Do eaves count when measuring building setbacks?
Yes, but an eave can extend into the required setback by up to 600 mm.
For example, if the wall of a house is positioned at the required setback line, an eave extending 500 mm beyond that wall into the setback can be permitted under 14.5(a).
An eave wider than the permitted 600 mm horizontal width cannot rely on this particular encroachment allowance for the excess portion.
Reference: Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), 14.5(a) – Encroachments into the minimum setback – Planning (Residential Zones) Technical Specifications 2026 | PDF
Short Answer
Yes, eaves are considered in relation to building setbacks, but they are specifically permitted to encroach into the minimum setback within certain limits.
Under the current Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), 14.5 – Encroachments, an eave or roof overhang with a horizontal width of no more than 600 mm is permitted to encroach into the minimum setback.
This means the main building setback is not measured to the outer edge of a complying eave simply because that eave extends into the setback.
Detailed Explanation
The Planning (Residential Zones) Technical Specifications 2026 (NI2026-303), 14.5 – Encroachments into the minimum setback expressly permits:
14.5(a) – an eave or roof overhang with a horizontal width of not more than 600 mm.
Accordingly, an eave does not have to remain entirely behind the minimum building setback line where it satisfies this provision. The setback applies to the building subject to the expressly permitted encroachments identified in 14.5.
Other permitted encroachments under 14.5 include fascias, gutters, downpipes, light fittings and sun blinds; qualifying landings, steps and ramps; and certain additional elements specifically permitted within side and rear setbacks.
No minimum block size does not remove the need for planning assessment.
Would you like to know what these rules mean for your property?
Get a Planning Assessment prepared by our experienced planning team.