Granny Flats Moreton Bay – Council Rules, Approvals, Costs & Site Requirements
If you're researching granny flats in Moreton Bay, the first step is understanding what your property can support under the current planning scheme. Lot area and frontage, secondary-dwelling size limits, shared services, parking, setbacks, overlays and infrastructure can all affect the design and approval pathway.
We specialise in custom on-site granny flats and detached extensions, designed around the property, the people who will use the space and the planning, building and site requirements that apply across the City of Moreton Bay.
Moreton Bay Granny Flat Quick Facts
These quick facts provide a practical starting point. The current MBRC Planning Scheme, Queensland Development Code (QDC), National Construction Code (NCC), zone, precinct and property-specific overlays can change the outcome for an individual site.
🎯 Minimum lot size – Suburban neighbourhood / Coastal communities: Minimum 600 m² lot area and 12.5 m primary frontage under the Dwelling house code.
🎯 Minimum lot size – other Dwelling house code areas: Minimum 450 m² lot area and 10 m primary frontage.
🎯 Maximum secondary dwelling size – 450–800 m² lots: Up to 45 m² GFA under the Dwelling house code.
🎯 Maximum secondary dwelling size – lots over 800 m²: Up to 55 m² GFA under the Dwelling house code.
🎯 Rural / Rural residential size: Up to 100 m² GFA, subject to the applicable zone requirements. Special provisions can apply in the Rural zone Hamlet precinct.
✅ Building Approval required: Yes. A new secondary dwelling must comply with the NCC and requires building approval through a private building certifier.
🤷 Development Approval required: Not always. A complying secondary dwelling is generally accepted development subject to requirements. Planning approval or a Council concurrence response may be required if applicable requirements are not met.
Plumbing approval: Generally required for new secondary dwelling plumbing and drainage work. Council administers plumbing applications and inspections.
Shared services: In Dwelling house code areas the primary and secondary dwellings share the water master meter, electricity connection, wastewater connection/system, street number, letterbox, driveway and pedestrian access.
Extra parking: One designated car space is required in addition to the parking required for the primary dwelling, and it must be co-located with the primary dwelling parking.
🏡 Distance from primary dwelling – Dwelling house code: The secondary dwelling must be located within 10 m of the primary dwelling.
🏡 Distance from primary dwelling – Rural / Rural residential: The secondary dwelling must be located within 50 m of the primary dwelling.
Typical front / road setback: For a standard 450 m²+ lot, the current QDC MP1.2 starting point is generally 6.0 m, subject to the applicable Moreton Bay zone/precinct and streetscape provisions.
Typical side setback – Dwelling house code areas: Minimum 1.0 m to the wall, or the larger QDC Table A2 sliding-scale requirement where applicable. The outermost projection can generally extend 0.5 m into the wall setback.
Typical rear setback – Dwelling house code areas: 5.0 m to the wall where lot depth is over 25 m; 3.0 m where lot depth is 25 m or less. The outermost projection can generally extend 0.5 m into the wall setback.
Corner blocks: Corner-road setbacks require individual checking. QDC MP1.2 generally starts at 6.0 m to road frontages, with a reduced nominated frontage possible on some lots with average depth of 24 m or less. Sight-line rules also apply.
NCC fire-separation threshold: 1.8 m is an important NCC threshold between Class 1 buildings on the same lot. Closer separation can be possible where the applicable fire-resisting construction requirements are met.
Can the granny flat be rented?: Yes. Queensland rules allow a lawful secondary dwelling to be rented to someone who is not related to the occupants of the primary dwelling.
Infrastructure charges: May apply where a development approval creates additional demand on trunk infrastructure. Any charge depends on the approval pathway and the current Moreton Bay Charges Resolution.
✅ Typical Building Approval time – Hive guide: Approximately 4–8 weeks for a typical project. Planning, infrastructure, siting or specialist referrals can extend this.
Typical construction time – Hive guide: Approximately 5–7 months after approvals, depending on project size, site conditions and the appointed builder’s program.
