Home extensions and renovations in Brisbane — do you need approval?
Brisbane City Council's planning scheme — the Brisbane City Plan 2014 — decides whether an extension 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
No planning approval needed. Extending or renovating your house is accepted development with no planning approval needed unless an overlay applies, though a building approval is still required.
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 for a dwelling house. Residential zones first.
| Zone | What the table says | Conditions | What you'll need |
|---|---|---|---|
| Low density residential zone | No planning approval needed Table 5.7.1 | Extending or renovating your house is accepted development with no planning approval needed unless an overlay applies, though a building approval is still required. | Building approval |
| Low-medium density residential zone | No planning approval needed Table 5.7.1 | Extending or renovating your house is accepted development with no planning approval needed unless an overlay applies, though a building approval is still required. | Building approval |
| Medium density residential zone | No planning approval needed Table 5.7.1 | Extending or renovating your house is accepted development with no planning approval needed unless an overlay applies, though a building approval is still required. | Building approval |
| High density residential zone | No planning approval needed Table 5.7.1 | Extending or renovating your house is accepted development with no planning approval needed unless an overlay applies, though a building approval is still required. | Building approval |
| Character residential zone | Accepted if you meet the requirements Table 5.7.1 | base building-work case; note the Traditional building character and Dwelling house character overlays commonly apply in this zone and can make an extension code assessableIf not met: a development application with code assessment. | Building approval |
| Tourist accommodation zone | Accepted if you meet the requirements Table 5.7.1 | base building-work case; the Dwelling house character overlay applies to all land in this zone and can make an extension code assessableIf not met: a development application with code assessment. | Building approval |
| Rural residential zone | Accepted if you meet the requirements Table 5.7.1 | if complying with all acceptable outcomes in the Dwelling house code (or Dwelling house (small lot) code on a small lot)If not met: a development application with code assessment. | Building approvalAssessed against: Dwelling house code, Dwelling house (small lot) code |
| Township zone | Accepted if you meet the requirements Table 5.7.1 | if complying with all acceptable outcomes in the Dwelling house code (or Dwelling house (small lot) code on a small lot)If not met: a development application with code assessment. | Building approvalAssessed against: Dwelling house code, Dwelling house (small lot) code |
| Emerging community zone | No planning approval needed Table 5.7.1 | Extending a house is accepted building work unless an overlay applies, though you still need a building approval. | Building approval |
| Community facilities zone | No planning approval needed Table 5.7.1 | Extending a house is accepted building work unless an overlay applies, though you still need a building approval. | Building approval |
| Conservation zone | No planning approval needed Table 5.7.1 | Extending or renovating a house is accepted building work unless an overlay applies, though a building approval under the Building Act is still needed. | Building approval |
| District centre zone | No planning approval needed Table 5.7.1 | Extending a house is accepted building work unless an overlay applies, though a building approval is still required. | Building approval |
| Environmental management zone | No planning approval needed Table 5.7.1 | Extending or renovating a house is accepted building work 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 | Extending a house is accepted building work unless an overlay applies, though you still need a building approval. | Building approval |
| Industry investigation zone | No planning approval needed Table 5.7.1 | Extending or renovating a house is accepted building work unless an overlay applies, though a building approval is still needed. | Building approval |
| Industry zone | No planning approval needed Table 5.7.1 | Extending or renovating a house is accepted building work unless an overlay applies, though a building approval is still needed. | Building approval |
| Low impact industry zone | No planning approval needed Table 5.7.1 | Extending or renovating a house is accepted building work unless an overlay applies, though a building approval is still needed. | Building approval |
| Major centre zone | No planning approval needed Table 5.7.1 | Extending an existing house is accepted building work needing no planning development application unless an overlay applies, but a building approval is still required. | Building approval |
| Mixed use zone | No planning approval needed Table 5.7.1 | Extending a house is accepted building work unless an overlay applies, though a building approval is still required. | Building approval |
