Planning Report – the subject site

Property at a glance

The subject property is a residential lot in the Character Residential (Infill Housing) zone, subject to the Traditional Building Character (Demolition) overlay. The overlay is a demolition-consent regime applying to buildings substantially constructed in 1946 or earlier. No state-level designations override the council scheme.

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Planning controls applying

Character Residential (Infill Housing) Zone – Purpose and Form Controls

The Character Residential (Infill Housing) zone is designed to deliver infill housing in established residential precincts whilst respecting local character. The zone permits dwelling houses as accepted development (subject to compliance with the Dwelling House Code) and allows limited multiple dwelling under code-assessable pathways.

• Building height limits (typically 9–11 m for single dwellings; confirm exact limit from the Dwelling House Code table in the scheme)
• Front setback (typically 4–6 m for lots under 400 m²; confirm from the code)
• Side and rear setbacks (typically 1–2 m for narrow lots; confirm from the code)
• Site cover limits (typically 40–50% for infill lots; confirm)
• Open space (typically 20–30% private open space; confirm)

Traditional Building Character (Demolition) Overlay – Assessment Regime

The overlay applies to the subject property. Under section 8.2.21.1, the overlay code is an applicable code for all development in the overlay, whether accepted, code assessable, or impact assessable.

The overlay is divided into two sub-categories:

• Neighbourhood Character sub-category – applies to residential buildings in streetscapes with neighbourhood plan protection
• Local Character Significance sub-category – applies to buildings individually identified as character-significant

#### What the overlay triggers:

1. Partial demolition (Section A, PO1–PO4) is permitted only if it does not diminish traditional building form, roof styles, or integral components such as feature roof forms, verandahs, and external openings. The assessment depends on neighbourhood context: - For neighbourhood character areas (e.g. City West, Spring Hill, Sherwood–Graceville): PO3 requires that "significant elements that contribute to the character of buildings constructed in 1946 or earlier are retained if they can be seen from the primary street frontage" (AO3.1, AO3.2). - For Bulimba district (if applicable): PO4 / AO4 requires an engineering report confirming structural adequacy during refurbishment/extension work.

2. Full demolition or removal (Section B, PO5–AO8) is permitted only if: - The building does not represent traditional building character (AO5.a); or - A Registered Professional Engineer Queensland certifies the building is structurally unsound and not reasonably capable of repair (AO5.b / AO6 / AO8); or - Demolition would not result in loss of traditional building character (AO5.c); or - The building is in a streetscape section with no traditional character (AO5.d).

3. Repositioning or raising a residential building (Section C, PO9–AO12): - Repositioning onto a small lot must comply with the Dwelling House (Small Lot) Code setbacks (AO9), except where the overlay varies the front setback (AO10.2, which allows within 20% of an adjoining 1946-or-earlier dwelling). - Raising must not exceed the relevant neighbourhood plan height or 9.5 m otherwise (AO11). - In Latrobe and Given Terraces neighbourhood plan: raising must maintain the low-set appearance and height relationship of existing floor area to street level (PO12 / AO12).

#### What you must establish first:

Before any design work proceeds, you need to confirm: 1. Age and condition of the existing building — has it been constructed pre-1946? If so, does it date pre-1911? 2. Sub-category of the overlay — which neighbourhood context (e.g. are you in City West / Spring Hill / Sherwood–Graceville / Bulimba / Latrobe–Given Terraces)? 3. Character assessment — does the building represent traditional character? Is the street a character streetscape? A Planning Property Report from Council (free via the Council planning portal) will flag this.

State-Level Designations

No Priority Development Area (PDA), State Development Area (SDA), or Matter of State Environmental Significance (MSES) applies to this property. Council planning scheme controls are the primary assessment framework.

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Development capacity

Realistic dwelling yield by typology

Given the lot size and Character Residential (Infill Housing) zoning:

#### Single dwelling (most likely)

• Assessment category: Accepted development (subject to Dwelling House Code compliance) or Code Assessable if the dwelling involves demolition/removal or alteration of a pre-1946 building subject to the Traditional Building Character overlay.
• Yield: One (1) dwelling.
• Setback/form constraints: Subject to Dwelling House Code (form controls not supplied in this brief; confirm from the scheme). The overlay may impose additional constraints on siting/orientation if repositioning a heritage building (PO10 / AO10.1–AO10.2).
• Condition check: If the existing building is pre-1946, demolition will trigger Full Assessment against PO5–AO8 (or PO6–AO6 if pre-1911) unless the building is demonstrably structurally unsound or does not represent character. Retention (with alteration) is the likely expectation for character buildings.

• Assessment category: Confirm from the Character Residential (Infill Housing) zone table in the scheme. Many councils permit secondary dwellings as code assessable in infill zones; some do not.
• Yield: One (1) primary + one (1) secondary = 2 dwellings total.
• Constraint: The overlay applies to both the primary and any secondary dwelling if either involves demolition/alteration of pre-1946 fabric.

• Assessment category: Likely code assessable or impact assessable; confirm from the zone table.
• Yield: Two (2) dwellings (dual occupancy) or more (multiple dwelling).
• Constraint: A multiple dwelling would likely trigger impact assessment and public notification. The overlay would apply to any demolition/alteration work. Form compliance with the Dwelling House Code would be replaced by a Multiple Dwelling Code compliance matrix.

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Pathway analysis

Scenario 1: Single new dwelling (demolition of existing building)

• The existing building must be demonstrated to be non-character (AO5.a) or structurally unsound (AO5.b / AO6 / AO8) or non-contributing to the streetscape (AO5.c/d).
• If pre-1911, structural unsoundness is the only demolition pathway (PO6 / AO6).

