Ben Lomond flood map & planning overlays
A planning-constraint profile of Ben Lomond
(Northern Midlands, TAS) - 182.7 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
182.7 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Ben Lomond's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Ben Lomond
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 26 Sep 2026
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.
Ben Lomond at a glance
How Ben Lomond is zoned
Buying in Ben Lomond? The zone and code overlays on this page are the Tasmanian Planning Scheme controls a section 337 certificate reports for a title.
Across its 182.7 km², Ben Lomond is highly constrained by planning overlays. About 3% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. The dominant land-use zone is Environmental Management. The median lot measures about 397,350 m² across 6 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 965, and decile 7 within Tasmania. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Northern Midlands, 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.
3,727 in 2001 to 3,883 in 2025, up 4%.
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 | Mapped | the Tasmanian Planning Scheme and the LIST (Land Tasmania) |
| Bushfire-prone mapping | Mapped | the Tasmanian Planning Scheme and the LIST (Land Tasmania) |
| Zoning | Mapped | the Tasmanian Planning Scheme and the LIST (Land Tasmania) |
| Heritage and environment | Mapped where published | the Tasmanian Planning Scheme and the LIST (Land Tasmania) |
| Aircraft noise contours (ANEF) | Not held | the Tasmanian Planning Scheme and the LIST (Land Tasmania), 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 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.
Published flood models are held over parts of Ben Lomond. The free check tells you whether one reaches an address; where it does, a Flood Model Report is +$9 with the planning report.
See what's in the $9 report →Ben Lomond planning - frequently asked
Is Ben Lomond flood-prone?
About 3% of Ben Lomond falls within a mapped flood overlay, against the council-wide suburb average of 12%. Published flood models are held over parts of Ben Lomond; the free check on the Flood Model Report page says whether one reaches a given address.
Is Ben Lomond bushfire-prone?
Around 100% of Ben Lomond is mapped as bushfire-prone, compared with a Northern Midlands average of 99%.
Is Ben Lomond under a flight path?
No aircraft were observed over Ben Lomond in the period sampled (4 Sep 2026 to 26 Sep 2026). 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 Ben Lomond?
The dominant planning zone in Ben Lomond is Environmental Management, though the suburb also includes Agriculture and Rural.
Does Ben Lomond have heritage-listed places?
No heritage-listed places are on record within Ben Lomond.
What is the typical lot size in Ben Lomond?
Across 6 surveyed parcels in Ben Lomond, the median lot size is about 397,350 m².
Is Ben Lomond an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Ben Lomond scores 965 and sits in decile 4 of 10 nationally and decile 7 within Tasmania (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Rossarden | 11.4 km | 4% | 100% |
| Upper Blessington Launceston |
14.1 km | 7% | 100% |
| Upper Esk Break O'Day |
14.8 km | 5% | 100% |
| Deddington | 15.9 km | 6% | 100% |
| Mangana Break O'Day |
16.0 km | 4% | 100% |
| Burns Creek Launceston |
19.0 km | 7% | 100% |
| Blessington Launceston |
20.4 km | 10% | 100% |
| Nile | 25.1 km | 25% | 100% |
| Tayene Launceston |
25.5 km | 5% | 100% |
| Fingal Break O'Day |
26.0 km | 13% | 100% |