Planning a house demolition in Brisbane isn’t always as simple as booking a crew and knocking it down. If your property is a Queenslander or falls under a heritage listing, strict character and heritage protections apply. Demolishing without the right approvals can lead to costly delays, fines, or outright refusal.
That doesn’t mean demolition is impossible – but it does mean you’ll need the right planning, documentation, and expert guidance. Here’s what Brisbane homeowners should know before starting a heritage or Queenslander house demolition.
What is a ‘Heritage’ or ‘Queenslander’ House?
Brisbane has many older homes that fall under heritage or character protections, including the iconic Queenslander style.
Queenslander houses
Raised timber homes with wide verandahs, built from the mid-19th century to suit Queensland’s climate
Heritage properties
Homes and buildings recognised for their cultural or historical significance which includes many Queenslanders.
To protect these properties, Brisbane City Council applies planning overlays such as:
- Traditional Building Character Overlay
- Pre-1911 Building Overlay
- Local Heritage Places
If your property falls under one of these, demolition may require additional approvals — and in some cases, may not be permitted at all.
Legal and Planning Approvals You May Need
The approvals required depend on whether your property is covered by a heritage or character overlay. To stay compliant, it’s best to follow a step-by-step process:
1
Check overlays in the Brisbane City Plan
Use council’s online mapping tools to see if your house is affected by heritage or character overlays. (e.g. Traditional Building Character, Pre-1911 Building, Local Heritage).
2
Get a Structural Assessment
Engage an engineer to report on the home’s condition. Council may only consider demolition if the house is proven to be structurally unsound or heavily altered.
3
Apply for the Correct Approval
Building approval is enough for most modern homes.
Planning approval (assessable development) is required for heritage and Queenslander houses. This usually involves a Development Application (DA), including supporting reports and documentation.
4
Check for exemptions
Minor works that don’t affect heritage value may qualify for a Heritage Exemption Certificate, avoiding the need for a full DA.
5
Consult specialists early
A demolition company experienced with heritage and Queenslander properties can guide you through this process, coordinate the right reports, and liaise with council to reduce delays.
Restrictions and Criteria for Demolition
Restrictions on Demolition
When a property is protected under Brisbane’s heritage or character overlays, demolition is heavily restricted. The Traditional Building Character Overlay prohibits owners from demolishing most homes built before 1947. Renovations and extensions may be possible, but full demolition is rarely approved – especially for houses built before 1911, which fall under even stricter protections.
These rules exist to preserve the city’s unique architectural history, and Brisbane City Council generally encourages restoration or renovation over demolition.
When Demolition May Be Allowed
There are limited circumstances where council may allow partial or complete demolition of a heritage or Queenslander property. Approval may be granted if:
- A structural engineer’s report shows the house is unsound or poses a safety risk.
- The building has been significantly altered, leaving little of the original structure or heritage value.
In these cases, detailed evidence must be submitted with your application. Engineering and specialist reports are essential to prove the case for demolition.
Works That Don’t Require Full Approval
Not all work on heritage or Queenslander homes requires a lengthy approval process. Brisbane City Council may allow certain minor works without a full Development Application, such as:
- Internal demolition of non-structural walls
- Removal of later additions that are not original to the house
- Repairs and restoration using materials that match the original character
These exemptions give property owners some flexibility to maintain or adapt their homes while still protecting their heritage significance.
Consult Local Specialists for House Demolition in Brisbane
Demolishing a heritage-listed or Queenslander house in Brisbane is rarely simple. Council protections mean that full demolition is often restricted, and applications without the right reports are usually refused. Trying to go it alone can result in wasted time, unnecessary costs, and potential legal trouble.
Next Gen Demolition specialises in Brisbane house demolitions, including projects involving heritage and Queenslander homes. Our team understands the council’s requirements and works with local engineers and planners to ensure your project is handled safely, legally, and efficiently.