Brisbane City Council has released draft amendments to the Low-medium Density Residential, LMR, zone. Formal community consultation is open until 20 March 2026.
The LMR zone covers around 14% of Brisbane’s residential land. These are typically well-located areas close to public transport and shopping centres, already home to duplexes, townhouses and small apartment buildings.
New construction has dropped sharply in recent years, from around 1,100 homes a year to fewer than 500 by the end of 2023. The More Homes, Sooner amendments are Council’s response.
The headline changes relate to building heights, lot sizes and car parking.
Heights are being standardised at 3-storeys across the zone. On sites in key locations, within 400m walking distance of a major transport interchange, a high frequency stop, or a principal or major centre, four storeys will be available on lots over 800 sqm.
Minimum lot sizes are being reduced, making more sites viable for development. Car parking requirements are also being reduced citywide, with lower rates again in key locations.
The requirements are proposed to change as follows:
A single car park can add up to $82,000 to the cost of a unit outside the inner city. This is a meaningful affordability measure.
This is a clear signal from Brisbane City Council about where future housing growth is intended to occur. In response to ShapingSEQ 2023 and broader housing supply pressures, Council is positioning the LMR zone as a key lever in delivering new homes in established areas.
The three to four storey outcome near transport and centres is the most interesting part of the amendments package. Brisbane is taking a leadership position in facilitating the kind of gentle density envisaged by the South East Queensland Regional Plan.
Similar outcomes can be achieved on the Gold Coast within the Medium Density Residential zone, but these are usually impact assessable and often delivered as higher end product. Brisbane is attempting to create a clearer pathway for mid scale housing at volume. Whether the economics stack up in practice remains to be seen. The direction itself is a positive shift towards considered densification in well located areas.
Logan is moving in a similar direction, pursuing terrace style outcomes in its draft city plan. It is a sign of where the region is heading.
Consultation closes on 20 March 2026. If you hold land in the LMR zone, now is the time to understand what the proposed changes mean for your site and whether a submission is warranted.
We can assist with site specific advice and submissions. Get in touch with our planning team before the deadline.
