Subdivision Guide for the Moreton Bay Region

 

  • The below table specifies the minimum required lot sizes and frontages in particular areas of the Moreton Bay Region
  • Where no minimum lot size or frontage is specified, generally the density of the development is used to determine the number of lots potentially created
  • Where the subdivision specifics in the below table cannot be met, compliance with the applicable performance outcomes of the code must be demonstrated
  • It is important to note that the planning scheme does not support subdivision in the following areas:
    • Limited development zone
    • Emerging community zone – Interim precinct
    • Emerging community zone – Transition precinct (creating developable lots)
    • Caboolture West local plan where no Neighbourhood development plan is approved by Council and included in the Local plan
    • Redcliffe Kippa-Ring Local Plan Interim residential precinct
  • Where a property is already meets the minimum lot size or density in the below table, further subdivision of the property is unlikely to be supported.
  • If your property is affected by an environmental overlay, additional requirements may apply which may restrict the ability to subdivide the property.
  • You can find your property zoning and any identified overlays through the Council website or by contacting Urban Planners Queensland

 

 

NOTE: The below information should be used as a guide only and does not replace site specific town planning advice.

 

General Residential Zone

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Next generation neighbourhood precinct 11 lots per hectare

 

25 lots per hectare

 

Not specified

 

Not specified

 

Urban neighbourhood precinct – certain areas near Redcliffe Peninsula Line stations No lot density prescribed, but ultimate development must achieve a minimum of 75 dwellings per hectare Not specified

 

Not specified

 

Not specified

 

Urban neighbourhood precinct – all other areas No lot density prescribed, but ultimate development must achieve a minimum of 45 dwellings per hectare Not specified

 

Not specified

 

Not specified

 

Coastal communities precinct Not specified 11 lots per hectare 600m2 12.5m
Suburban neighbourhood precinct Not specified

 

11 lots per hectare 600m2

 

12.5m

 

 

Emerging Community zone

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Transition precinct (where on a developed lot or creating developed lots) 11 lots per hectare

 

25 lots per hectare

 

Not specified

 

Not specified

 

Transition precinct – Morayfield South urban area identified on ‘Figure 9.4.1.3.2.1 Morayfield South urban area

 

45 lots per hectare

 

Not specified

 

Not specified

 

Not specified

 

 

Township zone

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Township residential precinct Not specified 11 lots per hectare Not specified Not specified
Township industry precinct

 

Not specified

 

Not specified

 

2,500m2

 

Minimum width to depth ratio of 1:2 or 2:1
 

Caboolture West local plan

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Urban living precinct (where on a developed lot or creating developed lots) 11 lots per hectare (in accordance with the Neighbourhood Development Plan) 30 lots per hectare (in accordance with the Neighbourhood Development Plan) Not specified

 

Not specified

 

Town centre precinct Not specified

 

Not specified

 

In accordance with the Neighbourhood Development Plan In accordance with the Neighbourhood Development Plan
Enterprise and employment precinct Not specified

 

Not specified

 

1,000m2 40m
Rural living precinct Not specified Not specified

 

6,000m2, with an average of 8,000m2 Not specified
 

Redcliffe Kippa-Ring local plan

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Redcliffe seaside village precinct Not specified Not specified 1,000m  40m
Kippa-Ring village precinct Not specified Not specified 1,000m  40m
Local services precinct Not specified Not specified 1,000m  20m
Health precinct Not specified Not specified 1,000m  20m
 

Centre Zone

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Higher order centres (Caboolture centre, Morayfield centre, Strathpine centre and Petrie mill precincts) Not specified

 

Not specified

 

1,000m2

 

40m

 

District centre precinct Not specified Not specified 1,000m2 20m
 

Industry Zone

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Mixed industry business precinct Not specified Not specified 1,000m2 Minimum width to depth ration of 1:2 or 2:1
Light industry precinct Not specified Not specified 2,500m2 Minimum width to depth ration of 1:2 or 2:1
General industry precinct Not specified

 

Not specified

 

4,000m2 Minimum width to depth ration of 1:2 or 2:1
Restricted industry precinct Not specified Not specified 6,000m2 Minimum width to depth ration of 1:2 or 2:1
Marine industry precinct

 

Not specified

 

Not specified

 

4,000m2

 

Minimum width to depth ration of 1:2 or 2:1
 

Rural Zone

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Rural zone Not specified

 

Not specified

 

100ha (refer to Reconfiguring a lot code – Rural zone for exceptions) 100m

 

 

Rural Residential Zone

Precinct Min net residential density Max net residential density Minimum lot size Minimum frontage
Rural residential zone Not specified

 

Not specified

 

Refer to Overlay map – Rural residential lot sizes **
4 categories of minimum lot sizes apply:·       2ha·       6,000m2

·       3,000m2

·       No further reconfiguration

Not specified

 

 

3 Storey Houses in Brisbane – A Guide

With recent changes to the way three storey houses are assessed under Brisbane City Plan at the end of 2016 we thought we would provide detail process of how we would determine whether a house requires assessment (or how you can avoid assessment). This information has only regard to storeys, not building height which are similar but different issues from a planning perspective.

