When you need OPW
OPW is required whenever your project involves: significant earthworks (typically >50m³ in LDR/LMR zones), retaining walls over 1m, stormwater drainage modifications, road frontage works (driveway crossovers, footpath crossings), or services connections requiring trenching across council land. Most subdivisions and townhouse developments trigger OPW; secondary dwellings and dual occupancy on flat suburban lots often don't.
OPW vs Building Works
Building Works (BW) covers the buildings themselves — frame, roof, fit-out — and is regulated through a private building certifier under the Building Act, not the Planning Act. OPW covers the works around and beneath the building — slab, retaining, services. The two run on parallel timelines.
Typical OPW cost
A 1→2 lot Code Assessable Brisbane subdivision typically incurs $40-90K of OPW construction (services connection, road frontage, retaining if required) plus $1,500-$3,500 in council OPW application fees and $5-10K of civil engineering design.
FAQ
Common questions.
- Can I lodge OPW at the same time as RoL?
- Yes — OPW is often lodged in parallel with the RoL or MCU and runs concurrently. This shaves 2-4 months off the total project timeline compared to sequential lodgement.
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