15 Sep 2017

Council has endorsed the Spring Hill Neighbourhood Plan and it’s off to QLD government before final review. To help you understand what this means for you, we’ve summarised the key changes proposed under this new plan. 

Urbis welcomes the adoption of the new Plan to support and encourage on-going renewal of Spring Hill and the broader CBD area.


Previous Version

What’s changed

Urbis Comment

Building Height

Up to 30 storeys, depending on the site location and the size of the site.

Sites less than 800sqm are typically a maximum of 3 storeys, except where in a Community Facilities Zone.



Encourages site amalgamation to provide additional building height

Maximum Street Building Height

2 storeys for all sites where in the Principal Centre, District, Mixed Use Zone and Community Facilities (Education Purposes) Zones where identified as a ‘Building Height Transition’.

If in the Principal centre zone, no greater than 3 storeys; or

If in the District centre zone or Mixed use zone, no greater than 2 storeys.

While this is new for a Neighbourhood Plan, this is similar to a ‘maximum podium height’.

3 storeys in the Principal centre zone is now closer to Street Building heights in the same zone in other areas of the city

Outdoor Landscaped Spaces

Minimum 30% of the site area


This applies for a site in the Principal centre zone, District centre zone, Mixed use zone, or Community facilities zone

Tower Site Cover

40% where in the Principal Centre Zone.

30% where in the District Centre Zone or Mixed Use Zone.

Increased to 60% for sites greater than 1,800sqm, regardless of zoning.

For all sites less than 1,800sqm, no maximum tower site cover.

Tower Site Cover has been retained as a trigger for Category of Assessment from Code to Impact where in the Principal Centre Zone, District Centre Zone and Mixed Use Zone


Street Building: 0m to front, side and rear boundaries.

Street Building (where on a site adjoining or fronting a road that is opposite a Low-medium residential or Character residential zone or Pre-1911 overlay):

Front and side: 3m

Rear: 6m


Front: 3m to balcony, 6m to main face of tower facade

Side: 6m

Rear: 10m

Tower (where on a site adjoining or fronting a road that is opposite a Low-medium residential or Character residential zone or Pre-1911 overlay):

Front: 6m to balcony

Side: 6m

Rear: 15m

Street Building: 0m to front, side and rear boundaries


Front: 3m to balcony, 6m to wall

Side and Rear: 6m

Where identified as a special boundary on Figure b:

Street Building: 3m to all boundaries

Tower: 9m to all boundaries

Most setbacks have been consolidated

Tower setbacks have been reduced

‘Special boundaries’ on Figure b of the Neighbourhood Plan are typically smaller streets and ‘laneways’ to address transition and amenity to lower density


New kids on the block

The revised Plan has seen some new provisions introduced, these include:

  • Integration of new developments with character areas, heritage and pre-1911 buildings must “reflect and complement Spring Hill’s character”
  • All built form is “subservient to the City Centre”
  • Greatest intensities and heights along Astor and Wickham Terraces, transitioning down to Leichardt Street ridgeline;
  • ‘Special boundaries’ have been introduced to address transitions between higher density development and character areas for amenity and integration; and
  • No explicit building height transition controls between development in the Principal Centre or Mixed Use Zones and Character and Low-medium Density Residential Zones.

Key Zoning and Overlay Changes

  • Victoria Park is now identified as ‘Sport and Recreation’ rather than Open Space
  • No further Zoning changes
  • No new sites identified in the Local Heritage Area
  • Four new sites have been identified for inclusion in the Pre-1911 Building Overlay on Warry Street (79, 85, 93 and 107 Warry Street)
  • Two new sites identified for inclusion in the Tradition Building Character Overlay (pre-1946 character houses) on Twine Street (21 and 25 Twine Street)

Things to Note:

It may still be possible to make a development application under the superseded planning controls for up to 12 months after the new controls take effect.

The Neighbourhood Plan has not had final sign off by the Queensland Government. Once it has endorsement by the Queensland Government, it will be adopted into Brisbane City Plan 2014 and come into effect for new development.

Our team will keep you updated on development of the Spring Hill Neighbourhood Plan. In the meantime, Urbis’ planning experts can answer your questions and help you navigate the new policy.

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