Property Report
Comprehensive multi-dimensional analysis
301 Emberwood Road
Zoning & Regional Plan
GRZ1
General Residential Zone
LEP: Baw Baw Shire Planning Scheme
Height Limit
11 metres or 3 storeys
Min Lot Size
400m²
✅ Permitted Uses
❌ Prohibited Uses
Schools
Warragul is a regional centre in Gippsland with solid public schooling via Warragul Primary and Secondary College, complemented by Catholic alternatives at St Paul's. Independent and nearby public options offer additional choice. Verify catchment status directly with VIC education authorities.
Likely public catchment
Properties in Warragul are typically zoned for Warragul Primary School (primary) and Warragul Secondary College (secondary); verify current catchment boundaries with the Department of Education Victoria.
Nearby schools
Warragul Primary School
In catchmentWarragul Secondary College
In catchmentSt Paul's Primary School, Warragul
St Paul's Secondary College, Warragul
Drouin Secondary College
Warragul Christian College
Catchment information is indicative only. Always verify with the relevant state education department before making enrolment decisions.
Traffic & Congestion
301 Emberwood Road in Warragul is located in a residential area with generally light traffic conditions. The property has good access to local roads with moderate congestion during peak hours, primarily affecting Princes Highway.
Nearby Major Roads
Peak Hour Impact
Minor delays expected during morning (7:30-9:00 AM) and evening (5:00-6:30 PM) peak hours on Princes Highway, with typical residential traffic on Emberwood Road itself remaining light.
Public Transport
Warragul train station approximately 2.5km away via Queen Street; local bus services available on main routes approximately 1-1.5km distant
Public Transport
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Flood Risk
Warragul experiences medium flood risk primarily from local waterways and overland flow, with the Land Subject to Inundation Overlay applying to low-lying areas near creek systems. The town's drainage characteristics and proximity to Gippsland Lakes catchment mean localised flooding has occurred during high-rainfall events. Planning controls in Victoria require flood-aware development, though risk is generally lower than major river-based overlays in Brisbane or NSW.
Planning Controls
- •Development in LSIO areas requires floor levels above the 1% AEP (100-year) flood level
- •Flood-related planning permit conditions for fill, building works and drainage impacts
- •Referral to Gippsland Catchment Management Authority for works affecting waterways
- •Stormwater management and overland flow path protection in planning applications
Bushfire Risk
BAL Rating
BAL-19
Warragul is a regional centre in Gippsland, Victoria, located in an area with moderate bushfire risk due to surrounding bushland and elevated terrain. The suburb typically falls within the Bushfire Management Overlay (BMO) with BAL-19 construction standards likely applying to fringe properties. Properties closer to town centre generally have lower risk; those on the urban-bushland interface or elevated areas should be assessed individually against the BMO.
Crime & Safety
Warragul, a regional Victorian town, experiences crime rates broadly consistent with provincial Australian communities of similar size. Property crimes including theft and malicious damage represent the largest categories, while violent crime remains below state metropolitan averages. The suburb maintains relatively stable crime patterns typical of regional Gippsland areas.
Total Incidents
3,200
Estimated annual (2024-2025)
vs State
Average
Trend
➡️ stable
Crime Categories
Future Development
Warragul is experiencing gradual consolidation as a regional centre within Baw Baw Shire, with modest residential infill and CBD revitalisation efforts. Development activity is primarily driven by local demand, aging infrastructure investment, and incremental subdivision on the urban fringe rather than large-scale greenfield development. The town's role as a healthcare and services hub continues to anchor steady, if modest, development momentum.
Warragul CBD Mixed-Use Precinct
0 kmCouncil-led urban renewal focusing on ground-floor retail and upper-level residential apartments in the central business district.
Residential subdivision – Darnum Road corridor
2 kmMedium-density residential subdivision with approximately 40–60 lots on the southern approaches to Warragul township.
Local infrastructure upgrade – West Gippsland Healthcare Group
1 kmHealth and aged-care facility expansion to support population growth in the Baw Baw Shire region.
Industrial/commercial precinct – Princes Highway
3 kmLogistics and light-industrial development servicing the Gippsland region along the main transport corridor.
Recent residential DA – Ripley Road
1.5 kmSmall-scale residential infill project delivering 12–15 dwellings in established neighbourhood.
Heritage & Conservation
Warragul's town centre contains a heritage conservation area with Victorian-era commercial and civic buildings reflecting its importance as a Gippsland regional centre. Properties within the defined heritage overlay are subject to local development controls, particularly affecting the Queen Street precinct and surrounding historic streetscapes. The town retains significant 19th and early 20th-century architectural character.
⚠️ Restrictions
- •Permit required for external alterations to heritage buildings
- •Restrictions on demolition of contributory heritage structures
- •Design guidelines for new development in conservation area
- •Requirement to maintain character-defining features
Nearby Heritage Items