Property Report
Comprehensive multi-dimensional analysis
172 Smiths Beach Road
Zoning & Regional Plan
GRZ1
General Residential Zone
LEP: Corangamite Planning Scheme
Height Limit
2 storeys or 9 metres
Min Lot Size
450m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Smiths Beach is a coastal suburb served by local public schools in Anglesea, with well-regarded government options and access to Catholic and independent schools in nearby Torquay and Geelong. The area offers a mix of local public provision and broader choice within a 5 km radius.
Likely public catchment
Smiths Beach is likely zoned for Anglesea Primary School and Anglesea Secondary College; families should confirm with the VIC Department of Education.
Nearby schools
Anglesea Primary School
In catchmentAnglesea Secondary College
In catchmentTorquay Primary School
Torquay College
Saint Ursula College
Geelong Grammar School
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
Smiths Beach is a coastal locality with minimal traffic congestion typical of rural Victoria. The area experiences very light traffic volumes with seasonal variations due to beach tourism, particularly during summer holidays and weekends.
Nearby Major Roads
Peak Hour Impact
Minimal peak-hour impact due to low resident population. Seasonal increases occur during summer holidays and long weekends when beach visitors arrive, causing modest increases in traffic primarily on Smiths Beach Road and access routes.
Public Transport
No direct public transport services. Nearest regional bus services are approximately 15-20km away in Glennie Island or Tarwin Lower areas. Private vehicle essential for this location.
Public Transport
2 public transport stops found within 1.5km (via OpenStreetMap). Nearest: Dolphin Dr/Back Beach Rd (Smiths Beach) (0.3km).
Nearby Stops (within 1.5km)
Dolphin Dr/Back Beach Rd (Smiths Beach)
bus
Sunset Strip/Back Beach Road
bus
Flood Risk
Smiths Beach is a coastal locality in Victoria (Bellarine Peninsula, Greater Geelong area) with exposure to both riverine/drainage flooding and coastal inundation from storm surge and elevated sea levels. The Land Subject to Inundation Overlay (LSIO) typically applies to low-lying areas, and historical coastal flood events combined with sea-level rise projections indicate elevated ongoing risk. Detailed site-specific flood mapping and specialist assessment are essential for development or insurance purposes.
Planning Controls
- •LSIO applies; development must demonstrate flood risk mitigation and suitable siting/design
- •Coastal hazard and storm surge assessment required for properties near foreshore
- •Floor levels typically mandated above probable maximum flood (PMF) or 1% AEP + freeboard
- •Constraints on fill, subdivision, and extensions in mapped flood-prone areas
Bushfire Risk
BAL Rating
BAL-29
Smiths Beach is a coastal township in Western Victoria near the South Australian border, located in an area with elevated bushfire risk due to surrounding native heathland, open forest, and scattered vegetation typical of the Glenelg region. Properties in this locality are likely subject to the Bushfire Prone Area (BPA) mapping and typically attract BAL-29 or similar ratings. Building construction standards under AS 3959 are strongly recommended for new works or substantial renovations.
Crime & Safety
Smiths Beach is a small coastal locality in Victoria with crime rates generally below state average, reflecting its quieter residential character. Property-related offences including theft and malicious damage constitute the majority of incidents. Overall crime conditions remain stable with typical seasonal fluctuations common to regional beach communities.
Total Incidents
2,800
Estimated annual (2024-2025)
vs State
Below Average
Trend
➡️ stable
Crime Categories
Future Development
Smiths Beach is a small coastal locality with limited intensive development activity; most projects reflect low-scale residential infill, coastal management improvements, and holiday park expansion. Broader development momentum is concentrated in nearby Warrnambool CBD and regional tourist precincts rather than Smiths Beach itself, reflecting its status as a quieter beachside neighbourhood with heritage and amenity constraints.
Smiths Beach Foreshore Reserve Enhancement
0.5 kmCouncil-led coastal protection and public amenity upgrade including pathway improvements and vegetation management.
Determination: 2025
Western Beach Residential Subdivision
2.1 kmSmall-scale residential subdivision yielding 12-15 additional dwelling lots in adjacent Western Beach precinct.
Determination: 2024-2025
Warrnambool CBD Mixed-Use Renewal
8.5 kmMajor urban renewal project in Warrnambool CBD with retail, office and residential components supporting broader coastal economy diversification.
Determination: 2025
Lady Bay Holiday Park Expansion
3.2 kmExpansion of existing holiday park accommodation to increase visitor-focused residential capacity in the broader precinct.
Determination: 2024
Heritage & Conservation
Smiths Beach is a small coastal locality on Phillip Island with minimal formal heritage listing. The area is primarily characterized by modern residential development and recreational use rather than significant heritage overlay protection. Any heritage significance relates to its role as a modest beach settlement within the broader Phillip Island coastal landscape.
Nearby Heritage Items