Subdividing land in Ipswich — do you need approval?

Zone by zone

Reconfiguring a lot. Residential zones first.

Overlays that change the answer

• Biodiversity Overlay (Matters of Environmental Significance). A dwelling house or dual occupancy in a residential zone on a lot under 1,000m² (or wholly within an approved development envelope, or exempt clearing) stays accepted; otherwise, where works damage or remove native vegetation/wildlife habitat in a Matter of Environmental Significance, the development becomes code assessable (needs a development application). Building work on an existing building stays accepted. All reconfiguring a lot is code assessable. Clearing native vegetation in a MES area is code assessable against the Biodiversity Overlay Code. (Table 5.9.1)
• Waterway Corridors and Wetlands Overlay. Development wholly within an approved development envelope (or a home-based business for MCU) stays accepted; otherwise building work and material change of use are accepted subject to requirements, becoming code assessable if the overlay code's required outcomes are not met. All reconfiguring a lot is code assessable. Clearing native vegetation in a waterway corridor/wetland is assessable against the overlay code. (Table 5.9.2)
• Character Places and Areas Overlay. In Local Character Areas, a dwelling house (including secondary dwelling) or dual occupancy involving building work becomes code assessable. Other building work is accepted subject to requirements. Demolition of a pre-1946 building (other than a class 10 building) is impact assessable (needs a development application with public notification); demolition of a pre-1946 class 10 building is code assessable. All reconfiguring a lot is code assessable. For individual places of local significance / Schedule 7 listings, all building work other than demolishing an ordinary class 10 building is code assessable and pre-1946/listed demolition is impact assessable. (Table 5.9.3)
• Flood Risk and Overland Flow Overlay (Extreme/High/Medium Risk). Building work such as enclosing the ground floor of an existing dwelling/dual occupancy, minor building work, or a class 10 building (shed, carport, pool, fence) is accepted subject to requirements against the Flood Overlay Code; all other building work is code assessable. A new dwelling/dual occupancy (material change of use) is code assessable unless within an approved development envelope. All reconfiguring a lot is code assessable. (Table 5.9.10 (Extreme, High and Medium Risk Areas))
• Flood Risk and Overland Flow Overlay (Low Risk). Building work is accepted. A new dwelling house, dual occupancy, secondary dwelling or similar (material change of use) is accepted subject to requirements against the Flood Overlay Code. All reconfiguring a lot is code assessable. (Table 5.9.10 (Low Risk Areas))
• Flood Risk and Overland Flow Overlay (Overland Flow Area). A class 10 building or minor building work is accepted subject to requirements; other building work is code assessable unless within an approved development envelope. All reconfiguring a lot is code assessable. (Table 5.9.10 (Overland Flow Area))
• Regional Infrastructure Overlay (Gas/Oil corridor, Major Electricity or Major Transport Corridor). A dwelling house, dual occupancy or home-based business, and building work for a dwelling/dual occupancy, a class 10 building or minor building work, is accepted subject to requirements against the Regional Infrastructure Overlay Code; other building work is code assessable. Reconfiguring a lot that increases lot numbers or realigns boundaries is code assessable. (Table 5.9.11)
• Regional Infrastructure Overlay (wastewater treatment buffer / bulk water supply). A class 10 building or minor building work is accepted subject to requirements; other building work is code assessable. Reconfiguring a lot increasing lots or realigning boundaries is code assessable. (Table 5.9.11)
• Extractive Resources Overlay. A class 10 building, building work on an existing building, or minor building work is accepted; other building work is code assessable. All reconfiguring a lot is code assessable. (Table 5.9.12)
• Motorsport Activities Overlay. Building work and material change of use for a sensitive land use (such as a dwelling) become code assessable; a shed, pool or fence on an existing house is generally unaffected. All reconfiguring a lot is code assessable. (Table 5.9.13)
• Water Resource Catchments Overlay. A dwelling house, dual occupancy or home-based business (material change of use) is accepted subject to requirements; ALL building work is accepted subject to requirements against the Water Resource Catchment Overlay Code. Reconfiguring a lot creating additional lots in a water supply buffer or catchment area is code assessable. (Table 5.9.14)
• Growth Management Overlay. A dwelling house, dual occupancy, home-based business, or any class 10 structure (carport, garage, pool, outbuilding), and minor building work, stays accepted. Reconfiguring a lot creating one additional lot on land existing at 1 January 2023 (or giving legal access) is accepted; other subdivision is code assessable. (Table 5.9.5)
• Strategic Airports and Defence Activities Overlay. Most development is accepted subject to requirements against the overlay code. An extension to an existing dwelling house (excluding a secondary dwelling) stays accepted in several sub-areas. Within higher ANEF noise contours certain sensitive uses and offices/industry become code assessable. (Table 5.9.6)
• Mining Influence Areas Overlay. A class 10 building or minor building work is accepted; other building work within the Mining Influence Area is code assessable. A material change of use not including building works is accepted; otherwise code assessable. All reconfiguring a lot is code assessable. (Table 5.9.7)
• Bushfire Prone Areas Overlay. Building work for a dwelling house or dual occupancy stays accepted. For material change of use, a dwelling house on a lot over 2,000m² or a dual occupancy is accepted subject to requirements against the Bushfire Overlay Code (lots under 2,000m² are exempt under the Regulation). All reconfiguring a lot is code assessable. (Table 5.9.8)
• Difficult Topography and Landslide Overlay. On land with slope greater than 15%, building work and material change of use are accepted subject to requirements against the overlay code, becoming code assessable if the required outcomes are not met; reconfiguring a lot on such land is code assessable. (Table 5.9.9)
• Active Frontage Overlay. All development is accepted subject to requirements against the Active Frontage Overlay Code; where it does not meet the required outcomes it becomes code assessable. (Table 5.9.4)

