Thoona flood map & planning overlays
A planning-constraint profile of Thoona (Benalla, VIC) - 80.58 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
80.58 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Thoona'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.
Thoona at a glance
How Thoona is zoned
Selling in Thoona? 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 Thoona address.
Across its 80.58 km², Thoona is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay, and 100% is flagged bushfire-prone. There are 2 heritage-listed sites on record, and the dominant land-use zone is Farming Zone (FZ). The median lot measures about 42,580 m² across 344 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 Thoona 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 →Thoona planning - frequently asked
Where can I see a flood map of Thoona?
The schematic on this page is a Thoona flood map: the mapped flood overlays drawn over the suburb's terrain and street grid. Flood lines vary block to block, so for a specific property use the free interactive map - search any Thoona address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Thoona flood-prone?
Flood mapping covers Thoona and none of the suburb falls within a mapped flood overlay (the Benalla average is 11%). Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Thoona bushfire-prone?
Yes - around 100% of Thoona is mapped as bushfire-prone, compared with a Benalla average of 100%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Thoona?
The dominant planning zone in Thoona is Farming Zone (FZ), though the suburb also includes Public Conservation and Resource Zone (PCRZ) and Transport Zone (TRZ3). Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Thoona have heritage-listed places?
Thoona has 2 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 Thoona?
Across 344 surveyed parcels in Thoona, the median lot size is about 42,580 m². There are also 18 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 Thoona property?
A Thoona 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.