RiskSMART eligible development types

The following low risk, code assessable development types are eligible for fast track assessment:

  • New Dwelling house or extension to existing Dwelling house
  • Reconfiguration of a lot (up to 5 lots)
  • Low impact industry, Medium impact industry and Warehouse (excluding General Industry C)
  • Centre activities in a centre zone (800 m2 or 10% of existing gross floor area (GFA), whichever is the greater)
  • Prescribed tidal works
  • Educational establishment (no increase to student capacity)
  • Any other low risk code assessable development application where technical matters have been managed via Council’s pre-lodgement services.

Not eligible for RiskSMART

The following development applications are not suitable for fast track assessment:

  • Impact assessable development applications
  • Result of show cause notice, compliance or enforcement action
  • Retrospective development application
  • Requires an Information request
  • Triggers referral to State Government Referral Agency under the Planning Regulation 2017 (unless early referral advice has been obtained) 
  • A development application under current appeal in the Planning and Environment Court
  • Trunk infrastructure or prejudices future road widening/upgrades anticipated by Council
  • Triggers against the Heritage overlay code, except where a Heritage Exemption Certificate has been issued
  • Change request applications in accordance with s81 and s82 of the Planning Act 2016 (except a Minor change where the original development application was decided by RiskSMART)
  • Commercial Character Buildings.

RiskSMART Suitability Enquiry

The RiskSMART suitability enquiry service facilitates a determination on the eligibility of a development application against the RiskSMART eligibility requirements.  Detailed plans and identified performance outcomes are required to be submitted and written advice on eligibility will be provided.

To request a RiskSMART suitability enquiry, complete the Development Services enquiry online form. Council will endeavour to contact customers within five working days of fee payment.

If the proposal requires assessment of a technical report, a separate request for Pre-assessment of technical reports will be required.

New Dwelling house or extension to an existing Dwelling house

Applications for a new Dwelling house or extension to an existing Dwelling house will be considered through RiskSMART if the following apply to the development:

Suitable subject to pre-assessment 

Applications may be considered through RiskSMART if any of the following apply to the development subject to pre-assessment via Council's pre-lodgement services: 

  • Triggers assessment against performance outcome of any Overlay code.
  • Extension to a Pre-1911 Dwelling house
  • State Planning Policy 2017 Bushfire prone area and State Koala habitat area
  • Where a technical report is required to demonstrate compliance against the relevant Overlay code.

Not suitable for RiskSMART

Applications will not be considered through RiskSMART if any of the following apply to the development: 

  • Triggers assessment against performance outcomes for PO2 (height) in the Dwelling house code
  • Triggers assessment against performance outcomes for PO3 (height) in the Dwelling house (small lot) code
  • Triggers assessment in performance outcomes for PO6 (Side setback for habitable space) against the Dwelling house (small lot) code
  • New Dwelling house in the High density residential zone or Tourist accommodation zone
  • Triggers assessment against the Water resource catchments overlay code
  • Full demolition of any pre-1946 Dwelling house where the site is located in the Traditional building character overlay, Pre-1911 overlay or Heritage overlay
  • Houses within the Pre-1911 overlay where including full demolition or partial demolition to the pre-1911 fabric.

Reconfiguration of a lot (up to 5 lots) 

Applications for Reconfiguration of a lot will be considered through RiskSMART if the following apply to the development: 

  • Reconfiguration of a lot (up to 5 lots) that comply with the acceptable outcomes of the Subdivision code (Must comply with Table 9.4.10.3B of the Subdivision code)
  • Volumetric subdivision of existing or approved buildings that complies with the acceptable outcomes of the Subdivision code
  • Rearranging the boundaries of a lot that complies with the acceptable outcomes of the Subdivision code
  • If in an area identified in a Neighbourhood plan, complies with the acceptable outcomes of the relevant Neighbourhood plan code
  • Complies with the acceptable outcomes of any Overlay code and/or any prescribed secondary code
  • Provides a lawful point of discharge for stormwater to kerb and channel or stormwater infrastructure, or adjoining downstream property owners have provided written consent to discharge stormwater through properties to kerb and channel or stormwater infrastructure
  • If located in an overland flow, creek/waterway or Brisbane river flood planning area, complies with the acceptable outcomes in the Flood overlay code. 

Suitable subject to pre-assessment 

Applications may be considered through RiskSMART if any of the following apply to the development subject to pre-assessment via Council’s pre-lodgement services: 

  • Triggers assessment against performance outcomes of any Overlay code and/or any prescribed secondary code
  • Filling and/or excavation over 1 metre in height
  • Proposed or future crossover conflict with utilities or any other streetscape improvements
  • Where a technical report is required to demonstrate compliance against the relevant Overlay code
  • Proposing access onto a Major road. 

Not suitable for RiskSMART 

Applications will not be considered through RiskSMART if any of the following apply to the development:

  • Triggers the provision of Trunk infrastructure or prejudices future road widening/upgrades anticipated by Council
  • Proposed lots do not comply with Table 9.4.10.3B of the Subdivision code.

