Secondary Dwelling - Granny Flat Ipswich City Council — 2025 Guide
Secondary Dwelling Granny Flat Ipswich City Council — 2025 Guide (Planning + Services)
Purpose
A clear, practical summary of what matters when planning a secondary dwelling in Ipswich under Ipswich City Plan 2025. If you want this applied to your exact address with a compliant concept and a smooth approvals path, contact Mamet Homes—Brisbane’s specialist in premium secondary dwellings.
At-a-glance (secondary dwelling only)
Status: A secondary dwelling is a smaller, self-contained home on the same lot as the main house. It cannot be separately titled.
Pathway: Under Ipswich City Plan 2025, many compliant secondary dwellings are accepted development (no planning DA) if all benchmarks are met—you still need Building & Plumbing approvals.
Big update (from 1 July 2025): Lot-size based GFA caps allow no-DA outcomes when all other rules (setbacks, height, parking, overlays) are met—see Table A.
Occupancy (statewide): Since 26 Sept 2022, you may rent to anyone (not limited to relatives).
Overlays matter: Flood, bushfire, biodiversity, character, infrastructure corridors, etc. can add requirements or trigger assessment—check your lot first.
Want the cleanest “accepted” path? Mamet Homes designs to the envelope and overlay context first, then optimises liveability and ROI around it.
1) Definitions & classification (what it is / isn’t)
Secondary dwelling: Smaller dwelling on the same lot as your main house; subordinate and associated with it; not separately titled; not a standalone use. (Granny Flat Ipswich)
2) Where it’s allowed & typical pathway
In Ipswich residential areas, a compliant secondary dwelling can be accepted development—no planning DA—provided you meet all relevant standards (size band, setbacks, height, parking, overlays).
If any benchmark (size, siting, parking, overlay requirement) isn’t met, expect a planning application (typically code assessable) in addition to Building & Plumbing.
3) Core development standards (that actually bite)
Table A — Secondary dwelling GFA (no planning approval required if all other rules are met)
| Lot size (m²) | GFA you can do without a planning approval |
|---|---|
| > 450 – 600 | up to 90 |
| > 600 – 800 | up to 120 |
| > 800 | up to 150 |
These are upper bounds for accepted development. If you want to go beyond your band, you’ll likely need a planning DA with a concise planning justification.
4) Design & siting (secondary-dwelling context)
Setbacks, height, site cover, parking: Must meet the dwelling-house benchmarks for your zone/precinct plus any neighbourhood plan / overlay provisions.
Streetscape / subordination: From the street, the site should read as one home—the secondary dwelling is visually subordinate in placement, scale and access.
Simple visual — What “good” looks like (not to scale)
• Street view: one address/letterbox; shared driveway arrangement reads as a single home
• Primary dwelling: fronts the street; main parking forward/alongside
• Secondary dwelling: behind or clearly secondary in massing
• Compliant bits: your Table A GFA, height within local limits, setbacks met, on-site parking provided, overlay responses addressed
5) Services & access (what certifiers look for)
Stormwater: Prove a lawful point of discharge; include a simple roofwater/stormwater concept with fall and outlet.
Sewer & Water: Standard plumbing approval pathway; allow for fees and inspections.
Driveway / parking: Provide required on-site parking for the dwelling house context (including the secondary dwelling’s space). Keep access clean and coherent.
We coordinate services before you lock rooms and levels—so the plan you love is the plan you can build.
6) Overlays & constraints (can change your pathway)
Run an overlay check before sketching. Common Ipswich overlays include:
Flood & overland flow, bushfire-prone areas, biodiversity, character areas/places, steep land/landslide, infrastructure corridors. These may add extra benchmarks or trigger a DA even if your GFA band is compliant.
How to check (quick wins):
• Ipswich City Plan 2025 overlay fact sheets (supporting documents) for plain-English requirements.
• Development.i property viewer—look up your lot and export overlay context for your feasibility pack.
7) Approval pathway (secondary dwelling only)
Pathway at a glance (Ipswich 2025)
A) Accepted development → You’re within your Table A GFA for the lot and you meet all siting/height/parking/overlay benchmarks → No planning DA → proceed with Building + Plumbing.
B) Code assessable (typical) → You exceed Table A or can’t meet a setback/height/parking or overlay AO → Planning DA + Building + Plumbing.
C) Impact assessable (uncommon) → Triggered by unusual zoning/overlays or significant departures → expect public notification.
Not sure which lane you’re in? Mamet Homes will map it and design to the shortest compliant route.
