Demolition Approval in Brisbane

Building approval from a private certifier

In Queensland, demolition is classed as building work. That means a building approval — often called a demolition approval or demolition permit — is normally needed from a private building certifier before work starts. The certifier checks that the demolition can proceed safely and in line with the Building Act and related rules, and will often set conditions around site safety, services and asbestos.

The Traditional building character overlay

Brisbane City Plan 2014 includes a Traditional building character overlay covering large parts of the inner and middle-ring suburbs. Within the overlay, demolishing a house built in 1946 or earlier generally needs development approval from Brisbane City Council, not just a building approval. Council assesses whether the house contributes to the character of the street and the wider area.

Houses built after 1946 in the overlay can generally be demolished without that council approval, but you may need evidence of the construction date. Council can help confirm the date where it is unclear, and historical aerial photography is commonly used to check it.

If council refuses demolition of a character house, the options can include renovating, raising and building in underneath, or extending at the rear within the overlay's rules.

The old "demolition control precinct"

You may still hear older Brisbane houses described as being in a "demolition control precinct". That term comes from earlier Brisbane planning schemes, which used demolition control precincts to protect pre-1947 housing. Under City Plan 2014, the equivalent protection sits in the Traditional building character overlay. The boundaries aren't identical, so check the current mapping rather than relying on an old description.

Heritage-listed places

Some properties are on the Queensland Heritage Register or are local heritage places in the City Plan's heritage overlay. Demolishing a heritage place is far more restricted and generally needs development approval, which may not be granted. City Plan 2014 also protects some houses built before 1911. If your property has any heritage listing, get planning advice before you budget for demolition.

Other overlays worth checking

• Flood overlays, which affect the new home's floor levels more than the demolition itself
• Biodiversity and waterway corridor overlays, which may protect vegetation on the block
• The commercial character building overlay, for older shopfronts
• Protected vegetation under council's local laws

How to check your property

Brisbane City Council's City Plan online mapping lets you search an address and see which overlays apply. Your private certifier, a town planner or council's development enquiries team can then confirm what approvals are needed. For properties outside Brisbane — in Logan, Moreton Bay or the Redlands — that council's planning scheme applies instead, though the building approval requirement is the same.

Licensing and timing

Check that any demolition contractor you engage holds the correct Queensland Building and Construction Commission licence class for the work involved. A straightforward building approval for demolition can be quick once the paperwork is in order. Council development approval for a character or heritage property is a much longer process and needs to be built into any knockdown rebuild timeline.