Under the Residential Zones Technical Specifications, setbacks are determined by applying the minimum required distances between a building and the boundaries of the block.

The applicable setback requirements depend on: 

• the type of boundary (front, side or rear);
• the type of development (e.g. single dwelling, dual occupancy or multi-unit development);
• the residential zone;
• the date the subdivision was originally approved, as different setback tables apply to different subdivision periods; and
• the block size category

To determine the correct setback, identify the applicable residential zone, determine the original subdivision approval date, identify whether the block is classified as large, midsized or compact, and then apply the relevant setback table in the Residential Zones Technical Specifications.

Planning (Residential Zones) Technical Specifications 2026 (NI2026-303)) – Planning (Residential Zones) Technical Specifications 2026 | PDF

Certain building elements can extend into the required setback without being treated in the same way as the main building. These include:

• eaves or roof overhangs up to 600 mm;
• fascias, gutters, downpipes, light fittings and sun blinds;
• landings, steps or ramps that are no more than 1 m above finished ground level; and
• for side and rear setbacks only, certain additional elements such as rainwater tanks, clotheslines, hot water systems, chimneys, heating or cooling appliances, utility meters, unroofed pergolas, solar inverters and batteries.

Balconies are not included in the listed allowable setback encroachments, so they should not automatically be assumed to be permitted within the required setback.

Reference: Residential Zones Technical Specifications 2026 (NI2026-303), 14.5 Allowable setback encroachments – https://www.legislation.act.gov.au/View/ni/2026-303/current/PDF/2026-303.PDF

The second storey may need to be set further back from a boundary than the ground floor.

This helps reduce the apparent bulk of a two-storey building and provides greater separation from neighbouring properties. It can also assist with privacy and solar access.

So, even where the ground floor can be relatively close to a boundary, the upper floor may need to step back further.

Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), Assessment Outcome 14 Height, Bulk and Scale – Planning (Residential Zones) Technical Specifications 2026