Common site constraints: Flood, coastal hazard, overland flow, sewer and stormwater, easements, environmental areas, significant trees, bushfire, landslide, riparian/wetland setbacks, slope, access and on-site wastewater.
💡 Best first step: Book Your Complimentary Site Assessment before committing to detailed plans.
Do You Need Council Approval for a Granny Flat in Moreton Bay?
A new secondary dwelling in Moreton Bay requires building approval and usually plumbing and drainage approval. Planning approval is not always required where the proposal satisfies the applicable Requirements for Accepted Development, but a Council concurrence response or development application may be triggered where requirements or overlays are not satisfied.
Lot area and frontage, GFA limits, shared services, additional parking, proximity to the primary dwelling and flood, coastal or other overlays should be checked early before detailed design begins.
Related guide: Granny Flat Approval Process – From Site Assessment to Construction
Why Choose Hive Small Homes for Your Moreton Bay Granny Flat?
Every property is different, so we start by understanding your site, your budget and what you want to achieve. Rather than trying to fit every client into a standard design, we consider the available space, access, setbacks, services, zoning, precinct, overlays and other constraints before recommending the most suitable approach.
If you are comparing granny flat builders in Moreton Bay, it is important to understand how the project is delivered. Hive Small Homes coordinates the preliminary assessment, concept design, working drawings, engineering and approval process; construction is undertaken by the appointed independent licensed builder under the homeowner's building contract.
Our process includes:
Preliminary site and planning assessment
Indicative Quote
Custom concept floorplans
Soil testing and consultant coordination
Working drawings and engineering
Building and plumbing approval coordination
Detailed pricing before construction
Construction through the appointed independent builder
Clear communication throughout the pre-construction process
Moreton Bay Granny Flat Rules – What You Need to Know
Under the current MBRC Planning Scheme 2016, a granny flat is generally treated as a secondary dwelling forming part of a dwelling house. It is used in conjunction with, and subordinate to, the primary dwelling on the same lot.
The Better Housing Amendment, which commenced on 30 October 2024, introduced important changes for secondary dwellings in areas where the Dwelling house code applies. These include minimum lot dimensions, lot-size-based GFA limits, shared services, an additional parking space and new siting and orientation requirements.
General residential – Suburban neighbourhood or Coastal communities
Minimum lot: 600 m²
Minimum frontage: 12.5 m
Secondary dwelling size: 45 m² on 600–800 m² lots; 55 m² on lots over 800 m²
Other areas where the Dwelling house code applies
Minimum lot: 450 m²
Minimum frontage: 10 m
Secondary dwelling size: 45 m² on 450–800 m² lots; 55 m² on lots over 800 m²
Rural residential zone
Minimum lot: Check zone requirements
Minimum frontage: Check zone requirements
Secondary dwelling size: Up to 100 m² GFA
Rural zone
Minimum lot: Check zone/precinct requirements
Minimum frontage: Check zone/precinct requirements
Secondary dwelling size: Up to 100 m² GFA, with special provisions in the Hamlet precinct
Shared Services and Access
In areas controlled by the Dwelling house code, the primary dwelling and secondary dwelling must share a single common water master meter, electricity connection, wastewater connection or system, street number and letterbox, vehicle driveway and pedestrian access point. Separate sub-metering can still be required or permitted under the Queensland Plumbing and Wastewater Code.
The secondary dwelling must also have access to the on-site open space and the allocated off-street parking. In the Suburban neighbourhood and Coastal communities precincts, its primary entry and any patio, balcony or deck must be oriented inwardly toward the primary dwelling rather than toward adjoining properties.
Do I Need Development Approval?
Not necessarily. A dwelling house, including a secondary dwelling, is generally accepted development subject to requirements where it complies with the applicable Requirements for Accepted Development in the planning scheme.
If an applicable requirement cannot be met, the outcome depends on the specific provision. Some non-compliances can be assessed by Council as a concurrence agency response to the building application, while others can trigger a development application.
Building Approval
Yes. A new secondary dwelling must comply with the National Construction Code and requires building approval through a private building certifier. The certifier will also determine whether any Council or infrastructure referral is needed before approval can be issued.