| Neighbourhood centre zone | No planning approval needed Table 5.7.1 | Extending a house is accepted building work unless an overlay applies, though a building approval is still required. | Building approval |
| Open space zone | No planning approval needed Table 5.7.1 | Extending or renovating a house is accepted building work unless an overlay applies, though a building approval under the Building Act is still needed. | Building approval |
| Principal centre zone | No planning approval needed Table 5.7.1 | Extending an existing house is accepted building work needing no planning development application unless an overlay applies, but a building approval is still required. | Building approval |
| Rural zone | No planning approval needed Table 5.7.1 | Extending a house is accepted building work unless an overlay applies, though you still need a building approval. | Building approval |
| Special industry zone | No planning approval needed Table 5.7.1 | Extending or renovating a house is accepted building work unless an overlay applies, though a building approval is still needed. | Building approval |
| Special purpose zone | No planning approval needed Table 5.7.1 | Building work such as a house extension is accepted under the default building-work row unless an overlay applies, but a building approval is still required. | Building approval |
| Specialised centre zone | No planning approval needed Table 5.7.1 | Extending a house is accepted building work 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 | Extending or renovating a house is accepted building work unless an overlay applies, though a building approval under the Building Act is still needed. | Building approval |
Overlays that change the answer
- Dwelling house character overlay. A new dwelling house (incl. secondary dwelling) in the Low density, Low-medium density, Medium density or Character residential zone becomes accepted subject to requirements if it complies with the Dwelling house code / Dwelling house (small lot) code, otherwise code assessable. In the High density residential or Tourist accommodation zone a new dwelling house becomes impact assessable. Extensions become accepted subject to requirements, otherwise code assessable. (Table 5.10.9)
- 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)
- Flood overlay. New dwelling house in a flood planning sub-category is accepted subject to requirements if it meets section A of the Flood overlay code, otherwise code assessable. Building work >25m² to an existing dwelling house, and most non-dwelling building/MCU/ROL in flood areas, become code assessable. (Table 5.10.11)
- Bushfire overlay. New dwelling house in the Potential impact sub-category (outside an approved development footprint) is accepted subject to requirements if it meets AO20.2, otherwise code assessable. ROL and most non-dwelling MCU become code assessable. (Table 5.10.5)
- Coastal hazard overlay. New dwelling house and extensions are accepted subject to requirements if they meet the relevant section of the Coastal hazard overlay code, otherwise code assessable. ROL and filling/excavation become code assessable. (Table 5.10.6)
- Biodiversity areas overlay. New dwelling house / extension that extends the development footprint into an ecological significance or koala habitat sub-category becomes code assessable; ROL and vegetation clearing >500m² in koala habitat become code assessable. (Table 5.10.4)
- Waterway corridors overlay. New dwelling house, extensions, ancillary structures, pools/tennis courts between a building and the Brisbane River, and filling/excavation in a waterway corridor are accepted subject to requirements if they meet the code, otherwise code assessable. ROL becomes code assessable. (Table 5.10.25)
- Wetlands overlay. Extension to an existing dwelling house outside an approved development footprint, non-dwelling MCU with GFA increase, ROL and filling/excavation become code assessable. (Table 5.10.26)
- Landslide overlay. Building work / operational work / MCU involving excavation >1m deep & 3m long, filling >1m high, or >50m³ becomes accepted subject to requirements (if meeting the code) or code assessable. ROL becomes code assessable. (Table 5.10.14)
- Significant landscape tree overlay. New dwelling house or extension within a significant landscape tree's protection zone is accepted subject to requirements (if meeting the code) or code assessable; ROL and filling/excavation become code assessable. (Table 5.10.19)
- Potential and actual acid sulfate soils overlay. MCU / operational work involving filling or excavation below 20m AHD above stated thresholds becomes code assessable. (Table 5.10.15)
- Regional infrastructure corridors and substations overlay. MCU/ROL/operational work near gas/oil pipelines, powerlines or transport infrastructure becomes accepted subject to requirements or code assessable depending on the relevant section. (Table 5.10.17)
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 carportPoolFence or wallHome businessTownhousesShop, café or officeClear treesDemolish
The statewide position on this project: Extension 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.