Building a house on the Southern Moreton Bay Islands | Redland City Council
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Building a house on the 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.

Site evaluation and soil tests

There is no reticulated sewerage network on the SMBI and each house must have its own on-site wastewater treatment and disposal system. Site evaluation and soil permeability tests evaluate your property for an on-site wastewater treatment and disposal system.

Site evaluations determine site features that may affect the design and position of the disposal system. They are conducted by qualified plumbing professionals.

Soil tests determine the soil type and the ability for treated wastewater to be disposed of on-site. The site evaluation and soil tests are used to inform the size and capacity of the disposal system, which determines the number of bedrooms that can be accommodated in the house. Soil tests are conducted by a suitably qualified soil tester.

You can find a list of approved testers under Geotechnical Engineers and/or Consultants in the Yellow Pages or through an internet search.

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:

  • removal dwelling – 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 (Version 7) and Amenity and Aesthetics Guideline (Version 8)

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 Southern Moreton Bay Islands.

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 go to the Queensland Development Code webpage. 

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