Increased Residential Density for Brisbane City

You might have heard about Brisbane City Council’s “More Homes Sooner” initiative. This initiative aims to unlock up to 6000 more new homes in Low-Medium Density (LMR) Zone by 2032. In parallel, BCC is also reviewing and updating multiple precinct plans to accommodate rapid population growth, focusing on increasing housing diversity, boosting suburban renewal. Done well, both theses approach will allow more people to live close to where they work, shop and spend time, enabling the city to grow up and in, rather than out and away.

LMR Zoning Changes

Importantly, these proposals do not expand the footprint of the LMR zone itself. Instead, they focus on how housing can be delivered within land already identified for low to medium density development. Public consultation on the reforms is currently underway, with Council indicating an anticipated adoption timeframe of mid to late 2026 following the review and State government approval processes.

The key aspects of the proposed LMR zoning changes are:

Targeted Areas: The review focuses on LMR zones, covering 14% of residential areas, particularly in middle-ring suburbs with existing infrastructure.
Height and Density: Proposed increases to building heights from 2 to 3 storeys, with potential for 4 storeys near high-frequency transport and shops.
Reduced Lot Sizes: Minimum lot sizes may decrease to facilitate smaller townhouse and unit developments.
Parking Changes: Reduced parking requirements to lower costs, with council citing that mandatory second parking spaces can add significantly to build costs.
Objective: To increase housing diversity, improve affordability, and combat urban sprawl by increasing density in developed areas.

Precinct Reviews and Updates

Earlier this year, BCC endorsed higher-density settings around the major activity centres of Upper Mount Gravatt and Chermside. They are now moving to review other City precincts. The key aspects of the Precinct Reviews and Updates are:

Upper Mt Gravatt: A Suburban Renewal Precinct Plan is underway, focusing on housing choice, vibrant village centres, and subtropical design.
Fortitude Valley: The Sustainable Growth Precinct Plan aims to create a long-term vision focusing on 24/7 economy, heritage protection, and 2032 Games opportunities.
Wynnum Centre: A Draft Suburban Renewal Precinct Plan proposes zoning and height changes to boost residential and commercial development.
Alderley Centre: A renewal plan is focusing on enhancing local character while improving housing and transport.
Sandgate Centre: Early planning (2026) is underway for a renewal plan looking at increasing housing options and strengthening the local economy.
Stones Corner: A Suburban Renewal Precinct Plan has undergone consultation to address high-density living and public space usage.
Industrial Areas: Major amendments to industrial mapping aim to modernise areas for warehousing and "cleaner" industry.

We have certainly seen a shift in our own work. Over the past year, there has been a clear increase in demand for townhouse and medium-density residential projects, with a growing number of developments currently progressing through feasibility, planning, design, and documentation stages across SEQ.

Timing, however, matters. With the 2032 Olympic and Paralympic Games driving significant infrastructure and construction activity across South East Queensland, developers who move early, securing sites, progressing feasibility and advancing approvals, are better positioned to mitigate future construction cost pressures and contractor availability constraints. Strategic planning today can reduce exposure to peak delivery cycles later in the decade.

That’s exactly the kind of thinking Elevation engages with in every project we touch.

We work alongside a trusted and innovative consultant team, planners, traffic engineers, sustainability specialists, cost consultants and project managers, ensuring every feasibility study is grounded in commercial reality and delivery confidence.

If you’re exploring your next multi-residential or mixed-use site, keep us in mind. We can partner with you early to deliver a clear, commercially grounded feasibility report that sets the project up with confidence from day one.

Photo: Marcus Ireland