Planning Scheme Guide
Understand Mareeba Shire's zoning, subdivision rules, and development requirements in plain English. Essential information for property owners, buyers, and developers.
What is a Planning Scheme?
A planning scheme is a legal document that controls how land can be used and developed in Mareeba Shire. It divides the shire into zones (like Residential, Rural, Commercial) and applies overlays (like Flood, Heritage, Airport Environs) to protect important features.
The planning scheme tells you:
- What your property is zoned for (e.g., Rural, Residential)
- What you can build or use your land for without approval (exempt or accepted development)
- What requires a development application (DA)
- Rules about building heights, setbacks, lot sizes, and more
- Special restrictions (overlays) that apply to your property
Tip: Always check your property's zoning and overlays before buying land or starting any development. What you can do with your land depends entirely on these classifications.
Zoning Categories Explained
Rural Zone
The Rural Zone covers the vast majority of Mareeba Shire's land area. It's designed to protect agricultural production and rural character while allowing low-density rural living.
What's Allowed:
- ✓Cropping, grazing, horticulture, aquaculture
- ✓One dwelling house per lot (typically exempt)
- ✓Farm sheds, dams, fencing (usually exempt)
- ✓Agricultural home businesses
- ✓Farm stays, agritourism (with approval)
Subdivision Minimum:
60 hectares
(148 acres) minimum lot size for subdivision in most of the Rural Zone. This preserves agricultural land and prevents rural residential sprawl.
Exception: Some areas have smaller minimums (40ha or 100ha depending on location and soil type). Check your specific property's zoning code.
Why 60ha? This minimum lot size ensures properties remain economically viable for agriculture. Smaller lots encourage hobby farms and rural residential use, which can conflict with intensive farming (noise, dust, spray drift complaints from new residents).
Low Density Residential Zone
This zone covers established residential areas in Mareeba, Kuranda, Dimbulah, Chillagoe, and other towns. It provides for detached houses on individual lots with gardens and open space.
Typical Uses:
- ✓Dwelling houses (single houses)
- ✓Dual occupancies (2 dwellings on one lot, with approval)
- ✓Home-based businesses (with conditions)
- ✓Parks, childcare centers, small-scale community facilities
Subdivision Minimum:
600m²
Typical minimum lot size in Mareeba town. Some older areas have lots as small as 400m². Check local area code for your specific street.
Setback requirements: Typically 6m front, 1.5m side, 6m rear (but varies by zone code). Maximum site coverage usually 50-60%. Check planning scheme for exact rules.
Medium Density Residential Zone
A small zone in Mareeba (mainly near CBD) allowing townhouses, units, and multi-dwelling developments. Encourages more compact housing close to services and employment.
Typical Uses:
- ✓Multiple dwellings (units, townhouses)
- ✓Dual occupancies
- ✓Retirement facilities
- ✓Community facilities
Density:
Higher density than Low Density Residential. Smaller lot sizes and reduced setbacks allow for more dwellings per hectare. Development applications required for multi-dwelling.
Centre Zone (Commercial/Mixed Use)
This zone covers Mareeba's main street (Byrnes Street) and commercial areas in Kuranda, Dimbulah, and other towns. It provides for retail, offices, dining, services, and some residential uses.
Typical Uses:
- ✓Shops, offices, restaurants, cafes
- ✓Medical centers, professional services
- ✓Hotels, motel accommodation
- ✓Residential units (usually above ground floor)
- ✓Community facilities, entertainment venues
Key Requirements:
Parking: Usually 1 space per 30-40m² of floor area (varies by use)
Setbacks: Often minimal or zero on street frontage to maintain active street frontages
Signage: Controlled to maintain town character
Industry Zone
Industrial areas in Mareeba (mainly Walsh Street area and northern industrial precinct) for manufacturing, warehousing, transport, and trade industries. Separated from residential areas to avoid amenity conflicts.
