Designing your own home is one of the most exciting projects you can take on—but it’s also one of the most regulated. In Brisbane, there’s a lot to consider before you even put pen to paper: overlays, setbacks, lot size, zoning, heritage, bushfire risk... the list goes on.
It might sound a bit overwhelming at first. But here’s the thing: once you understand how the Brisbane City Council thinks about development, you can design with confidence—and create a home that works both for you and the site it sits on.
What I learned working inside council
Early in my career as a young architect, I worked within the architecture team at Brisbane City Council. That experience was formative. It gave me a deep understanding of how planning assessments are made—not just what the rules are, but why they exist.
I saw firsthand how different departments interact, what triggers concern, and how well-prepared applications move more smoothly through the system. That behind-the-scenes perspective continues to shape how I approach residential design today—especially when helping clients navigate council approvals.
Every site has its own rules
Brisbane’s planning scheme isn’t one-size-fits-all. What applies on one street might not apply two blocks over. That’s because each site has a combination of zoning, neighbourhood plan overlays, and specific lot constraints.
Some of the common factors that affect what you can build include:
Zoning (e.g. Low Density Residential vs. Character Residential)
Overlays like flood risk, character housing, biodiversity or landslide hazard
Lot size and shape (narrow, small or irregular blocks often need special consideration)
Setbacks and site cover limits
Demolition control or heritage restrictions on older properties
Before designing anything, it’s essential to pull the property report and fully understand what applies to your site. This helps avoid wasted time and redesigns later.
Planning approvals vs. building approvals
This is where things often get confusing.
A planning approval (known as a development application, or DA) is about land use and whether your proposal complies with the planning scheme.
A building approval is about construction standards and the technical integrity of the structure.
Not every home needs a full development application. In fact, if your design is code assessable and complies with all relevant codes, you can often go straight to a private certifier for building approval.
But if your design doesn’t quite meet all the codes—say, you’re building higher than the height limit or encroaching into a setback—you may need a performance-based solution or even a code or impact assessable DA.
That’s where experience really matters.
The value of a good town planner
If your project needs development approval—or even if you're unsure—a great town planner can make all the difference. We always recommend working with someone who is knowledgeable, experienced and honest with you about what’s realistically achievable.
You want someone who won’t just say yes to everything, but who’ll give you straight advice—especially if something is likely to hit a roadblock at Council.
One of our trusted partners in this space is Murray Bell Planning Co. We’ve worked with Murray and his team on a range of projects and value their thoughtful, solutions-focused approach. They’re the kind of people who know the scheme inside out, but more importantly, know how to navigate it in a way that sets your project up for success.
Common triggers for extra scrutiny
Some design choices are more likely to trigger delays or requests for more information. In Brisbane, here are a few areas where Council tends to be cautious:
Building too close to boundaries, especially if it affects neighbours' access to light or privacy
Exceeding height limits in a way that impacts streetscape
Demolition of pre-1946 homes in character zones
Poor response to flood, fire or overland flow risks
Lack of off-street parking on small lots
It doesn’t mean you can’t do something unique or ambitious. It just means you need a solid rationale—and a design that shows awareness of the broader context.
Character homes: balance and sensitivity
If you’re renovating or extending a home in one of Brisbane’s character residential zones, design sensitivity is key. Council will be looking to see that your proposal:
Maintains the traditional street character
Uses sympathetic materials and roof forms
Doesn’t dominate or overshadow original sections of the house
This doesn’t mean you have to design something old-fashioned. Contemporary additions can work beautifully alongside character homes, but they need to be done thoughtfully.
Working with—not against—the system
I know council regulations can feel like a roadblock. But from experience, the best results come from seeing them as a design brief, not a barrier.
The planning scheme is designed to protect Brisbane’s unique urban fabric, manage density, and reduce environmental impact. If you understand its intent—and design in response to it—you’re more likely to get approvals quickly and avoid expensive revisions later on.
Final thoughts
Council regulations aren’t something to fear. With the right preparation, you can design a home that feels like yours while ticking all the right boxes.
Whether you’re building from scratch or renovating a post-war Queenslander, my advice is simple:
Start with a clear understanding of your site, know what matters to council, and work with people who’ve walked both sides of the approval process.
If you’re not sure what applies to your block, or you’re stuck mid-design, I’m always happy to chat through what I’ve learned over the years and help you get clarity before you commit.