Busbys Flat flood map & planning overlays
A planning-constraint profile of Busbys Flat
(Richmond Valley, NSW) - 162.89 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 3 October 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
162.89 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Busbys Flat's boundary, with the flood, bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Busbys Flat
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 4 Sep to 2 Oct 2026
Night movements: observed, lowest 9,000 ft - night is sampled as often as day, but night traffic is light, so this is a floor and no rate can be put on it.
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.
Busbys Flat at a glance
How Busbys Flat is zoned
Buying in Busbys Flat? 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 162.89 km², Busbys Flat is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 30 heritage-listed sites on record, and the dominant land-use zone is Primary Production. The median lot measures about 325,380 m² across 152 parcels.
Who lives in Busbys Flat
Census 2021 figures published by the ABS for the Busbys Flat 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 806, and decile 1 within New South Wales. The national average is 1000.
Age profile
Share of Busbys Flat's 57 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Casino Surrounds, the wider ABS statistical area containing Busbys Flat. There is no annual population series published at suburb level, so this describes the surrounding area rather than Busbys Flat itself.
6,923 in 2001 to 7,634 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.
Busbys Flat 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 3 October 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 Busbys Flat 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.
The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Busbys Flat lot.
See what's in the $9 report →Busbys Flat planning - frequently asked
Is Busbys Flat flood-prone?
Flood mapping covers Busbys Flat and none of the suburb falls within a mapped flood overlay (the council-wide suburb average is 4%).
Is Busbys Flat bushfire-prone?
Around 100% of Busbys Flat is mapped as bushfire-prone, compared with a Richmond Valley average of 97%.
Is Busbys Flat under a flight path?
Aircraft were observed over about 7% of Busbys Flat in the period sampled, but only above 3,000 ft - the lowest measured was 5,500 ft. 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 Busbys Flat?
The dominant planning zone in Busbys Flat is Primary Production, though the suburb also includes Forestry and National Parks and Nature Reserves.
Does Busbys Flat have heritage-listed places?
Busbys Flat has 30 heritage-listed places on record.
What is the typical lot size in Busbys Flat?
Across 152 surveyed parcels in Busbys Flat, the median lot size is about 325,380 m². There are also 5 registered easements mapped in the suburb.
What is the population of Busbys Flat?
At the 2021 Census Busbys Flat had 57 usual residents, with a median age of 52 and an average household size of 2.5 people. The wider Casino Surrounds statistical area, which contains Busbys Flat, went from 6,923 people in 2001 to 7,634 in 2025, up 10%.
Is Busbys Flat an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Busbys Flat scores 806 and sits in decile 1 of 10 nationally and decile 1 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Busbys Flat?
Median household income in Busbys Flat was $575 a week at the 2021 Census, against $1,337 for the typical suburb in Richmond Valley. Median rent was $130 a week and the median mortgage repayment $1,733 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Coongbar Clarence Valley |
8.7 km | 0% | 100% |
| Kippenduff | 10.0 km | 0% | 100% |
| Wyan | 10.3 km | Not mapped | 100% |
| Pikapene Clarence Valley |
11.9 km | 0% | 100% |
| Upper Mongogarie | 12.5 km | Not mapped | 100% |
| Deep Creek Clarence Valley |
14.7 km | 0% | 100% |
| Deep Creek Kyogle |
14.7 km | 0% | 100% |
| Six Mile Swamp | 15.2 km | Not mapped | 100% |
| Louisa Creek Clarence Valley |
15.5 km | 0% | 100% |
| Clearfield | 15.7 km | Not mapped | 100% |