10 Things A Brisbane Developer Needs To Know & Why You Should Engage A Brisbane Town Planner

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10 Things A Brisbane Developer Needs To Know & Why You Should Engage A Brisbane Town Planner

Renee Wall • February 19, 2025

Are you considering developing your property in Brisbane? Whether you're planning a minor renovation, subdividing your land, or embarking on a major development project, navigating the planning approval process can be complex. Here are ten crucial factors to consider before starting your development journey.

1. Brisbane City Plan 2014

Understanding how your property is zoned under the Brisbane City Plan 2014 is essential. This planning scheme is the legislation that determines what types of developments are permitted, the building height limits, setbacks, and other requirements.

The various Zones, such as Medium Density Residential, Business Centre, and Industry Zones, have different requirements and limitations, so checking your property's zoning should be your first step.

Brisbane's planning scheme includes numerous overlays that might affect your property. These could include heritage protections, flood hazard areas, biodiversity areas, or bushfire risk zones.

Local plans are a common feature and may also apply additional requirements specific to your neighbourhood.

Check all relevant overlays and local plans as they can significantly impact what you can build.

2. Development Categories

Your project will fall into one of several development categories:

Accepted development
Accepted development subject to requirements
Code assessable development
Impact assessable development

Understanding which category applies to your project is crucial as it determines the approval process and level of assessment required.

Accepted Development means that the development is immediately accepted and does not require a formal application, however, if it is subject to requirements then you do need to check your development against the prescribed codes to ensure there are no legal issues down the track.

Code Assessable indicates that the development is must be assessed by the Council against all relevant codes. This will require a formal application addressing all codes.

Impact Assessable indicates the development may have negative impacts on the zone or surrounding sensitive uses and so requires a formal application addressing all codes as well as public notification of intent to develop.

3. Site Constraints

Physical characteristics of your property can significantly impact development potential:

Slope and terrain
Existing vegetation (especially protected trees)
Soil conditions and stability
Access to services and utilities
Stormwater management requirements

Professional surveys and technical reports may be needed to properly assess these factors, which some Brisbane Town Planners, such as Planning Approval Group, can assist with.

4. Neighbourhood Context

Consider how your development will integrate with the surrounding area:

Building height and scale of neighbouring properties
Local character and streetscape
Privacy and overshadowing impacts
Noise, odour, and emission impacts
Traffic and parking considerations
Community expectations and potential objections

5. Provision of Technical Documents

Depending on legislation and the type of development, Brisbane City Council may request additional documentation created by qualified professionals, such as:

Site Plan
Building Plans
Bushfire Management Plan
Stormwater Management Plan
Traffic Management Plan

Planning Approval Group have access to high quality professional contractors if you require additional professional support.

6. Professional Support

Development applications, and chance of approval, benefit from professional expertise:

Town planners to navigate the planning scheme and prepare applications
Architects or building designers for plans and drawings
Engineers for technical requirements
Surveyors for accurate site information
Other specialists depending on site constraints

Planning Approval Group have access to high quality professional contractors if you require additional professional support.

7. Timeframes

Whilst there is a set approvals timeline, the length of time the planning process may take depends greatly on your development:

Simple applications might take 2-3 months
Complex applications can take considerably longer, depending on the development
Public notification periods, if required, can add at least 2 weeks to the process
Referrals to State assessment bodies can add approximately 2 weeks to the process
Responding to information requests can take up to 3 months
Post-approval conditions and requirements – you may have to comply with specific conditions and requests for documents before construction can begin
Appeals can add indeterminable time to the approval, sometimes years

Build realistic timeframes into your project planning. Hiring a professional Brisbane town planner can help to reduce timeframes through accuracy and knowledge of the planning scheme and application process.

8. Brisbane Town Planning Costs

Beyond construction costs, budget for:

Application fees
Professional fees
Technical reports and investigations
Infrastructure charges
Contingency for unexpected issues
Holding costs during the approval process

A Brisbane town planner, such as Planning Approval Group, can assist to determine the planning costs of your development.

9. Future Town Planning Changes

Brisbane is continually evolving, and planning requirements change regularly, which need to be monitored during the application process:

Stay informed about proposed planning scheme amendments
Consider timing your application strategically
Be aware of temporary local planning instruments
Monitor major infrastructure projects that might affect your area

A Brisbane town planner, such as Planning Approval Group, can efficiently and more effectively monitor planning changes.

10. Next Steps

Before proceeding with your development plans:

Obtain a property planning report from Brisbane City Council – this can be obtained through the Brisbane City Plan’s online maps
Consult with qualified professionals about your specific situation
Consider pre-lodgement meetings with Council for complex projects
Review recent similar developments in your area
Develop a realistic budget and timeline

Remember that every property and development proposal is unique. While these considerations provide a starting point, professional advice tailored to your specific circumstances is invaluable for navigating Brisbane's planning approval process successfully.

Contact the Planning Approval Group team for assistance with your development application. Our team can carry your development accurately and efficiently through the application and approvals process.

