Questions & Answers

How is overlooking assessed?

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 

Last reviewed: 27 August 2026 Information current as at: 1 September 2026

Short Answer

Overlooking is assessed by considering whether windows, balconies, decks or other elevated areas could create unreasonable direct views into neighbouring private areas.

For a dual occupancy, we would review the location and design of upper-level windows and elevated private open spaces and determine whether privacy measures are required.

Detailed Explanation

For a current dual-occupancy application, overlooking and privacy need to be considered against the applicable Residential Zones Policy together with the Planning (Residential Zones) Technical Specifications 2026 (NI2026-303) and, where applicable to the development type, the Planning (Missing Middle Housing) Design Guide 2026 (NI2026-312). Both 2026 instruments commenced on 1 July 2026.

The assessment is not simply whether an upper-storey window exists. We would consider matters such as:

  • whether there is a direct line of sight toward adjoining private areas;
  • the separation between the proposed dwelling and neighbouring development;
  • the orientation, height and sill level of windows;
  • whether the window serves a habitable room;
  • overlooking from balconies, decks or other elevated areas; and
  • whether screening, obscure glazing or another design response adequately protects privacy.

For a dual occupancy, we would also consider privacy between the two proposed dwellings themselves, not only impacts on existing neighbours.

Key Point

No minimum block size does not remove the need for planning assessment.

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