Raising Character Houses: A Town Planner’s Guide

 Written & Contributed by Alex Steffan of Steffan Harries Town Planning

Raising character houses in Brisbane is a popular way to increase living space while preserving the architectural charm that defines our city's heritage.

However, undertaking such projects requires a detailed understanding of Brisbane City Plan 2014 provisions, particularly if your property is within the Traditional Building Character (TBC) Overlay or Pre-1911 Building Overlay. In collaboration with QDH, Steffan Harries is happy to provide this guide that outlines key town planning considerations to ensure a smooth approval process and compliance with regulations.
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When is Town Planning Approval Required?
Before initiating work on a character house, it’s essential to determine if town planning approval is necessary. Key triggers for approval include:
1.       Demolition Work:

• Any component of a house constructed pre-1947 located forward of the highest and rearmost part of the roof requires Code Assessable Approval;
• Demolition of any pre-1911 building components, or pre-1947 components on corner lots, is assessable unless it qualifies as ‘Prescribed Accepted Demolition Work.’

2.       Building Work:

• Renovations or new builds within the TBC/Pre-1911 Overlay require assessment unless classified as “Prescribed Accepted Development.”

• Review City Plan 2014: Table 5.3.4.1 for a comprehensive list of Prescribed Accepted Development to confirm if your project falls under assessable development.

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Raising a Character House: What’s Permitted?
Raising a character house is a common renovation practice that allows homeowners to optimise their living space. Town planning approval is typically not required if:

1. The house does not exceed 9.5m in height after raising (with exceptions for properties in the Sherwood-Graceville Neighbourhood Plan Area).
2. Demolition work beneath the house is limited to components required for raising or repositioning.
3. The house remains oriented towards its primary street frontage. Rotating the house towards a secondary street triggers assessable development.

Preserving Character Features
When working with character houses, it’s crucial to preserve their defining elements. Key considerations include:

• Original components: Features constructed pre-1947 forward of the highest and rearmost ridge of the roof are protected (or the ALL pre-1947 material for a corner lot). Removing these features, even if damaged, may require council approval unless it aligns with ‘like-for-like’ replacement due to accidental damage.
• Post-1946 additions: These can most likely be removed without approval, provided they do not impact pre-1947 features.

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Extensions and Renovations
While many renovations to pre-1947 dwellings within a Character overlay (e.g. The Traditional Building Character overlay) will require town planning approval. That noted, the following are typically exempt from assessment:

• Rear extensions (if preceded by lawful demolition)
• Decks, verandahs, and shade structures added to the rear of the property.
• Internal renovations, including bathrooms, kitchens, or staircases.

Enclosing the area beneath a raised house is also permissible, provided the enclosed space aligns with the building core and does not extend beyond verandahs or sunrooms.

Green = no approval needed, Red = approval required

Image depicting works that can occur without any town planning permit (assuming the house is not pre-1911 and not on a corner).

Setbacks and Compliance
When raising or repositioning a house, compliance with setback requirements is vital:

• Side and rear setbacks: Must adhere to the Dwelling House (Small Lot) Code.
• Front setbacks: Must align with the Traditional Building Character Overlay Code.
• Where not on a small lot, you may be required to comply with the Queensland Development Code requirements.

Any deviations can trigger assessable development and delay project timelines.
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Conclusion
Navigating Brisbane’s town planning requirements for character houses can be complex. Working with a building designer who has experience with pre-war houses in Brisbane is integral to streamline your town planning approval or potentially even avoid one completely! Engaging a qualified town planner early on will also ensure that your project complies with regulations, avoids unnecessary delays, and preserves the unique charm of these historic properties.

At Steffan Harries, we have lodged over 4500 development applications in Queensland with a vast majority of those involving pre-war houses in Brisbane and one our team would be more than happy to assist in your character house renovation.
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Alex Steffan
Director and Principal Town Planner
https://steffanharries.au/.
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