Plumbing Approval
New secondary dwellings generally involve plumbing and drainage permit work. City of Moreton Bay administers plumbing applications and inspections. Where the property uses an on-site wastewater system, wastewater management is assessed as part of the plumbing application.
Parking
The Dwelling house code requires one designated car parking space for the secondary dwelling in addition to the parking required for the primary dwelling. The secondary dwelling space must be co-located with the primary dwelling parking rather than being treated as a completely independent parking arrangement.
Infrastructure Charges
City of Moreton Bay levies infrastructure charges as part of the development assessment process where certain development creates additional demand on trunk infrastructure. The current Council charges resolution is Moreton Bay Regional Council Charges Resolution (No. 10). An Infrastructure Charges Notice is issued with a development approval where a charge applies.
A complying secondary dwelling that does not require a development approval will not automatically receive an Infrastructure Charges Notice simply because it is being built. The approval pathway should therefore be confirmed before assuming an infrastructure charge is payable.
💡 2026 planning scheme review: in January 2026, City of Moreton Bay resolved to replace the current planning scheme. Early community engagement closed on 12 July 2026. Further statutory consultation on a draft scheme is expected after State review, currently anticipated in 2028. The replacement scheme is not yet in force, so this page uses the current MBRC Planning Scheme 2016 (version 7.1) requirements.
Setbacks and Building Siting
Moreton Bay is different from councils that rely almost entirely on the generic QDC side and rear setbacks. In the areas where the Dwelling house code applies, the current MBRC Planning Scheme contains Council-specific side and rear setback rules.
Queensland Housing Code Change - Scheduled 1 September 2026
💡 Current rule: The Queensland Housing Code (QDC Parts 1.1 and 1.2) was published on 3 August 2026 and its three-year transition period commenced on 1 September 2026. During the transition, the Code applies in a local-government area when the relevant planning scheme specifies how it applies. Existing council planning-scheme siting provisions therefore remain important until the council adopts or aligns with the Code, or until 1 September 2029, whichever occurs first.
The new QHC expressly applies to secondary dwellings. Its default acceptable solution limits secondary-dwelling internal floor area to 50 m² on lots under 1,000 m² and 60 m² on lots of 1,000 m² or more. Adopting councils may increase those defaults through alternative planning-scheme provisions.
The new framework also updates design and siting standards for building height, setbacks, site cover, visual privacy, vehicle parking and access, and private and landscape open space.
Transition is important: existing council alternative siting provisions can continue until the council amends its planning scheme to state how the Queensland Housing Code applies, or until 1 September 2029, whichever occurs first. Do not assume the new state defaults automatically replace every Brisbane, Moreton Bay, Ipswich, Logan or Redland rule on 1 September 2026. This council guide therefore states the rules in force on 28 August 2026 and must be rechecked before publication on or after 1 September 2026.
Dwelling house code – standard detached dwelling
Front / road: Generally QDC road setback; 6.0 m is the standard MP1.2 starting point on 450 m²+ lots
Side: Wall: minimum 1.0 m or larger QDC Table A2 sliding-scale requirement. OMP: wall setback less 0.5 m
Rear: Wall: 5.0 m if lot depth >25 m; 3.0 m if lot depth ≤25 m. OMP: wall setback less 0.5 m
Important note: General residential and other areas where the Dwelling house code applies.
Corner lot – 450 m²+
Front / road: Generally 6.0 m to road frontages under QDC MP1.2, subject to planning scheme requirements
Side: Use applicable Moreton Bay side setback to non-road boundary
Rear: Use applicable Moreton Bay rear setback to non-road boundary
Important note: If average lot depth ≤24 m, nominated road frontage may use QDC Table A1. A 9 m × 9 m corner truncation also applies.
Narrow frontage
Front / road: Check QDC / planning scheme road provisions
Side: Minimum 1.0 m to wall or larger QDC Table A2 sliding scale; OMP generally 0.5 m less
Rear: 5.0 m or 3.0 m to wall according to lot depth, subject to terrace exceptions
Important note: Built-to-boundary provisions can also apply depending on frontage and dwelling typology.
