Thomson (Mount Baw Baw) flood map & planning overlays
A planning-constraint profile of Thomson (Mount Baw Baw)
(Baw Baw, VIC) - 157.72 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 5 September 2026.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
Constraint readout
157.72 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Thomson (Mount Baw Baw)'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.
Nearby suburbs, nearest first
Thomson (Mount Baw Baw) at a glance
How Thomson (Mount Baw Baw) is zoned
Selling in Thomson (Mount Baw Baw)? 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 Thomson (Mount Baw Baw) address.
Across its 157.72 km², Thomson (Mount Baw Baw) is highly constrained by planning overlays. About 14% of the suburb sits within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 10 heritage-listed sites on record, and the dominant land-use zone is Public Conservation and Resource Zone (PCRZ). The median lot measures about 560,048 m² across 33 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.
Thomson (Mount Baw Baw) data sources and coverage
Every figure below is an aggregate for the suburb boundary. “Not mapped” means LayeredGeo does not hold a source layer covering this suburb; it is never an all-clear for a particular property.
| 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 |
| Demographics | Not available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 5 September 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
What a $9 report adds for a Thomson (Mount Baw Baw) address
This page is the suburb; the report is your lot. For any Thomson (Mount Baw Baw) address it resolves, on the lot boundary:
- The zone and every planning overlay that touches the lot, in the scheme's own labels
- Which flood overlay categories reach the lot
- Whether the lot is in bushfire-prone mapping, and what that triggers for a build
- Whether the lot, or a neighbour, is one of the 10 heritage-listed places on record
- A coverage disclosure: exactly which layers were, and were not, assessed
The interactive map is free - check an address below.
Geotechnical desktop report for a Thomson (Mount Baw Baw) lot
The planning report tells you what you may build. The geotechnical desktop report tells you what the ground under a Thomson (Mount Baw Baw) address is likely to do - before you pay for a site investigation.
- Mapped geology and soil landscape on the lot
- Indicative AS 2870 site class, with the evidence behind it
- Nearby bore logs and groundwater records
- Acid sulfate soil and reactive clay screening
- Contours, slope and site elevation
- What the desktop evidence cannot tell you, stated plainly
Check a specific Thomson (Mount Baw Baw) 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 →Thomson (Mount Baw Baw) planning - frequently asked
Where can I see a flood map of Thomson (Mount Baw Baw)?
The schematic on this page is a Thomson (Mount Baw Baw) flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 14% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Thomson (Mount Baw Baw) address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Thomson (Mount Baw Baw) flood-prone?
About 14% of Thomson (Mount Baw Baw) falls within a mapped flood overlay, against the council-wide suburb average of 6%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Thomson (Mount Baw Baw) bushfire-prone?
Around 100% of Thomson (Mount Baw Baw) is mapped as bushfire-prone, compared with a Baw Baw average of 100%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Thomson (Mount Baw Baw)?
The dominant planning zone in Thomson (Mount Baw Baw) is Public Conservation and Resource Zone (PCRZ), though the suburb also includes Farming Zone (FZ) and Rural Activity Zone (RAZ). Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Thomson (Mount Baw Baw) have heritage-listed places?
Thomson (Mount Baw Baw) has 10 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 Thomson (Mount Baw Baw)?
Across 33 surveyed parcels in Thomson (Mount Baw Baw), the median lot size is about 560,048 m².
Do I need a planning report for a Thomson (Mount Baw Baw) property?
A Thomson (Mount Baw Baw) planning report pulls every overlay - zoning, flood, bushfire, heritage, environmental and noise - that touches a single lot, on live council and state data. The interactive map preview is free; the full PDF report is $9.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Aberfeldy | 7.8 km | 0% | 100% |
| Baw Baw | 8.3 km | 0% | 100% |
| Toombon | 10.3 km | 0% | 100% |
| Baw Baw Village Mount Baw Baw Alpine Resort (Uninc) |
11.3 km | 0% | 100% |
| Jericho | 14.6 km | 0% | 100% |
| Tanjil Bren | 19.2 km | 0% | 100% |
| Caringal | 20.3 km | 0% | 100% |
| Amor | 20.5 km | 0% | 100% |
| Matlock Mansfield |
20.7 km | 0% | 100% |
| Yangoura Wellington |
21.6 km | 0% | 100% |