Urban Places,
Regional Spaces
PLANNING & PROPERTY DEVELOPMENT SPECIALISTS
Frequently Asked Questions
Here are some questions that I frequently get asked - hopefully this information is useful.
If you would like an answer to a question, please submit it via the contact us link.
What is a Planner?
Planners (also known as town planners and urban planners) are professionals who work in the space of shaping our cities, towns and regions - through the management of development, infrastructure and services. As planners we work with other specialised consultants in developing strategies to design places and spaces in which we can live, work and play. The planning industry is an important element in the creation of liveable and sustainable communities for now and in to the future.
Why do I need a Planner?
The property development generally requires the approval/consent from the local,
and sometimes state and federal governments (depending on the nature of works).
Examples of such developments are:
- Converting a residential house into townhouse development;
- Renovation, demolition or refurbishment of a heritage and/or character dwelling;
- Construction of an 8-storey commercial/office tower;
- Subdivision of a property etc.
These types of development will require an application - prepared by a town planner
to be lodged with the local authority (Council) for their assessment and approval.
Depending on the perimeters of the development, this process may take between 4 weeks - 18 months.
Planners assist their client with a myriad of tasks and processes including, but not limited to, the following:
- Identify potential development sites;
- Undertake a site investigation/due diligence;
- Complete a feasibility assessment;
- Liaise with government agencies, adjoining landowners, consultants etc.;
- Assess the proposed development against the applicable polices, provisions and laws;
- Prepare and obtain approval for the proposed development;
- Management of the application process;
- Project management;
- Undertake an necessary public notification/consultation;
- Assist with any court appeals (experts witness); and
- Compliance and other post development matters (i.e. titles, registration, easements etc.).
Having a good planner can save you time and money.
What is a Development Approval/Permit?
Depending on the type of development you wish to undertake, an application may be required to obtain a development permit. This application provides all the required information for the assessment manager to assess the proposed development against the applicable planning policies and legislation. The information required as part of an application may include what the development will look like when complete, the materials to be used, and any impacts the proposed development may have on the surrounding environment.
The process for assessing and deciding developments (in Queensland) is referred to as the Integrated Development Assessment System ['IDAS'], and involves the following steps:
- Is an application required?
- Application preparation
- Lodgement
- Referrals
- Public notification
- Assessment
- Making changes
The types of developments which are assessable development and therefore require a permit vary for each local government area. As a general rule, a development application must be lodged if you are:
- Subdividing land;
- Building any free-standing permanent structure;
- Extending or raising an existing structure;
- Building a retaining wall over one (1) metre high or a fence over two (2) metres high; and
- Erecting signs.
You may also be required to lodge a development application if you are:
- Clearing native vegetation;
- Demolishing an existing building or structure (in part or in full);
- Changing the use of the land;
- Altering the exterior of a heritage place; and/or
- Carrying out significant structural changes to an existing building.
Unless the property is heritage listed, you generally do not require a development application if you are, for example:
- Painting or redecorating the interior or exterior of a structure;
- Remodeling a kitchen or bathroom; and/or
- Performing minor internal structural changes to an existing structure.
However, you should consult your building certifier if you have any concerns.
Please note that there is a new process for houses and duplexes - please click here for more information.
What is a Heritage or Character House?
To assist those residents in Brisbane - where I find that most of the queries come from - here is some information in relation character and heritage buildings. Each Council has their own definition of what is a character or heritage dwelling/building/structure, so it is always best to check with your respective Council; however, for the purposes of providing a general definition, we have provided you with how Brisbane City Council defines these buildings under their planning scheme - City Plan 2015.
Pursuant to Council's planning scheme, they have defined four (4) types of character and heritage buildings, these are as follows:
Traditional Building Character
This overlay was previously referred to as the Demolition Control Precinct under the previous planning scheme. This overlay aims to maintain traditional character in streets where there are houses built in or before 1946. Examples are traditional timber and tin Queenslanders and 1920’s masonry art deco buildings. Generally these buildings are constructed prior to 1946 and are to be retained and where any extensions are proposed, they are to complement the traditional building style. New houses are to be designed to fit in with the character of the street.
Commercial Character Buildings
The intent of this overlay is to allow a range of compatible uses to take place in a traditional corner shops. Commercial character buildings are to be retained and any extensions or alterations are to complement the traditional building style. Compatible uses such as small shops, offices and services may be located in Commercial character buildings even when in zones where these uses would not otherwise be allowed, such as residential zones.
Pre-1911 Buildings
The intent of this overlay is to retain houses built before 1911. In some cases Council may allow the relocation of these buildings to another suitable location. Houses built before 1911 are to be retained and any extensions should not alter the original parts of the house. Where a pre-1911 house is located in a zone that is not intended for houses, for example an Industrial zone or the High density residential zone, the house may be relocated to another house lot that is in the Traditional building character overlay.
Heritage Buildings
The intent of this overlay is to protect specific buildings and places of heritage significance. Heritage places can be of local, state, national or world heritage significance. Heritage places are to be retained and restored to preserve their heritage value. Development on sites next to heritage places should not impact the values of the heritage place.