Rural / Rural residential / other zone-code areas
Front / road: Check the relevant zone or local plan code
Side: Check the relevant zone or local plan code
Rear: Check the relevant zone or local plan code
Important note: Do not assume the Dwelling house code side/rear figures apply outside its stated zones and precincts.
Side Setbacks in Dwelling House Code Areas
For a detached dwelling where there is no built-to-boundary wall, the current Moreton Bay Dwelling house code requires a minimum 1 m setback to the wall, or the larger setback produced by the QDC Table A2 sliding scale where that standard is greater than 1 m. The planning scheme measures that requirement to the wall.
The outermost projection, such as an eave, can generally project 0.5 m into the wall setback. This means a 1 m wall setback can generally correspond to a 0.5 m outermost-projection setback, subject to the full code requirements.
Rear Setbacks in Dwelling House Code Areas
For a detached dwelling, the current Moreton Bay rule is generally 5 m to the rear wall where the lot depth is more than 25 m, or 3 m to the rear wall where the lot depth is 25 m or less. The outermost projection can generally extend 0.5 m into that wall setback.
Terrace dwellings and some park-facing lots have separate provisions. The correct dwelling typology and frontage should therefore be checked before relying on the general rear setback.
Front / Road Setbacks
Where the Moreton Bay planning scheme does not set an alternative road setback, the QDC provides the standard starting point. For lots of 450 m² or more, QDC MP1.2 generally uses a 6 m road setback, with provisions that can respond to the established setbacks of adjoining dwellings.
The Queensland Housing Code transition commenced on 1 September 2026. Existing local-government planning-scheme siting provisions can continue during the transition until Council specifies how the Code applies, or until 1 September 2029, whichever occurs first. The current council planning scheme and any alternative provisions must therefore be checked for the individual property.
Corner Blocks
For a standard corner lot of 450 m² or more, QDC MP1.2 generally treats both street boundaries as road frontages, with a 6 m starting setback. Where the lot has an average depth of 24 m or less, the local government-nominated road frontage may use the reduced setback in QDC Table A1, while the other road frontage generally retains the 6 m setback.
The QDC also prevents a building or structure more than 2 m high from being built within a 9 m × 9 m truncation at the corner of the two road frontages. Other traffic-visibility controls can affect fences, screens and retaining walls near a road corner.
For Moreton Bay secondary dwellings, the corner-block assessment must also consider the applicable zone or precinct, the Dwelling house code where relevant, any built-to-boundary provisions, the 10 m proximity requirement to the primary dwelling and the requirement for the development to read as a single dwelling from the street.
How Setbacks Are Measured
The measurement point depends on the applicable rule. Moreton Bay’s current Dwelling house code specifically separates wall setbacks from outermost-projection setbacks for side and rear boundaries. QDC road and other siting provisions generally measure to the outermost projection, which can include the fascia or roof structure rather than simply the wall.
Separation from the Existing Dwelling
Moreton Bay has both a planning-scheme proximity requirement and NCC fire-separation considerations. In Dwelling house code areas the secondary dwelling must be located within 10 m of the primary dwelling. In the Rural and Rural residential zones, it must be located within 50 m of the primary dwelling.
These are maximum proximity distances, not minimum fire-separation distances. Under NCC 2022 Housing Provisions Part 9.2, an external wall of a Class 1 building and its openings must satisfy the relevant fire-resisting provisions where that wall is less than 1.8 m from another building on the same allotment.
Accordingly, 1.8 m is an important fire-design threshold rather than an absolute minimum separation. A closer arrangement can be possible where the relevant walls, openings, eaves and other elements are designed to satisfy the NCC.
Common Site Constraints
A property can satisfy the secondary dwelling size rules and still have constraints that affect its buildable area, design, engineering, approval pathway and cost. Common Moreton Bay issues include:
Sewer and water infrastructure – Unitywater assets can affect the building location. Building over or near an asset must be assessed against QDC MP1.4 and may require Unitywater approval where the acceptable solutions cannot be met.
