Farming Zone dominant. 251 lots resolved to zone, overlays and development potential.
Brimpaen 3401 spans 2 councils: Horsham (250 lots), Northern Grampians (1 lots). The dominant council (Horsham) sets the canonical URL for this page.
Zoning
Brimpaen is dominated by FZ — Farming Zone. Land use, building height, overlays, and permitted development are set per zone in the planning scheme under the Victorian Planning Provisions, with ResCode governing residential design.
Limit varies by lot — check your address for the exact figure.
Modelled dwelling capacity if every lot built to its zone controls.
Location
Brimpaen 3401 covers 246.6 km² within Horsham.
Drill into any lot in Brimpaen
Open the interactive map — click any address to see its zone, height, FSR, overlays, and approval likelihood.
Development potential
We score every lot for development signal — under-built relative to the controls, eligible for a small second dwelling, or sized for subdivision.
under the VPP small second dwelling provisions (Clause 52.18 / 54)
lots that may support subdivision
show at least one development signal
Own a property in Brimpaen?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
6% of lots are in mapped flood zones — material for any development; also: 16% of lots are bushfire-prone — a bushfire assessment is likely required.
Suburb-wide percentages — your specific lot may have all, some, or none of these.
LSIO / Floodway overlay
BMO — BAL assessment triggered
HO — controls on demolition & works
Near a recorded contaminated site
Market
Rent and market context from state rental bond and demographic data.
Sale-price history isn't yet loaded for this suburb — rent and planning data are shown where available.
FAQs
Brimpaen is dominated by the FZ (Farming Zone) zone, which covers 218 of 251 lots (87%). The full mix is: FZ Farming Zone (87%), PCRZ Public Conservation and Resource Zone (12%), PUZ Public Use Zone (0%), TRZ Transport Zone (0%).
Most lots in Brimpaen aren't eligible for a small second dwelling under the VPP small second dwelling provisions (Clause 52.18 / 54) — typically because the dominant zoning (FZ) doesn't permit it, or lot sizes fall below the minimum. Always verify on the specific address.
Median weekly rent for a house in Brimpaen is $450.
Across Brimpaen, 5.6% flood-affected, 16.4% bushfire-prone. These are suburb-wide percentages — every lot has its own combination. A planning report on a specific address shows exactly which controls apply.
0 of 251 lots in Brimpaen show identifiable development potential — under-developed for the planning controls, eligible for a small second dwelling, or capable of subdivision.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Horsham and nearby postcodes.
Suburb-wide stats are useful for context. For a buy-or-walk decision on a specific lot, you need every control, every constraint, and every clause cited to source.
Run a report — from A$2914-section report · planning scheme + overlays cross-referenced · cited to source
Verify with official sources
Don't take our word for it. Every figure on this page is computed from authoritative Victoria Government data — and you can verify any of it directly with the source.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Official Victoria source — verify zoning, overlays, planning controls and the figures shown on this page.
Zoning, height, overlays and development potential computed from the Horshamplanning scheme (Victorian Planning Provisions) and lot-level cadastre (251 lots). Hazard overlays, demographics and rent drawn from Victorian Planning Provisions & planning schemes, Victorian Building Authority / building permit activity, Victoria in Future, and ABS Census 2021. Aggregated by ZoneDSS · last updated 2026-06-08.
Suburb-wide statistics — your specific lot may vary. Always run a planning report on the actual address before making a decision. How ZoneDSS works →