Building a house on Southern Moreton Bay Islands

When building a new house on the Southern Moreton Bay Islands (SMBI), you will need:

  • Building approval
  • A site evaluation
  • Soil permeability test
  • Plumbing approval.

In some circumstances, you may also require a concurrence agency referral for your building application or a planning approval.

The term "Southern Moreton Bay Islands" refers to the islands of Karragarra, Macleay, Perulpa, Lamb and Russell Islands.

To remove any doubt, the term does not include Coochiemudlo, Peel or North Stradbroke Islands.

Site & Soil Evaluation Report and Soil Tests

  • A Site & Soil Evaluation Report, consisting of a Soil Permeability (or percolation) test, evaluates your property for a wastewater treatment system.
  • There is no Council reticulated wastewater infrastructure on the SMBI and each property must have its own effluent treatment and disposal system.
  • The Site & Soil Evaluation Report determines site features that may affect the design and position of the disposal system and is carried out by qualified wastewater design professionals.
  • Soil tests and soil permeability tests determine the soil category and water absorption characteristics of the soil. These tests are carried out by a suitably qualified soil tester.
  • The Site and Soil Evaluation Report will utilise the Soil Permeability report and the proposed number of bedrooms (or rooms that can be used as bedrooms), to determine the best location, disposal techniques and required size of the disposal area. Depending on the size and other characteristics of the site, this may limit the footprint size of the disposal area and may also limit the number bedrooms.
  • Soil testers can be found under Geotechnical Engineers and/or consultants by searching on the internet.
  • Wastewater designers need to be registered with Council prior to submitting a wastewater design. You can contact Council’s Customer Service Team and have a copy of Councils Wastewater Designer Register sent to you.

Building and plumbing approvals

All new houses on the SMBI require building and plumbing approval.

Building approval can be obtained from a private building certifier, while plumbing approval can only be obtained from Council.

Concurrence Agency Referral

Amenity and aesthetics

In some instances, you may also require an amenity and aesthetics referral approval. This approval is required if your proposed works include:

  • dwelling removal – single class 1a building that has been removed from another site/property, transported and reconstructed onto a property on the SMBI
  • dwelling house less than 60m2 – single-detached class 1a buildings with less than 60m2 floor area (excluding garage/carport and verandas).

Performance criteria is to be addressed by applicants as part of an application that is referred to Council (as a concurrence agency) under Schedule 9, Division 2 of the Planning Regulation 2017 (as amended) for amenity and aesthetic assessment.

This is to ensure that the removal dwelling or house on the property is positioned in the correct position and the design and exterior of a removal building and dwelling both respect and enhance the surrounding area, amenity, and character of the neighbourhood.

Note: The amenity and aesthetics referral is not required if planning approval is required. If a planning approval is required for your proposal, the amenity and aesthetics matters will be included within the planning assessment process.

Performance criteria relating to Amenity and Aesthetics

As per the Amenity and Aesthetics Policy(PDF, 329KB) and Amenity and Aesthetics Guideline(PDF, 118KB)

Item 2 – Removal Buildings and Dwellings

Outcome

To ensure the siting and design of a removal building and dwelling, respect and enhance the built form, amenity and character of the neighbourhood with regard to scale, siting and external design.

Specific outcomes Probable solutions
The design, siting and materials of the removal building or dwelling is in keeping with the amenity of the surrounding neighbourhood and the overall outcomes of the zone code as contained in City Plan. P1. The external wall cladding material is free of any visible or performance related defects
P2. External walls are finished to provide a surface that is free of flaking paint, stains or rust.
P3. Roof cladding material is free of any visual or performance related defects including rust, flaking paint or broken tiles.
P4. Where providing for an elevated entry, the dwelling house incorporates external stairs, landing and balustrades.
P5. Windows and external window fittings are not cracked and/or broken and of good condition.
Note: The overall outcomes, specific outcomes and probable solutions in the applicable Zone and Dwelling House Code may provide additional assessment criteria that will assist in establishing and addressing the character and amenity of the neighbourhood.
Item 3 – Dwelling Houses < 60m² on SMBI

Outcome

To ensure that design of dwelling houses with a gross floor area of 60m2 or less respect and enhances the built form, amenity and character of the SMBI.

Specific outcomes Probable solutions
Development incorporates architectural styles and elements that respect and enhance the character and amenity of the local neighbourhood. Dwelling houses with gross floor area of 60m2 or less contribute to an attractive streetscape and built form through the inclusion of the following features:
  1. The provision of roof eaves a minimum of 450mm wide;
  2. Incorporating a roof pitch with a minimum angle of five degrees;
  3. The use of verandahs or decks;
  4. The front door of the dwelling addresses the street; and
  5. Screening of any understory of the dwelling through either:
    1. Semi-transparent battening; or
    2. Landscaping and vegetation screening.
Note: The overall outcomes, specific outcomes and probable solutions in the applicable Zone and Dwelling House Codes will assist in establishing and addressing the character and amenity of the neighbourhood.

Design and siting

In some instances, you may require a design and siting referral approval. For more information, please visit Queensland Development Code.

Planning approval

Planning approval assesses the impact of the proposed house on surrounding areas and impacts from natural hazards such as floods and storm tides. To determine whether you need planning approval to build on your land, find out what zoning and overlays affect your property. You can find out the zoning and overlays that apply to your property with:

More information

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