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Planning overlays, explained

An overlay is an extra layer of rules that sits on top of your zone. The zone says what the land is for; an overlay says what else you have to deal with there — a flood level to build above, a bushfire setback, a heritage listing. Overlays are the usual reason a project that is normally simple turns into a development application (the plans neighbours and councils lodge before they build).

Some overlays are mapped by the state and apply the same way anywhere in Queensland; others belong to each council's planning scheme and vary from town to town. Each page below explains one in plain English and shows how the councils we have read treat it. Check which apply to your address for free.

• Bushfire hazard

  A map of land where bushfire could realistically reach a building, graded from medium to very high hazard, with a buffer around the hazardous bush.

  Council scheme overlay · in 14 council tables

• Landslide hazard and steep land

  A map of steep or unstable slopes where earth movement, rockfall or debris flow is possible, or where the ground is simply steep enough that building and driveways become difficult.

  Council scheme overlay · in 13 council tables

• Acid sulfate soils

  Low-lying coastal land, usually below about 5 metres above sea level, where the soil contains sulfide minerals.

  Checked statewide · in 8 council tables

• Flood hazard

  A map of land a council expects to be flooded in a defined event — usually the 1-in-100-year flood (a flood with a 1 per cent chance each year) — often graded from low to extreme hazard, with overland flow paths where stormwater runs through a lot in heavy rain.

  State and council mapping · in 18 council tables

• Coastal hazard (storm tide and erosion)

  Land along the coast that storm-tide surge, sea-level rise or erosion could affect over the planning period.

  State and council mapping · in 10 council tables

• Vegetation management

  The state's regulated vegetation management map shows where native bushland is protected from clearing, including along defined watercourses.

  State and council mapping · in 2 council tables

• Biodiversity, waterways and wetlands

  Land with habitat, native species, wetlands or waterways the council or the state wants to protect — often shown as core habitat, corridors that link habitat patches, and buffers along creeks and wetlands.

  State and council mapping · in 15 council tables

• Heritage

  Land or buildings protected for their history or cultural value: places on the state heritage register, places the council has listed locally, and sometimes the land next to them.

  Council scheme overlay · in 18 council tables

• Neighbourhood character

  Older streets whose look the council wants to keep: pre-war houses, timber-and-tin Queenslanders, tree-lined streets, consistent roof lines.

  Council scheme overlay · in 6 council tables

• Airport environs

  Land near an airport or defence airfield.

  Council scheme overlay · in 15 council tables

• Extractive resources and mining

  Land that holds sand, gravel, rock or minerals the state wants kept available, plus the separation area around quarries and mines where noise, dust and truck traffic are expected.

  Council scheme overlay · in 14 council tables

• Regional infrastructure and corridors

  Corridors and buffers for big infrastructure: high-voltage power lines, gas and water pipelines, major roads and railways, treatment plants, and facilities that handle hazardous materials.

  Council scheme overlay · in 11 council tables

• Water resource catchments

  Land that drains into a drinking-water supply, or sits over a groundwater source such as the Great Artesian Basin, where rules protect water quality and supply.

  State and council mapping · in 8 council tables

• Agricultural land

  The best farming land: the state's priority agricultural areas and the council's agricultural land classification, which grades soil quality and water.

  State and council mapping · in 4 council tables

• Scenic amenity and landscape character

  Land whose views or landscape the council wants to protect: ridgelines and hills seen from town, scenic routes, significant trees and the approaches into a town.

  Council scheme overlay · in 4 council tables

• Transport noise and corridors

  Land beside state-controlled roads and railways where traffic noise and air quality are a concern, and where the state road authority has a say.

  State and council mapping · in 2 council tables

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.