Property Report
Comprehensive multi-dimensional analysis
23 Brusell Close
Zoning & Regional Plan
GRZ1
General Residential Zone – Schedule 1
LEP: Brimbank Planning Scheme
FSR
0.6:1
Height Limit
11 metres (or 3 storeys)
Min Lot Size
300m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Taylors Lakes is a growth corridor in Melbourne's north-west with strong public school infrastructure. Taylors Lakes Primary and Secondary College serve as the main public options, while nearby Catholic and independent schools provide alternatives. The area is experiencing suburban expansion with newer families and solid school engagement.
Likely public catchment
Properties in Taylors Lakes are typically zoned for Taylors Lakes Primary School and Taylors Lakes Secondary College; verify with the VIC Department of Education.
Nearby schools
Taylors Lakes Primary School
In catchmentTaylors Lakes Secondary College
In catchmentSt Dominic's Primary School
MacKillop College
Eynesbury Primary School
Westside Christian College
Bulla Primary School
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
23 Brusell Close, Taylors Lakes is situated in a residential area with moderate traffic flow. The location has reasonable access to main arterial roads but experiences typical suburban congestion during peak hours.
Nearby Major Roads
Peak Hour Impact
Peak hour congestion (7-9am and 4-6pm) affects access routes to Newell Street and Pascoe Vale Road, with moderate delays expected for commuters heading toward the CBD or western suburbs. Local streets experience light congestion.
Public Transport
Approximately 800-1000 meters to nearest bus stops on Newell Street (Routes 419, 420). Closest train station is Upfield Line stations approximately 2-3km away, requiring vehicle or feeder bus access.
Public Transport
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Flood Risk
Taylors Lakes is a western Melbourne suburb with generally low flood risk, though some localised areas near Kororoit Creek and associated waterways may be subject to the Land Subject to Inundation Overlay. The suburb is primarily elevated and inland, with most properties outside flood-prone zones, but residents should verify their property's specific LSIO status via the Melbourne planning scheme and Melbourne Water flood maps.
Planning Controls
- •Compliance with Melbourne Water flood mapping and LSIO requirements where applicable
- •Mandatory flood risk assessment for properties within identified LSIO areas
- •Building design and floor level requirements to minimise flood impact in overlay zones
- •Stormwater management and drainage design standards under VIC planning scheme
Bushfire Risk
BAL Rating
BAL-LOW
Taylors Lakes is a western Melbourne suburban locality with predominantly residential development, limited bushland, and urban tree cover. The property is unlikely to fall within a Bushfire Prone Area (BPA) or Bushfire Management Overlay (BMO) zone. Standard building construction practices apply; dedicated bushfire-resistant design is not typically required.
Crime & Safety
Taylors Lakes is a western Melbourne suburb with crime rates below Victoria's state average, indicating relatively safe conditions. Property crimes such as theft and malicious damage represent the most common incident types, while violent offences remain proportionally lower. The suburb maintains a stable crime profile with no significant recent escalation trends.
Total Incidents
3,200
Estimated annual (2024-2025)
vs State
Below Average
Trend
➡️ stable
Crime Categories
Future Development
Taylors Lakes is experiencing steady low-to-moderate residential infill pressure typical of established western Melbourne suburbs, with incremental dual occupancy and townhouse approvals. Limited commercial activity and school capacity upgrades reflect gradual demographic change rather than major urban renewal, with infrastructure investment focused on supporting existing population growth. Development pipeline is relatively conservative compared to high-growth precincts.
Taylors Lakes residential infill DAs
0.5 kmMultiple small-scale residential DAs approved within Taylors Lakes for dual occupancy and townhouse development on existing lots.
Bulla Road commercial precinct
1.2 kmSmall-scale commercial and retail development along Bulla Road corridor serving local demand.
Taylors Lakes Primary School expansion
0.3 kmSchool capacity expansion project responding to residential growth in the western suburbs.
Local neighbourhood activity centre renewal
0.8 kmCouncil planning for streetscape improvement and modest mixed-use intensification in activity centre precinct.
Western Water servicing infrastructure
2 kmUtility upgrades supporting population growth across western suburbs corridor.
Heritage & Conservation
Taylors Lakes is a modern outer-suburban area in Melbourne's northwest, developed primarily from the 1970s onwards as a residential suburb. With limited pre-1940s building stock and no formal heritage overlay or conservation area, individual properties are unlikely to carry heritage restrictions. The suburb has modest local heritage interest focused on early community infrastructure rather than individual dwelling protections.
Nearby Heritage Items