• Code Assessable if the proposal meets all Acceptable Outcomes of the Dwelling House Code and the Traditional Building Character Code (specifically, AO5, AO6, or AO8 demonstrating permissibility of demolition).
• Impact Assessable if PO5 or PO6 compliance is argued on a performance-solution basis (e.g. the building is not demonstrably structurally unsound but the applicant argues it is no longer economically repairable and the design of the replacement dwelling complements the neighbourhood character).

• No state referrals anticipated (no state-controlled road, MSES, or environmental trigger).
• Council assessment: Planning + Building (form + structural).

• Lodgement to decision: 10–15 business days (code assessable) or 20+ business days (impact assessable with notification).
• Pre-lodgement planning meeting with Council recommended.

Scenario 2: Retention and alteration/extension of pre-1946 building

• Accepted development if the alteration/extension is within the Dwelling House Code Acceptable Outcomes and does not involve demolition or loss of traditional elements.
• Code Assessable if partial demolition is involved (e.g. removal of a rear addition or internal walls not affecting traditional envelope), assessed under PO1–AO1 / AO2 (general) or PO3–AO3 (if in City West, Spring Hill, Sherwood–Graceville) or PO4–AO4 (if in Bulimba).

• Council Planning + Building assessment; no state referrals.

• 5–10 business days if accepted development; 10–15 business days if code assessable.

Scenario 3: Repositioning or raising an existing pre-1946 building

(Less common; included for completeness.)

• Code Assessable if repositioning onto a small lot, assessed under PO9–AO9 (must comply with Dwelling House Small Lot Code setbacks, except AO10.2 allows variation of front setback to within 20% of an adjoining 1946-or-earlier dwelling).
• Code Assessable if raising, assessed under PO11–AO11 (height must not exceed neighbourhood plan limit or 9.5 m).

• 10–15 business days (code assessable).

Recommended next steps

1. Obtain a Council Planning Property Report - Use Brisbane City Council's free online planning tool to confirm: - Exact sub-category of the Traditional Building Character overlay (Neighbourhood Character vs. Local Character Significance). - The neighbourhood plan precinct that applies (you noted "Infill housing," but confirm the specific plan name and any heritage precincts). - Exact form controls from the Dwelling House Code (setback, height, site cover, open space requirements for a lot of this size in the CR zone). - This report will also flag if the existing building is heritage-listed or a character building in a streetscape.

2. Engage a heritage/character specialist - If the existing building predates 1946, obtain a brief heritage/conservation assessment to establish: - Does it represent "traditional building character"? (If yes, retention is likely the default expectation.) - Is the street a character streetscape? (Affects PO3 / PO5 assessment.) - If pre-1911, confirm you will need structural unsoundness to justify demolition (PO6 / AO6).

3. Commission a structural engineering report (RPEQ) - If demolition is proposed, a professional engineering report must affirmatively certify the building is "structurally unsound and not reasonably capable of being made structurally sound." (Comparative analysis against modern standards will not suffice per the code note.) - If alteration/retention is planned, the report confirms structural adequacy post-works.

4. Review the full Dwelling House Code in Brisbane City Plan 2014 - The scheme text supplied does not include the Dwelling House Code tables. You must obtain: - Table 9.3.2-2 or equivalent — setting height, setback, site cover, open space by lot size band (confirm which band the subject lot falls within). - Dwelling House (Small Lot) Code if repositioning is contemplated (includes setback envelope and design criteria). - Cross-reference any new dwelling design against these standards.

5. Prepare a design concept - For demolition + new dwelling: Sketch the new dwelling footprint/setbacks/height against the Dwelling House Code standards and the Traditional Building Character overlay constraints (e.g. siting/orientation per PO10). - For retention + alteration: Identify heritage elements to be retained (roof form, verandahs, openings, external materials) and plan alterations/extensions that do not diminish traditional form (PO1 / PO3 / PO4).

6. Pre-lodgement meeting with Council Planning - Book a brief consultation with Council's planning assessment team to: - Confirm the assessment pathway (Accepted / Code / Impact). - Clarify if structural unsoundness will be a viable path or if retention is the expectation. - Confirm any specific character/heritage expectations for the street / precinct. - This meeting is informal and non-binding but will save time and rework later.

7. Engage a town planner if proposing code or impact assessment - If demolition requires a structural engineering report + character justification, or if the design involves partial demolition / repositioning, engage a QLD-accredited town planner to prepare and lodge the development application. - The planner will prepare the PO/AO compliance table and any performance-solution arguments needed.

8. Timeline expectation - Pre-lodgement to DA lodgement: 4–8 weeks (to allow heritage assessment + engineering report + design refinement). - Council assessment: 10–15 business days (code assessable) or 20–30+ business days (impact assessable with public notification). - Total from brief to decision: 12–16 weeks (code) or 16–24 weeks (impact).

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Key code provisions to read in full

Before commissioning any design work, download and review the following from the Brisbane City Plan 2014 (version current at the time of application):

1. Character Residential (Infill Housing) Zone Code — Table of Assessment; zone purpose; overall outcomes. 2. Dwelling House Code — Tables 9.3.2-1 and 9.3.2-2 (form controls by lot size; height, setback, site cover, open space bands). 3. Dwelling House (Small Lot) Code (if repositioning is contemplated) — setback envelope; design criteria. 4. Traditional Building Character (Demolition) Overlay Code (section 8.2.21) — supplied in this brief; read sections A, B, C in full. 5. Traditional Building Character (Design) Overlay Code (section 8.2.20, not supplied) — applies to alteration/extension of character buildings; you will need this if retention is pursued. 6. Brisbane City Plan 2014 Planning Scheme Policy – Traditional Building Character — guidance on what constitutes "traditional building character" and character streetscapes.

All documents are available from the Brisbane City Council planning portal.

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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.