A guide to the Brisbane planning system.
A development application (DA) is a formal request to Brisbane City Council for approval to carry out development. Most building work, changes of use, and subdivisions require development approval. Applications are assessed under the Planning Act 2016 and Brisbane City Plan 2014.
You generally need approval for:
Development applications in Brisbane are assessed as either code assessable or impact assessable. The assessment track determines the process, timeframes, and level of scrutiny your application receives.
Code assessable development must meet all requirements in planning codes. These applications have no public notification, faster assessment (10-15 business days), lower fees, and council must approve if all codes are met.Impact assessable development doesn’t comply with codes or requires broader consideration.
These applications require public notification (15 business days), have longer assessment timeframes (30-40+ business days), higher fees, and council has discretion to approve, approve with conditions, or refuse.
Brisbane City Plan 2014 controls development through zones, overlays, and codes. Understanding which zones, overlays, and codes apply to your property is essential for determining what can be built.
Zones indicate the intended use of different areas (Low Density Residential, Character Residential, Mixed Use, Centre zones, Industry, Rural).
Overlays apply additional controls for special areas (Flood Hazard, Bushfire Hazard, Character Areas, Heritage, Biodiversity, Steep Land).
Codes set out specific requirements for development (Residential Design Code, Dwelling House Code, Multiple Dwelling Code, Character Building Code, Subdivision Code).
We have significant experience dealing with development proposals relating to alterations and extensions to existing houses. In general terms, councils allow renovation of housing stock but seek to ensure works don’t unreasonably impact surrounding properties.
Key considerations include building setbacks from boundaries, building height and roof pitch requirements, site coverage limits, privacy and overlooking of neighboring properties, character and streetscape impacts (especially in character areas), and vehicle access and parking requirements.
Extensions meeting all Dwelling House Code requirements are typically code assessable with faster approval timeframes. Character areas or proposals requiring setback variations may be impact assessable.
Experience has been gained in securing approvals for new dwelling houses across Brisbane. Councils assess new houses against zone requirements, building envelope controls, and various performance outcomes.
Important factors include site analysis (slope, orientation, constraints), zone requirements (density, height, setbacks), building envelope compliance, character requirements (if in character areas), bushfire and flooding overlays (if applicable), and access, parking, and service connections.
Dual occupancies (two dwellings on one lot) and townhouses are possible in many Brisbane locations, but requirements vary by zone. In general terms, these developments are more complex and often require impact assessment with public notification.
Critical requirements include minimum lot sizes (varies by zone), street frontage minimums, access and driveway standards, open space provisions, parking requirements (usually 2 spaces per dwelling), privacy and separation between dwellings, and character considerations.
Subdividing land (reconfiguring a lot in Queensland terminology) allows you to create additional titles for sale or development. Requirements vary by zone and location, and coordination with surveyors and engineers is required.
Key requirements include minimum lot sizes (varies by zone), street frontage requirements, access to public roads, connection to water, sewer, and stormwater infrastructure, adequate drainage and earthworks, and compliance with overlay provisions.
Understanding the typical development assessment process helps set realistic expectations for your project timeframes.
(1-2 weeks) involves reviewing planning provisions, assessing constraints, and determining assessment track.
(2-6 weeks) includes design development, report preparation, and documentation compilation.
takes 10-15 business days for code assessable or 30-40+ business days for impact assessable applications.
(impact only) runs for 15 business days for community feedback.
The process concludes with council’s Decision – approval, approval with conditions, or refusal.
Character Residential Areas value pre-1946 buildings for their contribution to neighbourhood character. Any work affecting the external appearance of a pre-1946 building in a character area requires assessment, including demolition or removal, external alterations, additions visible from the street, and changes to rooflines or facades.
Requirements include demonstrating respect for existing character, maintaining appropriate scale and form, using sympathetic materials and design elements, preserving significant character elements, and maintaining streetscape continuity.
Brisbane has various overlays that apply additional planning controls. Properties affected by overlays have additional requirements that must be addressed in development applications.
Flood Hazard Overlay imposes requirements for floor levels, flood-resilient construction, and impact assessment.
Bushfire Hazard Overlay requires appropriate building design, defendable space, firefighting access, and water supply.
Heritage Overlay involves assessment of heritage impacts, conservation requirements, and appropriate design.
Biodiversity Overlay includes vegetation clearing restrictions, habitat protection, and ecological assessments.
This FAQ section provides insights into our urban planning design services, covering project scope, collaboration, and processes.
Code assessable: 10-15 business days. Impact assessable: 30-40+ business days minimum.
Council fees range from hundreds to thousands depending on project type. Town planning fees depend on complexity.
Yes, but most engage planners for expertise and council knowledge.
Options include negotiated decisions, appeals, or redesign.
Not always. Simple projects may only need a draftsperson.
No. Starting before approval is illegal and results in penalties.
Brisbane City Council provides Development.i for property research, PD Online for application lodgement, Brisbane City Plan 2014, and Planning Scheme Policies. State Government resources include State Planning Policy, Planning Act 2016, and SARA (State Assessment and Referral Agency).
For advice about your property and project, contact us for a free consultation.
Information is general. Planning schemes change regularly. Seek professional advice for your circumstances.
