Broadmarsh flood map & planning overlays
A planning-constraint profile of Broadmarsh
(Southern Midlands, TAS) - 87.28 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
87.28 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Broadmarsh'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 Broadmarsh
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: observed, lowest 7,000 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.
Broadmarsh at a glance
How Broadmarsh is zoned
Buying in Broadmarsh? The zone and code overlays on this page are the Tasmanian Planning Scheme controls a section 337 certificate reports for a title.
Across its 87.28 km², Broadmarsh is highly constrained by planning overlays. About 7% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 36 heritage-listed sites on record, and the dominant land-use zone is Rural. The median lot measures about 107,319 m² across 156 parcels.
Who lives in Broadmarsh
Census 2021 figures published by the ABS for the Broadmarsh 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 955, and decile 6 within Tasmania. The national average is 1000.
Age profile
Share of Broadmarsh's 160 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Southern Midlands, the wider ABS statistical area containing Broadmarsh. There is no annual population series published at suburb level, so this describes the surrounding area rather than Broadmarsh itself.
5,830 in 2001 to 6,998 in 2025, up 20%.
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.
Broadmarsh 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 Broadmarsh 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.
Aircraft have been seen below 3,000 ft over about 1% of Broadmarsh. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Published flood models are held here: a Flood Model Report is available for about 90 Broadmarsh addresses (+$9 with the planning report).
See what's in the $9 report →Broadmarsh planning - frequently asked
Is Broadmarsh flood-prone?
About 7% of Broadmarsh falls within a mapped flood overlay, against the council-wide suburb average of 8%. Modelled flood depth, velocity and flood level are held for about 90 Broadmarsh addresses, from published flood studies; the free check on the Flood Model Report page says whether a model reaches a given address.
Is Broadmarsh bushfire-prone?
Around 100% of Broadmarsh is mapped as bushfire-prone, compared with a Southern Midlands average of 100%.
Is Broadmarsh under a flight path?
Aircraft were observed below 3,000 ft over about 1% of Broadmarsh, and over about 4% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 26 Sep 2026). The lowest measured aircraft was at 1,000 ft, with an average of 3,000 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 Broadmarsh?
The dominant planning zone in Broadmarsh is Rural, though the suburb also includes Agriculture and Environmental Management.
Does Broadmarsh have heritage-listed places?
Broadmarsh has 36 heritage-listed places on record.
What is the typical lot size in Broadmarsh?
Across 156 surveyed parcels in Broadmarsh, the median lot size is about 107,319 m².
What is the population of Broadmarsh?
At the 2021 Census Broadmarsh had 160 usual residents, with a median age of 44 and an average household size of 2.7 people. The wider Southern Midlands statistical area, which contains Broadmarsh, went from 5,830 people in 2001 to 6,998 in 2025, up 20%.
Is Broadmarsh an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Broadmarsh scores 955 and sits in decile 4 of 10 nationally and decile 6 within Tasmania (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Broadmarsh?
Median household income in Broadmarsh was $1,562 a week at the 2021 Census, against $1,292 for the typical suburb in Southern Midlands. Median rent was $285 a week and the median mortgage repayment $1,509 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Elderslie | 7.0 km | 8% | 100% |
| Dromedary Brighton |
9.2 km | 8% | 95% |
| Magra Derwent Valley |
9.5 km | 5% | 100% |
| Brighton Brighton |
9.7 km | 10% | 92% |
| Black Hills Derwent Valley |
9.9 km | 3% | 100% |
| Bagdad | 10.0 km | 5% | 100% |
| Dysart | 12.2 km | 5% | 100% |
| Pontville | 12.3 km | 13% | 98% |
| Boyer Derwent Valley |
12.3 km | 9% | 91% |
| Mangalore | 12.5 km | 7% | 100% |