Residential Design—Single Unit Dwelling Code
Performance Criteria and Acceptable Solutions
4
4.1
Part A—Area based Performance Criteria and Acceptable Solutions
Single unit dwelling in Character Residential Areas and Low-medium Density Residential Areas
Performance Criteria
Acceptable Solutions
Building size, design and setting
P1
Single unit dwellings minimise amenity
impacts to neighbouring dwellings and their
open space in terms of:
• access to sunlight and daylight
• privacy
A1.1
Gross floor area (calculated as an aggregate
of all single unit dwellings only on the site)
is no more than:
Where in the Character Residential Area:
• 0.5 times the site area
• the number of dwellings does not exceed
1 per 300m2 of site area
Building size, bulk and height must be
consistent with the low density nature of the
locality (if in the Character Residential Area)
or low to medium density nature of the
locality (if in the Low–medium Density
Residential Area)
Where in the Low–medium Density
Residential Area:
• 0.5 times the site area
OR
• 0.6 times the site area where the site has
frontage to a road with a reserve width of
15.5m or more, and:
• any part of the site is within 200m radius
of any pedestrian entry to a railway or
busway station, or
• any part of the site fronts an arterial
route, or
• no part of the site is next to a house
(where no approval for multi–unit
dwelling or single unit dwelling exists)
Building size, bulk and height must not create
overbearing development for neighbouring
dwellings and their open space
Buildings include an appropriate balance of
built form and landscaped open space
Buildings in the Character Residential Area
must be of a domestic scale and be consistent
in height with neighbouring houses. Any
additional part of a building over 8.5m and/or
2 storeys in height above ground level must
not:
• result in a loss of views or outlook
• reduce visual amenity of an area,
particularly where the site is on a
prominent ridgeline
Note:
Gross Floor Area may exceed the above
percentages on an individual lot providing
that the total GFA of all single unit
dwellings, when calculated over all
proposed single unit dwelling lots, does not
exceed the maximum
A1.2
The site area is a minimum of:
Where in the Character Residential Area:
• 800m2 and has a minimum frontage of
20m
Where in the Low–medium Density
Residential Area:
• 600m2 and has a minimum frontage of
17m
A1.3
Building height at any point is no more than:
Where in the Character Residential Area:
• 8.5m above ground level and 2 storeys
Where in the Low–medium Density
Residential Area:
• 8.5m above ground level and 2 storeys
OR
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•
A1.4
9.5m above ground level to the underside
of eaves and 3 storeys where the site has
frontage to a road with a reserve width of
15.5m or more, and any part of the site:
- is within 200m radius of any
pedestrian entry to a railway or busway
station, or
- fronts an arterial route, or
- containing a building over 8.5m above
ground level or over two storeys is
more than 10m from any lot containing
a house (where no approval for multi–
unit dwelling or single unit dwelling
exists)
Decks, verandahs or balconies comprise a
minimum of:
• 10% of the building footprint for a single
storey dwelling
OR
• 15% of the building footprint for a two
or three storey dwelling
Additional requirements in the Character
Residential Area only:
A1.5
Each dwelling has a building footprint that
does not exceed 50% of the lot (proposed or
existing) for that dwelling
In calculating the building footprint, all
measurements must be taken from the
outermost projection of all covered areas,
excluding eaves and window hoods
Additional requirements for extensions or
renovations to an existing single unit dwelling
only:
P2
P3
Building articulation, materials and detail
design elements must reduce building bulk,
provide interest to the street, form a transition
with external spaces on site, and contribute to
an appropriate response to local climatic
conditions
In established areas the front setback must
complement the setbacks prevailing in the
street
A1.6
Extensions or renovations do not increase
the gross floor area of an existing single unit
dwelling
A2.1
Building bulk is reduced by a combination
of:
• verandahs
• recesses and projections (including eaves
and overhangs on external walls)
• variation in materials, colours and/or
textures including between levels
• variation in building form
A2.2
Different floor levels are distinguished with
the use of entries, windows and balconies
A2.3
Roofs include pitches, gables or skillions or
other features used to vary roof form and
reduce roof bulk
A3.1
In established areas, the front setback
(excluding eaves, awnings and stairs) is
within 20% of the average setback of
adjoining buildings fronting the same street,
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or is a minimum of 6 metres where the
average front setback of the adjoining
buildings fronting the same street is more
than 6 metres
In newly developing areas the setback from
any road alignment must be sufficient to
enable screening, noise attenuation from the
street and safety from traffic hazards
P4
Development must not significantly reduce
