Black Hills flood map & planning overlays
A planning-constraint profile of Black Hills (Derwent Valley, TAS) - 54.87 km², mapped from live council and state overlay data. This suburb is highly constrained.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
Constraint readout
54.87 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Black Hills's boundary, with the flood, bushfire and environmental overlays drawn on top. It shows where constraints fall; the interactive map shows them on your exact address.
Black Hills at a glance
How Black Hills is zoned
Buying in Black Hills? The zone and code overlays on this page are the Tasmanian Planning Scheme controls a section 337 certificate reports for a title - a $9 planning report pulls them at the lot level for any Black Hills address.
Across its 54.87 km², Black Hills 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. The dominant land-use zone is Rural. The median lot measures about 101,984 m² across 161 parcels. These figures are suburb-wide - the overlays that actually apply to a given lot can differ block to block, which is what a property-level check tells you.
Black Hills data sources and coverage
Every figure below is an aggregate for the suburb boundary. “Not mapped” means LayeredGeo does not hold a source layer covering this suburb; it is never an all-clear for a particular property.
| 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) |
| Demographics | Not available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 20 August 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 Black Hills 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.
See what's in the $9 report →Black Hills planning - frequently asked
Where can I see a flood map of Black Hills?
The schematic on this page is a Black Hills flood map: the mapped flood overlays drawn over the suburb's terrain and street grid. Flood lines vary block to block, so for a specific property use the free interactive map - search any Black Hills address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Black Hills flood-prone?
Flood mapping covers Black Hills and none of the suburb falls within a mapped flood overlay (the council-wide suburb average is 5%). Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Black Hills bushfire-prone?
Yes - around 100% of Black Hills is mapped as bushfire-prone, compared with a Derwent Valley average of 96%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Black Hills?
The dominant planning zone in Black Hills is Rural, though the suburb also includes Agriculture and Rural Living. Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Black Hills have heritage-listed places?
No heritage-listed places are on record within Black Hills. Even so, it is worth confirming for an individual property before any works.
What is the typical lot size in Black Hills?
Across 161 surveyed parcels in Black Hills, the median lot size is about 101,984 m². There are also 73 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.
Do I need a planning report for a Black Hills property?
A Black Hills planning report pulls every overlay - zoning, flood, bushfire, heritage and environmental - that touches a single lot, on live council and state data. The interactive map preview is free; a full PDF report is $9.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Hayes | 4.1 km | 5% | 100% |
| Magra | 5.3 km | 1% | 100% |
| Rosegarland | 5.9 km | 1% | 100% |
| Lawitta | 6.4 km | 5% | 96% |
| Plenty | 7.9 km | 8% | 100% |
| Macquarie Plains | 8.7 km | 18% | 91% |
| New Norfolk | 9.0 km | 13% | 73% |
| Boyer | 9.1 km | 5% | 91% |
| Broadmarsh Southern Midlands |
9.9 km | 2% | 100% |
| Dromedary Brighton |
10.5 km | 5% | 95% |