Apartment Development in Queensland: Planning, Approvals and Site Feasibility

Apartment development can unlock significantly greater residential yield from appropriately located land, but it also introduces a more complex set of planning, design and infrastructure considerations.

Whether you are considering a small walk-up apartment project or a multi-storey residential building, understanding the site’s planning framework before committing to a design is critical.

Height is important — but it is only one piece of the puzzle.

What is an apartment development in planning terms?

An apartment building containing three or more dwellings will commonly be classified as a Multiple dwelling for Queensland planning purposes.

The distinguishing feature of apartments compared with most townhouse development is generally their vertical arrangement.

Rather than dwellings being positioned predominantly beside one another, apartments are typically stacked across multiple storeys.

This can allow considerably greater density but can also introduce additional planning considerations relating to:

• building height;
• building bulk;
• setbacks;
• building separation;
• privacy;
• communal open space;
• balconies;
• parking;
• waste management;
• servicing; and
• impacts on surrounding properties.

Do apartments need a development approval?

Apartment developments will commonly require town planning approval.

The relevant Council planning scheme determines the category of assessment and assessment benchmarks applying to the development.

This can depend on the property’s:

• zoning;
• precinct;
• neighbourhood or local plan;
• nominated building height;
• overlays; and
• relationship with surrounding development.

The assessment requirements for a four-storey apartment building in a medium-density residential area may therefore be very different to those applying to a twelve-storey building in a centre.

Is my site suitable for apartments?

Apartment feasibility should begin with more than simply checking the maximum building height shown on a planning map.

Several matters need to work together.

Zone and intended density

The planning scheme needs to contemplate the proposed intensity of residential development.

Apartment development is generally concentrated within areas intended to accommodate greater density, particularly around centres, employment areas, services and public transport.

Building height

Permitted or anticipated building height is clearly important, but a nominated height limit does not automatically mean the entire site can be developed to that height.

Setbacks, building separation, site cover and design provisions can significantly influence the actual building envelope.

Site dimensions

Apartment sites generally benefit from sufficient width and depth to efficiently accommodate:

• the building footprint;
• circulation;
• parking;
• landscaping;
• deep planting;
• communal space;
• services; and
• vehicle access.

An awkwardly shaped site can considerably reduce efficiency.

Surrounding development

Interfaces can become particularly important where apartment development adjoins lower-density residential areas.

The design may need to incorporate increased setbacks, landscaping, screening or changes in building form to manage these transitions.

How many apartments can I develop?

As with townhouse projects, the answer cannot generally be determined from density provisions alone.

The achievable apartment yield can be influenced by:

• building height;
• floorplate efficiency;
• site cover;
• setbacks;
• building separation;
• apartment mix;
• private open space;
• communal open space;
• car parking;
• circulation;
• waste facilities;
• servicing;
• landscaping;
• infrastructure; and
• site constraints.

There is also an important commercial distinction between maximum planning yield and optimal development yield.

Trying to fit the greatest possible number of dwellings onto a site does not necessarily produce the best planning or development outcome.

A slightly lower yield may result in more efficient floorplates, better apartments, an easier approval pathway or a more commercially attractive product.

Height and building form

Maximum building height is one of the first controls most developers investigate.

However, Council assessment will generally consider the overall built form rather than height in isolation.

This can include matters such as:

• podium design;
• tower setbacks;
• building width;
• street presentation;
• articulation;
• balconies;
• rooftop structures;
• building separation;
• transitions to adjoining development; and
• landscaping.

Particularly on larger projects, the way the building addresses the street and surrounding public realm may become a significant part of the planning assessment.

Private and communal open space

Apartments will generally need access to appropriate private and communal recreation areas.

Private open space is commonly provided through balconies or terraces associated with individual apartments.

Communal open space can include:

• rooftop recreation areas;
• pools;
• landscaped terraces;
• gardens;
• barbecue areas;
• gyms;
• resident lounges; and
• other shared facilities.

The relevant planning scheme may prescribe minimum areas, dimensions or design outcomes for these spaces.

Car parking

Apartment parking requirements can materially affect project feasibility.

Parking may be accommodated:

• at ground level;
• within undercroft areas;
• in basements; or
• within multi-level parking structures.

Each solution has different implications for cost, design and planning.

Basement parking can improve the appearance and usability of the ground plane but may considerably increase construction costs, particularly where groundwater, flooding or difficult geotechnical conditions exist.

The development may also need to provide visitor parking, accessible parking, bicycle facilities and service vehicle access.

Waste collection

Waste is one of those issues that can look minor on an architectural concept but become a major planning and operational consideration.

Apartment projects may require:

• dedicated waste rooms;
• bin storage;
• waste chutes;
• collection areas;
• sufficient clearance for collection vehicles;
• vehicle manoeuvring; and
• separation between waste operations and residential areas.

The waste strategy should ideally be resolved during early design rather than treated as an afterthought.

Flooding and basement design

Flooding can become particularly important for apartment developments because basement car parks, lifts, electrical infrastructure and building entries can be vulnerable.

A site affected by flooding or overland flow is not necessarily incapable of supporting apartment development, but the constraints should be understood early.

Design responses can affect:

• basement entrances;
• minimum floor levels;
• evacuation;
• building services;
• driveway grades; and
• stormwater management.

Depending on the circumstances, specialist engineering input may be required.

Infrastructure and servicing

Larger apartment developments can create significant additional demand on existing infrastructure.

Early investigations may therefore need to consider:

• water supply;
• sewer capacity;
• stormwater;
• electricity;
• telecommunications;
• road infrastructure; and
• infrastructure charges.

For larger projects, infrastructure upgrades may have a considerable influence on the development feasibility.

What consultants are involved in an apartment DA?

Apartment developments are typically multidisciplinary projects.

Depending on scale and site constraints, the project team may include:

• town planner;
• architect;
• surveyor;
• civil engineer;
• traffic engineer;
• landscape architect;
• hydraulic engineer;
• electrical engineer;
• acoustic consultant;
• ecologist;
• geotechnical engineer;
• waste consultant;
• wind consultant; and
• other specialist disciplines.

One of the town planner’s roles is to help identify the planning issues early and coordinate the information needed to support the development application.

Undertake due diligence before buying an apartment site

Apartment sites can involve substantial acquisition, design and consultant costs.

That makes proper planning due diligence particularly important.

Before purchasing or progressing a site, we generally recommend understanding:

• whether apartment development is supported;
• anticipated height;
• density provisions;
• development setbacks;
• overlays and constraints;
• likely access arrangements;
• infrastructure issues;
• surrounding land-use interfaces; and
• the likely development application pathway.

From there, an architect can begin testing how the planning controls translate into an efficient development outcome.

Planning an apartment development?

Steffan Harries has experience assisting with Multiple dwelling and apartment developments throughout Brisbane and South East Queensland, including multi-storey residential projects.

Our team can assist with site feasibility, development applications and coordination with the broader consultant team.

If you are looking at purchasing an apartment site or already have a concept in mind, early planning advice can help identify opportunities and issues before substantial money is committed to the project.

For a broader overview, read our guide to Multiple Dwelling Development in Queensland.

Considering a lower-rise project? Read our Townhouse Development Planning Guide.