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Code vs Impact Assessment in Queensland

Also known as: Code Assessable · Impact Assessable · code vs impact · DA assessment level

Every Queensland development application is one of two assessment levels: Code Assessable or Impact Assessable. The difference drives the entire risk profile — timeline, cost, certainty, and whether neighbours can object or appeal. Knowing which level applies to a listing before you make an offer is the single highest-leverage piece of intelligence you can have.

Code Assessable

Assessed against the relevant codes only (zone code, use code, applicable overlay codes). No public notification. No third-party appeal rights. Approval is typically a near-certainty if the proposal complies with the codes. Brisbane and Gold Coast Code Assessable medians sit around 35-65 business days. Approval rates exceed 90% in most zones. This is where mum-and-dad investors and small developers should focus.

Impact Assessable

Assessed against the entire planning scheme — including the Strategic Framework. Triggers a 15-business-day public notification period during which any person can lodge a properly-made submission. Submitters get appeal rights. Timelines stretch to 80-150 business days, often longer if Information Requests cycle. Approval rates are still high (typically 75-85%) but with significant condition burden and capacity for negotiated outcomes.

How to tell which applies

Each council planning scheme has a Categories of Development table for every zone. The table maps each use (Single Dwelling, Dual Occupancy, Multiple Dwelling, Townhouse, Rooming Accommodation, etc.) to one of: Accepted (no DA), Accepted Subject to Requirements, Code Assessable, or Impact Assessable. Casa Daily reads these tables for every listing and surfaces the assessment level in the morning brief.

FAQ

Common questions.

Can a Code Assessable proposal be refused?
It can, but it's rare. Refusal usually requires demonstrable non-compliance with the codes that can't be conditioned away. The more common outcome is approval with conditions that require design tweaks at operational works stage.
Can I appeal a refusal?
Yes — applicant appeals go to the Planning and Environment Court. Submitter appeals (Impact Assessable only) likewise. Court timelines run 6-18 months and costs typically $30,000-$150,000+, so most disputes settle through council-led mediation.

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