daylight to open space and habitable rooms in
adjacent development or to other dwellings
within the development
A3.2
In newly developing areas, the setback from
a street frontage is a minimum of 3m
A4.1
The side boundary setback (existing
boundaries with adjoining properties only),
except for a wall built to the boundary, is a
minimum of:
• 1.5m for a wall up to 4.5m high
• 2m for a wall up to 7.5m high
• 2m plus 0.5m for every 3m (or part of
3m) over 7.5m height for a wall over
7.5m high
• less than 1.5m where:
- the wall is no more than 3.5m high and
no more than 15m long; and
- no windows or openings are located
within 0.9m of a side boundary with an
adjoining property
A4.2
A wall built to a side boundary has no
windows or other openings to the side
boundary and is limited to:
• a maximum length of 15m
• a maximum height of 3m
Boundary walls must be limited in dimensions
and openings, to minimise the impact on
neighbours
except where the wall abuts a higher existing
wall, and/or an existing built to boundary
wall and/or it forms part of a common wall
between dwellings that will be
simultaneously constructed
Note: Where a wall built to the boundary
has a height less than 2m measured on the
adjacent property, it can extend the full
length of the boundary, less any front or
rear boundary setback
A4.3
Rear boundary setback (existing boundaries
with adjoining properties only) will be a
minimum of 6m
Note:
Minimum setbacks do not apply to eaves and
sun shading devices
4.2
Single unit dwelling in Medium Density Residential Areas and High Density Residential Areas
Performance Criteria
Acceptable Solutions
Building size, design and setting
P1
Building size, bulk and height must be
consistent with the intent for the Area
Building includes an appropriate balance of
built form and landscaped open space
A1.1
Maximum gross floor area (calculated as an
aggregate of all single unit dwellings only
on the site) is:
Where in the Medium Density Residential
Area:
• up to 0.8 times the site area, where the
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site area is greater than 1,200m2
OR
GFA = (1.2 times site area)  480, where
the site area is less than 1,200m2, where
GFA and site area are both expressed in
square metres
Where in the High Density Residential
Area:
•
•
GFA = (1.8 times site area)  500 (where
GFA and site area are both expressed in
square metres)
OR
• 1.5 times site area, whichever is less
A1.2
The site area is a minimum of 800m2 and
has a minimum frontage of 20m
A1.3
Building height at any point is no more than
12m above ground level to the underside of
the eaves and 4 storeys
A1.4
Decks, verandahs or balconies comprise a
minimum of:
• 10% of the gross floor area for a single
storey dwelling
OR
• 15% of the gross floor area for a
dwelling two or more storeys in height
A1.5
Setback from a road alignment is a
minimum of:
• 6m for building walls (but no more than
8m)
• 4m for balconies, eaves, awnings, garden
structures, etc.
Additional requirements for extensions or
renovations to an existing single unit dwelling
only:
P2
Building elevations must visually balance the
height of the building
A1.6
Extensions or renovations do not increase
the gross floor area of an existing single unit
dwelling
A2
A number of the following design elements
are introduced:
• variations in plan shape, such as curves,
steps, recesses, projections or splays
• variations in the treatment and patterning
of windows, sun protection devices or
other elements of a façade
• elements of a finer scale than the main
structural framing
• balconies, verandahs, terraces or sun
shading devices
• light coloured materials
• roofs include pitches, gables or skillions
or other features
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P3
P4
Roofscapes must be attractive and not marred
by a cluttered display of plant and equipment
In the Medium Density Residential Area,
development must not significantly reduce
daylight to open space and habitable rooms in
adjacent development
A3.1
Service structures and mechanical plant are
designed as part of the building or screened
effectively
A3.2
Building caps and rooftops contribute to the
architectural distinction of the building
Where in the Medium Density Residential Area:
A4.1
The side boundary setback (existing
boundaries with adjoining properties only),
except for a wall built to a side boundary, is
a minimum of:
• 1.5m for a wall up to 4.5m high
• 2m for a wall up to 7.5m high
• 2m plus 0.5m for every 3m (or part of
3m) over 7.5m height for a wall over
7.5m high
• less than 1.5m where the wall is no more
than 3.5m high and no more than 15m
long
A4.2
Rear boundary setback (existing boundaries
with adjoining properties only) will be a
minimum of 6m
In the High Density Residential Area, relevant
development must maintain adequate levels of
natural ventilation and light penetration to
neighbouring habitable rooms, balconies and
private open space
Boundary walls must be limited in dimensions
and openings, to minimise the impact on
neighbours
Where in the High Density Residential Area:
A4.3
Any part of a dwelling higher than 3m is
setback from a side or rear boundary on a lot
(existing boundaries with adjoining
properties only) a minimum of 3m, or half
