The Brisbane City Council has just dropped a major update to its planning rules, specifically targeting the Low-medium density residential (LMR) zone. Titled ‘More Homes, Sooner’, the review is a direct response to the city’s housing shortage, with a goal of bringing 210,800 new homes online by 2046. For those of us at Planning Insights, this is one of the more significant shifts in local policy we’ve seen in a while. It’s not just about adding more multiple types of dwellings; it’s about fundamentally changing how we approach development applications for townhouses, apartments, and small lots.
The core of this update introduces the concept of ‘Key Locations’. These are areas within a 400-metre walking distance of high-frequency public transport or major shopping centres. If you are looking at a site within this catchment, the development potential has likely just been bumped up. Council is now encouraging 4-storey multiple dwellings on lots over 800m² in these spots. Outside of these zones, the standard remains at 3 storeys, but it’s clear the city is looking to densify around its existing infrastructure.
One of the most practical changes for developers is the proposed overhaul of on-site car parking requirements. Council has acknowledged that car ownership is declining as public transport improves. In ‘Key Locations’, the parking rate for a 2-bedroom unit is proposed to drop from 2 spaces down to 1.2. For a 3-bedroom unit, it moves from 2 spaces to 1.6. Reducing these requirements is a huge win for project feasibility, as it can significantly lower the cost of basement excavations or allow for better ground-floor landscaping.
For those focused on subdivisions and small lot houses, there is a new pathway called a Development Footprint Plan (DFP). When you subdivide land into lots as small as 120m², you’ll be required to provide a DFP that details the building footprint, driveway width, and even where the bins go. The benefit here is that once the DFP is approved, a future house that complies with it won’t need a separate development application. It essentially front-loads the planning work to make the actual building process much faster.
Subtropical design remains a non-negotiable part of the Brisbane aesthetic. Even with increased density, Council is looking for natural ventilation, permeable driveway finishes, and ‘mid-building breaks’ to ensure new developments don’t just feel like concrete blocks. They want these new homes to be integrated into existing communities rather than standing out for the wrong reasons.
This review is currently out for consultation, with the window for feedback closing on Friday 20 March 2026. Whether you’re looking at an amalgamation of lots for apartments or a small-scale townhouse project, these changes will change how you calculate your yield and your build costs. It’s worth checking if your current or prospective sites now fall into that ‘Key Location’ category, as it could change your entire development strategy.
Disclaimer: This information is based on proposed planning changes and should be used for general informational purposes only. Planning rules are subject to change and official council confirmation.