Sep
Brisbane’s New LMR Planning Rules: What Could They Mean for Your Property?
If you own a Brisbane property, recent planning changes may give you a reason to take another look at what’s possible on your block.
In our latest video, Placemate Architects’ Jan Hogarth explains the changes to Brisbane’s low-medium density residential (LMR) areas and the opportunities they may create for existing property owners.
Brisbane City Council’s More Homes, Sooner – Low-medium density residential design amendment took effect on 18 September 2026. It changes provisions for building heights, lot sizes and residential design, alongside a separate subdivision change in the Low density residential zone. Read Council’s amendment overview.
What is LMR zoning?
LMR stands for low-medium density residential. These areas already accommodate housing such as townhouses, units and smaller apartment buildings, often near shops and public transport.
The changes do not apply uniformly across Brisbane. Your property’s zone, neighbourhood plan and overlays all matter when assessing what you can do. Council recommends checking these details through City Plan online. Find Council’s guidance on housing supply and property checks.
For homeowners, the starting point is the individual property. Nearby townhouses might prompt you to investigate, but they don’t establish your own development options.
What has changed?
The amendment introduces a three- or four-storey mix precinct by combining two existing LMR precincts. It supports greater height in suitable locations and smaller-lot housing where relevant criteria are met.
Council’s overview describes four-storey multiple dwellings in designated Key Locations on sites of at least 800 square metres, and small-lot housing down to 120 square metres subject to design requirements.
There is also a separate Low density residential provision expanding the walking-distance catchment for eligible 300-square-metre lots near shopping centres from 200 to 300 metres. These are distinct provisions with different eligibility requirements. See Council’s amendment details.
What could this mean for an existing owner?
As Jan explains in the video, these changes may be particularly interesting if you already own a property and have been considering its future.
Depending on the site, there may be opportunities to investigate additional dwellings, a different building arrangement or subdivision.
Perhaps you have unused land behind your home. Perhaps you’re considering how your property could accommodate a different housing arrangement. The next step is to test that idea against both the planning requirements and the practical realities of the block.
Owning the land gives you a starting point, but a project still needs to work financially and function well.
Why a workable design matters
A planning opportunity is only useful if it can become a practical building proposal.
Jan highlights sewer lines and the fall of the land as two details that can complicate a project. They can influence where buildings sit, how the site is accessed and how an additional dwelling might fit.
This is why an early site assessment and concept design are valuable. They bring the planning possibilities together with the physical constraints, helping you understand whether an idea is worth developing further.
The aim is to create homes that work for the people who will live in them, while making thoughtful use of the available land.
Explore the possibilities for your property
At Placemate Architects, we help Brisbane homeowners understand their properties and develop practical design responses.
If you’re considering changes to a property in an LMR area, get in touch with our team. We can help you explore the site’s opportunities, understand its constraints and identify a sensible next step.
Watch Jan’s video for an introduction to the changes and what they could mean for your Brisbane property.