Stormwater and drainage easements – Council drainage infrastructure and easements can restrict building locations. Structures are generally not permitted within a drainage easement without the appropriate approval.
Flood hazard – High and Medium risk flood areas can trigger code-assessable development approval for a new dwelling house or a secondary dwelling. Minimum habitable floor levels and engineering requirements can apply.
Drainage Investigation Areas – a new dwelling house or a secondary dwelling can require Council approval and additional drainage investigation.
Coastal hazard / storm-tide inundation – erosion-prone and storm-tide areas can impose additional planning and floor-level requirements.
Overland flow – development must not impede flood flows or worsen impacts to other properties.
Environmental areas – native vegetation and mapped environmental values can reduce the available building area or trigger approval.
Significant trees / heritage and landscape character – mapped significant trees and landscape values can restrict building locations.
Bushfire hazard – bushfire overlays can affect siting, vegetation separation, BAL requirements and access.
Landslide hazard and steep land – slope can trigger limits on earthworks, cut/fill and retaining walls and can increase structural costs.
Riparian and wetland setbacks – waterways, drainage lines and wetlands can have substantial planning-scheme buffer requirements.
Infrastructure buffers – wastewater plants, bulk water infrastructure, gas pipelines and landfill buffers can constrain development.
Building envelopes / development footprints – some sites have mandatory building areas or development footprints that further restrict siting.
On-site wastewater – common in rural and rural residential areas without reticulated sewer and must be assessed through the plumbing application.
Narrow or restricted access – can affect excavation methods, equipment, material handling and construction cost.
Soil conditions – reactive or poor soils can require different footing solutions following the soil test.
Additional Approval Requirements
Depending on the property and the proposed design, additional approvals or referrals may include:
Council concurrence agency response – where a non-compliant Dwelling house code requirement is identified as a concurrence-agency matter.
Development application – where the proposal cannot meet applicable Requirements for Accepted Development or an overlay makes the work assessable.
Boundary setback / siting variation – where the proposal does not meet the applicable QDC or Moreton Bay planning-scheme siting standard.
Unitywater build-over or adjacent-asset approval – where work over or near water or sewer infrastructure cannot satisfy QDC MP1.4 acceptable solutions.
Flood or Drainage Investigation Area approval – where mapped flood controls make the secondary dwelling code assessable.
Coastal hazard assessment – where erosion-prone, storm-tide or coastal planning provisions apply.
Environmental or vegetation assessment – where native vegetation, environmental values or significant trees are affected.
Bushfire or landslide assessment – where mapped hazards affect the site.
On-site wastewater approval – for unsewered properties.
Plumbing permit and inspections – for the plumbing and drainage work associated with the new dwelling.
Identifying these requirements before detailed design can reduce the risk of redesign, consultant delays and unexpected costs.
Granny Flat or Detached Extension – Which May Be Better?
A secondary dwelling is not always the most suitable solution. If the objective is to add bedrooms, a home office, guest accommodation, a hobby room or extra family living space, a detached or linked extension may provide a better outcome for the property and the intended use.
This is particularly relevant in Moreton Bay because a secondary dwelling can be subject to minimum lot dimensions, GFA limits, shared-service requirements, additional parking and a requirement to remain close to the primary dwelling. A detached extension is a different building/planning solution and should be assessed under the rules that apply to that form of work.
Can a Moreton Bay Granny Flat Be Rented Out?
Yes.
Queensland’s secondary dwelling rules allow a lawful secondary dwelling to be rented to anyone, regardless of whether they are related to the occupants of the primary dwelling. This applies across Queensland, including the City of Moreton Bay.
The dwelling must still be lawful and comply with the applicable planning, building, fire-safety and other requirements. Moreton Bay’s shared-service and secondary-dwelling design requirements also continue to apply.
Our Granny Flat Process in Moreton Bay
1. Preliminary Site Assessment
We review the property, planning controls, overlays and available information to identify any obvious constraints.
