Broken Dam zoning & planning overlays
A planning-constraint profile of Broken Dam
(Snowy Monaro Regional, NSW) - 106.39 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
106.39 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 Broken Dam'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
Aircraft noise and flight paths over Broken Dam
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.
Broken Dam at a glance
How Broken Dam is zoned
Buying in Broken Dam? 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 106.39 km², Broken Dam 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 2 heritage-listed sites on record, and the dominant land-use zone is National Parks and Nature Reserves. The median lot measures about 1,981 m² across 26 parcels.
Who lives in Broken Dam
Census 2021 figures published by the ABS for the Broken Dam suburb boundary itself, not a wider region.
Population trend, 2001 to 2025
Estimated resident population of Cooma Surrounds, the wider ABS statistical area containing Broken Dam. There is no annual population series published at suburb level, so this describes the surrounding area rather than Broken Dam itself.
2,932 in 2001 to 3,577 in 2025, up 22%.
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.
Broken Dam 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 | 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 Broken Dam 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 Broken Dam lot.
See what's in the $9 report →Broken Dam planning - frequently asked
Is Broken Dam flood-prone?
We don't yet hold flood mapping covering Broken Dam, 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. Snowy Monaro Regional is the authority to check for flood mapping in this area.
Is Broken Dam bushfire-prone?
Around 100% of Broken Dam is mapped as bushfire-prone, compared with a Snowy Monaro Regional average of 57%.
Is Broken Dam under a flight path?
No aircraft were observed over Broken Dam 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 Broken Dam?
The dominant planning zone in Broken Dam is National Parks and Nature Reserves, though the suburb also includes Special Activities and Primary Production.
Does Broken Dam have heritage-listed places?
Broken Dam has 2 heritage-listed places on record.
What is the typical lot size in Broken Dam?
Across 26 surveyed parcels in Broken Dam, the median lot size is about 1,981 m².
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Providence Portal | 6.7 km | Not mapped | 95% |
| Kiandra | 10.0 km | Not mapped | 100% |
| Cabramurra Snowy Valleys |
13.2 km | Not mapped | 100% |
| Tolbar | 13.5 km | Not mapped | 91% |
| Anglers Reach | 13.5 km | Not mapped | 42% |
| Gooandra | 14.1 km | Not mapped | 98% |
| Old Adaminaby | 16.3 km | Not mapped | 28% |
| Nungar | 16.5 km | Not mapped | 100% |
| Braemar Bay | 19.8 km | Not mapped | 37% |
| Eucumbene | 21.2 km | Not mapped | 90% |