Primrose Sands flood map & planning overlays
A planning-constraint profile of Primrose Sands
(Sorell, TAS) - 6.82 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
6.82 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Primrose Sands'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 Primrose Sands
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
typical observed square 6 a day
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.
Primrose Sands at a glance
How Primrose Sands is zoned
Buying in Primrose Sands? The zone and code overlays on this page are the Tasmanian Planning Scheme controls a section 337 certificate reports for a title.
Across its 6.82 km², Primrose Sands is highly constrained by planning overlays. About 14% of the suburb sits within a mapped flood overlay, and 83% is flagged bushfire-prone. The dominant land-use zone is Rural. The median lot measures about 635 m² across 1,443 parcels.
Who lives in Primrose Sands
Census 2021 figures published by the ABS for the Primrose Sands 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 872, and decile 2 within Tasmania. The national average is 1000.
Age profile
Share of Primrose Sands's 1,209 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Dodges Ferry - Lewisham, the wider ABS statistical area containing Primrose Sands. There is no annual population series published at suburb level, so this describes the surrounding area rather than Primrose Sands itself.
5,716 in 2001 to 9,122 in 2025, up 60%.
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.
Primrose Sands 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 Primrose Sands 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 20% of Primrose Sands. 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 1,300 Primrose Sands addresses (+$9 with the planning report).
See what's in the $9 report →Primrose Sands planning - frequently asked
Is Primrose Sands flood-prone?
About 14% of Primrose Sands falls within a mapped flood overlay, against the council-wide suburb average of 12%. Modelled flood depth, velocity and flood level are held for about 1,300 Primrose Sands addresses, from published flood studies; the free check on the Flood Model Report page says whether a model reaches a given address.
Is Primrose Sands bushfire-prone?
Around 83% of Primrose Sands is mapped as bushfire-prone, compared with a Sorell average of 92%.
Is Primrose Sands under a flight path?
Aircraft were observed below 3,000 ft over about 20% of Primrose Sands, and over about 23% 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 2,000 ft. At the busiest point in the suburb about 13 aircraft a day were recorded passing over one 500 m square. 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 Primrose Sands?
The dominant planning zone in Primrose Sands is Rural, though the suburb also includes Low Density Residential and Rural Living.
Does Primrose Sands have heritage-listed places?
No heritage-listed places are on record within Primrose Sands.
What is the typical lot size in Primrose Sands?
Across 1,443 surveyed parcels in Primrose Sands, the median lot size is about 635 m².
What is the population of Primrose Sands?
At the 2021 Census Primrose Sands had 1,209 usual residents, with a median age of 54 and an average household size of 1.9 people. The wider Dodges Ferry - Lewisham statistical area, which contains Primrose Sands, went from 5,716 people in 2001 to 9,122 in 2025, up 60%.
Is Primrose Sands an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Primrose Sands scores 872 and sits in decile 1 of 10 nationally and decile 2 within Tasmania (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Primrose Sands?
Median household income in Primrose Sands was $922 a week at the 2021 Census, against $1,352 for the typical suburb in Sorell. Median rent was $300 a week and the median mortgage repayment $1,062 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Carlton | 3.9 km | 13% | 94% |
| Connellys Marsh | 4.4 km | 21% | 100% |
| Carlton River | 4.8 km | 7% | 100% |
| Dodges Ferry | 5.2 km | 16% | 72% |
| Lewisham | 8.3 km | 11% | 89% |
| Dunalley | 8.5 km | 11% | 99% |
| Forcett | 8.5 km | 6% | 100% |
| Copping | 10.2 km | 8% | 100% |
| Sloping Main Tasman |
11.7 km | 14% | 100% |
| Boomer Bay | 13.3 km | 14% | 100% |