8) Submission checklist (what to hand your certifier/planner)
Survey + site plan (boundaries, levels, existing services)
Floor-area worksheet proving you’re within your Table A cap (or DA justification if exceeding)
Setback / height / parking compliance summary for your zone/precinct
Overlay extracts (PDF/PNG) with a short response note for each overlay
Stormwater concept (lawful discharge), plumbing notes, driveway/parking arrangement for the whole site
Don’t guess the paperwork—Mamet Homes assembles a certifier-ready pack aligned to the exact benchmarks on your lot.
9) Common pitfalls (and how to avoid them)
Using the old 50 m² rule → superseded. Ipswich 2025 uses lot-size bands (90/120/150 m²) for accepted development (with all other rules met).
Skipping overlay checks → overlays can still force a DA even when you’re within your GFA cap—check first – Mamet Homes Feasibility is the fastest way to do this!.
Treating it like a separate title/use → not allowed; keep servicing and access coherent with one home.
Forgetting parking → provide on-site parking that satisfies your zone/precinct controls; set the hardstand early.
Assuming “family-only” occupancy → QLD allows rental to anyone (since 26 Sept 2022)—keep documents neutral on relationships.
10) Plain-English recommendation (what we’d verify first)
Overlay scan (Development.i + overlay fact sheets) before design.
Pick your Table A cap (90 / 120 / 150 m²) based on lot size, then shape the plan to meet setbacks/height/parking so you stay in accepted.
Lock services early—lawful stormwater, sewer/water connections, and a clean driveway/parking logic for the whole site.
If you need more area than your band, budget/timeframe for a code-assessable DA with a concise planning assessment.
Remember: you may rent the granny flat to anyone in Queensland—don’t add “relatives only” clauses.
Work With Mamet Homes
Mamet Homes are secondary-dwelling experts for Ipswich and Greater Brisbane. We run the overlays, design to the envelope, coordinate services, and deliver a tidy approvals-ready pack—so you move fast without surprises.
Start your Granny Flat Ipswich Feasibility → Mamet Homes.
Sources (Accessed 24 September 2025)
Ipswich City Plan 2025 — community explainer outlining no-DA GFA caps by lot size and confirming Building & Plumbing still required.
Ipswich City Plan 2025 — Supporting documents & overlay fact sheets (overlay requirements and scheme resources).
Development.i (Ipswich) — property/DA viewer for quick overlay & history checks.
Ipswich City Plan 2025 adoption/in-force updates (Council news).
Queensland Government — Changes to secondary dwellings (26 Sept 2022) — removed “family-only” restriction; rental to anyone allowed statewide.
FAQ — Secondary Dwelling / Granny Flat Ipswich (2025)
1) What is a secondary dwelling (granny flat) in Ipswich?
A smaller, self-contained home on the same lot as the main house, subordinate to it, and not separately titled.
2) Is a Granny Flat in Ipswich accepted development (no planning DA)?
Often yes—if you meet all benchmarks (your Table A GFA band, setbacks, height, parking, overlay rules). You still need Building & Plumbing approvals.
3) What are the no-DA size caps (Table A) under Ipswich City Plan 2025?
Up to 90 m² GFA on lots >450–600 m², 120 m² on >600–800 m², and 150 m² on >800 m²—if all other rules are met.
4) What if my Granny Flat Ipswich design exceeds the cap?
You’ll likely need a code-assessable planning application with a brief planning justification.
5) Can I rent a granny flat to non-relatives in Ipswich?
Yes—Queensland permits renting to anyone (state rule since 26 Sept 2022).
6) Can a secondary dwelling be separately titled or sold?
No. It remains on the same title as the main dwelling.
7) Are two storeys allowed for a Granny Flat Ipswich?
Possible, provided you meet overall height, setbacks, site cover, and any overlay requirements.
8) Do overlays affect whether I need a planning DA?
Yes. Flood/overland flow, bushfire, biodiversity, character, steep land, infrastructure corridors can add benchmarks or flip you into assessment—even if you’re within your GFA band.
9) What on-site parking do I need?
Provide parking consistent with your zone/precinct’s dwelling-house controls. Plan hardstand early and keep a coherent, single-home street presentation.
10) Where should the granny flat go on the site?
Plan so the property still reads as one home from the street—granny flat placed behind/secondary in scale and access.
11) What documents should I prepare?
Feature survey, site plan, floor-area worksheet proving your Table A cap (or DA justification), setback/height/parking compliance sheet, overlay extracts, and a simple stormwater concept.
12) Do I still need Building & Plumbing if I’m accepted development?
Yes. Accepted development removes the planning DA, not the need for Building & Plumbing approvals.
13) How do I check my zoning and overlays for Ipswich?
Use Development.i and the Ipswich City Plan 2025 overlay fact sheets to confirm your lot’s context before you design.
14) What’s the simplest path to approval?
Pick the correct Table A size band, design to setbacks/height/parking, and clear overlay requirements—this keeps you in accepted development.