Property Report
Comprehensive multi-dimensional analysis
1/12 Daley Street
Zoning & Regional Plan
GRZ1
General Residential Zone
LEP: Port Phillip Planning Scheme
FSR
0.6:1
Height Limit
11m (up to 3 storeys)
Min Lot Size
300m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
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Traffic & Congestion
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Public Transport
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Flood Risk
Elwood is located in the Port Phillip Bay/Yarra River estuary catchment and is subject to the Land Subject to Inundation Overlay (LSIO) due to its low-lying coastal position and proximity to the Yarra River. Historical flooding has affected parts of this bayside suburb, particularly during high tide and severe weather events. Development is permitted with appropriate mitigation and freeboard requirements under Victorian planning controls.
Planning Controls
- •Development must demonstrate flood immunity or appropriate freeboard above 1% AEP flood level
- •Fill and excavation restrictions in LSIO areas to avoid increased downstream flood risk
- •Basement/underground structures limited or prohibited in flood-prone zones
- •Mandatory flood risk assessment and mitigation measures for new buildings
Bushfire Risk
BAL Rating
BAL-LOW
Elwood is a dense, established inner-suburban locality in Melbourne's bayside area with minimal bushfire risk. The suburb is predominantly urban with little vegetation density and no significant interface with bushland or forest. Properties here are unlikely to be mapped in the Bushfire Prone Area (BPA) or subject to the Bushfire Management Overlay (BMO).
Crime & Safety
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Future Development
Elwood is experiencing moderate residential intensification pressure with a focus on dual-occupancy and low-rise apartment development along transport corridors and commercial strips. The beachfront location and established neighbourhood character constrain large-scale renewal, with development primarily concentrated on infill and heritage-sensitive upgrades. Council infrastructure projects and streetscape improvements are supporting gradual urban consolidation rather than transformative renewal.
Elwood waterfront mixed-use precinct
0.5 kmPotential medium-density residential and commercial development along the beachfront reserve area, subject to council consultation and heritage overlay considerations.
Determination: 2026-2028
Ormond Road residential intensification
1.2 kmMulti-storey apartment development capitalising on proximity to transport corridors and local services in adjacent precinct.
Elwood Avenue streetscape upgrade
0.3 kmCouncil-led streetscape renewal including tree planting, pedestrian accessibility improvements and stormwater management.
Determination: 2024-2025
Residential dual-occupancy conversions
0.8 kmMultiple DA approvals for dual-occupancy and townhouse infill development on larger residential lots within established neighbourhoods.
Local sports precinct renewal
1.5 kmUpgrade of local reserves and community facilities including pavilion improvements and ground works.
Determination: 2025
Heritage & Conservation
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