Ashby flood map & planning overlays
A planning-constraint profile of Ashby
(Clarence Valley, NSW) - 13.96 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 26 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
13.96 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Ashby's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Ashby
Two different things, kept apart on purpose. The ANEF contour is the planning instrument - a forecast published per airport that planning schemes use to control noise-sensitive development. Observed overflight is what a sampled aircraft-tracking feed actually recorded over the suburb - where aircraft flew, how low and how often.
Observed overflight - sampled to
Night movements: not established - night is sampled as often as day, but too few night flights have been seen here to conclude either way.
Traffic is sampled rather than watched continuously, so every figure is a floor: aircraft not captured between samples are not represented. Rates are per 500 m square - the busiest square in the suburb, not a count of flights over the suburb - and a square is only rated where enough traffic was seen to measure it. Altitudes are above mean sea level. Flight paths change with runway use, weather, season and airspace design. This is a record of observed traffic; it is not a noise contour and not a planning control.
Ashby at a glance
How Ashby is zoned
Buying in Ashby? The zoning, flood and bushfire lines on the section 10.7 certificate attached to the contract are mapped controls - see our s10.7 certificate guide.
Across its 13.96 km², Ashby is highly constrained by planning overlays. About 35% of the suburb sits within a mapped flood overlay, and 87% is flagged bushfire-prone. There are 5 heritage-listed sites on record, and the dominant land-use zone is Large Lot Residential. The median lot measures about 8,110 m² across 243 parcels.
Who lives in Ashby
Census 2021 figures published by the ABS for the Ashby suburb boundary itself, not a wider region.
Socio-economic standing
ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.
Score 990, and decile 5 within New South Wales. The national average is 1000.
Age profile
Share of Ashby's 316 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Grafton Surrounds, the wider ABS statistical area containing Ashby. There is no annual population series published at suburb level, so this describes the surrounding area rather than Ashby itself.
14,917 in 2001 to 18,099 in 2025, up 21%.
Source: ABS Census 2021 and SEIFA 2021 (Suburbs and Localities), Regional Population (SA2), CC BY 4.0. Small counts are randomly adjusted by the ABS.
Ashby data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Bushfire-prone mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Zoning | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Heritage and environment | Mapped where published | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Aircraft noise contours (ANEF) | Not held | NSW Government spatial services, NSW ePlanning and published council flood studies, Defence |
| Observed flight paths | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 26 September 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
Check a specific Ashby address
See exactly which overlays touch a single property - the interactive map is free. Need it on paper? A full planning PDF is just $9.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Ashby lot.
See what's in the $9 report →Ashby planning - frequently asked
Is Ashby flood-prone?
About 35% of Ashby falls within a mapped flood overlay, against the council-wide suburb average of 24%.
Is Ashby bushfire-prone?
Around 87% of Ashby is mapped as bushfire-prone, compared with a Clarence Valley average of 94%.
Is Ashby under a flight path?
No aircraft were observed over Ashby in the period sampled (recent weeks to now). Sampling is intermittent, so that is a floor rather than proof that none fly over. Traffic is sampled rather than watched continuously and flight paths change with runway use, weather and season; the ANEF contour is the planning instrument.
What is the zoning in Ashby?
The dominant planning zone in Ashby is Large Lot Residential, though the suburb also includes Rural Landscape and Environmental Management.
Does Ashby have heritage-listed places?
Ashby has 5 heritage-listed places on record.
What is the typical lot size in Ashby?
Across 243 surveyed parcels in Ashby, the median lot size is about 8,110 m². There are also 6 registered easements mapped in the suburb.
What is the population of Ashby?
At the 2021 Census Ashby had 316 usual residents, with a median age of 61 and an average household size of 2.0 people. The wider Grafton Surrounds statistical area, which contains Ashby, went from 14,917 people in 2001 to 18,099 in 2025, up 21%.
Is Ashby an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Ashby scores 990 and sits in decile 6 of 10 nationally and decile 5 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Ashby?
Median household income in Ashby was $1,113 a week at the 2021 Census, against $1,187 for the typical suburb in Clarence Valley. Median rent was $350 a week and the median mortgage repayment $1,300 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Ashby Island | 2.6 km | 100% | 80% |
| Maclean | 2.6 km | 65% | 61% |
| Townsend | 4.3 km | 46% | 73% |
| Ilarwill | 5.1 km | 32% | 97% |
| James Creek | 5.5 km | 56% | 94% |
| Ashby Heights | 6.1 km | 13% | 99% |
| Harwood | 6.8 km | 99% | 80% |
| Warregah Island | 6.9 km | 100% | 82% |
| Gulmarrad | 7.7 km | 30% | 98% |
| South Arm | 7.9 km | 68% | 96% |