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Check the requirements for building a new house. Find out if you need to lodge a development application.

What do I need to know before getting started?

Under Brisbane City Plan 2014 (City Plan), a house is a dwelling house used by one household. A dwelling house means a residential use of premises involving:

  • one dwelling and any domestic outbuildings associated with the dwelling; or
  • 2 dwellings, one of which is a secondary dwelling, and any domestic outbuildings associated with either dwelling.

 A house is not:

  • caretaker's accommodation
  • dual occupancy
  • rooming accommodation
  • short-term accommodation
  • student accommodation
  • a multiple dwelling.

Before you start building a new house, you should: 

Looking for something else

Subdividing land

Plumbing and drainage

Heritage and character properties

What types of approval do I need?

When you need planning approval

You'll need planning approval if your proposed new house is code assessable.

This means it falls under a code assessable overlay in City Plan.

You can apply for planning approval by lodging a development application. 

Your proposed new house is code assessable if it’s under a relevant overlay:

  • Airport environs overlay (ANEF subcategory only)

  • Biodiversity areas overlay

  • Bushfire overlay 

  • Coastal hazard overlay

  • Commercial character building overlay

  • Flood overlay

  • Heritage overlay 

  • Landslide overlay

  • Pre-1911 overlay

  • Traditional building character overlay

  • Significant landscape tree overlay 

  • Waterway corridors overlay

  • Wetlands overlay.

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Note

To demolish or remove part of an existing building constructed in or before 1946 in the Traditional building character overlay, you may need planning approval.

When you don't need planning approval

You don’t need planning approval if your proposed new house is accepted development, or prohibited from being made assessable under Schedule 6 of the Planning Regulation 2017.

A house is accepted development if your property is in an accepted development zone and meets the identified criteria specified in the relevant City Plan codes.

You will not need anything in writing from Council to begin your house project, provided you:

  • carry out a self-assessment to ensure you comply with the acceptable outcomes of the Dwelling house code, or
  • if your property is a small lot, your house will need to comply with the Dwelling house (small lot) code, and
  • any other applicable codes.

Check table 5.3.4.1 Prescribed accepted development in City Plan for circumstances where planning approval is not required.

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Note

Overlays and neighbourhood plans may add design requirements or matters to be considered. They may include: 

  • significant vegetation 
  • waterways
  • traditional building design elements.

You can find these requirements in the relevant overlay and neighbourhood plan codes in City Plan online.

Some overlays (such as the Heritage overlay and Wetlands overlay) require you to apply for planning approval regardless of whether you meet the acceptable outcomes.

Building approval

All houses are Class 1a buildings under the Building Code of Australia and need building approval.

Contact a licensed building certifier to organise building approval. You’ll need to supply scaled and detailed plans prepared by a draftsperson or architect. 

Your building certifier may also seek a relaxation of building requirements (e.g. minimum distances from side boundaries) under the Queensland Development Code (QDC) or City Plan. 

If you’re seeking a relaxation of building requirements, your building certifier will need to lodge a request for a referral response. 

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Note

You can save the cost of a separate building application at a later date, by including details of other structures you have in mind. These can include sheds, garages and carports. These are often subject to building approval if constructed separately.

Lodge a development application

If your project is code assessable, you’ll need to lodge a development application and your project will be assessed against the relevant codes.

Follow our step-by-step guide to prepare and lodge a development application.

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Note

Your new dwelling house project may be suitable for fast-tracked development assessment using the RiskSMART process.

What happens after I lodge my development application?

Once we’ve received your development application, we‘ll check it: 

  • complies with properly made requirements
  • includes all the relevant documents.

A fee quote will then be issued for payment. Council uses a points system to calculate development application fees, which can vary depending on your project.

Application assessment

Properly made applications proceed through an assessment process in set stages.

If your application is not properly made, you’ll receive an action notice and have 20 days to comply. 

You must let Council know that the action notice has been complied with. We’ll consider whether the action notice has been fulfilled and issue a Confirmation Notice if satisfied that the application is properly made.   

If you’re unsure, request information and advice. 

Keep track of your development application

You can check the status of your development application on our development and search tracking tool, Development.i. 

Look up your development application by number or location and select 'Details'. The status is under 'Progress'.

Information for building certifiers

Under the Planning Act 2016, Council must hold records of building construction approvals and certification information. These documents will be kept for a specified period of time and made available for inspection. 

A detailed list of required lodgement materials is outlined in Planning Regulation 2017 and s86 of the Building Act 1975.

You can lodge building certification documents online for a fee of $72.30.

Sign in to the Services Brisbane for Business portal to lodge your building certification documents.

Lodge documents

You can also lodge building documents at any Customer Centre. Phone Council’s Business Hotline on 133 BNE (133 263) to ask about the fees for lodging building documents in person.

Frequently asked questions

There are different requirements for how close you can build to a boundary depending on the size of your lot. 

The Queensland Development Code defines where and how single dwelling houses and associated structures are located on a property.