Northern Territory · Planning guide
Height and setback rules in the NT
Height and setbacks for houses in the Northern Territory come from Part 5 of the NT Planning Scheme 2020. Clause 5.2.1 limits buildings outside Alice Springs to the height in Table B for the zone and use, or two storeys to a maximum of 8.5m where the zone and use are not in the table, with a separate Table A for Alice Springs. Clause 5.4.3 Table A sets residential setbacks in the urban zones at 6m to the primary street, 2.5m to a secondary street and 1.5m to side and rear boundaries for one and two storey buildings, with larger setbacks above two storeys and a 1m side or rear option for low walls with limited openings. Clause 5.4.3.3 allows zero side setbacks and 3m front setbacks on lots under 600m2 in newer subdivisions.
Sources read on 9 September 2026. Provisions are quoted word for word from the instrument.
Building height
Clause 5.2.1 General Height Control applies across the Scheme except for telecommunications facilities, chimneys, flagpoles, aerials, lift housings and places where clause 5.9 sets a location specific control. Outside Alice Springs, sub-clause 6 caps building height at the figure in Table B for the zone and use, or at two storeys to a maximum of 8.5m where the zone and use do not appear in Table B. Zones LR and LMR are not in Table B, so the two storey and 8.5m limit is the default for houses there.
Table B gives Zone MR 3 storeys where the site abuts Zone LR or sits opposite Zone LR across a narrow street inside the Darwin inner and mid suburbs area plans, and 4 storeys otherwise. Zone HR is 8 storeys. In the Municipality of Alice Springs sub-clause 5 and Table A apply instead, with Zones MR, C, SC and TC at 3 storeys to a maximum of 14m and Zone CB at 8 storeys to a maximum of 34m.
The height control is discretionary in most places: the consent authority may consent to a taller building if satisfied the height suits the intended character and amenity of the area, having regard to nearby building heights and measures that mitigate overshadowing and overlooking. It must not do so in Alice Springs, or on Zone MR land abutting Zone LR.
5. The building height of a development in the Municipality of Alice Springs is not to exceed: (a) the maximum building height for the zone and use as specified in table A to this clause; or (b) two storeys to a maximum of 8.5m if the zone and use is not included in table A to this clause. 6. The building height in all other areas is not to exceed: (a) the maximum building height for the zone and use as specified in table B to this clause; or (b) two storeys to a maximum of 8.5m if the zone and use is not included in table B to this clause.
Read the source · retrieved 9 September 2026
MR Development on a site in zone MR abutting a site in Zone LR 3 storeys All other uses 4 storeys HR All uses 8 storeys MR, C, SC and TC All uses 3 storeys to a maximum of 14m CB All uses 8 storeys to a maximum of 34m
Read the source · retrieved 9 September 2026
2. The consent authority must not consent to a development in Alice Springs that is not in accordance with sub-clause 5. 3. The consent authority must not consent to a development on land in Zone MR abutting land in Zone LR that is not in accordance with sub-clause 6. 4. Except as set out in sub-clause 3, the consent authority may consent to a development that is not in accordance with sub-clause 6 if it is satisfied the building height is consistent with the intended character and amenity of the area, having regard to: (a) the heights of other buildings in the immediate vicinity; and (b) measures taken to mitigate potential impacts (such as unreasonable overshadowing, or overlooking of dwellings and private open space) on abutting properties. (2) Basements that protrude less than 1m from ground level are not considered as a storey for the purposes of this clause.
Read the source · retrieved 9 September 2026
Residential setbacks in the urban zones
Clause 5.4.3 sets the setbacks for residential buildings and ancillary structures in every zone except CB, LI, GI and DV. Buildings are set back in accordance with the relevant table, or with a building setback plan in Schedule 9 where one exists. Table A covers zones other than the rural zones RR, RL, R, H and A.
For one and two storey buildings Table A requires 6m to the primary street for residential buildings and ancillary structures with external walls, 4.5m for ancillary structures and balconies without external walls, and 3m for shade sails up to 2.5m high. The secondary street setback is 2.5m for residential buildings and 1.5m for open ancillary structures and balconies. Side and rear setbacks are 1.5m, or 1m for a wall that has only fixed opaque or high sill openings, is no more than 3.5m high and no more than 9m long.
Above two storeys the primary street setback rises to 7.5m and side and rear setbacks to 3m for walls with habitable room windows, verandahs or balconies facing the boundary, staying at 1.5m for walls with only non-habitable rooms or no facing openings. Roof structures including gutters and eaves may encroach no more than 0.9m into a setback. Zones MR and HR use Table B with 6m front, 4.5m secondary street and 3m side and rear setbacks for the first four storeys, and Zone C uses Table C.