2. Indicative Quote
Based on the preliminary assessment and your requirements, we prepare an indicative quote to give you a clear guide to the likely project cost before moving forward.
3. Site Visit
If the indicative quote is within your budget, we arrange a site visit to look more closely at access, services, site levels and the proposed building location.
4. Concept Design
We prepare a concept floorplan designed around your property, requirements and budget.
5. Final Pricing & Contract
Once the concept design is agreed, detailed pricing is prepared and the final scope is confirmed before proceeding to contract.
6. Working Drawings, Engineering & Approvals
The project moves through working drawings, engineering and the required building and plumbing approval process.
7. Construction
Once approvals are in place, construction can commence with the appointed independent builder.
Typical Project Timeframes
The following are Hive Small Homes indicative timeframes only. They are not City of Moreton Bay statutory timeframes and can vary depending on the property, consultants, approval pathway and appointed builder.
Preliminary assessment / site visit: Approximately 1–2 weeks
Concept design: Approximately 2–3 weeks
Final pricing & contract: Approximately 1–2 weeks
✅ Building Approval: Approximately 4–8 weeks
Construction: Approximately 5–7 months after approvals
Projects requiring a Council concurrence response, development approval, Unitywater asset approval, flood or coastal assessment, boundary variation, on-site wastewater design or other specialist reports can take longer.
Custom Granny Flat Designs for Moreton Bay Properties
A well-designed granny flat should feel like a genuine home rather than simply a smaller version of one. Depending on the site, applicable controls and chosen layout, designs can include:
One or two bedrooms
Open-plan kitchen, dining and living areas
Full bathroom and laundry facilities
Built-in storage
Covered decks and outdoor living areas
Energy-efficient insulation and glazing
Air conditioning and ceiling fans
Modern kitchens and bathrooms
We can adapt the concept design to suit different block shapes, site conditions, access constraints and the needs of the future occupants.
Granny Flats for Different Stages of Life
A Moreton Bay granny flat can provide flexible accommodation for:
Parents or older family members
Adult children wanting greater independence
Extended family
Guest accommodation
Home office or hobby space
Rental accommodation
The best design will depend on who will use the dwelling, how much privacy is required and how the new building relates to the existing home and property.
Book Your Complimentary Site Assessment
Not sure what can be built on your property?
Hive Small Homes offers a complimentary preliminary Site Assessment to help identify zoning, precincts, overlays, minimum lot requirements, setbacks, services and potential constraints before you commit to a design.
We review available property information to help identify the likely secondary dwelling size, planning pathway, underground services and other site-specific issues. This gives you a clearer understanding of what may be possible before spending money on detailed plans.
September 2026 Queensland Housing Code and Energy Update
Important: the Queensland Housing Code (QHC), comprising QDC Parts 1.1 and 1.2, commenced on 1 September 2026. It replaces the 2010 QDC Parts 1.1 and 1.2 at State level, but existing local-government planning-scheme siting provisions can continue during the transition until the council amends its planning scheme to state how the QHC applies, or 1 September 2029, whichever occurs first.
For that reason, the council-specific rules and figures already set out on this page remain important. A homeowner should not assume that every new QHC setback, site-cover or secondary-dwelling size figure automatically applies to the property today. The current council planning scheme, any alternative provisions, overlays, existing approvals and the building certifier's assessment must still be checked for the individual site.
Secondary-dwelling size under the new QHC
The QHC introduces a State acceptable-solution benchmark for a secondary dwelling of up to 50 m² internal floor area on lots under 1,000 m² and up to 60 m² internal floor area on lots of 1,000 m² or more. This is an acceptable solution rather than a universal planning-scheme GFA cap, it uses the QHC definition of internal floor area rather than the council's gross floor area measurement, and adopting councils can provide alternative provisions. The existing council size rules described elsewhere on this page should therefore continue to be checked until the council's QHC transition position is confirmed.
