3. Guide to residential development
Brisbane City Plan 2014 (City Plan) has been developed by Brisbane City Council in consultation with the
community to support a simple, fast and clear development assessment process. The plan guides how land in
Brisbane can be used and developed to support population growth, while protecting our city’s enviable way of life.
Brisbane City Plan 2014 replaces Brisbane City Plan
2000.
dwellings are to be designed to complement
Brisbane’s traditional character.
This guide provides an overview of common types of
residential development, where they can be located
and how they are assessed. For more information
about dwelling houses refer to the Guide to the
development of dwelling houses on Council’s
website.
Under Brisbane City Plan 2000 the CR1 Character
zone precinct was predominantly land in the Low
density residential area classification within the
Demolition control precinct.
In the CR2 Infill housing zone precinct, existing
dwellings built in 1946 or before are to be retained,
and any extensions or renovations must maintain the
original parts of the dwelling. New multiple dwellings
of up to two storeys can be developed between or
behind character houses.
Types of residential development
The Queensland Planning Provisions (QPP) include
standard definitions for a variety of residential
development forms that have been incorporated into
the definitions in Schedule 1 of the City Plan. The
following are some of the common types of
residential development in Brisbane.

Dwelling house: A single dwelling on its own lot. A
dwelling house may share a common wall with an
adjacent building and can also include a
secondary dwelling (granny flat).

Dual occupancy: Two houses on one lot; they may
be attached or separated.

Multiple dwelling: Three or more dwellings on one
lot. This includes townhouses, villas and
apartments.

Rooming accommodation: A dwelling that
accommodates more than one household, such as
student accommodation or a boarding house.

Short-term accommodation: Temporary
accommodation for tourists or travellers such as a
motel, backpackers or serviced apartments.
Consistent with Brisbane City Plan 2000, new
development must be compatible in form, scale,
materials and detailing to complement Brisbane’s
traditional character.
The CR2 Infill housing zone precinct was
predominantly land that was in the Character
residential area classification under Brisbane City
Plan 2000.
Character residential zone
The CR1 Character zone precinct is predominantly
intended for detached character dwelling houses,
secondary dwellings and home-based businesses.
Existing dwellings built in 1946 or before are to be
retained, and extensions or renovations should
maintain the original parts of the dwelling. New
1
Low medium density residential zone
The Low medium density residential zone is intended
to provide for a mix of housing types. Development
will have a distinctive subtropical character of low to
low-medium rise buildings with a landscaped
streetscape and recreation areas. This zone includes
the following three zone precincts.
Centre zones and Mixed use zones
Centre and Mixed use zones accommodate a mix of
uses including commercial and residential
development. These zones support the creation of
accessible centres with the potential for residents to
live within walking distance of, and be well
connected to, high-frequency public transport and
employment, entertainment and community facilities
within the centre.
 The 2 storey mix zone precinct provides for a mix
of dwelling types including dwelling houses, 2
storey low-rise multiple dwellings (such as row
houses) and dual occupancy at a similar
scale to a house. This mix will provide for housing
diversity, offering choice to different household
types and individuals to suit residents through
different lifecycle stages.
Example of a zoning map
 The 2 or 3 storey mix zone precinct offers a mix of
dwelling types including dwelling houses, low-rise
multiple dwellings (such as apartments and row
houses) and dual occupancy dwellings.
Development will be predominantly 2 storeys, with
three storeys permitted within 400 metres walking
distance of a railway or busway station.
 The 3 storey zone precinct predominantly
provides for development of 3 storey, low-mediumrise multiple dwellings (such as apartments and
row houses) in growth nodes on selected transport
corridors and in well-located parts of the city.
Medium density residential zone
The Medium density residential zone facilitates welldesigned, medium-rise, multiple dwellings of up to 5
storeys in well-located parts of the city. This provides
for housing diversity and capitalises on the zone’s
strategic location, amenity and proximity to key
destinations. Development will occur on
appropriately-sized and configured lots, and will be of
a form and scale that reinforces a distinctive
subtropical character of medium-rise buildings with
landscaped streetscapes and recreation areas.
High density residential zone
The High density residential zone provides for
higher-density multiple dwellings supported by
community uses, small-scale services and facilities
that cater for local residents. Development provides
for buildings to be predominantly well-spaced
towers, set within a landscaped space with relatively
low site coverage.
There are two zone precincts within the High density
residential zone:
 up to 8 storeys
 up to 15 storeys.
These zone precincts indicate the maximum building
height that may be achieved. Neighbourhood plans
may override the maximum building height of these
zone precincts.
2
Residential care
e.g. supported
living
Home-based
business
Retirement village
Short-term
accommodation
Apartments
Townhouses, row
houses, villas
Duplexes
Brisbane City
Plan 2014 zone
precinct
Rooming
accommodation
Brisbane City Plan
2014 zone
Granny flats
Brisbane City Plan
2000 area
classification
Houses
Types of development
The following table provides information about residential zones and zone precincts, including the corresponding
colours used in the interactive mapping tool and the types of development intended.
 = intended development types
Low density residential
Low density
residential (LDR)*
Not applicable
Low density residential
Character residential
(CR)*
CR1 Character
with a Demolition control
precinct
Character residential
Low medium density
residential where only 2






















