Lower Marshes flood map & planning overlays
A planning-constraint profile of Lower Marshes
(Central Highlands, TAS) - 75.49 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
75.49 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Lower Marshes'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 Lower Marshes
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: observed, lowest 6,000 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.
Lower Marshes at a glance
How Lower Marshes is zoned
Buying in Lower Marshes? The zone and code overlays on this page are the Tasmanian Planning Scheme controls a section 337 certificate reports for a title.
Across its 75.49 km², Lower Marshes 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 5 heritage-listed sites on record, and the dominant land-use zone is Agriculture. The median lot measures about 39,513 m² across 74 parcels.
Who lives in Lower Marshes
Census 2021 figures published by the ABS for the Lower Marshes 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 914, and decile 3 within Tasmania. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Central Highlands, the wider ABS statistical area containing Lower Marshes. There is no annual population series published at suburb level, so this describes the surrounding area rather than Lower Marshes itself.
2,238 in 2001 to 2,494 in 2025, up 11%.
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.
Lower Marshes 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 Lower Marshes 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.
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 over parts of Lower Marshes. 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 →Lower Marshes planning - frequently asked
Is Lower Marshes flood-prone?
About 7% of Lower Marshes falls within a mapped flood overlay, against the council-wide suburb average of 9%. Published flood models are held over parts of Lower Marshes; the free check on the Flood Model Report page says whether one reaches a given address.
Is Lower Marshes bushfire-prone?
Around 100% of Lower Marshes is mapped as bushfire-prone, compared with a Central Highlands average of 96%.
Is Lower Marshes under a flight path?
Aircraft were observed over about 4% of Lower Marshes in the period sampled, but only above 3,000 ft - the lowest measured was 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 Lower Marshes?
The dominant planning zone in Lower Marshes is Agriculture, though the suburb also includes Environmental Management and Rural.
Does Lower Marshes have heritage-listed places?
Lower Marshes has 5 heritage-listed places on record.
What is the typical lot size in Lower Marshes?
Across 74 surveyed parcels in Lower Marshes, the median lot size is about 39,513 m².
Is Lower Marshes an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Lower Marshes scores 914 and sits in decile 2 of 10 nationally and decile 3 within Tasmania (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Jericho Southern Midlands |
9.5 km | 7% | 100% |
| Oatlands Southern Midlands |
9.7 km | 6% | 98% |
| Apsley | 10.4 km | 7% | 100% |
| Melton Mowbray Southern Midlands |
13.6 km | 6% | 100% |
| Bothwell | 15.4 km | 7% | 100% |
| Stonor Southern Midlands |
16.8 km | 6% | 100% |
| Tiberias Southern Midlands |
17.2 km | 57% | 100% |
| Parattah Southern Midlands |
18.2 km | 6% | 100% |
| Interlaken | 19.7 km | 22% | 85% |
| Woodbury Southern Midlands |
19.8 km | 9% | 100% |