Hagley flood map & planning overlays
A planning-constraint profile of Hagley
(Meander Valley, TAS) - 64.26 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 3 October 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
64.26 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Hagley'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 Hagley
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 3 Oct 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.
Hagley at a glance
How Hagley is zoned
Buying in Hagley? The zone and code overlays on this page are the Tasmanian Planning Scheme controls a section 337 certificate reports for a title.
Across its 64.26 km², Hagley is highly constrained by planning overlays. About 16% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 12 heritage-listed sites on record, and the dominant land-use zone is Agriculture. The median lot measures about 9,756 m² across 227 parcels.
Who lives in Hagley
Census 2021 figures published by the ABS for the Hagley 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 975, and decile 8 within Tasmania. The national average is 1000.
Age profile
Share of Hagley's 340 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Westbury, the wider ABS statistical area containing Hagley. There is no annual population series published at suburb level, so this describes the surrounding area rather than Hagley itself.
4,015 in 2001 to 4,740 in 2025, up 18%.
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.
Hagley 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 3 October 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 Hagley 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 3% of Hagley. 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 150 Hagley addresses (+$9 with the planning report).
See what's in the $9 report →Hagley planning - frequently asked
Is Hagley flood-prone?
About 16% of Hagley falls within a mapped flood overlay, against the council-wide suburb average of 15%. Modelled flood depth, velocity and flood level are held for about 150 Hagley addresses, from published flood studies; the free check on the Flood Model Report page says whether a model reaches a given address.
Is Hagley bushfire-prone?
Around 100% of Hagley is mapped as bushfire-prone, compared with a Meander Valley average of 99%.
Is Hagley under a flight path?
Aircraft were observed below 3,000 ft over about 3% of Hagley, and over about 8% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 3 Oct 2026). The lowest measured aircraft was at 1,500 ft, with an average of 3,500 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 Hagley?
The dominant planning zone in Hagley is Agriculture, though the suburb also includes Utilities and Community Purpose.
Does Hagley have heritage-listed places?
Hagley has 12 heritage-listed places on record.
What is the typical lot size in Hagley?
Across 227 surveyed parcels in Hagley, the median lot size is about 9,756 m².
What is the population of Hagley?
At the 2021 Census Hagley had 340 usual residents, with a median age of 42 and an average household size of 2.7 people. The wider Westbury statistical area, which contains Hagley, went from 4,015 people in 2001 to 4,740 in 2025, up 18%.
Is Hagley an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Hagley scores 975 and sits in decile 5 of 10 nationally and decile 8 within Tasmania (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Hagley?
Median household income in Hagley was $1,839 a week at the 2021 Census, against $1,278 for the typical suburb in Meander Valley. Median rent was $213 a week and the median mortgage repayment $1,192 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Quamby Bend | 6.2 km | 22% | 100% |
| Whitemore | 7.0 km | 15% | 100% |
| Oaks | 8.0 km | 18% | 100% |
| Westbury | 8.1 km | 14% | 98% |
| Westwood | 8.3 km | 15% | 100% |
| Carrick | 9.8 km | 22% | 99% |
| Selbourne | 11.2 km | 19% | 100% |
| Cluan | 11.5 km | 12% | 100% |
| Bishopsbourne Northern Midlands |
11.9 km | 25% | 100% |
| Rosevale | 12.0 km | 12% | 100% |