Ben Lomond zoning & planning overlays
A planning-constraint profile of Ben Lomond
(Armidale Regional, NSW) - 280.2 km², mapped from live council and
state overlay data. This suburb is highly constrained on the overlays we could measure - no flood mapping covers this suburb, so this is not a suburb-wide verdict.
Profile updated 26 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
280.2 km² - this suburb is highly constrained on the overlays we could measure - no flood mapping covers this suburb, so this is not a suburb-wide verdict.
Elevation hillshade with street names, clipped to Ben Lomond's boundary, with the bushfire and environmental overlays drawn on top. No flood layer is drawn because we hold no flood mapping for this area.
Nearby suburbs, nearest first
Ben Lomond at a glance
How Ben Lomond is zoned
Buying in Ben Lomond? 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 280.2 km², Ben Lomond is highly constrained by the planning overlays we hold. We hold no flood mapping covering this suburb, so no flood figure is shown - that is a gap in our data, not an all-clear. Of what is mapped, 100% is flagged bushfire-prone. There are 12 heritage-listed sites on record, and the dominant land-use zone is Primary Production. The median lot measures about 15,489 m² across 712 parcels.
Who lives in Ben Lomond
Census 2021 figures published by the ABS for the Ben Lomond 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 994, and decile 5 within New South Wales. The national average is 1000.
Age profile
Share of Ben Lomond's 135 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Armidale Surrounds - North, the wider ABS statistical area containing Ben Lomond. There is no annual population series published at suburb level, so this describes the surrounding area rather than Ben Lomond itself.
4,282 in 2001 to 4,692 in 2025, up 10%.
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.
Ben Lomond data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Not 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 | Watched, not yet sampled here | 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 Ben Lomond 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 Ben Lomond lot.
See what's in the $9 report →Ben Lomond planning - frequently asked
Is Ben Lomond flood-prone?
We don't yet hold flood mapping covering Ben Lomond, so this page can't say how much of the suburb is flood-affected - that is a gap in our data, not an indication that the suburb is free of flood risk. Armidale Regional is the authority to check for flood mapping in this area.
Is Ben Lomond bushfire-prone?
Around 100% of Ben Lomond is mapped as bushfire-prone, compared with a Armidale Regional average of 96%.
What is the zoning in Ben Lomond?
The dominant planning zone in Ben Lomond is Primary Production, though the suburb also includes Village and Environmental Management.
Does Ben Lomond have heritage-listed places?
Ben Lomond has 12 heritage-listed places on record.
What is the typical lot size in Ben Lomond?
Across 712 surveyed parcels in Ben Lomond, the median lot size is about 15,489 m². There are also 8 registered easements mapped in the suburb.
What is the population of Ben Lomond?
At the 2021 Census Ben Lomond had 135 usual residents, with a median age of 47 and an average household size of 2.4 people. The wider Armidale Surrounds - North statistical area, which contains Ben Lomond, went from 4,282 people in 2001 to 4,692 in 2025, up 10%.
Is Ben Lomond an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Ben Lomond scores 994 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 Ben Lomond?
Median household income in Ben Lomond was $1,231 a week at the 2021 Census, against $1,552 for the typical suburb in Armidale Regional. Median rent was $125 a week and the median mortgage repayment $650 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Maybole Inverell |
11.0 km | Not mapped | 55% |
| Llangothlin | 12.1 km | Not mapped | 97% |
| Glencoe Glen Innes Severn |
13.3 km | Not mapped | 100% |
| Wandsworth | 15.0 km | Not mapped | 74% |
| Paradise Inverell |
18.9 km | Not mapped | 22% |
| Tubbamurra | 19.9 km | Not mapped | 100% |
| Furracabad Glen Innes Severn |
20.9 km | Not mapped | 100% |
| Brushy Creek | 21.6 km | Not mapped | 100% |
| Falconer | 22.0 km | Not mapped | 99% |
| Tenterden | 22.0 km | Not mapped | 100% |