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

City of Gold Coast's planning scheme — the Gold Coast City Plan (City Plan) — Part 5 Tables of assessment (v14, 2026-09-29) — decides whether a shop, café or office 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

Needs a development application (impact assessment — neighbours can make submissions). Shops, cafés and offices are generally not provided for in this residential zone and fall under the 'any other use' default, requiring an impact-assessable development 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

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

ZoneWhat the table saysConditionsWhat you'll need
Low density residential zone Needs a development application (impact assessment — neighbours can make submissions) Table 5.5.1 Shop, office and food and drink outlet are not accepted uses; health care services on a corner/high-order-road lot is code assessable Building approval; Food licence (for a café)Assessed against: City Plan including Strategic framework, Low density residential zone code
Medium density residential zone Needs a development application (code assessment) Table 5.5.2 neighbourhood-store shop (≤150m²) or health care services on a corner/high-order-road lotIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Medium density residential zone code, Commercial design code
High density residential zone Needs a development application (code assessment) Table 5.5.3 neighbourhood-store shop or small food and drink outlet (≤150m²) or health care servicesIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: High density residential zone code, Commercial design code
Emerging community zone Needs a development application (impact assessment — neighbours can make submissions) Table 5.5.15 Shop, Food and drink outlet and Office are not listed in the Emerging community zone table Building approval; Food licence (for a café)Assessed against: City Plan including, Strategic framework, Emerging community zone code, Any other relevant code
Rural residential zone Needs a development application (code assessment) Table 5.5.21 small neighbourhood store up to 150m²; an office is not listed and is impact assessableIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Rural residential zone code, Commercial design code, Driveways and vehicle crossings code, General development provisions code, Healthy waters code, On-site sewerage facilities code, Transport code
Township zone Needs a development application (code assessment) Table 5.5.23 Shop if a neighbourhood store with GFA not exceeding 150m²; cafés and offices generally not listed outside the Commercial precinctIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Township zone code, Commercial design code, Driveways and vehicle crossings code, General development provisions code, Healthy waters code
Centre zone Accepted if you meet the requirements Table 5.5.4 shop, office or food and drink outlet establishing in an existing non-residential premises with no building work (other than fit-out) in a Principal/Major/Specialist centre, or a District centre closing by midnightIf not met: a development application with code assessment. Building approval; Food licence (for a café)Assessed against: Centre zone code, Commercial design code
Community facilities zone Needs a development application (code assessment) Table 5.5.14 Shop if neighbourhood store and GFA not exceeding 150m²; Food and drink outlet to 150m² (ASR/code); Office is not listed (impact)If not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Community facilities zone code, Commercial design code, Driveways and vehicle crossings code, Transport code
Conservation zone Accepted if you meet the requirements Table 5.5.8 Food and drink outlet in an existing non-residential premises with no building work; Shop and Office are not listed and default to impactIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Conservation zone code, Commercial design code, General development provisions code, Healthy waters code, Transport code
Extractive industry zone Needs a development application (impact assessment — neighbours can make submissions) Table 5.5.16 Shop, Food and drink outlet and Office are not listed in the Extractive industry zone table Building approval; Food licence (for a café)Assessed against: City Plan including, Strategic framework, Extractive industry zone code, Any other relevant code
High impact industry zone Needs a development application (impact assessment — neighbours can make submissions) Table 5.5.11 Shop as a manufacturer's shop ≤150m² is accepted subject to requirements; a general shop, café (food and drink outlet) and office are not listed and are impact assessableIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: City Plan including, Strategic framework, High impact industry zone code, Any other relevant code
Innovation zone Accepted if you meet the requirements Table 5.5.17 shop/office/food and drink outlet in existing non-residential premises with no building work is accepted; with minor building work is accepted subject to requirementsIf not met: a development application with code assessment. Building approval; Food licence (for a café)Assessed against: Innovation zone code, Commercial design code, General development provisions code, Healthy waters code, Transport code
Limited development (constrained land) zone Needs a development application (code assessment) Table 5.5.18 Shop if a neighbourhood store with GFA not exceeding 150m²; offices and cafés generally not listedIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Limited development (constrained land) zone code, Commercial design code, Driveways and vehicle crossings code, General development provisions code, Healthy waters code