the height of the dwelling at that point,
whichever is greater
These setbacks exclude eaves and window
hoods projecting less than 0.6m
Requirements in either the Medium Density
Residential Area or High Density Residential
Area:
A4.4
A wall built to a side boundary (existing
boundaries with adjoining properties only)
has no windows or other openings to the
side boundary and is limited to:
• a maximum length of 15m
• a maximum height of 3m
Except where the wall abuts a higher
existing wall, and/or an existing built to
boundary wall and/or it forms part of a
common wall between dwellings that will be
simultaneously constructed
Note:
Where a wall built to the boundary has a
height less than 2m measured on the
adjacent property, it can extend the full
length of the boundary, less any front or
rear boundary setback
P5
Buildings must not incorporate any type of
glass or other surface likely to reflect specular
A5
Any reflective glass material has:
• a level of light reflectivity of not greater
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rays that could create undue nuisance,
discomfort or hazard to any part of the
surrounding locality
P6
Proposals must be designed incorporating
crime prevention through environmental
design (CPTED) principles
•
A6
Note:
For guidance in the application of acceptable
solutions refer to the Crime Prevention
Through Environmental Design (CPTED)
Planning Scheme Policy
5
than 20%
a level of heat transmission of not less
than 20%
Building design and layout for developments
involving more than six (6) units incorporate
the following features:
• opportunities for casual surveillance and
sightlines (e.g. windows overlooking
parking and communal areas)
• exterior building designs which promote
safety (e.g. clearly visible foyers)
• adequate definition of uses and
ownership (e.g. landscaping to define
private and communal space)
• adequate lighting (e.g. lighting of
potential entrapment locations)
• appropriate way finding mechanisms
(e.g. signage)
• minimisation of predictable routes and
entrapment locations (e.g. concealed
spaces near public pathways)
Part B—General Performance Criteria and Acceptable Solutions for all single unit dwellings
Performance Criteria
Acceptable Solutions
Functionality
P1
Single unit dwellings are self sufficient and
independent with respect to their functioning
A1.1
Each dwelling is fully contained on a lot
(existing or proposed), including car
accommodation, open space and
landscaping, garbage bin storage and
services/utilities
A1.2
Reciprocal easements for maintenance
purposes are created over the separation
space between dwellings on a site
A1.3
No more than two single unit dwellings built
on rear lots share the same access way
A2
Buildings built prior to 1900 are reused,
refurbished and retained as part of the
development site
A3.1
The dwelling has large windows or
balconies that face the street or are on the
front of the building
A3.2
Building front elevation is parallel or nearly
parallel to the road frontage
A3.3
Entry areas are visible from the public or
internal street
A4.1
Combined height of retaining wall and fence
does not exceed 2m
A4.2
Retaining walls are setback from any
boundary and are stepped or terraced, so that
Character
P2
Buildings built prior to 1900 must be retained
Building design and setting
P3
P4
Buildings must be orientated to the street and
facilitate casual surveillance of the street
The location, height, extent and materials of
retaining walls must be designed to minimise
visual impact
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landscaping can soften visual impact
P5
P6
Fencing and walls must:
• assist the dwelling to be orientated to the
street
• assist safety and surveillance
• enable use of private open space abutting
the street
• provide an acoustic barrier for traffic noise
• assist in highlighting entrances
A5.1
Fencing and walls for a rear lot must enable
the use of private open space for the rear lot
and adjoining properties, and provide an
acoustic barrier
A5.2
Whilst front fences are not required, the
height of fences/walls on any road alignment
does not exceed:
• 1.5m if at least 50% transparent
• 1.2m if less than 50% transparent
A5.3
Solid front fences and walls above 1.2m
high are only provided on suburban or
arterial roads or facing a railway line and
where:
• living areas can maintain surveillance of
the street
• fences longer than 10m have articulation
or detailing to provide visual interest
• the fences are limited to 60% of the
frontage where private open space fronts
the street
A5.4
Height of fences/walls on any boundary of a
rear lot is 1.8m
A6.1
The minimum area of private open space for
a dwelling is 30% of a lot (existing or
proposed) with a minimum dimension of 2m
and is contained entirely on the lot
Private open space must have optimal useable
proportions and must be located to best suit
residents’ needs and must accommodate some
service functions such as clothes drying
Height of fences/walls on a side boundary
does not exceed:
• 1.8m behind the building setback
• 1.5m forward of the building setback, if
at least 50% transparent
• 1.2m forward of the building setback, if
less than 50% transparent
Refer to Figures b and c
Refer to Figure d.
