Demolishing a building in Brisbane — do you need approval?
Brisbane City Council's planning scheme — the Brisbane City Plan 2014 — decides whether demolition needs a development application, and the answer depends on the zone your property is in. Below is what its table of assessment says for each zone; or check your own address.
In a low density residential zone
Accepted if you meet the requirements. Demolishing a building is generally accepted development (though a building approval is needed and overlays such as character overlays may require an application), but demolishing a registered boarding house needs a code-assessed application.
I don't know my zone — choose my council instead
The zone is on your rates notice, or a Landbrief site report will find it for you.
Zone by zone
Building work (demolition). Residential zones first.
| Zone | What the table says | Conditions | What you'll need |
|---|---|---|---|
| Low density residential zone | Accepted if you meet the requirements Table 5.7.1 | except code assessment if demolishing a registered boarding houseIf not met: a development application with code assessment. | Building approvalAssessed against: Demolition of rooming accommodation code, Low density residential zone code |
| Low-medium density residential zone | Accepted if you meet the requirements Table 5.7.1 | except code assessment if demolishing a registered boarding houseIf not met: a development application with code assessment. | Building approvalAssessed against: Demolition of rooming accommodation code, Low–medium density residential zone code |
| Medium density residential zone | Accepted if you meet the requirements Table 5.7.1 | except code assessment if demolishing a registered boarding houseIf not met: a development application with code assessment. | Building approvalAssessed against: Demolition of rooming accommodation code, Medium density residential zone code |
| High density residential zone | Accepted if you meet the requirements Table 5.7.1 | except code assessment if demolishing a registered boarding houseIf not met: a development application with code assessment. | Building approvalAssessed against: Demolition of rooming accommodation code, High density residential zone code |
| Character residential zone | Needs a development application (code assessment) Table 5.7.1 | if demolishing rooming accommodation registered as a boarding house (not accepted under 5.3.4); Traditional building character/pre-1911 overlays commonly require code assessment for older buildings in this zoneIf not met: no planning approval needed. | Building approvalAssessed against: Demolition of rooming accommodation code, Character residential zone code, Traditional building character (demolition) overlay code |
| Tourist accommodation zone | Accepted if you meet the requirements Table 5.7.1 | base building-work case; character/heritage overlays covering this zone can require code assessment for older buildingsIf not met: a development application with code assessment. | Building approval |
| Rural residential zone | Needs a development application (code assessment) Table 5.7.1 | if demolishing a building that is rooming accommodation registered as a boarding house and not accepted under 5.3.4If not met: no planning approval needed. | Building approvalAssessed against: Demolition of rooming accommodation code, Rural residential zone code |
| Township zone | Needs a development application (code assessment) Table 5.7.1 | if demolishing a building that is rooming accommodation registered as a boarding house and not accepted under 5.3.4If not met: no planning approval needed. | Building approvalAssessed against: Demolition of rooming accommodation code, Township zone code |
| Emerging community zone | Accepted if you meet the requirements Table 5.7.1 | not a boarding house or heritage/character buildingIf not met: a development application with code assessment. | Building approvalAssessed against: Demolition of rooming accommodation code, Emerging community zone code |
| Community facilities zone | Accepted if you meet the requirements Table 5.7.1 | not a boarding house or heritage/character buildingIf not met: a development application with code assessment. | Building approvalAssessed against: Demolition of rooming accommodation code, Community facilities zone code |
| Conservation zone | No planning approval needed Table 5.7.1 | Demolition is accepted building work in this zone unless an overlay applies, though a building approval under the Building Act is still needed. | Building approval |
| District centre zone | Needs a development application (code assessment) Table 5.7.1 | if demolishing a registered boarding house, or demolition to create a temporary park before exercising an approvalIf not met: a development application with impact assessment (neighbours can make submissions). | Building approvalAssessed against: Demolition of rooming accommodation code, Centre or mixed use code, District centre zone code |
| Environmental management zone | No planning approval needed Table 5.7.1 | Demolition is accepted building work in this zone unless an overlay applies, though a building approval under the Building Act is still needed. | Building approval |
| Extractive industry zone | No planning approval needed Table 5.7.1 | Demolition is accepted building work in this zone unless an overlay applies, though you still need a building approval. | Building approval |
| Industry investigation zone | No planning approval needed Table 5.7.1 | no overlay applies | Building approval |
| Industry zone | No planning approval needed Table 5.7.1 | no overlay applies | Building approval |
| Low impact industry zone | Accepted if you meet the requirements Table 5.7.1 | not a boarding-house (rooming accommodation) building and no overlay appliesIf not met: a development application with code assessment. | Building approvalAssessed against: Demolition of rooming accommodation code, Low impact industry zone code |
| Major centre zone | Needs a development application (code assessment) Table 5.7.1 | if demolition is to create a temporary park before exercising a development approvalIf not met: a development application with impact assessment (neighbours can make submissions). | Building approvalAssessed against: Centre or mixed use code—overall outcomes and section B outcomes only, Major centre zone code |