Low impact industry zone Needs a development application (code assessment) Table 5.5.9 Shop if a neighbourhood store ≤150m² and not within 50m of a high order road is code assessable; a manufacturer's shop ≤150m² is accepted subject to requirements; Office is not listed and is impact assessableIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Low impact industry zone code, Driveways and vehicle crossings code, Fire services in developments accessed by common private title code, General development provisions code, Healthy waters code, Industrial design code, On-site sewerage facilities code, Service station code, Solid waste management code, Transport code, Vegetation management code
Major tourism zone It depends — see below Table 5.5.13 Food and drink outlet/Shop accepted if ancillary to an existing tourist attraction; Office is not listed (impact)If not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Major tourism zone code
Medium impact industry zone Needs a development application (code assessment) Table 5.5.10 Shop as a neighbourhood store ≤150m² not within 50m of a high order road is code assessable; a manufacturer's shop ≤150m² is accepted subject to requirements; Office is not listed and is impact assessableIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Medium impact industry zone code, Driveways and vehicle crossings code, Fire services in developments accessed by common private title code, General development provisions code, Healthy waters code, Industrial design code, On-site sewerage facilities code, Service station code, Solid waste management code, Transport code, Vegetation management code
Mixed use zone Accepted if you meet the requirements Table 5.5.19 shop/office/food and drink outlet in existing non-residential premises up to 400m² with no or minor building workIf not met: a development application with code assessment. Building approval; Food licence (for a café)Assessed against: Mixed use zone code, Commercial design code, General development provisions code, Healthy waters code, Transport code
Neighbourhood centre zone Accepted if you meet the requirements Table 5.5.5 Shop/Office/Food and drink outlet in an existing non-residential premises with no or only minor building work (Shop GFA ≤1,500m²; Office not a real estate agency or call centre)If not met: a development application with code assessment. Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Neighbourhood centre zone code, Commercial design code, Fire services in developments accessed by common private title code, General development provisions code, Healthy waters code, Sales office code, Transport code
Open space zone Accepted if you meet the requirements Table 5.5.7 Food and drink outlet (GFA ≤150m², no drive-through); Shop and Office are not listed and default to impactIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Open space zone code, Commercial design code, General development provisions code, Healthy waters code, Market and temporary use code, Transport code
Rural zone Needs a development application (code assessment) Table 5.5.20 small shop (neighbourhood store/tourist shop up to 150m²) or food and drink outlet up to 150m²; an office is not listed and is impact assessableIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Rural zone code, Commercial design code, Driveways and vehicle crossings code, General development provisions code, Healthy waters code, On-site sewerage facilities code, Transport code
Special purpose zone Needs a development application (code assessment) Table 5.5.22 small shop or food and drink outlet up to 150m²; an office is not listed and is impact assessableIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Special purpose zone code, Commercial design code, Driveways and vehicle crossings code, General development provisions code, Healthy waters code, On-site sewerage facilities code, Transport code
Sport and recreation zone Needs a development application (code assessment) Table 5.5.6 Food and drink outlet or small tourist/neighbourhood Shop (GFA ≤150m²); Office is not listed and defaults to impactIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Sport and recreation zone code, Commercial design code, Driveways and vehicle crossings code, Fire services in developments accessed by common private title code, General development provisions code, Healthy waters code, Market and temporary use code, On-site sewerage facilities code, Solid waste management code, Transport code, Vegetation management code
Waterfront and marine industry zone Needs a development application (code assessment) Table 5.5.12 Shop (manufacturer's shop ≤150m², or marine-related goods ≤400m²) can be code assessable or accepted subject to requirements; a café (food and drink outlet) ≤150m² in an existing premises with minor work is accepted subject to requirements; Office is not listed and is impact assessableIf not met: a development application with impact assessment (neighbours can make submissions). Building approval; Food licence (for a café)Assessed against: Any overlay code triggered by an overlay map, Waterfront and marine industry zone code, Driveways and vehicle crossings code, Fire services in developments accessed by common private title code, General development provisions code, Healthy waters code, Industrial design code, On-site sewerage facilities code, Service station code, Solid waste management code, Transport code, Vegetation management code

