3. Guide to residential development
Brisbane City Plan 2014 (City Plan) has been developed by Brisbane City Council in consultation with the community to support a simple, fast and clear development assessment process. The plan guides how land in Brisbane can be used and developed to support population growth, while protecting our city’s enviable way of life.
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Brisbane City Plan 2014 replaces Brisbane City Plan 2000.
This guide provides an overview of common types of residential development, where they can be located and how they are assessed. For more information about dwelling houses refer to the Guide to the development of dwelling houses on Council’s website.
Types of residential development
The Queensland Planning Provisions (QPP) include standard definitions for a variety of residential development forms that have been incorporated into the definitions in Schedule 1 of the City Plan. The following are some of the common types of residential development in Brisbane.
· Dwelling house: A single dwelling on its own lot. A
dwelling house may share a common wall with an
adjacent building and can also include a secondary dwelling (granny flat).
· Dual occupancy: Two houses on one lot; they may
be attached or separated.
· Multiple dwelling: Three or more dwellings on one lot. This includes townhouses, villas and apartments.
· Rooming accommodation: A dwelling that
accommodates more than one household, such as
student accommodation or a boarding house.
· Short-term accommodation: Temporary accommodation for tourists or travellers such as a motel, backpackers or serviced apartments.
Character residential zone
The CR1 Character zone precinct is predominantly intended for detached character dwelling houses, secondary dwellings and home-based businesses. Existing dwellings built in 1946 or before are to be retained, and extensions or renovations should maintain the original parts of the dwelling. New dwellings are to be designed to complement Brisbane’s traditional character.
Under Brisbane City Plan 2000 the CR1 Character zone precinct was predominantly land in the Low density residential area classification within the Demolition control precinct.
In the CR2 Infill housing zone precinct, existing dwellings built in 1946 or before are to be retained, and any extensions or renovations must maintain the original parts of the dwelling. New multiple dwellings of up to two storeys can be developed between or behind character houses.
Consistent with Brisbane City Plan 2000, new development must be compatible in form, scale, materials and detailing to complement Brisbane’s traditional character.
The CR2 Infill housing zone precinct was predominantly land that was in the Character residential area classification under Brisbane City Plan 2000.
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Low medium density residential zone
The Low medium density residential zone is intended to provide for a mix of housing types. Development will have a distinctive subtropical character of low to low-medium rise buildings with a landscaped streetscape and recreation areas. This zone includes the following three zone precincts.
· The 2 storey mix zone precinct provides for a mix of dwelling types including dwelling houses, 2 storey low-rise multiple dwellings (such as row houses) and dual occupancy at a similar
scale to a house. This mix will provide for housing diversity, offering choice to different household types and individuals to suit residents through different lifecycle stages.
· The 2 or 3 storey mix zone precinct offers a mix of dwelling types including dwelling houses, low-rise multiple dwellings (such as apartments and row houses) and dual occupancy dwellings. Development will be predominantly 2 storeys, with three storeys permitted within 400 metres walking distance of a railway or busway station.
· The 3 storey zone precinct predominantly provides for development of 3 storey, low-medium-rise multiple dwellings (such as apartments and row houses) in growth nodes on selected transport corridors and in well-located parts of the city.
Medium density residential zone
The Medium density residential zone facilitates well- designed, medium-rise, multiple dwellings of up to 5 storeys in well-located parts of the city. This provides for housing diversity and capitalises on the zone’s strategic location, amenity and proximity to key destinations. Development will occur on appropriately-sized and configured lots, and will be of a form and scale that reinforces a distinctive subtropical character of medium-rise buildings with
landscaped streetscapes and recreation areas.
High density residential zone
The High density residential zone provides for higher-density multiple dwellings supported by community uses, small-scale services and facilities that cater for local residents. Development provides for buildings to be predominantly well-spaced towers, set within a landscaped space with relatively low site coverage.
There are two zone precincts within the High density residential zone:
· up to 8 storeys
· up to 15 storeys.
These zone precincts indicate the maximum building height that may be achieved. Neighbourhood plans may override the maximum building height of these zone precincts.
Centre zones and Mixed use zones
Centre and Mixed use zones accommodate a mix of uses including commercial and residential development. These zones support the creation of accessible centres with the potential for residents to live within walking distance of, and be well connected to, high-frequency public transport and employment, entertainment and community facilities within the centre.
Example of a zoning map
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Types of development
The following table provides information about residential zones and zone precincts, including the corresponding colours used in the interactive mapping tool and the types of development intended.