Typical Uses:
- ✓Warehouse, storage, logistics
- ✓Manufacturing, processing
- ✓Trade supplies (building, rural supplies)
- ✓Service industry (mechanics, panel beaters)
- ✓Transport depots, truck yards
Not Allowed:
Residential uses generally prohibited in Industry Zone to avoid land use conflicts (noise, hours of operation, truck movements).
High-impact industries (e.g., chemical manufacturing, intensive animal processing) may require special assessment depending on location.
Special Purpose - Aviation Park Zone
A unique zone at Mareeba Airport specifically for aviation-related uses, aviation tourism, aviation industry businesses, and compatible commercial uses. Reflects Mareeba's role as a general aviation hub.
Typical Uses:
- ✓Aircraft hangars, maintenance facilities
- ✓Aviation training schools
- ✓Charter operations, scenic flights
- ✓Aviation museum, cafes, tourism facilities
- ✓Compatible commercial uses (with approval)
Special Conditions:
Development must not interfere with airport operations (height restrictions, wildlife attraction controls).
Residential uses prohibited due to aircraft noise and operational safety.
Overlays - Extra Rules That Apply
Overlays are special planning controls that apply on top of your base zone. They protect important features like flood areas, heritage sites, or airport operations. If your property has an overlay, you may need extra approvals or face additional restrictions.
Airport Environs Overlay
Where: Properties around Mareeba Airport (within the Australian Noise Exposure Forecast - ANEF 20+ contour and Obstacle Limitation Surface).
What it means: Height restrictions apply to buildings, structures, trees, and cranes to protect aircraft flight paths. Noise-sensitive uses (like bedrooms) may require acoustic treatment. Some uses may be restricted to prevent wildlife attraction (e.g., no open water bodies that attract birds).
Do I need approval? Yes, for any building or structure. Council must refer your application to aviation authorities for assessment.
Flood Hazard Overlay
Where: Properties in flood-prone areas near Barron River, Walsh River, Granite Creek, and other waterways. Includes defined flood zones from Council's flood mapping studies.
What it means: Habitable floors must be built above the Defined Flood Level (DFL) – usually 300-500mm above the predicted 1-in-100 year flood. Earthworks may require special approval. Some uses (like caravan parks, childcare centers) may be restricted in high-hazard flood areas.
Do I need approval? Yes, for buildings and material change of use. Flood reports and engineering certification often required.
Environmental Significance Overlay
Where: Properties with significant vegetation (remnant bushland, endangered regional ecosystems), habitat for threatened species, important wetlands, or riparian corridors.
What it means: Clearing native vegetation requires approval. Buffers may be required to protect waterways and habitat. Development may need to avoid or minimize impacts on significant environmental values. May require ecological assessment reports.
Do I need approval? Yes, for clearing vegetation or development that impacts environmental values. State vegetation clearing laws also apply.
Heritage Overlay
Where: Properties containing heritage-listed buildings or structures (mainly in Mareeba, Kuranda, Chillagoe town centres and historic sites like WWII airfields, old railway stations).
What it means: Demolition, external alterations, or additions to heritage buildings require approval. Works must respect the building's heritage significance, character, and setting. Some materials and design approaches may be required or prohibited.
Do I need approval? Yes, for demolition, external changes, or new buildings visible from the street. Internal works usually exempt.
Extractive Industry Resource Overlay
Where: Areas with known extractive resources (sand, gravel, rock) important for construction materials supply. Scattered across shire in areas of geological significance.
What it means: Protects access to extractive resources. Sensitive uses (like dwellings) may be restricted to avoid future conflicts with quarries. Ensures extractive industries remain viable without encroachment from incompatible uses.
Do I need approval? Depends on use. Dwellings and sensitive uses may require approval to demonstrate compatibility.
Temporary Local Planning Instruments (TLPIs)
A TLPI is a temporary planning control that Council can introduce quickly (without a full planning scheme amendment) to address an emerging issue or urgent planning matter. TLPIs last up to 2 years and can be extended once for another year.
