Queenslander Renovations Brisbane

There's no single rule — it depends on your property and if it's located in Traditional Building Character Overlay. If you're planning to extend, raise and build under, and/or demolish part of a home built in 1946 or earlier (pre-1947), a development application will likely be required. We advise on the pathway during our initial consultation.

Yes. Common approaches include raising and building under to add modern living below, extending at the rear with contemporary open-plan spaces, or restoring the front while transforming the back. The key is thoughtful design that respects the original character while adding the modern living spaces your family needs.

The Traditional Building Character Overlay in Brisbane City Plan 2014 protects the streetscape of pre-1947 suburbs through two codes: the Traditional building character (design) overlay code (controlling height, setbacks, roof forms, materials and changes to the street-facing facade) and the Traditional building character (demolition) overlay code (controlling removal of original fabric). It generally protects the original form and front of the house while allowing sympathetic rear and under-house work. We design to these codes to keep your renovation on the smoothest approval pathway.

Plan costs vary based on the scope and complexity of your renovation. We provide a fixed fee proposal after our initial consultation so you know the design costs upfront before proceeding. Factors affecting cost include whether it is a raise and build under, an extension, full renovation and any site constraints.

Most traditional Queenslanders are suitable for raising. This popular renovation approach doubles your living space by creating new rooms underneath the existing home. We assess your home's suitability during our initial consultation, considering factors like structural condition, flood overlays, and council requirements.

Character overlays are concentrated in inner Brisbane suburbs including Paddington, Red Hill, New Farm, Hawthorne, Bulimba, Norman Park, Camp Hill, Coorparoo, and surrounding areas. However, overlay boundaries can vary street by street, so we always check your specific property's planning constraints.

This depends on project scope, size, and complexity. Every project is different and we encourage you to reach out for a consultation to determine how long your renovation may take, but as a general guide smaller renovations may take 3-6 months from concept to approval-ready plans, while complex character home renovations, particularly those requiring character overlay assessments, may take 6-12 months to allow for council lodgements and approvals.

A Development Approval (DA) is Council's planning approval. It looks at whether your proposal suits the site under City Plan, including character and other overlays. A Building Approval (BA) is issued by a building certifier and confirms the building work meets building codes. Many Queenslander renovations need a BA only, while others need both. Read our guide DA vs BA in Brisbane: What's the Difference? →

Yes. An extension doesn't need to copy the original home to sit comfortably with it. We work with the existing roof forms, proportions and materials so new work feels connected, then decide with you whether the addition should closely match the original or take a clearly contemporary approach. Where the Traditional Building Character overlay applies, work visible from the street usually needs a more sympathetic response, while rear additions often allow more freedom.

It depends on your block, budget and how you want to live. Raising and building under can add significant space without using backyard area, and can also help on flood-affected sites. A rear extension creates a stronger connection between living areas and the yard and can suit lower-set homes or sloping blocks. Many projects combine both. We compare the options early, considering site levels, structure, overlays and the approval pathway, so you can choose with confidence.

Internal walls can often be removed or altered, subject to structural advice. Verandahs and other street-facing features are treated differently. Within the Traditional Building Character overlay, enclosing or removing a front verandah generally needs planning approval and a design that respects the home's character. Rear verandahs and later additions usually have more flexibility. We confirm what applies to your home before the design is developed.

A Queenslander is a character home, often protected by planning controls and built with traditional timber construction on stumps. Renovating one means considering the home's era (pre-1911, pre-1947 or post-1947), the Traditional Building Character overlay, what can be removed or altered, and how new work ties into the original structure. A standard renovation usually has fewer character constraints, although overlays such as flood can still apply.

Not always. Many Queenslander renovations proceed with Building Approval alone. Where a Development Application is needed, for example for partial demolition or significant changes within the character overlay, we work closely with a town planner who prepares the planning report while we prepare the building design plans. We'll let you know early if your project is likely to need one.

Yes. At the start of every project we review your property's zoning, neighbourhood plan and overlays, and look at the home's era and original features to understand the likely approval pathway. This sets the design direction and helps you avoid investing in ideas that are unlikely to be supported. Where specialist input is needed, we can involve a town planner early.