Shops, cafés and offices in Brisbane — do you need approval?

Zone by zone

Shop / Food and drink outlet / Office. Residential zones first.

Overlays that change the answer

• 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)
• 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)
• Transport noise corridor overlay. MCU for a dual occupancy, multiple dwelling, residential care/retirement facility or rooming accommodation (6+ people) with new/increased GFA becomes code assessable. (Table 5.10.23)
• Transport air quality corridor overlay. MCU for multiple dwelling/residential care/retirement/rooming accommodation (6+ people), childcare centres and certain uses in the corridor sub-categories become code assessable. (Table 5.10.22)
• Road hierarchy overlay. MCU (other than a dwelling house) with new/increased GFA is accepted subject to requirements (if meeting section A) or code assessable. ROL becomes code assessable. (Table 5.10.18)
• Streetscape hierarchy overlay. MCU (other than a dwelling house or park) with new/increased GFA is accepted subject to requirements or code assessable; ROL becomes code assessable. (Table 5.10.20)
• Bicycle network overlay. MCU (other than a dwelling house or home-based business) with new/increased GFA becomes code assessable; ROL becomes code assessable. (Table 5.10.3)
• Community purposes network overlay. MCU (other than a dwelling house or home-based business) with new/increased GFA becomes code assessable; ROL becomes code assessable. (Table 5.10.7A)
• Critical infrastructure and movement network overlay. Listed infrastructure/industry MCUs become code assessable. (Table 5.10.8)
• 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)
• Industrial amenity overlay. Sensitive MCUs in the industrial amenity/hazard investigation sub-categories become code assessable; ROL becomes code assessable. (Table 5.10.13)
• 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)
• Water resource catchments overlay. Any MCU becomes code assessable. (Table 5.10.24)
• Active frontages in residential zones overlay. MCU for active frontage uses at ground level <250m² GFA becomes code assessable (lowered from impact). (Table 5.10.1)
• Extractive resources overlay. Most MCU (other than listed exemptions) and ROL become code assessable. (Table 5.10.10)
• Key civic space and iconic vista overlay. MCU (not a market or park) over the maximum height on an identified site becomes impact assessable. (Table 5.10.13A)

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
• Food licence (for a café)

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 businessTownhousesClear treesDemolish

The statewide position on this project: Shop, café or office in Queensland.