Examples of Past/Current TLPIs
- •Extractive Industry Buffers: Temporary setbacks around quarries to prevent residential encroachment
- •Short-term Accommodation Controls: Temporary rules for Airbnb/holiday rentals in residential areas
- •Telecommunications Facility Standards: Height and setback requirements for mobile phone towers
Check for TLPIs: Always check with Council if any TLPIs apply to your property or proposed use. TLPIs can significantly change what's allowed even if the base planning scheme suggests it's permitted.
How to Check What Zone Your Property Is In
Method 1: Online Mapping (Easiest)
- Go to msc.qld.gov.au/online-mapping
- Search your property address or lot/plan number
- Click on your property – the zoning and overlays will display
- You can also turn on/off layers to see flood maps, heritage areas, environmental significance, etc.
Method 2: Property Search Tool
Use our Property Search tool to find detailed property information including zoning, overlays, rates, and more in one place.
Method 3: Contact Council
For complex questions or if you can't find your property online, contact Council's planning team:
Phone: 1300 308 461
Email: [email protected]
In person: 65 Rankin Street, Mareeba (counter open 8:30am-4:30pm weekdays)
Common Questions About Planning
Can I subdivide my rural property?
Most rural land in Mareeba Shire has a 60-hectare minimum lot size. This means you can only subdivide if:
- Your property is at least 120 hectares (to create two 60ha lots), OR
- Your property is in an area with a smaller minimum (check zoning code), OR
- You qualify for an exemption (e.g., boundary realignment between existing lots, excising a dwelling house lot under certain conditions)
The 60ha minimum is strictly enforced to protect agricultural viability. Very few exemptions are granted.
Do I need approval to build a house on my rural property?
Generally no, IF:
- Your lot is at least 60 hectares (or meets the minimum for your zone)
- The dwelling is for the owner or manager of the rural use (not just a rural residential lifestyle block)
- There's only one dwelling on the lot (unless approved as multiple dwellings)
- It complies with setbacks (usually 6m from all boundaries, but check zone code)
- No overlays apply that require approval (flood, environmental significance, heritage, airport environs)
You still need a building approval under the Building Act, but you don't need a development permit for "material change of use" from Council planning. However, if you have overlays, you'll need planning approval too.
Can I run a business from my home?
Home-based businesses are generally allowed in residential and rural zones if they meet conditions:
- No more than 2 employees (who don't live on-site)
- No customers visiting the property (online/mobile businesses)
- No external storage or display of goods
- No noise, odour, or traffic impacts on neighbours
- Usually limited to 30m² floor area for business use
If your business doesn't meet these conditions (e.g., retail shop, cafe, multiple staff, customer visits), you'll need a development application. Agricultural home businesses (rural zone) have more flexible rules.
What if I'm in a flood overlay?
You'll need a development permit for most buildings and material changes of use. Your application must include:
- A flood hazard assessment report from a qualified engineer
- Plans showing the finished floor level (must be above the Defined Flood Level)
- Details of flood-resilient construction and materials
- An evacuation plan if required
Building in flood areas is more expensive and risky. Consider flood insurance availability and resale value. Council may refuse applications in high-hazard flood areas for safety reasons.
How long does a development application take?
Simple applications: 15-20 business days (e.g., dwelling in low density residential, shed in rural zone)
Standard applications: 40-60 business days (e.g., subdivisions, commercial buildings, applications requiring referrals)
Complex applications: 90+ business days (e.g., large subdivisions, environmentally sensitive sites, public notification and submissions required)
Timelines can extend if your application is incomplete, requires additional information, or public notification results in submissions that need addressing. Engage a town planner for complex applications.
Need to Lodge a Development Application?
Pre-lodgement Meeting
Book a free pre-lodgement meeting with Council planners to discuss your proposal, requirements, and likelihood of approval. Highly recommended for complex applications.
Prepare & Lodge
Prepare plans, reports (e.g., flood, traffic, acoustic), and completed application form. Lodge online or in person. Pay application fee (varies by complexity – typically $500-$5,000+).
Assessment & Decision
Council assesses against planning scheme. May request more info. Decision is approve, approve with conditions, or refuse. You can appeal refusals to Planning & Environment Court.