpose is to “set a strategic direction for growth” in Lismore over the next 20 years and beyond.

Seven recommendations have been made in this paper but there are no binding decisions.

Lismore City Council will give residents their chance to have their say at two public forums on May 23 and 25 and submissions close on June 10.

What will happen to people living on flood plains?

The first recommendation was a “planned retreat of residential dwellings from the most high flood risk areas of North and South Lismore” in what they call a depopulation of the area.

Brett O'Driscoll cleans up outside his South Lismore home which he purchased in May 2020 Picture: Nicholas Rupolo.

Council believe the best way to achieve this is to ask for State and Federal Government funds to conduct land swaps to allow residents to move to higher ground in a similar fashion to the Central Queensland town of Grantham.

Will I be forced to move if I live in North or South Lismore?

No. The discussion paper states that residents who choose not to relocate and instead want to rebuild and stay will be encouraged to conduct house raising and flood adaptation work on their property.

Where could people be relocated to?

It is unclear in the short term where residents could be relocated to.

However, the fifth recommendation indicated new areas that council want to explore rezoning to R3 medium density residential spaces so new housing can be built.

The areas that could see possible rezoning for medium density housing includes the eastern side of Lismore Base Hospital, East Lismore adjacent to St Vincent’s private hospital and Lismore Golf Course.

Council have also indicated that there are a possible 2444 urban residential lots that have Development Applications lodged or approved.

The report also says there are “small pockets of undeveloped village and large lot residential zoned land at Clunes, Richmond Hill, Mcleans Ridges and Tullera” which could be explored.

Land had already been rezoned for housing without much development in the recent past.

What about the CBD?

The discussion papers' second recommendation makes a commitment to protection of the CBD and land on the eastern side of the Wilson River, however the Insurance Council of Australia says the CBD will be uninsurable without flood mitigation efforts.

Council says “future flood mitigation measures will be determined in a new Flood plain Risk Management plan” alongside the CSIRO’s study into the Richmond and Wilson River catchments.

Council could “de-risk” the CBD over the next 20 years.

Will the CBD stay the same?

In the short term the CBD will rebuild with flood mitigation works, however in the long term a new commercial centre could be built elsewhere.

The fourth recommendation of the discussion paper made it clear that “preliminary design and feasibility work is undertaken to establish whether a new commercial or mixed-use centre could be used in the location of the golf course at East Lismore in the longer term (20+ years)”.

Lismore Golf Course has been earmarked as a potential site for a new mixed-use or commercial centre in Lismore. Picture: Lismore City Council.

The golf course is out of flood danger and close to St Vincent’s private hospital and Southern Cross University.

What will happen to the golf course?

Nothing yet. This is a suggestion and could become part of a long term plan.

However, if the recommendation does come to fruition, the paper also indicates that a new golf course could be created on residential land that could be converted to “open space in North and South Lismore”.

I can’t afford insurance, does the paper mention anything about support for businesses?

Yes. While many CBD businesses have found insurance unattainable, Council will advocate for a Federally funded reinsurance guarantee similar the North Queensland guarantee for cyclones to provide certainty to CBD businesses.

What will happen to the industrial precinct in South Lismore?

The report said a total of 649 commercial and industrial buildings were impacted by the flood in the Lismore local government area with 11 destroyed and 241 with severe flood impacts.

Lismore City Council are exploring the possibility of an expanded Goonellabah industrial precinct. Picture: Lismore City Council.

The paper says that a “cost/benefit analysis should be undertaken to provide a better understanding of the ongoing cost of flooding in industrial areas... versus a relocation to new industrial land outside of flood”.

The third recommendation was a plan to investigate expansion of the Goonellabah Industrial Precinct with approximately 60 hectares of land to be examined for possible rezoning to industrial land.

What did the other recommendations say?

The sixth recommendation included a provision to ensure affordable housing was a core part of Lismore’s regrowth with “all land identified for future residential rezoning... will be included in Lismore’s Affordable Housing Contribution Scheme”.

Recommendation seven says council will review the infrastructure delivery program to fast-track infrastructure like water and sewerage to keep up with the delivery of new housing.

You can make a submission here.