 

 Step 1: Defining what is a storey

You will firstly need to understand the legislative defintions of what actually constitutes a storey

A storey is currently defined as:

(a) means a space within a building between 2 floor levels, or a floor level and a ceiling or roof, other than—

(i) a space containing only a lift shaft, stairway or meter room; or

(ii) a space containing only a bathroom, shower room, laundry, toilet or other sanitary compartment; or

(iii) a space containing only a combination of the things stated in subparagraph (i) or (ii); or

(iv) a basement with a ceiling that is not more than 1m above ground level; and

(b) includes—

(i) a mezzanine; and

(ii) a roofed structure that is on, or part of, a rooftop, if the structure does not only accommodate building plant and equipment.

 

Further definitions to understand:

Basement means a space—

(a) between a floor level in a building and the floor level that is immediately below it; and

(b) no part of which is more than 1m above ground level.

 

Ground level means—

(a) the level of the natural ground; or

(b) if the level of the natural ground has changed, the level lawfully changed. 

Editor’s note—Section 1.7.5 provides that for the purpose of the definition of ground level in Schedule 1, the level of the natural ground is deemed to have been lawfully changed if the level of the natural ground level is the prescribed level.

 

In summary, you can have a building that appears as three storeys, but if one level meets the above criteria in bold, it is not considered a storey.

e.g.

  • 2 storeys + a basement level which does not protrude more than 1m above the defined natural ground level would not require a DA
  • 2 storeys + ground floor bathroom, laundry and stairway would not require a DA
  • 2 storeys + above ground garage = 3 storeys and would require a DA

It is important to note that you will still need to be below 9.5m and meet all other acceptable outcomes of the dwelling house and dwelling house small lot codes.

 

Step 2: Assess for Code Compliance

So using the above definitions you should know whether your house has or is being designed to be two or three storeys.  Now if you are at three storeys you will need to have your private urban planner assess against the dwelling house code (or dwelling house small lot code where applicable).

Specifically for building’s storeys, we refer to Acceptable Outcome AO2 below

AO2

Development in the Low density residential zone, Character residential zone, 2 storey mix zone precinct of the Low–medium density residential zone, 2 or 3 storey mix zone precinct of the Low–medium density residential zone, Rural residential zone, Environmental management zone, Rural zone or Emerging community zone results in a maximum building height of 9.5m and:

(a) 2 storeys; or

(b) 1 storey if the development also includes a space that is situated between one floor level and the floor level next above, or if there is no floor above, the ceiling or roof above that contains only a bathroom, shower room, laundry, water closet, or other sanitary compartment.

The acceptable outcome clearly states that a dwelling house should not exceed 2 storeys where within Low density residential zone, Character residential zone, 2 storey mix zone precinct of the Low–medium density residential zone, 2 or 3 storey mix zone precinct of the Low–medium density residential zone, Rural residential zone, Environmental management zone, Rural zone or Emerging community zone.

It should be clear by this point as to whether you will require a development application. Non compliance with the above will result in your private urban planner justifying the proposal against the below performance outcome PO2.

 

Development has a building height that:

(a) does not unduly overshadow adjoining dwelling houses and their associated private open space in terms of access to sunlight and daylight – to be demonstrated through shadow diagrams

(b) is consistent with the building height of dwelling houses prevailing in the immediate vicinity, meaning the building height of the majority (more than 50%) of all the dwelling houses in the same zone as the subject site and within 35m of any point of the street frontage of the subject site – to be demonstrated though mapping

(c) contains a 3 storey component only where necessary to enable a predominately 2 storey dwelling to address the local circumstances of topography (refer to below Figure); – to be demonstrated through a section and elevation plan

(d) may be higher than adjoining properties only to the extent required to achieve the minimum habitable floor levels required for flood immunity – only applicable to flood affected properties.

Do you own a Widow Block?

Widow blocks are present throughout Brisbane and are considered to be a historical relic of World War I.

They are identifiable as a rectangular allotment which has been subdivided diagonally, resulting in two triangular portions.  As a result the rear allotment does not have a street frontage.

But why would anyone want this?

It is said that WWI soldiers split their blocks diagonally, with the rear allotment in their wives’ names preventing them from selling the house whilst they were away.

The other storey is that the Brisbane Lord Mayor of 1940 – 1952 had an aversion to small lots and amalgamated the lots Council had acquired during the great depression due to rate arrears (Credit to: Paul McClelland)

If you own a widow block, also known as a widow splitter, it may be possible to realign these boundaries to achieve two street fronting allotments, which then can be sold!

Talk to your local Council or private town planner for more site specific advice.

What is RiskSMART?

How to get a quick approval.

RiskSMART is a fast-track application process utilised by Queensland Council’s to speed up the development application process for low risk and simple projects.

Urban Planners Queensland is RiskSMART accredited by Brisbane City Council to assess development applications on their behalf.

RiskSMART
Once an application is lodged by UPQ with Council, the proposal goes through the fast-track team and is stamped approved within 1 working week.

On top of Council’s commitment to a quick approval you will be offered 20% off their application fees!

This process is perfect for property owners who want to build a new house, undertake house extensions or subdivide their land and want a guaranteed approval in the shortest possible time.

Speak to your Brisbane town planner early on to determine whether your project qualifies for RiskSMART.
Urban Planners Queensland, Director, Jessica Reynolds has been an RiskSMART accredited urban planning consultant since 2014 and continually delivers quality town planning approvals to our clients on a regular basis.

You can contact her via email: Jessica@upqld.com.au or mobile: 0410 175 887