Cooma flood map & planning overlays
A planning-constraint profile of Cooma (Greater Shepparton, VIC) - 23.08 km², mapped from live council and state overlay data. This suburb is highly constrained.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
Constraint readout
23.08 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Cooma's boundary, with the flood, bushfire and environmental overlays drawn on top. It shows where constraints fall; the interactive map shows them on your exact address.
Cooma at a glance
How Cooma is zoned
Selling in Cooma? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses - a $9 planning report pulls them at the lot level for any Cooma address.
Across its 23.08 km², Cooma is highly constrained by planning overlays. About 20% 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 Farming Zone (FZ1). The median lot measures about 20,239 m² across 107 parcels. These figures are suburb-wide - the overlays that actually apply to a given lot can differ block to block, which is what a property-level check tells you.
Check a specific Cooma 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.
See what's in the $9 report →Cooma planning - frequently asked
Where can I see a flood map of Cooma?
The schematic on this page is a Cooma flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 20% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Cooma address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Cooma flood-prone?
About 20% of Cooma falls within a mapped flood overlay, against a Greater Shepparton average of 43%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Cooma bushfire-prone?
Yes - around 100% of Cooma is mapped as bushfire-prone, compared with a Greater Shepparton average of 88%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Cooma?
The dominant planning zone in Cooma is Farming Zone (FZ1). Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Cooma have heritage-listed places?
Cooma has 5 heritage-listed places on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.
What is the typical lot size in Cooma?
Across 107 surveyed parcels in Cooma, the median lot size is about 20,239 m². There are also 82 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.
Do I need a planning report for a Cooma property?
A Cooma planning report pulls every overlay - zoning, flood, bushfire, heritage and environmental - that touches a single lot, on live council and state data. The interactive map preview is free; a full PDF report is $9.