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By Renee Wall • January 24, 2025

With workers having made the gradual switch back to working in the office, the population experiencing a post-covid spike, and many parents opting to return to work, childcare centres are filled to the brim. The result is an urgent demand for more childcare centres within most Queensland communities. ABS data shows a spike in population growth across Australia during late 2021 and early 2022. Whilst the growth rate is gradually settling back to pre-covid levels, childcare centres and communities are still dealing with the boom . Planning Approval Group have been assisting childcare centres to obtain planning approvals over the past few years, providing an insightful and experienced service to all childcare providers. Defining Childcare Centre The majority of Planning Schemes (for instance, Brisbane City Council and Southern Downs Regional Council ), if not all, define a Childcare Centre (or Child Care Centre) as: “Childcare centre means the use of premises for the care, education and minding, but not residence, of children.” Childcare Centres can include: Before or After School Care Crèche Early Childhood Centre Kindergarten Vacation Care Childcare Centres do not include: Educational Establishment Home-Based Child Care Family Day Care A home-based childcare or family day care arrangement will likely be considered a home-based business, however check with your local council’s planning scheme. Note: Be sure to check the definitions of your local Council planning scheme, in case there are any differences. Need help? We can carry out a Development Potential Health Check to give you the essential information and point you in the right direction.

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By Renee Wall • October 29, 2024

Subdivision, or Reconfiguring a Lot, can be a daunting task for any developer. Whether it be splitting a rural property between siblings or developing a whole new pocket of suburbia, there are vital things that you need to know to make this development journey smoother. Let’s break down subdivision development. Defining Subdivision When people think of subdivision, they tend to immediately think of new suburban developments and mass land releases. This is true, with subdivision not only being the creation of residential developments, but also commercial precincts and industrial parks. However, subdivision isn’t limited to such large-scale development. Another common application is the division of one lot into two or three – for instance a rural lot being formally split between owners. In fact, in many planning schemes you may find it hard to research subdivision, with very little reference to it. This is because the common planning term for this activity is Reconfiguring a Lot. Why not just call it subdivision? Well, the activity isn’t limited to dividing up larger lots of land into smaller ones. It can also include rearranging or merging of existing lot boundaries.

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By Renee Wall • September 30, 2024

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Cattle Feedlot Approvals in Queensland

By Renee Wall • August 27, 2024

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By Renee Wall • July 30, 2024

A development application can often take two months or more to achieve approval – ever wished you could cut that time right down? If you are developing within the Brisbane City Council local government area, you could be eligible for their ultimate time saver - RiskSMART! What is RiskSMART? RiskSMART is the fast-tracking development approval process in Brisbane City Council that focusses on development projects that are considered low risk and easily assessable. To be considered Low Risk and RiskSMART suitable you must: Be Code assessable (the development suits the zone); Comply with the eligible development type criteria; Comply with City Plan 2014; Meets the ‘Well Made Checklist’ Criteria; Utilise the RiskSMART planning report template; and Have fees paid in full. How Long Does RiskSMART Approval Take? Whilst a standard development would usually take approximately 2 months or more, depending on compliance and requirements, a RiskSMART application will be assessed within 10 business days from the date Council accepts the lodgement as ‘properly made’ . All Councils require development applications be properly made. Once the application is lodged, before it can be assessed, the Council will check that all required documentation is provided and correctly completed. Once this has been determined, a confirmation notice is issued and the assessment period begins. Standard confirmation periods are up to 5 business days. What Is the RiskSMART Eligibility Criteria? Whilst the specifics are dependent on the development itself, the base eligibility criteria are laid out in the table below:

Give Me A Sign - Advertising Device Applications

By Renee Wall • June 18, 2024

Having a sign is part and parcel with owning a business. It’s not only a proud statement of who you are, but it’s also letting people know, “I am here! I have services and goods for you!”. So, with it being a bit of a “given”, did you know that most Councils will require a separate application for your sign? And did you know that a town planner can assist you with this? What Counts As An Advertising Device? What you call a sign may also be referred to as an Advertising Device by the local Council. Signs that generally need approval are those that advertise the business, such as awning signs, pylon signs and fence signs. Directional and general signs may not require approval, but this may depend on the Council and the specifics of the sign. How Do I Know If My Sign Requires Approval? Most Councils will incorporate this information either into their planning scheme or their general permits and building regulations. Some may even provide pages with information and links dedicated to signage and advertising device applications. Examples of this is Brisbane City Council, whose Advertising Device guide can be found HERE , and Central Highlands Regional Council, whose Advertising Device guide can be found HERE . Let’s delve into the above examples to discover what signage advertising devices require approval. Central Highlands Regional Council provides a list of sign types that require approval and also refers to the ‘advertising devices code’ – this code is a part of the Central Highlands Regional Planning Scheme and provides illustrations and descriptions of the types of advertising devices. This code also stipulates specific acceptable limitations of each type of sign.