PLANNING REPORT — the subject site

Property at a Glance

The subject site is a modest residential lot zoned Character Residential (Infill Housing) in Red Hill. The property is affected by the Traditional Building Character overlay, which constrains demolition and alterations to buildings constructed in 1946 or earlier. No state-level development designations apply.

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Planning Controls Applying

Zone: Character Residential (Infill Housing)

The Character Residential zone is intended to provide for infill housing development while protecting the established character and streetscape of residential neighbourhoods. The zone permits dwelling houses, secondary dwellings, and dual occupancies as primary uses.

The zone's Acceptable Outcomes govern:

• Building height: Infill housing zones in Brisbane typically permit single or two-storey development (confirm the specific AO height cap from the CR zone code table)
• Setbacks: Front setback requirements vary by lot width and street context; rear and side setbacks reflect established neighbourhood pattern
• Site cover / plot ratio: Typically 50–60% site coverage permitted for single dwellings; secondary dwellings attract tighter controls
• Dwelling yield: Character Residential zones permit one primary dwelling per lot; secondary dwellings and dual occupancies are separately assessable

• A single dwelling house (code assessable or accepted, depending on whether it meets the Dwelling House Code AOs)
• A secondary dwelling (code assessable under the Secondary Dwelling Code)
• Possible dual occupancy (code assessable under the Dual Occupancy Code) — confirm permissibility from the CR zone table of assessment

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Overlay: Traditional Building Character (Demolition)

The Traditional Building Character overlay applies to the property. Under section 8.2.21.1, this code assesses:

• Partial demolition of buildings constructed in 1946 or earlier (Section A, PO1–PO4)
• Full demolition or removal of buildings constructed in 1946 or earlier (Section B, PO5–PO8)
• Repositioning or raising of buildings substantially constructed in 1946 or earlier (Section C, PO9–PO12)

The code's overall outcomes (section 8.2.21.2) establish that:

1. Pre-1911 buildings: Demolition is restricted to buildings that are structurally unsound (PO6, AO6 — a Registered Professional Engineer Queensland RPEQ certificate is required). Comparative analysis against modern timber framing standards does not satisfy "structurally unsound" (note to AO6).

2. 1911–1946 buildings: Demolition is permitted if the building: - Does not represent traditional building character; or - Is not capable of structural repair; or - Does not contribute to the traditional character of that part of the street (PO5, AO5)

3. Character buildings in Local Character Significance sub-category (if applicable): Additional constraints under PO7–AO7.2 require that buildings in this tier can only be demolished if substantially altered, structurally unsound, or post-1946. Confirm whether the property is in the "Local character significance" sub-category.

If the intention is to retain the building but undertake partial demolition (e.g., to add a rear extension), PO1–AO1.2 require:

• No loss of integral components (feature roof forms, side verandahs)
• No result in a narrow building with width-to-height proportions out of character with nearby 1946-or-earlier dwellings

For any proposal involving demolition or material alteration to a building constructed in 1946 or earlier:

• An RPEQ structural report is mandatory (AO5, AO6, AO8)
• Photographic and heritage documentation of existing character elements is advised
• The assessment pathway becomes code assessable at minimum; if the proposal cannot meet the AOs, it may become impact assessable under the threshold for demolition of character buildings

State-Level Considerations

The property record confirms no Priority Development Area (PDA), State Development Area (SDA), or Matter of State Environmental Significance (MSES) applies. Council-level planning scheme controls (Brisbane City Plan 2014) are the primary assessment framework.

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Development Capacity

Single Dwelling House

A single dwelling house is the most straightforward use type for a lot of this size.

• If the existing building post-dates 1946, demolition/replacement is unconstrained by the Traditional Building Character overlay.
• If the existing building was substantially constructed in 1946 or earlier, demolition will require an RPEQ structural report and must satisfy one of the demolition grounds (AO5 / AO6).
• The replacement house must comply with Character Residential zone setbacks and building envelope controls.

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Secondary Dwelling

A secondary dwelling (granny flat / ancillary dwelling) is a separate assessable use, usually code assessable under the Secondary Dwelling Code.

