Tibbuc zoning & planning overlays
A planning-constraint profile of Tibbuc
(Mid-Coast, NSW) - 38.53 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 19 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
38.53 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 Tibbuc'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 Tibbuc
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.
Tibbuc at a glance
How Tibbuc is zoned
Buying in Tibbuc? 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 38.53 km², Tibbuc 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. The dominant land-use zone is Primary Production. The median lot measures about 81,629 m² across 49 parcels.
Who lives in Tibbuc
Census 2021 figures published by the ABS for the Tibbuc 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 978, and decile 5 within New South Wales. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Gloucester, the wider ABS statistical area containing Tibbuc. There is no annual population series published at suburb level, so this describes the surrounding area rather than Tibbuc itself.
4,888 in 2001 to 5,379 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.
Tibbuc 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 19 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 Tibbuc 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 Tibbuc lot.
See what's in the $9 report →Tibbuc planning - frequently asked
Is Tibbuc flood-prone?
We don't yet hold flood mapping covering Tibbuc, 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. Mid-Coast is the authority to check for flood mapping in this area.
Is Tibbuc bushfire-prone?
Around 100% of Tibbuc is mapped as bushfire-prone, compared with a Mid-Coast average of 94%.
Is Tibbuc under a flight path?
No aircraft were observed over Tibbuc 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 Tibbuc?
The dominant planning zone in Tibbuc is Primary Production, though the suburb also includes Environmental Management and National Parks and Nature Reserves.
Does Tibbuc have heritage-listed places?
No heritage-listed places are on record within Tibbuc.
What is the typical lot size in Tibbuc?
Across 49 surveyed parcels in Tibbuc, the median lot size is about 81,629 m². There are also 1 registered easements mapped in the suburb.
Is Tibbuc an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Tibbuc scores 978 and sits in decile 5 of 10 nationally and decile 5 within New South Wales (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Bretti | 4.2 km | Not mapped | 100% |
| Woko | 5.6 km | Not mapped | 100% |
| Rookhurst | 5.8 km | Not mapped | 100% |
| Cundle Flat | 8.4 km | Not mapped | 100% |
| Bowman Farm | 8.5 km | Not mapped | 100% |
| Coneac | 8.9 km | Not mapped | 100% |
| Callaghans Creek | 10.8 km | Not mapped | 100% |
| Khatambuhl | 12.0 km | Not mapped | 100% |
| Bowman | 12.5 km | Not mapped | 100% |
| Craven Plateau | 13.1 km | Not mapped | 100% |