Low impact industry, Medium impact industry and Warehouse (excluding General Industry C zone precinct) 

Applications for Low impact industry, Medium impact industry and/or Warehouse will be considered through RiskSMART if the following apply to the development:

  • Low impact industry and/or Warehouse located in a Low impact industry zone or Industry zone, General industry A zone precinct or the General industry B zone precinct and that complies with the acceptable outcomes of the Industry code
  • Medium impact industry A in the Low impact industry zone located more than 150 metres from a sensitive zone and that complies with the acceptable outcomes of the Industry code
  • Medium impact industry and/or Warehouse located in a General industry A zone precinct or General industry B zone precinct that complies with the acceptable outcomes of the Industry code
  • If in an area identified in a Neighbourhood plan, complies with the acceptable outcomes of the relevant  Neighbourhood plan code
  • Complies with the acceptable outcomes of any overlay code and/or any prescribed secondary code
  • If located in an overland flow, creek/waterway or Brisbane river flood planning area, complies with the acceptable outcomes in the  Flood overlay code
  • Complies with the Transport, access, parking and servicing planning scheme policy
  • Provides a lawful point of discharge for stormwater to kerb and channel or stormwater infrastructure, or adjoining downstream property owners have provided written consent to discharge stormwater through their properties to kerb and channel or stormwater infrastructure. 

Suitable subject to pre-assessment

Applications may be considered through RiskSMART if any of the following apply to the development subject to pre-assessment via Council’s pre-lodgement services: 

  • Development requiring a stormwater quality management plan (refer to Section B of the Stormwater code)
  • Triggers assessment against performance outcomes of any Overlay code and/or any prescribed secondary code
  • Filling and/or excavation over 2.5 metres in height in Industry zone and or retaining walls over 1 metre
  • Proposed or future crossover conflict with utilities or any other streetscape improvements
  • Where a technical report is required to demonstrate compliance against the relevant Overlay code.
  • Proposing access onto a Major road.

Not suitable for RiskSMART 

Applications will not be considered through RiskSMART if any of the following apply to the development: 

  • Development is for High impact industry, Extractive industry and/or Special industry
  • Application site shares a boundary with a site in the residential zones category
  • Involves Environmentally Relevant Activities (ERA) uses
  • Storing dangerous goods in quantities greater than Table 9.3.12.3.H in the Industry code
  • Triggers the provision of Trunk infrastructure.

Centre activities in a Centre zone (800 m2 or 10% of existing GFA, whichever is the greater) 

Applications for Centre activities will be considered through RiskSMART if the following apply to the development: 

Suitable subject to pre-assessment 

Applications may be considered through RiskSMART if any of the following apply to the development subject to pre-assessment via Council’s pre-lodgement services: 

  • Triggers assessment against performance outcomes of any Overlay code and/or any prescribed secondary code
  • Proposed or future crossover conflict with utilities or any other streetscape improvements.
  • Where a technical report is required to demonstrate compliance against the relevant Overlay code.

Not suitable for RiskSMART 

Applications will not be considered through RiskSMART if any of the following apply to the development: 

  • Triggers the provision of Trunk infrastructure.

Prescribed tidal works 

Applications for prescribed tidal work will be considered through RiskSMART if the following apply to the development:

  • Landing for individual use that complies with the acceptable outcomes of the Prescribed tidal work code
  • Complies with the Code acceptable outcomes for prescribed tidal work (Schedule 3, Coastal Protection and Management Regulation 2017)
  • Complies with the acceptable outcomes of any overlay code and/or any prescribed secondary code
  • Works above Highest Astronomical Tide (HAT) associated with the prescribed tidal work that comply with the acceptable outcomes of the Biodiversity areas overlay code and the Significant landscape tree overlay code
  • Prescribed tidal works on behalf of Brisbane City Council, State Government or a public utility (e.g. Energex, Urban Utilities) not involving transport of industry waste, fuels or gases
  • Registered Professional Engineer of Queensland (RPEQ) Certification of design has been provided against relevant Australian Standards, Schedule 3 - Coastal Protection and Management Regulation 2017 and is suitable for intended use.

Suitable subject to pre-assessment 

Applications may be considered under RiskSMART if any of the following apply to the development subject to pre-assessment: 

  • Triggers assessment against performance outcomes of any Overlay code and/or any prescribed secondary code
  • Where a technical report is required to demonstrate compliance against the relevant Overlay code.

Not suitable for RiskSMART

Applications may be considered through RiskSMART if any of the following apply to the development subject to pre-assessment via Council’s pre-lodgement services: 

  • Structures associated with Aquaculture and the Marine industry
  • Structures for the purposes of operating industrial uses (i.e. piping for the transportation of industrial waste, fuels or gases)
  • Marina
  • Helicopter landing pad.

Educational establishment (no increase to student capacity) 

Applications for an Educational establishment (school) in a Community facilities zone will be considered through RiskSMART if the following apply to the development:

Suitable subject to pre-assessment 

Applications may be considered through RiskSMART if any of the following apply to the development subject to pre-assessment via Council’s pre-lodgement services: 

  • Triggers assessment against performance outcomes of any Overlay code and/or any prescribed secondary code
  • Where a technical report is required to demonstrate compliance against the relevant Overlay code.

Not suitable for RiskSMART 

Applications will not be considered through RiskSMART if any of the following apply to the development: 

  • Increases the full-time equivalent student capacity of the Educational establishment
  • Results in any new or changed vehicular access points to the site
  • Triggers the provision of Trunk infrastructure.
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Brisbane City Council acknowledges this Country and its Traditional Custodians. We pay our respects to the Elders, those who have passed into the dreaming; those here today; those of tomorrow.