• Secondary dwellings are tightly regulated; permitted floor areas and setbacks are typically more restrictive than primary dwellings.
• On a lot of this size, accommodating a substantial secondary dwelling alongside a primary dwelling may trigger site coverage or setback conflicts.

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Dual Occupancy

A dual occupancy (two dwellings on one lot, typically side-by-side) is code assessable under the Dual Occupancy Code. On a lot of this size, dual occupancy may be geometrically feasible but will be tightly constrained by:

• Setback requirements (likely 3–4 m front, 1–2 m side)
• Parking (2 spaces per dwelling = 4 spaces total)
• Private open space per dwelling

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Multiple Dwelling (Apartment / Multi-Unit)

Three or more dwellings on one lot constitutes a Material Change of Use to "Multiple Dwelling." This use is not typically permitted in Character Residential zones (which are zoned specifically to exclude such density).

If an applicant wishes to pursue a multiple-dwelling apartment block, they would need to: 1. Obtain a code-assessable or impact-assessable Material Change of Use approval to change the zone or establish that Multiple Dwelling is a permitted use (unlikely in CR) 2. Comply with the Multiple Dwelling Code and ADG-equivalent design standards 3. Possibly trigger state-level referrals if the building height or traffic generation is significant

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Pathway Analysis

Scenario 1: Single Dwelling House Replacement (Most Likely)

2. Dwelling House Approval: - Code-assessable development application for the new dwelling house - Comply with Dwelling House Code (height, setback, site cover, parking, private open space AOs — to be confirmed from the DH code) - Comply with Character Residential zone setback and height requirements - No overlay compliance issues if the new building post-dates 1946

• RPEQ structural report (if demolishing a pre-1946 building)
• Site plan and elevations (standard)
• Possibly arborist report if mature trees are on-site or adjoining

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Scenario 2: Secondary Dwelling Addition

3. If partial demolition of the primary dwelling is necessary (e.g., removal of a rear section to make way for the secondary dwelling): - Assess against Traditional Building Character Section A (PO1–AO1.2) - Confirm that integral components (roof form, verandahs) are not lost

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Scenario 3: Dual Occupancy

2. Assuming code assessable: - Compliance with Dual Occupancy Code AOs (setbacks, site cover, parking, private open space for each dwelling) - Each dwelling must also meet the Dwelling House Code or equivalent (if the dual occupancy houses are detached)

3. Traditional Building Character overlay: - If existing building is pre-1946 and full demolition is proposed, assessment under Section B (PO5–PO8) + RPEQ structural report

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Scenario 4: Multiple Dwelling / Apartment (Not Recommended)

2. If applicant wishes to pursue: - Material Change of Use from Character Residential to Multiple Dwelling (code assessable or impact assessable, depending on trigger thresholds) - OR seek a zone change (requires amendment to the planning scheme; lengthy and uncertain)

3. If MCU is lodged: - Impact-assessable development (likely, due to conflict with Character Residential zone purpose) - Public notification for 15 business days - Council will assess against Multiple Dwelling Code + ADG design standards - Likely outcome: Refusal (zone purpose and neighbourhood character grounds)

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Recommended Next Steps

1. Establish Building Age and Heritage Status

• Critical first action: Obtain a site history and building records from Brisbane City Council (or conduct a title search and historical photo audit).
• Confirm whether the existing building was substantially constructed in 1946 or earlier.
• If yes, obtain an RPEQ structural report early. This report will determine whether demolition is permissible under the Traditional Building Character overlay (AO5 / AO6).
• If the existing building is post-1946, the demolition overlay does not apply, and you have full freedom to demolish and redevelop (subject to zone controls only).

2. Pre-Lodgement Meeting with Brisbane City Council

• Contact the Council's Planning & Development team (Brisbane City Council Development Services, T: 1300 22 55 26 or via the online portal).
• Request a pre-lodgement advice meeting to:

3. Verify Zone and Overlay Controls in Full

• Download the Character Residential (Infill Housing) zone code and Dwelling House Code from the Brisbane City Plan 2014 (available at cityplandocs.brisbane.qld.gov.au).
• Confirm:

• Confirm the Traditional Building Character overlay sub-category: Is the property in the "Neighbourhood character" or "Local character significance" sub-category? (AO7.2 adds stricter retention requirements for Local character significance.)

