Property within the noise contours of Melbourne Airport (Tullamarine), Avalon, Essendon and Moorabbin Airports faces specific planning controls that affect what can be built, how it must be built, and what the noise environment will be. The Australian Noise Exposure Forecast (ANEF) defines the noise contours, and the Building Code of Australia sets construction requirements within them. Property near busier corridors trades at 5–15% below comparable inland properties.
This guide covers the ANEF system, the Aircraft Noise Overlay, building construction requirements, and the contract checks for property near a Victorian airport.
The ANEF system
The Australian Noise Exposure Forecast (ANEF) is a noise-contour map showing predicted aircraft noise exposure in a given area, averaged over a typical day. Higher ANEF numbers indicate more noise. The Australian Standard AS2021–2015 (Acoustics — Aircraft noise intrusion — Building siting and construction) classifies sites by ANEF range:
| ANEF range | Site classification | Construction requirement | Valuation impact |
|---|---|---|---|
| Below 20 | Acceptable | Standard construction | Minimal |
| 20–25 | Conditionally acceptable | Reduce noise to 50 dB(A) | 3–8% discount |
| 25–30 | Conditionally acceptable | Reduce noise to 50 dB(A); enhanced glazing | 8–15% discount |
| 30–35 | Generally unacceptable | Reduce to 45 dB(A); residential use discouraged | 15–25% discount |
| 35+ | Unacceptable | Residential development not permitted | N/A — no residential use |
The Aircraft Noise Overlay (planning)
Melbourne and Avalon airports trigger an Aircraft Noise Overlay (ANO) in the local planning scheme. The ANO requires:
- Acoustic insulation of new dwellings to AS2021 standards
- Site reports demonstrating compliance with ANEF requirements
- Conditions on approvals limiting external openable areas
- Notice to buyers in some councils (e.g. Hume) about anticipated noise
Building Control Areas (federal)
Around major airports, the Commonwealth Airports (Building Control) Regulations 1996 establish a Building Control Area extending several kilometres from the runway. Buildings in this area need approval from the airport operator before construction, particularly for:
- Buildings exceeding specified height limits
- Cranes and temporary structures during construction
- Lights, antennas and reflective surfaces that could affect aircraft operations
- Wind turbines
Construction costs — soundproofing premium
Building or renovating in an ANEF 20+ area carries a noise-attenuation cost premium:
| Element | Standard | ANEF 20–25 | ANEF 25–30 |
|---|---|---|---|
| External walls | Standard timber/brick | +5–10% | +10–20% |
| Glazing | 3mm float | 6mm or laminated | 10mm or double-glazed |
| Roof construction | Standard | Acoustic insulation | Sound deadening + thicker insulation |
| Total construction cost premium | — | $15k–$45k | $45k–$120k |
Section 32 and contract checks
- Council planning property report. Will show ANO coverage and ANEF rating.
- Plan endorsement. If the property is in an ANO, any approved planning permits should reference ANEF compliance.
- Visit at peak times. Visit at peak flight times (early morning, evening) and weather conditions (overcast/low cloud increases noise).
- Future runway changes. Major airport expansions can shift ANEF contours significantly. Check the current Master Plan published by the airport operator.
- Recent acoustic report.If renovation work is planned, get an acoustic engineer’s report ($1,500–$3,500) to model expected internal noise.
Major Victorian airports — ANEF context
- Melbourne Airport (Tullamarine): Major international hub. ANEF contours extend through Westmeadows, Greenvale, Tullamarine, Gladstone Park, Keilor East. 24-hour operation.
- Avalon Airport: Smaller international airport with cargo operations. Contours through Avalon, Lara, parts of Geelong.
- Essendon Airport: General aviation. Smaller contour through Essendon, Niddrie, Strathmore.
- Moorabbin Airport: General aviation hub. Contours through Mentone, Mordialloc, Cheltenham, Highett.
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