LMR2 2 or 3
storey mix









LMR3 Up to 3
storeys



















CR2 Infill housing
Low medium density
residential (LMDR)
LMR1 2 storey mix
storeys are supported in a
neighbourhood plan precinct
Low medium density
residential where only 2 or
3 storeys are supported in a
neighbourhood plan precinct
Low medium density
residential 3 storeys are

supported in a
neighbourhood plan precinct
Medium density
residential (MDR)
Not applicable
High density residential High density
residential (HDR)
HDR1 Up to 8
storeys






HDR2 Up to 15
storeys






MU1 Inner city







MU2 Centre frame







MU3 Corridor













Medium density
residential
Mixed use precincts in
current neighbourhood
plans
Convenience centre
(MP4)
Mixed use (MU)
Neighbourhood
centre (NC)
Suburban centre (MP3) District centre (DC)
Not applicable
DC1 District







DC2 Corridor







Major centre (MP2)
Major centre (MC)
Not applicable






City centre (MP1)
Principal centre (PC)
PC1 City centre






PC2 Regional
centre






Major centre (MP2)
* Some forms of multiple dwelling development will be considered on sites greater than 3000 square metres.
3
Do development applications for multiple dwellings
need public notification?
Multiple dwellings are code assessable in the Low
medium density, Medium density and High density
residential zones, where they comply with the
applicable maximum building height and are not
affected by a neighbourhood plan or an overlay.
Therefore public notification is not required in certain
instances.
This emphasis on design and form ensures that
development provides good outcomes in terms of
building design and articulation, landscaping, deep
planting, open space, access to sunlight and breezes.
Example of a building envelope
Council’s level of assessment enquiry service provides
an easy way to find out if you need to determine the
level of assessment.
To submit an enquiry, visit Council’s website, search
for ‘planning and building’, and follow the steps below:
1.
Click on ‘level of assessment enquiry’.
2.
Complete the enquiry form, including your contact
information and property details.
3.
Select your proposed development from the list of
proposed uses.
4.
Click on ‘Submit’.
5.
You will receive an email confirming that you have
submitted an enquiry.
6.
Council will review your details and reply to you within five
business days to advise whether or not you need to lodge
a development application. You may be contacted by
email if Council requires further information to assist with
your enquiry.
How are carparking rates determined?
The Transport, access, parking and servicing code
(City Plan Part 9.4.11) must be considered for
residential development. The first acceptable outcome
in this code specifies that development is to comply
with the standards in the Transport, access, parking
and servicing planning scheme policy (City Plan
Schedule 6.31). This planning scheme policy provides
acceptable carparking standards in one part of the
plan. These standards include some changes to
carparking space standards in comparison to Brisbane
City Plan 2000.
While Council aims to assist you through the process,
you may wish to engage a consultant, town planner,
surveyor or other appropriately qualified professional
for help with your building or development project.
Subtropical design
Development reinforces Brisbane’s distinctive
subtropical character by ensuring the building form,
spacing and orientation results in the delivery of welldesigned and climate-sensitive buildings. Development
provides good quality private and public open spaces
and landscaping, including deep planting that
complements the scale of buildings, provides spaces
for outdoor activity and encourages outdoor living.
How to find the acceptable carparking space
standard for a proposed development
1. Refer to Figure A in the Transport, access,
parking and servicing code to determine if the
site is in the City core or City frame. If it is, refer
to Table 13 in the Transport, access, parking
and servicing planning scheme policy for the
number of carparking spaces required.
How is a good built outcome ensured through
development?
City Plan defines acceptable building height (in
storeys), site cover and boundary setbacks to define
an acceptable building envelope and building form for
residential development including multiple dwellings
and short-term accommodation. Plot ratio and gross
floor area (GFA) is still used in some cases for specific
neighbourhood plans but it is not the primary
determinant of yield.
2. If the site is not in the City core or City frame,
use Council’s interactive mapping tool to help
determine if the site is within 400 metres walking
distance of a major public transport interchange.
If it is, refer to Table 13 in the Transport, access,
parking and servicing policy in Schedule 6 for
the number of carparking spaces required.
3. If the site is not in walking distance of the above
locations (of a major public transport interchange)
or meets other circumstances that mean Table 13
would otherwise apply, refer to Table 14 in the
Transport, access, parking and servicing planning
scheme policy in Schedule 6 for the number of
carparking spaces required in general
circumstances.
City Plan’s form-based approach to defining
acceptable development allows for flexibility in building
design and certainty for proponents and investors,
while ensuring development is of a height and scale
compatible with the area and the community’s
expectations.
4
More information
For more information about City Plan visit
www.brisbane.qld.gov.au and search for Brisbane City
Plan 2014, email the project team at
newcityplan@brisbane.qld.gov.au or phone Council on
(07) 3403 8888.
Disclaimer: The content of this information sheet is a
summary and has been prepared to assist the reader
to understand City Plan. Please refer to the full City
Plan document, entitled Brisbane City Plan 2014, on
Council’s website for further detail.
5
CA14-324450-03-203