Heytesbury Lower flood map & planning overlays
Heytesbury Lower holds 36 ha farms, 10% flood.
Free map preview, then PDF reports from $9 - about the price of an iced latte on a public holiday.
A planning-constraint profile of Heytesbury Lower
(Corangamite, VIC) - 19.39 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 24 October 2026.
Constraint readout
19.39 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Heytesbury Lower'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 Heytesbury Lower
The ANEF contour is a published planning forecast and observed overflight is what a sampled tracking feed recorded - neither describes any individual property.
Observed overflight - sampled 4 Sep to 24 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.
How this is measured
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.
Heytesbury Lower at a glance
How Heytesbury Lower is zoned
Selling in Heytesbury Lower? The zoning and planning overlays on this page are the controls a Section 32 vendor statement discloses.
Across its 19.39 km², Heytesbury Lower is highly constrained by planning overlays. About 10% 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 Farming Zone (FZ1). The median lot measures about 363,486 m² across 41 parcels.
Who lives in Heytesbury Lower
Census 2021 figures published by the ABS for the Heytesbury Lower 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 1030, and decile 8 within Victoria. The national average is 1000.
Population trend, 2001 to 2025
Estimated resident population of Corangamite - South, the wider ABS statistical area containing Heytesbury Lower. There is no annual population series published at suburb level, so this describes the surrounding area rather than Heytesbury Lower itself.
7,914 in 2001 to 7,089 in 2025, down 10%.
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.
Heytesbury Lower 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 | Vicmap Planning and Victorian Government spatial services |
| Bushfire-prone mapping | Mapped | Vicmap Planning and Victorian Government spatial services |
| Zoning | Mapped | Vicmap Planning and Victorian Government spatial services |
| Heritage and environment | Mapped where published | Vicmap Planning and Victorian Government spatial services |
| Aircraft noise contours (ANEF) | Not held | Vicmap Planning and Victorian Government spatial services, 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 24 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 Heytesbury Lower 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 →Aircraft have been seen below 3,000 ft over about 21% of Heytesbury Lower. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and the indicative soil reactivity range to expect for a Heytesbury Lower lot.
Heytesbury Lower planning - frequently asked
Is Heytesbury Lower flood-prone?
About 10% of Heytesbury Lower falls within a mapped flood overlay, against the council-wide suburb average of 10%.
Is Heytesbury Lower bushfire-prone?
Around 100% of Heytesbury Lower is mapped as bushfire-prone, compared with a Corangamite average of 96%.
Is Heytesbury Lower under a flight path?
Aircraft were observed below 3,000 ft over about 21% of Heytesbury Lower, and over about 27% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 24 Oct 2026). The lowest measured aircraft was at 500 ft, with an average of 2,500 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 Heytesbury Lower?
The dominant planning zone in Heytesbury Lower is Farming Zone (FZ1), though the suburb also includes Farming Zone (FZ) and Rural Conservation Zone (RCZ1).
Does Heytesbury Lower have heritage-listed places?
Heytesbury Lower has 1 heritage-listed place on record.
What is the typical lot size in Heytesbury Lower?
Across 41 surveyed parcels in Heytesbury Lower, the median lot size is about 363,486 m². There are also 36 registered easements mapped in the suburb.
Is Heytesbury Lower an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Heytesbury Lower scores 1030 and sits in decile 8 of 10 nationally and decile 8 within Victoria (decile 1 is the most disadvantaged tenth, decile 10 the least).
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Peterborough | 2.8 km | 15% | 94% |
| Timboon West | 4.1 km | Not mapped | 100% |
| Curdievale | 5.9 km | 7% | 100% |
| Paaratte | 6.2 km | Not mapped | 100% |
| Nirranda South Moyne |
8.4 km | 3% | 100% |
| Nirranda East Moyne |
9.6 km | 5% | 100% |
| Newfield | 10.2 km | <1% | 100% |
| Timboon | 10.8 km | 4% | 100% |
| Nullawarre Moyne |
11.2 km | 0% | 100% |
| Brucknell | 11.7 km | 4% | 100% |