Gardners Bay flood map & planning overlays
A planning-constraint profile of Gardners Bay
(Huon Valley, TAS) - 19.74 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 12 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
19.74 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Gardners Bay's boundary, with the flood, bushfire and environmental overlays drawn on top.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Gardners Bay
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.
Gardners Bay at a glance
How Gardners Bay is zoned
Buying in Gardners Bay? The zone and code overlays on this page are the Tasmanian Planning Scheme controls a section 337 certificate reports for a title.
Across its 19.74 km², Gardners Bay is highly constrained by planning overlays. About 5% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. There is 1 heritage-listed site on record, and the dominant land-use zone is Rural. The median lot measures about 23,062 m² across 257 parcels.
Who lives in Gardners Bay
Census 2021 figures published by the ABS for the Gardners Bay 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 954, and decile 6 within Tasmania. The national average is 1000.
Age profile
Share of Gardners Bay's 346 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Cygnet, the wider ABS statistical area containing Gardners Bay. There is no annual population series published at suburb level, so this describes the surrounding area rather than Gardners Bay itself.
3,661 in 2001 to 5,216 in 2025, up 42%.
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.
Gardners Bay 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 12 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 Gardners Bay 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 here: a Flood Model Report is available for about 180 Gardners Bay addresses (+$9 with the planning report).
See what's in the $9 report →Gardners Bay planning - frequently asked
Is Gardners Bay flood-prone?
About 5% of Gardners Bay 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 180 Gardners Bay addresses, from published flood studies; the free check on the Flood Model Report page says whether a model reaches a given address.
Is Gardners Bay bushfire-prone?
Around 100% of Gardners Bay is mapped as bushfire-prone, compared with a Huon Valley average of 99%.
Is Gardners Bay under a flight path?
No aircraft were observed over Gardners Bay 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 Gardners Bay?
The dominant planning zone in Gardners Bay is Rural, though the suburb also includes Landscape Conservation and Rural Living.
Does Gardners Bay have heritage-listed places?
Gardners Bay has 1 heritage-listed place on record.
What is the typical lot size in Gardners Bay?
Across 257 surveyed parcels in Gardners Bay, the median lot size is about 23,062 m².
What is the population of Gardners Bay?
At the 2021 Census Gardners Bay had 346 usual residents, with a median age of 48 and an average household size of 2.3 people. The wider Cygnet statistical area, which contains Gardners Bay, went from 3,661 people in 2001 to 5,216 in 2025, up 42%.
Is Gardners Bay an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Gardners Bay scores 954 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 Gardners Bay?
Median household income in Gardners Bay was $1,051 a week at the 2021 Census, against $1,206 for the typical suburb in Huon Valley. Median rent was $243 a week and the median mortgage repayment $1,300 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Deep Bay | 3.8 km | 4% | 99% |
| Nicholls Rivulet | 4.7 km | 8% | 100% |
| Woodbridge Kingborough |
5.2 km | 5% | 99% |
| Garden Island Creek | 5.9 km | 6% | 100% |
| Birchs Bay Kingborough |
6.0 km | 4% | 100% |
| Randalls Bay | 7.0 km | 8% | 100% |
| Oyster Cove Kingborough |
7.0 km | 5% | 99% |
| Abels Bay | 7.1 km | 5% | 100% |
| Cygnet | 7.2 km | 6% | 99% |
| Kettering Kingborough |
7.7 km | 5% | 99% |