| Mixed use zone | Needs a development application (code assessment) Table 5.7.1 | if demolishing a registered boarding house, or demolition to create a temporary park before exercising an approvalIf not met: a development application with impact assessment (neighbours can make submissions). | Building approvalAssessed against: Demolition of rooming accommodation code, Centre or mixed use code, Mixed use zone code |
| Neighbourhood centre zone | Needs a development application (code assessment) Table 5.7.1 | if demolishing a registered boarding house, or demolition to create a temporary park before exercising an approvalIf not met: a development application with impact assessment (neighbours can make submissions). | Building approvalAssessed against: Demolition of rooming accommodation code, Centre or mixed use code, Neighbourhood centre zone code |
| Open space zone | No planning approval needed Table 5.7.1 | Demolition is accepted building work in this zone unless an overlay applies, though a building approval under the Building Act is still needed. | Building approval |
| Principal centre zone | Needs a development application (code assessment) Table 5.7.1 | if demolition is to create a temporary park before exercising a development approvalIf not met: a development application with impact assessment (neighbours can make submissions). | Building approvalAssessed against: Centre or mixed use code—overall outcomes and section B outcomes only, Principal centre zone code |
| Rural zone | Accepted if you meet the requirements Table 5.7.1 | not a heritage/character buildingIf not met: a development application with code assessment. | Building approval |
| Special industry zone | No planning approval needed Table 5.7.1 | no overlay applies | Building approval |
| Special purpose zone | No planning approval needed Table 5.7.1 | Demolition is accepted under the default building-work row (building approval still needed) unless an overlay applies, as no special demolition trigger is listed for this zone. | Building approval |
| Specialised centre zone | No planning approval needed Table 5.7.1 | Demolition in the Specialised centre zone is accepted building work under the default row unless an overlay applies, though a building approval is still required. | Building approval |
| Sport and recreation zone | No planning approval needed Table 5.7.1 | Demolition is accepted building work in this zone unless an overlay applies, though a building approval under the Building Act is still needed. | Building approval |
Overlays that change the answer
- Traditional building character overlay. New dwelling house, dual occupancy, multiple dwelling, rooming/short-term accommodation become code assessable (design overlay). Demolition/removal/repositioning of a building constructed 1946 or earlier (various criteria) becomes code assessable (demolition overlay) unless in a Heritage sub-category. (Table 5.10.21)
- Heritage overlay. Demolition/removal of part of a local heritage place, building work to a heritage place, and ROL/MCU in or adjoining a local heritage place become code or impact assessable (varies by precinct) unless an exemption certificate is issued under the Queensland Heritage Act. (Table 5.10.12)
- Pre-1911 building overlay. Demolition, partial demolition or removal of a pre-1911 building becomes code assessable (or impact assessable if not complying with AO4/AO5 in other zones). (Table 5.10.16)
- Commercial character building overlay. MCU for commercial character building / centre activities and demolition of a commercial character building become accepted subject to requirements or code assessable. (Table 5.10.7)
Worth knowing in Brisbane
Base-case categories are drawn from the zone MCU tables (5.5), the ROL table (5.6), the building work table (5.7) and operational work table (5.8). For building work (shed, carport, garage, extension, pool, fence, demolition) the default category is 'accepted development' unless the building work table or an overlay makes it assessable — a separate building approval under the Building Act is still required. Secondary dwellings (granny flats) are assessed under the 'Dwelling house' row because the QPP definition of Dwelling house includes a secondary dwelling; a secondary dwelling must still meet the Dwelling house code acceptable outcomes to be accepted. Subdivision minimums shown are the thresholds at which ROL becomes impact assessable; ROL that meets the minimum is generally code assessable, and subdividing 1 lot into 2 in a residential or industry zone is regulated code assessment under section 5.4 unless an overlay applies. Lot-size rules in several residential zones vary by precinct and proximity to centres/key locations — the numeric value given is the smallest/entry threshold and the note explains the variation. Many neighbourhood plans (section 5.9) change the category of assessment for MCU and/or ROL in specific precincts (e.g. Bridgeman Downs sets specific lot criteria, Darra-Oxley sets 1,000-2,000m² industrial minimums, Fortitude Valley special entertainment area changes licensed-premises categories) — always check the applicable neighbourhood plan. Where a use is not listed in a zone's MCU table, the default category is impact assessment ('any other use'). Where development is in more than one overlay, the highest category applies. State Vegetation Management Act and other State approvals are separate from the local scheme position shown for tree clearing.
What else you'll need
- Building approval
More about Brisbane
- What can you build in Brisbane? Council overview and development applications
- Every Queensland zone explained, with what each council allows and the planning overlays that change the answer
- What Brisbane City Council charges for a development application, compared with other councils
- A Landbrief site report for your Brisbane address — every planning layer that applies to the lot
- Development applications in Rochedale
- Development applications in Bulimba
- Development applications in Paddington
- Development applications in New Farm
- Development applications in Wynnum
- Development applications in Doolandella
- Development applications in Ashgrove
- Development applications in South Brisbane
Other projects in Brisbane
Granny flatDual occupancySubdivideShed or carportExtensionPoolFence or wallHome businessTownhousesShop, café or officeClear trees
The statewide position on this project: Demolish in Queensland.
Read from the Brisbane City Plan 2014 tables of assessment. General information, not advice. The council's planning scheme and the Planning Act 2016 decide — confirm with the council or a town planner before you build.