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Coastal hazard (storm tide and erosion) overlay in Queensland — what it means if you want to build

An overlay is an extra layer of planning rules that sits on top of a property's zone.

What it is

Land along the coast that storm-tide surge, sea-level rise or erosion could affect over the planning period. Maps usually show a storm tide inundation area, an erosion prone area that follows the shoreline, and in some places a coastal building line past which you cannot build.

What it means for you

Building in a mapped area can need a development application and a coastal hazard assessment; houses may have to be raised, set back from the shoreline or built to withstand storm tide. Some coastal works need state approval as well.

State and council maps. The free state lookup checks the coastal management district and coastal hazard areas for every Queensland address; councils add their own storm tide and erosion maps.

How councils treat it

From the planning scheme tables of assessment of 10 councils: what the overlay changes and which projects it touches. Each tag links to that council's page for the project.

  • Brisbane

    Brisbane City Plan 2014

  • Bundaberg

    Bundaberg Regional Council Planning Scheme 2015

    • Coastal protection overlay (Sea turtle sensitive area) (Table 5.9.1 Coastal protection overlay – Sea turtle sensitive area)

      A change of use (other than a dwelling house or a rural use) becomes impact assessable if it exceeds the maximum building height in the zone code; building work other than for a dwelling house or rural use that exceeds that height becomes code assessable.

  • Gold Coast

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

    • Coastal erosion hazard overlay (Table 5.10.4 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.

  • Moreton Bay

    Moreton Bay Regional Council Planning Scheme 2016 (Version 8, 2026-09-11)

    • Coastal hazard overlay (5.10.1 Coastal hazard overlay, Table 5.10.1.1)

      In the Erosion Prone Area, Medium risk storm tide inundation area, or High risk storm tide inundation area a dwelling house (including a secondary dwelling) can become code assessable instead of accepted. Building work not associated with a material change of use stays as-is ('no change') if in the Balance coastal planning area, or in the Erosion Prone Area and not increasing gross floor area by more than 50m2; it becomes code assessable if in the Erosion Prone Area and increasing GFA by more than 50m2, or in a High/Medium risk storm tide inundation area, and impact assessable in the High risk area within the Limited development zone. Reconfiguring a lot by subdividing is assessed against the Coastal hazard overlay code. Filling/excavation can become code or impact assessable.

  • Fraser Coast

    Fraser Coast Planning Scheme 2014 (Version 11)

    • Coastal protection overlay (storm tide hazard area, erosion prone area, coastal building line) (Table 5.10.1 Coastal protection overlay)

      No change to the category, but building work for a dwelling house or dual occupancy in a high or medium storm tide area, and building work seaward of a coastal building line, must also meet the Coastal protection overlay code.

  • Livingstone

    Livingstone Planning Scheme 2018

  • Noosa

    Noosa Plan 2020

    • Coastal Protection and Scenic Amenity Overlay (Table 5.9.4 Coastal Protection and Scenic Amenity Overlay)

      Within a coastal protection area, any material change of use or building work involving building work becomes code assessable against the Coastal Protection and Scenic Amenity Overlay Code; demolition work stays accepted.

    • Coastal Protection and Scenic Amenity Overlay (Table 5.9.4 Coastal Protection and Scenic Amenity Overlay)

      Within a coastal protection area, reconfiguring a lot and operational work are code assessable against the Coastal Protection and Scenic Amenity Overlay Code.

  • Redland

    Redland City Plan 2018

    • Coastal protection (erosion prone areas) overlay (5.9.1 Coastal protection (erosion prone areas) overlay)

      On land mapped as erosion prone, material change of use or building work for a dwelling house (including a secondary dwelling), dual occupancy or community residence becomes code assessable and must be assessed against the Coastal protection (erosion prone areas) overlay code.

  • Rockhampton

    Rockhampton Region Planning Scheme 2015 (Version 5, 2025-03-28)

    • Coastal protection overlay — erosion prone area or medium/high coastal hazard (Table 5.9.6)

      A dwelling house/dwelling unit becomes accepted subject to requirements (must meet the Coastal protection overlay code).

  • Townsville

    Townsville City Plan

    • Coastal environment overlay (Table 5.9.1 Coastal environment overlay)

      A dwelling house (including a granny flat), and building work lowering floor levels or enclosing the ground floor of an existing house, become accepted subject to requirements under the Coastal environment overlay code.

    • Coastal environment overlay (Table 5.9.1 Coastal environment overlay)

      A dual occupancy becomes code assessable against the Coastal environment overlay code.

Is my property in it?

Search your address in Landbrief's free check: it shows the zone and which planning layers apply to the lot.

Common questions

What is the coastal hazard (storm tide and erosion) overlay?

Land along the coast that storm-tide surge, sea-level rise or erosion could affect over the planning period. Maps usually show a storm tide inundation area, an erosion prone area that follows the shoreline, and in some places a coastal building line past which you cannot build.

What does the coastal hazard (storm tide and erosion) overlay mean if I want to build?

Building in a mapped area can need a development application and a coastal hazard assessment; houses may have to be raised, set back from the shoreline or built to withstand storm tide. Some coastal works need state approval as well. Of the councils whose tables of assessment we have read, 10 mention it, and each treats it differently — see the table on this page.

How do I find out if my property is in the coastal hazard (storm tide and erosion) overlay?

Search your address in Landbrief's free check, which shows the state layers that apply to the lot and, for councils whose overlays we read directly, the council layers too. For the council's own mapping, the planning scheme maps and the council's online property report are the official source. Confirm with the council or a town planner before you buy or build.

Other overlays

Bushfire hazardLandslide hazard and steep landAcid sulfate soilsFlood hazardVegetation managementBiodiversity, waterways and wetlandsHeritageNeighbourhood characterAirport environsExtractive resources and miningRegional infrastructure and corridorsWater resource catchmentsAgricultural landScenic amenity and landscape characterTransport noise and corridors

Read from each council's planning scheme 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.