Energy efficiency - new small-home pathway
From 14 August 2026, QDC 4.1 provides a 5-star thermal-performance pathway for eligible small homes of 50 m² or less. Most houses and townhouses otherwise remain subject to the 7-star thermal-performance requirement, while eligible raised-floor houses can use the 6-star pathway. Whole of Home energy-budget requirements also continue to apply where relevant. Eligibility should be confirmed by the energy assessor and building certifier for the proposed design.
Other matters covered by the QHC
The QHC establishes updated State design-and-siting standards dealing with matters including building height, front/side/rear setbacks, site cover, privacy, car parking and access, private open space and landscaping. During the transition, the practical requirement for a particular property may still come from the council planning scheme or an existing local alternative provision. This page therefore retains the detailed current council information rather than replacing it with a single State-wide rule.
Moreton Bay transition note
Moreton Bay's existing lot-size, frontage, secondary-dwelling size, parking, proximity and Dwelling House Code requirements described on this page remain critical during the transition. This includes the existing 45 m² / 55 m² suburban size framework and the different provisions that can apply in rural and rural-residential areas.
Frequently Asked Questions
Can I build a granny flat on my Moreton Bay property?
It depends on the property’s zone and precinct, lot area and frontage, available building area, setbacks, overlays, services and other constraints. A secondary dwelling that satisfies the applicable Requirements for Accepted Development will generally not need planning approval.
How large can a Moreton Bay granny flat be?
In areas where the Dwelling house code applies, the current limit is generally 45 m² GFA on lots from 450 m² to 800 m² and 55 m² on lots greater than 800 m². Rural and Rural residential zones generally allow up to 100 m² GFA, subject to the applicable zone and precinct requirements.
What minimum lot size is required?
In the General residential Suburban neighbourhood and Coastal communities precincts, the minimum is 600 m² with a 12.5 m primary frontage. In other areas where the Dwelling house code applies, the minimum is generally 450 m² with a 10 m primary frontage.
What are the typical front, side and rear setbacks?
In Dwelling house code areas, side walls are generally at least 1 m from the boundary or the larger QDC Table A2 distance where applicable. Rear walls are generally 5 m from the boundary on lots deeper than 25 m and 3 m where lot depth is 25 m or less. A standard 450 m²+ road setback generally starts at 6 m under QDC MP1.2 unless another planning-scheme provision applies.
What setbacks apply to a corner block?
For a standard 450 m²+ corner lot, QDC MP1.2 generally starts with 6 m road setbacks. On a lot with average depth of 24 m or less, a reduced Table A1 setback can apply to the nominated frontage. A 9 m × 9 m corner truncation and traffic sight-line controls also need to be considered.
How close must the granny flat be to the existing home?
In Dwelling house code areas it must be within 10 m of the primary dwelling. In Rural and Rural residential zones it must be within 50 m. Separate NCC fire-separation rules apply when buildings are close together.
Do I need Development Approval?
Not always. A complying proposal is generally accepted development subject to requirements. Council assessment can be required where a relevant requirement is not met or where an overlay makes the work assessable.
Do I need Building Approval?
Yes. A new secondary dwelling requires building approval through a private building certifier and must comply with the NCC.
Do I need plumbing approval?
Yes, new secondary dwellings generally involve plumbing and drainage permit work. City of Moreton Bay administers the plumbing approval and inspection process.
Can I rent the granny flat to someone who isn’t a family member?
Yes. Queensland rules allow a lawful secondary dwelling to be rented to someone who is not related to the occupants of the primary dwelling.
Does the granny flat need its own water and electricity connections?
In Dwelling house code areas, no. The primary and secondary dwelling must share common water, electricity and wastewater services, together with the street number, driveway and pedestrian access. Sub-metering requirements should be checked separately.
Do I need an extra car space?
Yes. The Dwelling house code requires one designated car space for the secondary dwelling in addition to the parking required for the primary dwelling.
Can I customise the design?
Yes. The concept floorplan can be developed around your property, intended occupants, preferred layout and budget, while still working within the applicable Moreton Bay requirements.
Can I see completed Hive Small Homes projects?
