In this blog/video, we discuss how 600+ people are moving to Brisbane every week, and the Council is overhauling height limits, zoning, and development rules.
We explain how Indooroopilly and Carindale are first in line for these new relaxed laws to promote "vertical living", as well as the pro's and con's to this approach.
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Hi everybody - George Sourris, Empire Legal.
Today's topic: 600 new residents a week - why Brisbane must think vertical now!
600 new residents a week! Brisbane developers need to start thinking vertically. Brisbane is at a turning point, with over 600 people relocating to the city each week, the demand for homes is surging, and sprawl is no longer seen as a sustainable option. The city council is now pushing hard for more density, more homes near shops, transport services, and that means building up in many suburbs, not outward.
What's being changed or proposed?
A number of recent policy shifts are reshaping the rules for height, land size, and density. For example, Brisbane City Council is planning to increase the building height limits around Indooroopilly and Carindale shopping centres, to help accommodate housing demand and reduce urban sprawl.
Current height allowances stand at about 20 stories near Indooroopilly and about 10 stories near Carindale. These will be raised under a review of the Brisbane City Plan of 2014. In Nundah, the 12 story cap is expected to remain, but mixed use residential requirements and other rules will be assessed for possible changes.
The city has also launched a review of the Low to Medium density Residential (LMR) zones, which currently cover about 14% of the city's area. The review will look at building heights, minimum lot sizes, car parking requirements, and where modest increases in density might be allowed, particularly close to public transport services and other infrastructure. Under the Housing Supply Action Plan, infrastructure changes are being eased in areas already designated for higher density or mixed use development. The intention is to reduce the cost burden for developers, so that new homes can be delivered more quickly in well serviced areas. These changes reflect a broader strategy shift. Brisbane wants to grow up, not out.
Community consultation is expected from mid 2026. That's less than a year away from now.
From a legal and risk perspective, these shifts bring both opportunity and complexity. Here are some of the main issues that developers, agents and legal advisors need to address.
Zoning, height and permitted uses.
The first challenge is understanding exactly what the current zoning allows and what is proposed.
Many sites are in zones with tight height caps, lot size minimums, and overlays that limit development. Proposals to relax height or lot size may require rezoning or variation applications, which can be contested or delayed. Legal work early on interpreting the current city plan and overlay provisions and proposed amendments is essential.
Infrastructure and contributions.
With more units comes increased demand for infrastructure, so - transport, roads, utilities, public amenities. Even where height limits are increased, a developer may be required to contribute to infrastructure upgrades or offset capacity shortfalls.
Under some new rules, eg, under the Housing Supply Action Plan, infrastructure charges are being reduced in certain areas, but this often comes with conditions. Understanding which areas are eligible to reduce charges and what obligations still remain, can materially affect project viability. Think West Village, in West End. The site had to accommodate parkland - there's restaurants, cafes, et cetera, not just crammed in with as many units as possible.
Design, amenity and neighborhood character.
Height is one thing, amenity is another. Taller buildings near suburbs, bring concerns. Privacy, overshadowing traffic, views, noise, general amenity. Even where high density is permitted, designs will typically need to respond to these concerns.
Overlays, heritage, character environment may impose additional requirements. Overlooking design and amenity early often leads to costly redesigns or objections in the approval process.
Public consultation and community pushback.
As we've seen in recent reporting, there is some resistance from communities where height limits increase or density changes are proposed.
NIMBY - Not In My BackYard.
In many precincts, people are worried about a loss of character, traffic, parking issues or overshadowing. The council generally must follow statutory consultation requirements, but good practice demands engaging with neighbors, stakeholders, and community groups early. If consultation is handled poorly, the risk of legal challenges, judicial review, for example, delays or bad PR are likely.
Transition and uncertainty with policy changes.
This is one of the trickiest areas. Many of these reforms are proposed in review or in draft form. This creates uncertainty. Developers need to consider whether to lodge under current rules or wait for changes, what grandfathering or transitional arrangements may apply, and whether approvals might be caught by new rules.
Timing can be a major strategic decision. Getting it wrong can be very costly.
What stakeholders are saying.
Lord Mayor Adrian Schrinner has repeatedly emphasised the need to respond to population growth without sacrificing livability. As reported: " we want people to keep coming here, but there's no point if it's not affordable".
Talking about the LMR zoning review, Schrinner has described it as delivering more homes sooner, and where they're needed the most; particularly in suburbs close to transport, jobs and services.
At the time of writing this blog, September 2025, there is a poll on a Courier Mail article outlining a lot of stats for today's blog topic. In particular, it asks: do you support the height limit changes for Indooroopilly and Carindale shopping centers? 70% of the voters say yes, out of a pool of 1300 responders. So, the people want it.
Brisbane's move towards high density vertical neighborhood is more than urban planning, it's reshaping the legal landscape for development. For developers, real estate professionals, legal advisors, the shift in zoning, height limits, densities, and infrastructure responsibilities offer opportunity, but also risk. If you act early, understand the changing rules, design well, engage residents and plan finance and approvals carefully, the rewards could be considerable. If not, delays, cost, overruns and refused applications are real risks. Lots of red tape to work through.
Wrapping up...
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Ladies and gentlemen, please keep in mind that all advice is general in nature and does not constitute legal advice. This is authorised by George Sourris, Empire Legal, Brisbane, Queensland, Australia.
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