ü = intended development types
Low density residential / Low density residential (LDR)* / Not applicable / ü / ü / ü / ü
Low density residential with a Demolition control precinct / Character residential (CR)* / CR1 Character / ü / ü / ü / ü
Character residential / CR2 Infill housing / ü / ü / ü / ü / ü / ü
Low medium density residential where only 2 storeys are supported in a neighbourhood plan precinct / Low medium density residential (LMDR) / LMR1 2 storey mix / ü / ü / ü / ü / ü / ü / ü / ü / ü
Low medium density residential where only 2 or 3 storeys are supported in a neighbourhood plan precinct / LMR2 2 or 3 storey mix / ü / ü / ü / ü / ü / ü / ü / ü / ü
Low medium density residential 3 storeys are supported in a neighbourhood plan precinct / LMR3 Up to 3 storeys / ü / ü / ü / ü / ü / ü / ü / ü / ü
Medium density residential / Medium density residential (MDR) / Not applicable / ü / ü / ü / ü / ü / ü / ü / ü / ü / ü
High density residential / High density residential (HDR) / HDR1 Up to 8 storeys / ü / ü / ü / ü / ü / ü
HDR2 Up to 15 storeys / ü / ü / ü / ü / ü / ü
Mixed use precincts in current neighbourhood plans / Mixed use (MU) / MU1 Inner city / ü / ü / ü / ü / ü / ü / ü
MU2 Centre frame / ü / ü / ü / ü / ü / ü / ü
MU3 Corridor / ü / ü / ü / ü / ü / ü / ü
Convenience centre (MP4) / Neighbourhood centre (NC) / Not applicable / ü / ü / ü / ü / ü / ü
Suburban centre (MP3) / District centre (DC) / DC1 District / ü / ü / ü / ü / ü / ü / ü
DC2 Corridor / ü / ü / ü / ü / ü / ü / ü
Major centre (MP2) / Major centre (MC) / Not applicable / ü / ü / ü / ü / ü / ü
City centre (MP1) / Principal centre (PC) / PC1 City centre / ü / ü / ü / ü / ü / ü
Major centre (MP2) / PC2 Regional centre / ü / ü / ü / ü / ü / ü
* Some forms of multiple dwelling development will be considered on sites greater than 3000 square metres.
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Do development applications for multiple dwellings need public notification?
Multiple dwellings are code assessable in the Low medium density, Medium density and High density residential zones, where they comply with the applicable maximum building height and are not affected by a neighbourhood plan or an overlay. Therefore public notification is not required in certain instances.
Council’s level of assessment enquiry service provides an easy way to find out if you need to determine the level of assessment.
To submit an enquiry, visit Council’s website, search for ‘planning and building’, and follow the steps below:
1. Click on ‘level of assessment enquiry’.
2. Complete the enquiry form, including your contact information and property details.
3. Select your proposed development from the list of proposed uses.
4. Click on ‘Submit’.
5. You will receive an email confirming that you have submitted an enquiry.
6. Council will review your details and reply to you within five business days to advise whether or not you need to lodge a development application. You may be contacted by email if Council requires further information to assist with your enquiry.
While Council aims to assist you through the process, you may wish to engage a consultant, town planner, surveyor or other appropriately qualified professional for help with your building or development project.
Subtropical design
Development reinforces Brisbane’s distinctive subtropical character by ensuring the building form, spacing and orientation results in the delivery of well-designed and climate-sensitive buildings. Development provides good quality private and public open spaces and landscaping, including deep planting that complements the scale of buildings, provides spaces for outdoor activity and encourages outdoor living.
How is a good built outcome ensured through development?
City Plan defines acceptable building height (in storeys), site cover and boundary setbacks to define an acceptable building envelope and building form for residential development including multiple dwellings and short-term accommodation. Plot ratio and gross floor area (GFA) is still used in some cases for specific neighbourhood plans but it is not the primary determinant of yield.
City Plan’s form-based approach to defining acceptable development allows for flexibility in building design and certainty for proponents and investors, while ensuring development is of a height and scale compatible with the area and the community’s expectations.
This emphasis on design and form ensures that development provides good outcomes in terms of building design and articulation, landscaping, deep planting, open space, access to sunlight and breezes.
Example of a building envelope
How are carparking rates determined?
The Transport, access, parking and servicing code (City Plan Part 9.4.11) must be considered for residential development. The first acceptable outcome in this code specifies that development is to comply with the standards in the Transport, access, parking and servicing planning scheme policy (City Plan Schedule 6.31). This planning scheme policy provides acceptable carparking standards in one part of the plan. These standards include some changes to carparking space standards in comparison to Brisbane City Plan 2000.
How to find the acceptable carparking space standard for a proposed development
1. Refer to Figure A in the Transport, access, parking and servicing code to determine if the site is in the City core or City frame. If it is, refer to Table 13 in the Transport, access, parking and servicing planning scheme policy for the number of carparking spaces required.
2. If the site is not in the City core or City frame, use Council’s interactive mapping tool to help determine if the site is within 400 metres walking distance of a major public transport interchange. If it is, refer to Table 13 in the Transport, access, parking and servicing policy in Schedule 6 for the number of carparking spaces required.
3. If the site is not in walking distance of the above locations (of a major public transport interchange) or meets other circumstances that mean Table 13 would otherwise apply, refer to Table 14 in the Transport, access, parking and servicing planning scheme policy in Schedule 6 for the number of carparking spaces required in general circumstances.
More information
For more information about City Plan visit www.brisbane.qld.gov.au and search for Brisbane City Plan 2014, email the project team at or phone Council on (07) 3403 8888.
Disclaimer: The content of this information sheet is a summary and has been prepared to assist the reader to understand City Plan. Please refer to the full City Plan document, entitled Brisbane City Plan 2014, on Council’s website for further detail.
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