Overlays that change the answer

  • Flood overlay. In a 'Flood assessment required' area, development otherwise accepted becomes accepted subject to requirements (must meet the Flood overlay code); operational earthworks over 5m³ not tied to building work/MCU become code assessable. (Table 5.10.11 Flood overlay)
  • Bushfire hazard overlay. In a 'Bushfire hazard area', a material change of use or reconfiguration otherwise accepted becomes accepted subject to requirements (must meet the Bushfire hazard overlay code). (Table 5.10.3 Bushfire hazard overlay)
  • Coastal erosion hazard overlay. In a 'Waterfront development control area' or 'Foreshore seawall' area, an otherwise accepted material change of use, reconfiguration or operational work becomes accepted subject to requirements (Coastal erosion hazard overlay code). Building work only (no MCU) is unchanged but the overlay code still applies. (Table 5.10.4 Coastal erosion hazard overlay)
  • Environmental significance – biodiversity areas overlay. In a 'Biodiversity area', an otherwise accepted MCU (other than a dwelling house not involving a secondary dwelling), reconfiguration or operational work becomes accepted subject to requirements (Environmental significance overlay code). A dwelling house not involving a secondary dwelling is not changed. (Table 5.10.6 Environmental significance – biodiversity areas overlay)
  • Environmental significance – priority species overlay. In a 'Priority species area', an otherwise accepted MCU (other than a dwelling house not involving a secondary dwelling), reconfiguration or operational work becomes accepted subject to requirements (Environmental significance overlay code). (Table 5.10.7 Environmental significance – priority species overlay)
  • Environmental significance – vegetation management overlay. On a site with a mapped 'Vegetation management' type, an otherwise accepted MCU (other than a dwelling house not involving a secondary dwelling), reconfiguration or operational work becomes accepted subject to requirements (Environmental significance overlay code). (Table 5.10.8 Environmental significance – vegetation management overlay)
  • Environmental significance – wetlands and waterways overlay. On a site in or within a buffer of a mapped wetland/waterway (other than canals and lakes), an otherwise accepted MCU (other than a dwelling house not involving a secondary dwelling), reconfiguration or operational work becomes accepted subject to requirements (Environmental significance overlay code). (Table 5.10.9 Environmental significance – wetlands and waterways overlay)
  • Heritage overlay. In a 'Local heritage place', building work that does not demolish/relocate/remove becomes code assessable; building work that partly or fully demolishes/relocates/removes becomes impact assessable (a development application that may be publicly notified). Essential repair/maintenance under the Queensland Heritage Act is unchanged. Operational work becomes code assessable. In a 'Place in proximity to a local heritage place', new buildings/extensions can become code assessable. (Table 5.10.12 Heritage overlay)
  • Landslide hazard overlay. On an allotment encumbered by 'Landslide hazard', an otherwise accepted material change of use becomes accepted subject to requirements (Landslide hazard overlay code). Reconfiguration and operational work are not changed but the overlay code still applies. (Table 5.10.14 Landslide hazard overlay)
  • Ridges and significant hills protection overlay. In a mapped 'Ridges and significant hills' area, an otherwise accepted material change of use involving building work becomes accepted subject to requirements (Ridges and significant hills protection overlay code). Also raises the reconfiguration minimum lot size to 600m² in medium/high density residential zones. (Table 5.10.19 Ridges and significant hills protection overlay)
  • Airport environs overlay. Within mapped ANEF noise contours, PANS-OPS surfaces, OLS surfaces or aviation facility buffers, certain residential/accommodation/office uses, reconfiguration and building work that intrudes into height limits can become code assessable or accepted subject to requirements (Airport environs overlay code). (Table 5.10.2 Airport environs overlay)
  • Water catchments and dual supply system overlay. In a 'Water supply buffer area' or 'Dual supply system area', an otherwise accepted MCU, reconfiguration or operational work becomes accepted subject to requirements (relevant overlay code). (Table 5.10.24 Water catchments and dual supply system overlay)
  • State controlled roads, rail corridor and transport noise corridors overlay. For a sensitive land use (with some exclusions) or reconfiguration adjacent to a state-controlled road or within the rail corridor 100m buffer, no change to the category applies but the Regional infrastructure overlay code is an added benchmark. Transport noise corridor categories are dealt with under the Building Act, not City Plan. (Table 5.10.21 State controlled roads, rail corridor and transport noise corridors overlay)
  • The Spit Master Plan height sensitive area - building height overlay. On a site within 'The Spit Master Plan height sensitive area', building work (or MCU involving building work) that exceeds the mapped height becomes impact assessable, except Sea World theme park rides and associated structures. (Table 5.10.23 The Spit Master Plan height sensitive area - building height overlay)
  • Road widening overlay. On a lot affected by a 'Road widening requirement area', the category of development is not changed but the Road widening overlay code is an added assessment benchmark. (Table 5.10.20 Road widening overlay)

Worth knowing in Gold Coast

Precinct variations within zones can change answers materially: e.g. the Low density residential and Township 'Large lot' precincts allow no additional subdivision lots and have their own MCU tables; the Calypso Bay precinct lowers the Low density residential minimum to 400m²; Future industry precincts require 20ha; the Rural 'Rural landscape and environment' and Rural residential 'landscape and environment' precincts prohibit/limit new lots. Subdivision thresholds use the Residential density overlay (RD1–RD8) in medium/high density residential zones and the Minimum lot size overlay map elsewhere — always check the overlay maps for the specific lot. Schedule 12 'one into two' subdivision does NOT apply anywhere in Gold Coast because the whole city is affected by overlays, so all genuine subdivision is at least code assessable. For all building work (sheds, pools, fences, extensions, demolition) a separate building approval under the Building Act 1975 is also required even where no planning (City Plan) approval is needed. State Vegetation Management Act rules for clearing are separate from the City Plan Vegetation management code. The Special purpose zone is largely regulated by other legislation (see Part 10); the Special development area precinct makes any use impact assessable. Note multiple overlays can apply to one site and the most onerous category prevails.

What else you'll need

  • Building approval
  • Food licence (for a café)

More about Gold Coast

Other projects in Gold Coast

Granny flatDual occupancySubdivideShed or carportExtensionPoolFence or wallHome businessTownhousesClear treesDemolish

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

Read from the Gold Coast City Plan (City Plan) — Part 5 Tables of assessment (v14, 2026-09-29) 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.