Multiple dwellings is the Queensland planning scheme term for residential premises with three or more dwellings on a single lot. It is the umbrella category that covers townhouses, apartments and stacked units. Multiple dwellings is distinct from dual occupancy (two dwellings) and secondary dwellings (a granny flat subordinate to a main house). Whether multiple dwellings can be developed on a particular site, and whether the application is code or impact assessable, depends on the zone, the planning scheme, and the proposed density.
What multiple dwellings covers
Under Queensland's Planning Regulation 2017, multiple dwelling means residential use of premises involving three or more dwellings, whether the dwellings are attached or detached, on the same lot. The category includes townhouses (typically attached, two- or three-storey, in rows), villas (often single-storey attached or detached units), apartments and stacked unit buildings.
The defining feature is the count: three or more dwellings on the same parent lot. Two dwellings is dual occupancy; three or more is multiple dwellings, and the planning treatment shifts substantially at that threshold.
Where multiple dwellings are supported
Multiple dwellings are typically supported in Low-medium density residential, Medium density residential, High density residential and certain mixed use and centre zones. They are not supported in Low density residential, Rural or Conservation zones, where applications are usually impact assessable with a strong planning case required to overcome zone intent.
Within supportive zones, the assessment level depends on whether the proposal complies with the relevant code. A code-assessable multiple dwelling application meeting all benchmarks is the cheapest pathway. Departures from height, density, site cover, deep planting or parking standards typically push the application into impact assessment.
Key planning controls
Common controls applied to multiple dwellings include: building height (commonly 9.5–12m in low-medium density precincts, higher in medium and high density); site cover (the percentage of the lot that can be built over); deep planting (a minimum percentage of soft landscape with trees); communal open space for residents; parking (commonly 1–1.5 spaces per dwelling plus visitor); and dwelling mix (a balance of bedroom counts).
Building separation, setback to street and adjoining boundaries, deep soil planting, private open space per dwelling, and waste management are also routinely scrutinised. The planning scheme codes typically require both quantitative compliance and a demonstrated design response to the streetscape and surrounding properties.
The approval pathway
Multiple dwelling applications are technical. A pre-lodgement meeting with the council is recommended in almost all cases. Most applications require input from architects, traffic engineers, hydraulics consultants, landscape architects and (where overlays apply) acoustic, ecology or heritage specialists.
Engagement of a town planner before significant design work begins is generally the highest-value early decision. Working backwards from a design that does not meet the relevant codes is one of the most common sources of cost overrun in multi-dwelling development.
Multiple dwellings is one of the most strategically important development categories in Queensland. Density, design quality and zone fit determine whether the application proceeds smoothly or attracts impact assessment, public notification and submitter risk. The townhouse and apartment articles cover specific typologies in more detail.