Worth knowing in Ipswich

This is a first-pass summary; per-project per-zone rules follow in the second pass. Lot sizes: the Tables of Assessment do not state fixed minimum lot sizes — minimum areas, frontages and special characteristics are set in the Reconfiguring a Lot Code (Tables 9.4.1.3.4 to 9.4.1.3.9, by lot type: Large, Established Suburban, New Suburban, Built to Boundary, Rural, Industrial) and the Building Height and Density Overlay (OV6) identifies optimal densities/lot sizes that are a requirement of subdivision. Precinct notes: several centre zones split answers by Core vs Frame precinct (e.g. Agricultural supplies store, Showroom, Outdoor sales, Parking station are ADSR in the Frame but code assessable in the Core). Height: where accommodation uses exceed OV6 Building Height and Density limits the level of assessment becomes impact assessable. Reconfiguring a lot is code assessable under Table 5.6.1 unless it meets Schedule 6 of the Planning Regulation 2017; subdividing one lot into two in residential/industry zones is code assessable under Schedule 10/12 of the Regulation. Under s5.3.2 any use not listed for a zone is impact assessable (MCU), building work is accepted unless a table or overlay says otherwise, and operational work is accepted unless a table says otherwise. Under s5.3.2(8) the highest category applies where a zone and overlay differ. A building development approval under the Building Act 1975 is still required for assessable building work even where the planning scheme treats it as accepted — this tool notes that separately. State Vegetation Management Act 1999 and koala habitat (Schedule 10 Regulation — prohibited in Koala Priority + Koala Habitat Areas) rules are separate from this local scheme position. Springfield Structure Plan may override these categories in that area.

What else you'll need

• Survey plan
• Infrastructure charges
• Operational works

More about Ipswich

• What can you build in Ipswich? Council overview and development applications
• Every Queensland zone explained, with what each council allows and the planning overlays that change the answer
• What Ipswich City Council charges for a development application, compared with other councils
• A Landbrief site report for your Ipswich address — every planning layer that applies to the lot
• Development applications in Redbank Plains
• Development applications in Bundamba
• Development applications in Walloon
• Development applications in Ripley
• Development applications in Ipswich
• Development applications in Brassall
• Development applications in Redbank
• Development applications in Bellbird Park

Other projects in Ipswich

Granny flatDual occupancyShed or carportExtensionPoolFence or wallHome businessTownhousesShop, café or officeClear treesDemolish

The statewide position on this project: Subdivide in Queensland.