Parts of Forest Lake and 17 other Brisbane suburbs currently zoned for two to three levels could soon accommodate buildings as high as five storeys as the city addresses its housing affordability crisis.
This significant change is part of a city-wide review announced on Wednesday by Lord Mayor Adrian Schrinner, aiming to add approximately 6,000 new homes over the next five years.
The review focuses on low-to-medium residential (LMR) density zones, which make up 14 per cent of Brisbane’s land. These areas currently allow for two to three levels and a minimum lot size of 400 square metres, but under the proposed changes, lot sizes could shrink to 300 square metres, potentially making way for terrace homes or dual occupancy dwellings.
The Need for More Homes
Brisbane has been struggling with housing affordability, recently ranked as the 13th least affordable city globally by Demographia. Mayor Schrinner emphasised that this is largely due to a lack of housing supply, with new dwelling approvals in LMR zones dropping sharply to just 445 in the past two years, compared to a decade-long average of over 1,110.
He stated that increasing supply is the only realistic answer to making housing more affordable, dismissing other ideas like Airbnb limits or taxes on vacant properties as too simplistic. The review aims to cut red tape, adjust minimum parking requirements, and permit higher buildings in areas close to essential infrastructure such as shopping centres, bus and train stations, and main roads.
Forest Lake’s Unique Position
Forest Lake, a master-planned community, already features a mix of housing types, from detached houses on smaller lots to some medium-density homes. Its design includes integrated amenities like local shops, schools, and green spaces, including the prominent lake.
The suburb’s Neighbourhood Plan already encourages higher density development near the lake and central facilities to improve access to services. If five-level heights are introduced in Forest Lake, they would most likely be located around the Forest Lake Shopping Centre and commercial zones.
These areas are well-suited for increased density due to their existing services and transport links. Connectivity to Richlands train station via bus routes could also make areas along these routes candidates for slightly increased density.
Industry and Community Perspectives
The announcement has been generally welcomed by the property industry. The Property Council’s executive director, Jess Caire, described the move as a positive step during the ongoing housing crisis. Rob Flux of the Property Developer Network noted that the changes would benefit small developers, who build most new residential projects.
Urban design and planning company Therefor Group also supported the review, stressing the importance of thoughtful design for positive outcomes. Director Amy Marsden mentioned that traditional character areas like Paddington and Auchenflower are unlikely to be affected by these changes.
However, some concerns and challenges remain. Caroline Stalker, the Australian Institute of Architects state president, supported higher density near infrastructure but stressed that good design is crucial for creating liveable communities. She warned that without proper design focusing on privacy, safe streets, and appealing neighbourhoods, public pushback is likely.
Master Builders Queensland’s Paul Bidwell welcomed the review as a good first step for increasing approvals, but highlighted a major issue: the construction sector currently lacks enough qualified workers to build the necessary homes. He noted that construction capacity is far behind approvals, meaning boosting supply is only one part of the solution.
Meanwhile, Real Estate Institute of Queensland stated there appears to be a newfound public willingness to accept higher density.
Labor Opposition Leader in Council, Jared Cassidy, argued that the housing shortage is partly due to the current administration’s past decisions, such as banning new townhouse developments in low-density zones in 2020.
Despite these points, the State Government’s SEQ Regional Plan requires Brisbane to deliver about 60 per cent of its new housing through infill development. Recent state approvals include 1,631 lots in the Greater Flagstone Priority Development Area and 782 new homes in Indooroopilly and Milton.
Published Date 28-May-2025