What Brisbane landowners need to know before development

Not every block in South East Queensland is suitable for townhouses but those that are offer significant long term opportunity. Whether you are a homeowner exploring ways to unlock equity or a boutique developer looking to build homes that outperform the market understanding what is required before construction begins is essential.

At Iconic Homes and Construction we work with clients who want more than approved plans. They want a townhouse development that feels intentional performs in the market and delivers long term value. That outcome starts well before any build begins.

This article outlines what every landowner in Brisbane should know before moving forward with a townhouse project.

Step One Understand Your Zoning and Overlays

Every property in Brisbane is governed by the Brisbane City Plan 2014, which outlines what types of residential development are permitted on a site and under what conditions. This planning scheme determines whether townhouses are allowed, how many can be built, and what specific design or zoning rules apply.

If your property falls under another council, such as Redland City Council, Logan City Council, Ipswich City Council, City of Moreton Bay and the Gold Coast City Council, a different planning scheme will apply. While the principles are similar, each council has its own zoning codes, overlays, and assessment criteria, which can influence what’s possible on your block.

Common townhouse suitable zones include Low Medium Density Residential Medium Density Residential Urban Residential and Mixed Use.

Your site may also carry overlays. These may include flood risk bushfire risk character protection noise corridors and environmental constraints. Overlays influence the size number and style of dwellings allowed. Before you commit to design or spend on consultants confirm your zoning and overlay controls.

Step Two Determine the Level of Assessment

Your project will fall into one of three assessment categories under the Planning Act 2016. Accepted development is low risk and usually does not require formal approval. Code assessable development is assessed against council codes but does not require public notice. Impact assessable development involves larger or more complex builds and must undergo public notification.

Most townhouse projects are code assessable. However if your site is constrained or your design exceeds standard limits your project may require impact assessment. This is where a qualified town planner becomes critical.

Step Three Engage a Town Planner Early

A town planner helps you navigate zoning and overlays confirms your level of assessment and prepares your development application. They also coordinate consultants and act as your point of contact with the council. If required they manage referrals to state agencies and help reduce approval risk.

At Iconic Homes and Construction we work with highly experienced local planners but we believe the most successful projects begin with an informed landowner.
By the time you speak to a town house builder you should already understand your site’s constraints have a rough idea of build costs and be progressing toward finance pre approval.

We can connect you with a town planner building certifier and mortgage broker but the best outcomes come when you have already begun that groundwork.

Step Four Building Certification for Compliance and Occupancy

After your development application is approved you will need a private certifier to issue your building development approval. They ensure your final plans comply with the Building Code of Australia and the Queensland Development Code.

The certifier also carries out mandatory site inspections during construction and issues the final occupancy certificate once the project is complete.

While they do not manage your build their role is essential for legal compliance. Iconic Homes and Construction works with trusted certifiers and ensures all necessary documentation is coordinated and submitted on time.

Step Five Prepare Supporting Documentation and Reports

Your application will require detailed input from consultants including your building designer structural and civil engineers energy assessors surveyors and potentially specialists for acoustic bushfire or flood impacts. These reports provide the evidence needed to support your application and must be consistent with council expectations.

Our team can manage this process or work alongside your consultants to ensure your submission is complete and correctly sequenced.

Summary What You Need Before Building Townhouses

• Check your zoning and overlays
• Confirm your assessment level under the planning framework
• Engage a town planner to prepare your development application
• Start your finance conversations early
• Appoint a certifier to manage compliance
• Coordinate all supporting consultants and documentation
• Choose a builder who can manage the full process with quality and clarity

Why Choose Iconic Homes and Construction for Your Townhouse Project

At Iconic Homes and Construction, we don’t just build, we partner with you from concept to completion. Our team can connect you with experienced town planners, certifiers, and consultants we trust, helping you navigate each step with clarity and confidence.

We deliver townhouse projects that are well designed, precisely executed, and built to be held, not just sold.

Building Town Houses FAQs

What zoning do I need to build townhouses in Brisbane my local council

You will typically need Low Medium Density Residential or Medium Density Residential zoning though other zones may apply depending on your site and council overlays

Do I need both town planning approval and building certification

Yes town planning determines what you can build and building certification ensures it complies with construction codes you need both to legally build

How do I know if my development is code or impact assessable

Your town planner will assess your proposal against council codes and overlays to determine whether your project is code or impact assessable

Can Iconic Homes help manage the approval process

Yes we work with trusted planners certifiers and consultants and can manage the entire process from development application through to final occupancy

Do I need finance approval before approaching a builder

You should be progressing toward finance pre approval before requesting quotes or designs this ensures realistic planning and protects your timeline