The total private open space may include
balconies, decks and verandahs having a
minimum dimension of 3m
A6.2
Ground floor private open space has a
minimum area of 35m2 and a minimum
dimension of 3m and is directly accessible
from living areas of the dwelling
P7
Landscaping must be consistent with the
established landscape character of the area
and accommodate the retention of existing
vegetation, including street trees
A7
Established trees are retained where removal
is not required to site new buildings or
extensions to existing buildings
P8
The development must include landscaping
that contributes to a pleasant and safe
environment and integrates well with the
neighbourhood
A8.1
Landscape design allows for the overlooking
of the street and pedestrian entry areas
A8.2
Landscape design emphasises a clear
pedestrian entry point
A9.1
Where a dwelling is within 2m at ground
floor level of a house or dwelling (either
existing or proposed) (refer to Figure e), or
9m above ground floor level of a house or
Privacy and access to sunlight
P9
Direct overlooking between buildings must be
minimised by building layout, location and
design of windows, balconies verandahs and
decks, screening devices and landscaping
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dwelling (either existing or proposed) (refer
to Figure g), the windows of habitable
rooms with an outlook to the windows of
habitable rooms in an adjacent house or
dwelling provide suitable screening such as:
• fixed obscure glazing in any part of the
window below 1.5m above floor level
OR
• the privacy solution shown in Figure f
OR
• fixed external screens
OR
• sill heights of 1.5m above floor level
OR
• in the case of screening for a ground
floor level, fencing to a height of 1.5m
above ground floor level
Screening and partial enclosure of verandahs,
decks and balconies is limited to provide
privacy for neighbours and comfort for
residents without resulting in an appearance
of excessive bulk or restricting opportunities
for passive surveillance of the street
Note:
North or north–east facing windows,
balconies, verandahs or decks may be
permitted to provide lesser levels of privacy
than would otherwise be allowed by this Code
where this will significantly improve passive
solar design
A9.2
Where a direct view is available from
balconies, landings, terraces and decks into
windows, balconies, landings, terraces and
decks in an adjacent house or dwelling, that
view is screened
A9.3
Screening devices are solid translucent
screens or perforated panels or trellises that
have a maximum of 25% openings, with a
maximum opening dimension of 50mm, and
that are permanently fixed and durable
The screening device is offset a minimum of
0.3m from the face of the building
Screening devices may be hinged or
otherwise attached to facilitate emergency
egress only
P10
A9.4
Street frontages of verandahs, decks and
balconies are not screened or enclosed by
shutters, glazing, louvres, or similar
permanent structures
A9.5
Extensions or renovations to a dwelling do
not incorporate the enclosure (whether in
part or in full) of any balconies, decks or
verandahs
Development must achieve a pleasant,
attractive and manageable living environment
A10.1 The optimal number of dwellings are
orientated to within 20o either side of north
Dwellings must receive adequate daylight and
allow passage of cooling breezes through
habitable rooms
A10.2 Orientation of main living area windows to
within 20o either side of north is maximised
A10.3 The majority of private open space has good
access to sunlight
A10.4 Window placement and internal layout
allows cross–ventilation
Car accommodation and vehicle access
P11
Vehicle parking and access must be sufficient,
safe and convenient for residents and visitors.