Yes. Visit the Projects page to see examples of completed Hive Small Homes granny flats and detached-extension projects.
Can I build over a sewer line?
Sometimes. Unitywater water and sewer assets must be assessed against QDC MP1.4. If the acceptable solutions cannot be met, approval from Unitywater is required before construction.
Can I build over stormwater infrastructure?
Possibly, but Council drainage infrastructure and drainage easements can significantly restrict building work. The asset location and easement terms need to be checked before design.
What if my property is flood affected?
Flood controls can materially change the approval pathway. In High and Medium risk flood hazard areas, a new dwelling house or secondary dwelling can require code-assessable development approval. Minimum habitable floor levels and engineering requirements can also apply.
What if my block slopes?
Slope does not automatically prevent a project, but it can affect excavation, retaining walls, footing design, landslide requirements, access, engineering and overall cost.
What if my property has an easement?
The easement should be assessed before the concept design is finalised. Drainage, access, service and other easements can restrict the buildable area or require additional consent.
What if I have limited or narrow site access?
Restricted access does not automatically prevent construction, but it can affect excavation methods, equipment, material handling and site costs.
Do I need a soil test?
Yes. A soil test is normally required for the structural engineer to design the footing system for the actual site conditions.
Will infrastructure charges apply?
They may where a development approval is issued and the development creates additional demand on trunk infrastructure. The applicable amount, if any, will be identified through the approval process.
Important Information
The information on this page is intended as a general guide only. Every property is different. Zone and precinct, lot dimensions, overlays, easements, infrastructure, development footprints, building siting and existing site conditions can all influence what can be built.
For advice specific to a property, Hive Small Homes recommends completing the preliminary site assessment before committing to detailed plans or consultant work.
Official Sources Used to Verify the 2026 Rules
The following official Council, Queensland Government, utility and National Construction Code sources were used to verify the rules and requirements summarised on this page. They are published here for transparency, verification and further reading.
Sources checked: 6 September 2026. Current rules are distinguished from proposed or transitional changes. Requirements should be rechecked for the individual property before design or construction decisions are made.
Queensland Department of Housing and Public Works - Queensland Housing Code (QDC Parts 1.1 and 1.2), published 3 August 2026; transitional period commenced 1 September 2026 and ends 1 September 2029
Queensland Legislation - Building and Other Legislation Amendment Regulation 2026, including the local-government transition provisions
Queensland Government / Business Queensland - Queensland Development Code and Queensland Housing Code transitional arrangements
Queensland Government / Business Queensland - Modern Homes Standards and QDC 4.1 Sustainable Buildings, including the 5-star pathway for eligible small homes of 50 m² or less and the 6-star pathway for eligible raised-floor houses
City of Moreton Bay - MBRC Planning Scheme: Secondary dwelling
City of Moreton Bay - MBRC Planning Scheme / Dwelling house code and secondary-dwelling requirements
City of Moreton Bay - Better Housing Amendment / secondary-dwelling policy changes
City of Moreton Bay - Secondary dwellings and granny flats (building requirements)
City of Moreton Bay - Current MBRC Planning Scheme online
City of Moreton Bay - Dwelling houses in Flood hazard overlay areas
City of Moreton Bay - Dwelling houses in Coastal hazard areas
City of Moreton Bay - Stormwater on Council land and private property
City of Moreton Bay - Plumbing and drainage
City of Moreton Bay - Infrastructure charges / Moreton Bay Regional Council Charges Resolution (No. 10)
City of Moreton Bay - New Planning Scheme Review / Reshaping our city's planning
Queensland Government - QDC MP1.1: Design and siting standards for single detached housing on lots under 450 m2
Queensland Government - QDC MP1.2: Design and siting standards for single detached housing on lots 450 m2 and over
Queensland Government - QDC MP1.4: Building over or near relevant infrastructure
Queensland Government Planning - Changes to secondary dwellings
Unitywater - Building over pipes and easements
Unitywater - Building and renovating / second dwelling connections
National Construction Code 2022 Housing Provisions - Part 9.2 Fire separation of external walls