Granny flats in Brisbane — do you need approval?

Zone by zone

Dwelling house (a secondary dwelling is part of a dwelling house — Planning Regulation 2017, Schedule 24). Residential zones first.

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)
• 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)
• 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)
• Airport environs overlay. MCU (other than a dwelling house) in various airport sub-categories becomes accepted subject to requirements or code assessable depending on compliance with the relevant section of the Airport environs overlay code. A new dwelling house outside the ANEF contour is unaffected. (Table 5.10.2)

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
• Plumbing 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

Dual occupancySubdivideShed or carportExtensionPoolFence or wallHome businessTownhousesShop, café or officeClear treesDemolish

The statewide position on this project: Granny flat in Queensland.