Understand Canberra's
New Planning Rules

Under the Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), private open space requirements are determined by the type of residential development, zone, block size, and, in some cases, dwelling size.

Specifically:

• Single dwellings (Specification 11.1):

  The minimum private open space is based on the block size:

  • Large blocks: 60% of the block area.
  • Mid-sized blocks: 40% of the block area.
  • Compact blocks: 30% of the block area.

• Multi-unit housing in RZ1 and RZ2 zones (Specification 11.2):

  At least 30% of the total site area must be allocated to one or more of the following:

  • Communal open space meets specification 11.4 (of the planning instrument) ;and/or
  • Principal private open space meets specification 11.6 (of the planning instrument) ; and/or
  • Private open space with a minimum dimension of 4 metres.

• Multi-unit housing in RZ3, RZ4 and RZ5 zones (Specification 11.3):

  The required open space depends on the number and type of dwellings. For developments with fewer than 20 dwellings:

  • Apartment developments must provide at least 20% of the total site area as communal open space.
  • Non-apartment developments must provide at least 20% of the total site area as communal open space and/or private open space meeting the specified minimum dimensions.

Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), Assessment Outcome 11 – Planning (Residential Zones) Technical Specifications 2026 | PDF

For a single dwelling on a large block, at least 60% of the block must be kept as private open space. Under the 2025 rules, this was 60% of the block minus 50 m², and part of the open space had to be at least 6 metres wide. The 2026 rules remove these extra conditions, making the requirement simpler. The required private open space can also include features such as pergolas, retaining walls, planter beds, rainwater tanks, clotheslines, and heating or cooling equipment.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), Assessment Outcome 11.1 – Planning (Residential Zones) Technical Specifications 2026 | PDF

The minimum size of your principal private open space has not changed, whether you are building a house or a multi-unit development. For single dwellings, the 2026 rules are more flexible about where the space can be located and make it clear that it cannot include features such as swimming pools or retaining walls. For multi-unit housing, the required size stays the same, but the detailed rules about being next to a living room, screening from the street, facing the right direction, and receiving sunlight have been removed from this provision.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), Assessment Outcome 11.15-11.6 – Planning (Residential Zones) Technical Specifications 2026 | PDF

Yes. A dual occupancy adjoining public open space may be subject to specific planning requirements, particularly setback requirements for boundaries adjoining public open space.

In addition, the Missing Middle Housing Design Guide recommends designing the development to create a positive relationship with the open space, including landscaping, passive surveillance, appropriate privacy and minimising overshadowing.

The exact requirements depend on the block, zone, building height and the particular boundary adjoining the public open space.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303) – https://www.legislation.act.gov.au/View/ni/2026-303/current/PDF/2026-303.PDF & ACT Missing Middle Housing Design Guide – ACT Missing Middle Housing Design Guide

Yes. A dual occupancy must be designed to provide appropriate privacy between the two dwellings and from neighbouring properties.

The current ACT residential requirements address privacy through the location and design of windows, balconies, decks and private open spaces, particularly where they could create direct overlooking. Depending on the layout, the design may need to use measures such as building orientation, separation, privacy screening, fencing, landscaping, louvres or other architectural screening to limit overlooking.

The Missing Middle Housing Design Guide also requires privacy to be considered when locating balconies and private open spaces. These areas should be positioned to minimise overlooking of neighbouring private open spaces, with landscaping, fencing and integrated architectural screening used where appropriate.

The exact privacy treatment required will depend on the position, level and orientation of each dwelling and its relationship to neighbouring properties.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303) – https://www.legislation.act.gov.au/View/ni/2026-303/current/PDF/2026-303.PDF & Planning (Missing Middle Housing) Design Guide 2026 (NI2026-312) – Section 5.2C Privacy and Outlook –https://www.planning.act.gov.au/__data/assets/pdf_file/0020/3092411/ACT-Missing-Middle-Housing-Design-Guide.pdf?

For a dual occupancy, privacy between the two dwellings should be considered as part of the overall design. The Missing Middle Housing Design Guide provides general guidance for multi-dwelling development on minimising overlooking between dwellings, balconies and private open spaces, including through appropriate siting, landscaping, fencing and screening.

These are design considerations applicable to missing-middle housing generally, rather than privacy rules written specifically for dual occupancy.

Reference: Planning (Missing Middle Housing) Design Guide 2026 – 5.2C Privacy and Outlook – ACT Missing Middle Housing Design Guide

Not necessarily. Upper-floor windows do not automatically need privacy screens. The design must appropriately address privacy and overlooking under the applicable ACT planning provisions and design guidance.

The Missing Middle Housing Design Guide recommends designing private spaces and openings to minimise overlooking and identifies measures such as building and window positioning, landscaping, louvres, screens, battens and other architectural treatments where additional privacy is needed.

A privacy screen is therefore one possible design solution, rather than an automatic requirement for every upper-floor window.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), Assessment Outcome 16 – https://www.legislation.act.gov.au/View/ni/2026-303/current/PDF/2026-303.PDF & Missing Middle Housing Design Guide 2026,5.2C Privacy and Outlook – https://www.planning.act.gov.au/__data/assets/pdf_file/0020/3092411/ACT-Missing-Middle-Housing-Design-Guide.pdf

The number of parking spaces you need depends on the type of housing. A regular house needs 2 spaces, while a single-bedroom home on a compact block needs 1 space. A secondary residence needs 1 extra space, multi-unit developments follow specific parking rates, and co-housing needs a shared parking area that is hidden from public view. Larger developments with 40 or more homes also need a short-stay parking space for delivery vehicles.

Parking spaces do not have to be covered. They must be placed in the right location, stay within the property boundary, and tandem parking is only allowed when the spaces serve the same dwelling.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303)- Assessment Outome 27.1 & 27.3 – Planning (Residential Zones) Technical Specifications 2026 | PDF

Yes. Parking spaces can be arranged in tandem for a dual occupancy, but the tandem spaces must belong to the same dwelling.

This means one dwelling can have two cars parked one behind the other, but a parking space belonging to one dwelling cannot be used in tandem with a parking space belonging to the other dwelling.

Parking must also:

• stay within the property boundaries;
• generally not be located in the front zone, subject to specified exceptions;
• be at least 1.5 m from habitable-room windows or doors of another dwelling; and
• be located within 50 m of the dwelling it serves.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303) – Requirement 27.3, Car Parking – Planning (Residential Zones) Technical Specifications 2026 

Not necessarily a requirement for a physical fence between the two dwellings. For a dual occupancy, the ACT planning framework focuses on providing appropriate privacy, private open space, landscaping and separation rather than imposing a blanket rule that the dwellings must be divided by a boundary fence.

The Missing Middle Housing Design Guide recognises dual occupancies with private yards as well as shared/common areas, such as landscaping associated with a shared driveway. This means the appropriate treatment between the dwellings will depend on the proposed layout and how private and shared spaces are designed.

Where a fence is proposed, separate planning requirements may apply to the location and height of the fence, particularly where it is near the street/front boundary. ACT Planning notes that fences within the area between the front boundary and building line are generally not DA-exempt under the standard fencing exemption.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303) – Planning (Residential Zones) Technical Specifications 2026

Having a window facing a neighbour does not automatically mean there is an overlooking problem.

The main concern is whether someone can easily look from the new dwelling into areas where a neighbour would normally expect privacy, particularly their private open space or habitable rooms.

Depending on the layout, privacy can often be addressed through the position and height of windows, obscure glazing, screening, sill heights, or changing the orientation of balconies and windows.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303) – Planning (Residential Zones) Technical Specifications 2026