Brisbane City Plan 2014
What a way to end the month of June and the financial year with a NEW CITY PLAN for Brisbane! With the New City Plan 2014 starting today we take a closer look and compare it with the previous one.
Overview
The best way to get used to the new plan is to get a Property Report by using the interactive mapping (http://www.brisbane.qld.gov.au/planning-building/planning-guidelines-tools/brisbane-city-plan-2014/city-plan-2014-mapping). The report lists the zone the property is located in, and tells you if there is a Neighbourhood Plan and the overlays that will apply. Once you have this information, you are able to go to Part 5 of the City Plan ePlan (http://eplan.brisbane.qld.gov.au/) and find the Tables of Assessment which allow you to work out if your proposal for the property will trigger a town planning application.
Small Lot Code Summary
Car Parking – no change.
Site Cover – The maximum site cover has increased for smaller lots under City Plan 2014. Where previously it was set at 50% for all lots, it has now changed to:
· 50% where it is 400sqm
· 60% where it is 3-400sqm
· 70% where it is 2-300sqm
· 80% where it is less than 200sqm
Building Height – The maximum building height of the roof ridge has increased from 8.5m to 9.5m. However, the side and rear walls remain the same at 7.5m high.
Built to Boundary Walls - There are now no ‘actual built to boundary walls’. You are now required to have a minimum 0.5m setback off the side boundary.
Side Setbacks – There has been a reduction in the required side setback from 1.5m to 1m for habitable spaces.
Rear Setback – There are no changes to lots with more than 25m in length (they remain to 6m). However
the setback has increased by 0.5m for lots with an average depth less than 25m in length. In the previous City Plan it was 2.5m while now the rear setback will be 3m to walls up to 4.5m high and 4.5m to walls over
4.5m.
Site Cover – The maximum site cover has increased for smaller lots under City Plan 2014. Where previously it was set at 50% for all lots, it has now changed to:
· 50% where it is 400sqm
· 60% where it is 3-400sqm
· 70% where it is 2-300sqm
· 80% where it is less than 200sqm
Building Height – The maximum building height of the roof ridge has increased from 8.5m to 9.5m. However, the side and rear walls remain the same at 7.5m high.
Built to Boundary Walls - There are now no ‘actual built to boundary walls’. You are now required to have a minimum 0.5m setback off the side boundary.
Side Setbacks – There has been a reduction in the required side setback from 1.5m to 1m for habitable spaces.
Rear Setback – There are no changes to lots with more than 25m in length (they remain to 6m). However
the setback has increased by 0.5m for lots with an average depth less than 25m in length. In the previous City Plan it was 2.5m while now the rear setback will be 3m to walls up to 4.5m high and 4.5m to walls over
4.5m.
Subdivision Summary
Low/ Low-Medium/ Character Density Residential:
· Standard Lot and DCP affected – no change.
· Rear Lot – no change.
· Small Lot – no change however the definition of a Small Lot has changed. The City Plan 2014 does not use width to define a Small Lot anymore. It uses site area. This means that a lot 449m2 and under is deemed a Small Lot regardless of its width. And a lot 450m2 and over is a standard lot.
New Zoning “Precincts” under City Plan 2014:
· Low Density Residential (where located within a Traditional Building Character Overlay – 300sqm if within 200m walking distance of a Centre Zone of more than 2000sqm in size).
· Low-Medium Density Residential (Precincts)
o Greater than 260sqm where in a 2 storey mix zone precinct or 2 or 3 storey mix zone precinct.
o Greater than 180sqm where in the “up to 3” storey zone precinct.
o Greater than 350sqm where a rear lot in the 2 storey mix zone, 2 or 3 storey mix zone or up to 3 storey zone precincts.
· Standard Lot and DCP affected – no change.
· Rear Lot – no change.
· Small Lot – no change however the definition of a Small Lot has changed. The City Plan 2014 does not use width to define a Small Lot anymore. It uses site area. This means that a lot 449m2 and under is deemed a Small Lot regardless of its width. And a lot 450m2 and over is a standard lot.
New Zoning “Precincts” under City Plan 2014:
· Low Density Residential (where located within a Traditional Building Character Overlay – 300sqm if within 200m walking distance of a Centre Zone of more than 2000sqm in size).
· Low-Medium Density Residential (Precincts)
o Greater than 260sqm where in a 2 storey mix zone precinct or 2 or 3 storey mix zone precinct.
o Greater than 180sqm where in the “up to 3” storey zone precinct.
o Greater than 350sqm where a rear lot in the 2 storey mix zone, 2 or 3 storey mix zone or up to 3 storey zone precincts.
Multiple Residential (Low-Medium Density Zone) Summary
Multi-Unit Dwellings (MUDs as they affectionately became known as) are now defined as Multiple Dwellings. Another important change is that Council has decided that if the property is zoned for Multiple Dwellings, then the application should be about assessing compliance and not whether townhouses/ units are suitable for the site. This means that (hopefully) there will be more certainty, reduced application costs and faster assessment times with Multiple Dwellings. In addition, the change removes third party appeal rights which were part of impact assessment applications.
Gross Floor Area – There is no maximum GFA under the City Plan 2014 however there is now a restriction to 45% site cover.
Height – 1m higher (previous was 8.5m) for normal developments and 2m higher (previous 9.5m) and 3 storeys if within 400m of railway/ bus way station (previous 200m).
Site Area – no change.
Frontage – Reduced by 2m from minimum 17m to 15m.
Front setback – A standard setback has been set at 4m to balconies and 6m to walls. Under the previous City Plan it was within 20% of adjoining buildings.
Side Setback - no major changes.
Built to Boundary – no change in heights and lengths from City Plan 2000 however it can now only be a non-habitable area.
Rear Setback – There has been a reduction on the rear setback to balconies to 4.5m.
Car Accommodation – The previous City Plan had 0.75 car parking required for units smaller than 75sqm or if they were 1 bedrooms. For anything other than that, there was a requirement of 1 car accommodation per unit. City Plan 2014 requires more car parking at:
· 1 space per 1 bedroom dwelling
· 1.25 spaces per 2 bedroom dwelling
· 1.3 spaces per 3 bedroom or more dwelling
Visitor Parking – Has been reduced from 0.25 per dwelling to 0.15 per dwelling.
Gross Floor Area – There is no maximum GFA under the City Plan 2014 however there is now a restriction to 45% site cover.
Height – 1m higher (previous was 8.5m) for normal developments and 2m higher (previous 9.5m) and 3 storeys if within 400m of railway/ bus way station (previous 200m).
Site Area – no change.
Frontage – Reduced by 2m from minimum 17m to 15m.
Front setback – A standard setback has been set at 4m to balconies and 6m to walls. Under the previous City Plan it was within 20% of adjoining buildings.
Side Setback - no major changes.
Built to Boundary – no change in heights and lengths from City Plan 2000 however it can now only be a non-habitable area.
Rear Setback – There has been a reduction on the rear setback to balconies to 4.5m.
Car Accommodation – The previous City Plan had 0.75 car parking required for units smaller than 75sqm or if they were 1 bedrooms. For anything other than that, there was a requirement of 1 car accommodation per unit. City Plan 2014 requires more car parking at:
· 1 space per 1 bedroom dwelling
· 1.25 spaces per 2 bedroom dwelling
· 1.3 spaces per 3 bedroom or more dwelling
Visitor Parking – Has been reduced from 0.25 per dwelling to 0.15 per dwelling.
Final Words
Brisbane City Plan 2014 is Council’s plan for the future development of Brisbane. At this stage we are unsure of the full impact of all the changes but we are looking forward to working under the new plan!
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