Car accommodation and driveways must not
A11.1 Car accommodation for each dwelling:
• is contained on the lot (existing or
proposed)
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dominate the appearance of the building when
viewed from the street
•
•
•
is provided for a minimum of 2 cars, 1 of
which is a visitor space (ie. there are to
be no communal/shared visitor spaces on
a site)
is designed in accordance with Figure h
(tandem design) or Figure i (double
width garage)
may be roofed, provided that 1 space is a
carport
A11.2 Where a double width design, a maximum
of only one garage is provided (whether or
not also containing a carport) and has a
maximum total width of 6m or 50% of the
frontage width, whichever is the lesser
Note:
On any lot having frontage less than 12m,
compliance with this Acceptable Solution
allows only for provision of a single car
garage or a double car garage in tandem
Refer to Figure i
A11.3 Garages are recessed behind the main face
of the building. In the case of a double
storey building, the garage is recessed a
minimum of 1 metre beneath the upper
storey and the recess is sufficient to allow
for overshadowing of the garage
Refer to Figure j
OR
Garages are contained underground or
underneath a building and are no more than
1m above natural ground level at any point
A11.4 Crossover width is a maximum of 3m for a
dwelling with its own direct lot access to the
street
OR
Reciprocal access way/s are provided to
serve a maximum of 2 dwellings and have a
minimum width of 5m
A11.5 Vehicle parking structures are designed and
located to be compatible with overall
building design in terms of height, roof
form, detail, material and colours
A11.6 Where provision of car accommodation is
constrained by a steeply sloping site (a slope
of 1 in 4 or greater between the front
boundary and building setback), a maximum
of a double carport (no garages) closer to the
road alignment than the dwelling is
acceptable
A11.7 Vehicle movement areas are broken up by
alternative materials, patterns, or threshold
treatments
P12
Vehicle access and parking design and
location must minimise impacts on
A12.1 Vehicle parking is:
• screened to minimise reflection of car
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neighbouring dwellings
Noise disturbance must be mitigated by
fencing or buffering
•
headlights onto dwelling windows and to
attenuate noise
separated from habitable windows to
minimise noise and fumes disturbance
A12.2 Where reciprocal access way/s are used they
are lit at night and:
• acoustic screening is provided along the
reciprocal access way/s
OR
• a 2m wide vegetated buffer is provided
along the reciprocal access way/s
P13
Vehicle access to the site and neighbouring
sites must not impede the traffic flow on
arterial routes
The development must have safe and
convenient vehicle access to dwellings and
the street network
A13.1 The proposal does not use an arterial route
for vehicle access to the site
A13.2 Vehicle access is provided to abutting sites
that only have frontage to an arterial route,
to facilitate access to the abutting site via an
alternative street
Managing light and noise impacts
P14
Light nuisance must be minimised
A14
Outdoor lighting complies with the
requirements of AS4282—Control of the
Obtrusive Effects of Outdoor Lighting
P15
Noise from the development must not affect
existing or likely future dwellings on adjacent
land unreasonably
A15
The development complies with the Noise
Impact Assessment Planning Scheme
Policy
P16
Exposure of new dwellings to noise must be
minimised
A16
Noise impacts on dwellings located within
150m of a Centre, Industrial Area, rail
corridor, road corridor (suburban routes,
motorways and arterial routes) or within a
noise exposure contour of 20 ANEF or
greater are mitigated to comply with the
requirements of the Noise Impact
Assessment Planning Scheme Policy
Garbage bin storage for each dwelling is
located on the lot (existing or proposed) and
is screened from view
Utilities and services
P17
Waste disposal and collection areas must be
unobtrusive, and adverse impacts on
neighbouring properties must be mitigated
A17
P18
Each single unit dwelling and its respective
lot has independent connections to reticulated
water, sewerage, drainage, electricity and
telephone services, and where reasonable a
gas service
A18.1 No shared or communal services or
connections are provided to a single unit
dwelling or the lot (existing or proposed)
Independent service connnections are
provided from the road frontage to any rear
lot without encumbering other lots.
A18.2 Each lot containing a single unit dwelling
will have sufficient road frontage to provide
for its connection to services.
Affordable housing outcomes
P19
Low cost housing is encouraged through
development bonuses but only if it does not
compromise local amenity
A19
If accommodation provides lodging for
permanent residents or is administered by a
housing cooperative, a Government or
Council agency or charitable organisation to
provide low cost, special needs housing or
aged care accommodation for at least 10
years and height limits and setbacks are
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complied with:
• the plot ratio of low cost and special
needs housing may exceed the plot ratio
applicable to single unit dwellings in the
Area
• on–site parking may be less than
otherwise stated in this Code provided it
meets expected requirements
While every care is taken by Brisbane City Council to ensure the accuracy of this extract of the code,
Council make no representations or warranties about its accuracy, reliability or completeness and
disclaim all responsibility and all liability (including without limitation, liability in negligence) for all
expenses losses and damages (including direct and consequential damage) and costs that may be
incurred as a result of the document being inaccurate in any way and for any reason.
Printed on 16/02/2016