Planning zones which apply in Brisbane can be found through the interactive mapping tool for City Plan, found here: https://cityplan.brisbane.qld.gov.au/eplan/ – just type in your address, and zoom out so you can see the area around. On the right hand side, under Map Tools, click on City Plan Zone. Further down in the list of Map Tools you can see the Overlay Codes which may also apply.
A map similar to the image above should appear. Around Wilston, there are several key zones which have varying levels of protection. In this post we will outline what they are, and what they mean for you. These zones and codes form part of City Plan 2014, which is a local planning scheme under the Planning Act. If a proposal is contrary to the requirements set out, impact assessment will be required.
Low & Medium Density Residential
There are low and medium density residential zones throughout Wilston, and they are common throughout the city. The low density zone typically accommodates 1 or 2 storey dwellings and home-based businesses. The low-medium density zone allows multiple dwellings up to 3 storeys, and is typically closer to public transport hubs. It is still required to be sensitive to local characteristics. The key area for medium density residential zones in Wilston is directly north from the Wilston Train Station and up to and around the Wilston Village precinct on Kedron-Brook Road.
Sport and Recreation Zone
Wilston is fortunate to have ample green space in the form of the sport and recreation zone on the southern part of the suburb against Enoggera Creek. The purpose of the Sport and Recreation Zone is to provide a variety of cultural, educational, recreation and sporting uses and activities. They may require built infrastructure, including clubhouses, gymnasiums, swimming pools or tennis courts. Under Brisbane’s strategic framework, it is not just community uses which are relevant. Development in this zone is required to also protect, and enhance spaces for the informal recreation needs of workers, visitors and residents.
Changes made in these areas must minimise any adverse impact on adjacent areas. They should also be designed to incorporate sustainable practices, including climate responsiveness and water conservation. High-patronage activities are to supported by transport infrastructure to promote safe and efficient public transport use, walking and cycling.
Character Residential Zone
The purpose of the character residential zone is to ensure the character of a residential area is protected or enhanced. This zone also allows community uses and small scale services. In this area, houses are generally pre-1946 and any future development should incorporate any pre-1946 dwelling on the site. Dual occupancy and multiple dwellings are not supported, as the goal is to protect a low density and an intact suburban identity. This area is dominated by Queenslanders with a tin roof and timber construction.
Non-residential uses should have less than 250m2 of floor area and service local resident’s day-to-day needs. Residential building is to be of a height, bulk, scale and form, materials and detailing which is compatible with the traditional building character of the area.
Importantly, it should be noted that the minimum lot size for this zone is 450m2. This is to accommodate traditional block patterns that allow for large backyards and trees. This compares to the regular low density residential zone where the minimum lot size is 400m2. There is a common misconception that blocks over 800m2 have the potential to be split in two. In the Character Residential Zone, only those blocks over 900m2 have that potential, and even then the Traditional Character Overlay Code should be carefully considered.
Traditional Character Overlay Code
While not a zone in itself, many areas of Wilston are within the Traditional Building Character (Demolition) Overlay Code and the Traditional Building Character (Design) Overlay Code. This area includes large parts of the zones mentioned above, with only small areas excluded around Wilston village and pockets elsewhere.
The demolition code seeks to protect against the loss of significant dwellings:
- The code protects a residential building or a part of a building constructed in 1946 or earlier where it forms a part of a character streetscape nearby
- Renovations to a pre-1946 house must ensure that the building does not lose integral components such as feature roof forms and side verandahs
- Extra protections apply to a house constructed prior to 1911 by limiting demolition or removal
- Pre-1911 houses are to maintain features including roof shape, pitch and verandahs
- Only structurally unsound buildings can be removed if pre-1911, and is only permissable if a registered engineer confirms the building cannot be made structurally sound
Similarly, the design code imposes important restrictions on the design of renovations and new builds in the area. Key requirements are:
- In the medium residential zone, a pre-1946 dwelling on the site should be maintained at the front of the block
- Setbacks must be within 20% of pre-1946 dwellings in the area
- A garage cannot dominate the front of a dwelling (though open carports are easier to get approved)
- Traditional materials and roofing must be used in character with the surrounding area
- Roof lines are to include pyramids, gables and hips similar to other pre-1946 houses
- Building height and roof lines maintain the traditional stepping along a sloping street
- Extensions are behind the existing dwelling and are generally smaller in scale
Overall, it is the Traditional Building Character overlay which primarily protects the character of Wilston.