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Property Planning

Understanding
planning overlays

Planning overlays are additional controls that sit “over” the standard zoning rules. They affect what you can do with a property — from renovations to insurance. Here's what you need to know.

7 min readUpdated January 2026
Why It Matters

Overlays can change everything

A property might be zoned residential — which sounds straightforward. But if it's also in a heritage overlay, you might need permits just to change the fence.

If it's in a bushfire overlay, your insurance premiums could be significantly higher. If it's in a flood overlay, you might struggle to get insurance at all.

Overlays aren't visible at inspection. You have to check the planning scheme.

Overlays are the hidden rules that can make or break your plans for a property.

Check them before you buy, not after.

Common Types

Overlays you might encounter

These are the most common overlays that affect residential properties.

Heritage Overlay (HO)

High impact

Protects heritage places and precincts. May require permits for changes to buildings, fences, trees, or even paint colours.

Renovations often require heritage permits
Demolition is usually prohibited or restricted
Changes must be sympathetic to heritage character
Can increase costs and timelines significantly

Bushfire Management Overlay (BMO)

High impact

Identifies areas at risk of bushfire. Affects building requirements, vegetation management, and insurance.

Stricter building standards (BAL ratings)
Higher insurance premiums (sometimes significantly)
Vegetation clearing may be required or restricted
Some insurers won't cover high-risk areas

Flood Overlay (FO)

High impact

Shows land affected by flooding. Can restrict development and significantly affect insurance.

Building restrictions (floor levels, materials)
Flood insurance may be expensive or unavailable
May affect resale value
Check historical flood data for the area

Vegetation Protection Overlay (VPO)

Medium impact

Protects significant vegetation. You may need permits to remove or prune trees.

Tree removal often requires permits
Can limit building footprint
May affect solar access and views
Ongoing maintenance obligations

Design and Development Overlay (DDO)

Medium impact

Controls built form — height limits, setbacks, and design requirements.

Height restrictions on buildings
Setback requirements from boundaries
May limit extension or renovation options
Design review may be required

Environmental Significance Overlay (ESO)

Medium impact

Protects environmentally significant areas. Affects what you can do with the land.

Development restrictions apply
May require environmental assessments
Vegetation removal usually restricted
Stormwater management requirements
How To Check

Finding overlay information

Each state has a planning portal where you can check overlays. Here's how to find them.

VIC

VicPlan

NSW

NSW Planning Portal

QLD

QLD Globe

WA

PlanWA

SA

SA Property & Planning Atlas

TAS

LISTmap

ACT

ACTmapi

NT

NT Maps

Tip: Use the address search

Most planning portals let you search by address. Enter the property address and the portal will show all zones and overlays that apply.

Get overlay information
in your property report

Our property reports include planning overlay analysis as part of the risk assessment — so you know what you're dealing with before you buy.

Get your report›→Full due diligence checklist

Sources

Next steps

Continue with the full First Home Buyer Guide, check pricing, or get in touch.

First Home Buyer GuideView pricingContact us

This information is general guidance only. Planning schemes and overlay requirements vary by state and council. Always check the relevant planning scheme and seek professional advice for property-specific questions.