Please note that in addition to the above, the state and federal government also have searches that you can undertake to identify if your property of structure is listed as being either character or heritage.
The protection of our heritage and character listed buildings is essential to development of our cities. It allows us to learn from where we have come from, and allows us to share with future generations the evolution of the built environment in our cities.
Additional resources can be found on google; however, I found this article/video from Domain to be very useful in illustrating the different styles of Australian architecture [link].
Reno, demo, and refurb...do I need a Planning Approval?
Whether or not you require a Development Approval for proposed works to your house is Dependant on a number of factors, which may include:
- The type of house (i.e. Queenslander, bungalow, 1970's brick etc.)
- The age of the house
- Under the relevant planning scheme, what is the zoning?
- Again under the planning scheme, are there any building regulations or restrictions on your property and/or house?
- Is the house structurally sound?
- What is the scope of works for the proposed renovation? Do they involve works to the facade of the house?
These and many other questions are asked and identified to determine if
a development approval is required.
UPRS are experts in this field and would be happy to assist you in identifying if a development approval is required for your proposed reno, demo and refurb.
Can I build a granny flat?
Granny flats originated in the UK and were built for our elderly parents; however, this is no longer the case. With the growing costs of buying a house, some families have chosen to build a granny flat (also referred to as dual occupancy or secondary dwelling) on their property to allow for another family member to live in their own residents, but on their land.
Building a granny flat on your property can be cost effective; however, you need to ensure that it is done correctly and with the appropriate approvals in place. Most Council's in South-East Queensland have deemed granny flats to be self-assessable development; therefore, not requiring a Development Approval from Council - Please note that there may be other
approvals such as Operational Works, Building Works and Plumbing Works Approvals that may be applicable.
The need for a Development Approval from Council for a granny flat generally trigger when the proposed dwelling is:
- Greater than 80m2 in size; and/or
- Is more than 20 meters from the main house; and/or
- Is not to be occupied by a member of your household; and/or
- Does not comply with the relevant Council codes; and/or
- Is not deemed to be a consistent use with the triggered zoning.
The above are a couple of the items that the proposed granny flat will be assessed against, as such, it is advised that the proposal be reviewed by your building certifier, or planner prior to construction commencing.
Subdivision of Land...What is it?
A subdivision of land, also known as a reconfiguring of a lot, includes:
- Creating lots from subdividing another lot
- Merging/amalgamation of two (2) or more lots into one (1) lot
- Rearranging the boundaries of a lot without creating a new lot
- Creating a community title scheme
- Creating a 'volumetric subdivision' (using space above or below the land)
- Dividing land into parts by agreement, such as by leasing part of a lot for a period exceeding 10 years
- Creating an easement to give access to a lot from a road
With the increased demand for land in the inner city, landowners are subdividing their land to create small lots, providing access to land that is affordable and within close proximity to the CBD, services and amenities. When you are considering to undertake a subdivision, the following items will come into that assessment:
- What is the land zoning?
- Is a neighbourhood or local plan applicable?
- What is the minimum/acceptable lot size for that zoning?
- Is there any existing precedent that allows me to create smaller allotments?
- Is the proposed allotments are deemed to be accepted development, do I need an approval?
Once the above, and a few other questions are answered, we can determine if a Development Approval is required and identify the potential costs and timeframes. Where a proposed subdivision is seen to be 'outside of the box', it is always recommenced that you meet with Council (called a Pre-Lodgement Meeting) to ensure that the proposal is something that Council will consider.
How do I find the right property to develop?
Deciding to get into the property development space is a hard one to make - is it for
me? However, finding the right property develop can be reasonably easy if you have
the right people on your team and have the advice and guidance you need to make
an informed decision.
I have worked in the property development industry, advising client how, what, when
and why for over 15 years'. I found the sweet spot for find the right property to
development, like most things, is location, location, location.
The location of a property can make or break a development, and this is for a couple of reasons:
- The location does not support the proposed use (i.e. 10-storey unit tower in the middle of Bellbowrie);
- The zoning of the land does not allow the proposed development to be supported by Council;
- The community within the location may not support the proposed development; therefore, potentially hindering the success of the development;
- Over-supply and over-demand may be an issue in the location
- etc.
Finding a site in the location where it will be supported is paramount.
Working with an experienced planner and real estate agent, will ensure that you have all the information you need at your finger tips to find that perfect property.
On a site note, when looking for a house to renovate (i.e. 1920's Queenslander) the same process applies; however, the structurally integrity of the building is the key element (if you are wanting to retain the house).
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What is the development potential of my property?
The development potential of your property is based on a number of factors, these will include:
- Zoning, based on the planning scheme;
- Lot size;
- Surrounding development;
- Feasibility;
- Appropriateness of the proposed development; and
- Marketability (if you are proposing a development for profitability).
These factors will assist you in determining what the development potential of your property is.
UPRS can conduct a free initial assessment of your property to get you on your way - contact us via the link.
What is a Planner?
Why do I need a Planner?
What is a Development Approval/Permit?
What is a Heritage or Character House?
Reno, demo, and refurb...do I need a Planning Approval?
Can I build a granny flat?
Subdivision of land...What is it ?
How do I find the right property to develop?
What is the development potential of my property?