4. Specialist Reports (Conditional)

Depending on the intended typology and demolition scope:

5. Likely Assessment Timeline

6. Engagement of a Qualified Town Planner

• If pursuing a straightforward single dwelling house (post-1946 site or structurally unsound pre-1946 building): you may prepare the application in-house, relying on the council's pre-lodgement advice.
• If demolition of a structurally sound, character-significant pre-1946 building is proposed: engage a qualified town planner or heritage consultant to prepare a planning report justifying demolition against the Traditional Building Character overlay AOs. This adds complexity and cost ($2,000–$5,000+ depending on scope).
• If pursuing dual occupancy on a lot of this size: engage a planner to confirm permissibility and prepare a compliance statement; site constraints (parking, setbacks) will be tight.

7. Key Ordinance Sections to Read in Full

Before committing to a proposal, download and read: 1. Brisbane City Plan 2014 — Part 9.3.2: Character Residential zone code (defines setbacks, height, site cover, and use permissibility) 2. Brisbane City Plan 2014 — Part 9.3.3: Dwelling House Code (sets height, setback, site cover, parking, private open space AOs for single dwellings) 3. Brisbane City Plan 2014 — Part 8.2.21: Traditional Building Character (demolition) overlay code (provided above) — sections A, B, and C are the key assessment benchmarks 4. Brisbane City Plan 2014 — Part 9.3.7: Secondary Dwelling Code (if considering secondary dwelling) 5. Brisbane City Plan 2014 — Part 9.3.8: Dual Occupancy Code (if considering dual occupancy)

These are the assessment benchmarks that will determine your application outcome.

8. Trunk Infrastructure Charges (TIC) Estimate

A new dwelling or dual occupancy will trigger Trunk Infrastructure Charges (TIC) levied by Brisbane City Council under the Local Government Infrastructure Plan (LGIP). Indicative charges (2024) for a residential development in the inner-south area:

For dual occupancy (2 dwellings), estimate $35,000–$51,000 in total TICs. For a single dwelling, $17,500–$25,500. These are subject to change and should be verified with council at pre-lodgement stage.

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Summary

The property is a modest Character Residential lot in Red Hill affected by the Traditional Building Character overlay. The most viable development pathways are:

1. Single dwelling house (code assessable, 15–20 business days) — if the existing building is post-1946 or can be demolished on structural grounds. 2. Secondary dwelling (code assessable, 15–20 business days) — if site constraints permit. 3. Dual occupancy (code assessable or impact assessable, depending on zone permissibility) — geometrically tight; confirm permissibility with council. 4. Multiple dwelling / apartment — not viable under Character Residential without a zone change.

Sources & legislation

Every claim in this report is grounded in the following authoritative documents. Click any link to open the in-force version directly.

• Planning Act 2016 (Qld) — Planning Act 2016 (Queensland) — Primary statute. Defines the assessment categories — Accepted, Code Assessable, Impact Assessable, Prohibited.
• Planning Regulation 2017 (Qld) — Planning Regulation 2017 (Queensland) — Regulation under the Planning Act — assessment-manager / referral-agency triggers, prescribed and statutory assessment categories.
• State Planning Policy 2017 — State Planning Policy 2017 (Queensland) — State-level matters Council must integrate into its scheme — biodiversity, water, coastal, agriculture, mining, transport, infrastructure.
• ShapingSEQ 2023 — ShapingSEQ 2023 — South East Queensland Regional Plan — Statutory regional plan for the SEQ council region (Brisbane, Gold Coast, Sunshine Coast, Logan, Moreton Bay, Ipswich, Redland, Scenic Rim, Lockyer, Somerset, Noosa). Sets urban-footprint boundaries and dwelling targets.
• Brisbane City Plan 2014 — Brisbane City Plan 2014 — Brisbane City Council planning scheme — zones, neighbourhood plans, codes and overlays.
• Building Act 1975 — Building Act 1975 (Queensland) — Building approvals, Queensland Development Code (QDC), siting and design standards for dwellings.
• Queensland Development Code — Queensland Development Code — Set out the building standards (siting, design, energy efficiency, accessibility) that apply alongside the National Construction Code.