1. This clause does not apply in Zones CB, LI, GI and DV. 6. Subject to clause 5.2.7, building setbacks of residential buildings and ancillary structures are to be set back from lot boundaries in accordance with: (a) the relevant table to this clause; or (b) any setbacks established in a building setback plan that is included in Schedule 9. 8. Unless detailed in a table to this clause or within a building setback plan in Schedule 9, no part of the roof structure, including gutters and eaves, is to encroach more than 0.9m into the minimum building setbacks (subject to the Building Code of Australia) from the lot boundaries.
Read the source · retrieved 9 September 2026
Primary street frontage 6m for residential buildings, and ancillary structures with external walls and 4.5m for ancillary structures and balconies without external walls or 3m for shade sails, to a maximum height of 2.5m at the minimum setback Secondary street frontage 2.5m for residential buildings and 1.5m for ancillary structures and balconies without external walls. or 0.9m for shade sails, to a maximum height of 2.5m at the minimum setback
Read the source · retrieved 9 September 2026
1.5m for residential buildings and ancillary structures or 1m, provided that the subject wall: • only includes openings that are either glazed in an opaque material and cannot be opened, or have a sill height of 1.6m or greater; • does not extend beyond a maximum height of 3.5m; and • does not extend beyond a maximum length of 9m except shade sails which may be setback 0.9m to a maximum height of 2.5m at minimum setback 3m for residential buildings with • habitable rooms with windows or doors facing the subject boundary; and • verandahs and/ or balconies facing the subject boundary; and • shade sails or 1.5m for residential buildings where the subject wall only includes: • non-habitable rooms; • habitable rooms without windows and/ or doors facing the boundary; and • ancillary structures, whether with or without external walls excluding, verandahs, balconies or shade sails
Read the source · retrieved 9 September 2026
7.5m for residential buildings, and ancillary structures with external walls and 4.5m for ancillary structures without external walls Primary street frontage 6m for residential buildings and ancillary structures 3m for balconies Secondary street frontage 4.5 m for residential buildings and ancillary structures 1.5m for balconies Side and rear lot boundaries 3m for residential buildings, ancillary structures and balconies
Read the source · retrieved 9 September 2026
Reduced setbacks on small lots
Clause 5.4.3.3 gives single houses on smaller lots a set of reduced setbacks, provided no Schedule 9 setback plan applies. On a lot from 300m2 to under 600m2 a zero setback to one side boundary is allowed where that boundary is internal to the subdivision that created the lot and the lot was created after Amendment No. 320 on 26 March 2014. The table allows a 3m primary street setback on those lots, and 4.5m on lots of 600m2 or more, with conditions about garages staying 6m back and offsetting the reduction with extra private open space or extra setback elsewhere.
The consent authority must not consent to a dwelling-single under this clause that fails sub-clauses 4, 5 and 6, so these reductions are a fixed entitlement rather than a discretion. Any wall using a zero setback must be built to the boundary with no gap.
3. Any part of a dwelling utilising a zero building setback shall have its external wall erected to the boundary with no gap. 4. Despite Table A to clause 5.4.3, a dwelling-single on a lot less than 600m2 but not less than 300m2 may, in accordance with the table to this clause, have a zero building setback to a side boundary, providing: (a) that boundary is internal to the subdivision that created the lot; and (b) that lot was created after the inclusion of this clause to the Planning Scheme (Amendment No. 320, introduced on 26 March 2014).
Read the source · retrieved 9 September 2026
300m2 to less than 450m2 Zero setback is permitted to no more than one side boundary of the lot. 3m to the primary street frontage. 450m2 to less than 600m2 Zero setback is permitted to one side boundary of the lot only where a 3m setback is provided to the other side boundary. 3m to the primary street frontage. 600m2 or greater 4.5m to the primary street frontage.
Read the source · retrieved 9 September 2026
5. Despite Table A to clause 5.4.3 a dwelling-single on a lot less than 600m2 but not less than 300m2 may, in accordance with the table to this clause, have a reduced front setback to habitable rooms only, providing: (a) the area of the reduction is to allow an equal increase to the minimum provision of compliant private open space in accordance with clause 5.4.6; (b) that any garages or carports have a front setback no less than 6m; and (c) a landscaped area is included along the front boundary that will provide visual amenity to the public road.
Read the source · retrieved 9 September 2026
Private open space
Clause 5.4.6 pairs with the setbacks. A dwelling-group unit, a dwelling-single on a lot under 450m2 and a dwelling-independent each need an Area A of 45m2 open vertically to the sky with no dimension under 1.5m, at least half of it permeable and including a 5m2 deep soil planting area, plus an Area B of 24m2 of dimensioned space with no dimension under 4m that may be covered. The space must be directly accessible from the dwelling and located for outlook and privacy.
2. Private open space should: (a) satisfy the minimum area, dimensions and open to the sky requirements contained in the table to this clause; (d) ensure that at least half of the private open space is permeable to allow stormwater infiltration and lessen stormwater runoff from the site; (e) include at least one area of at least 5m2, with no dimension less than 1.5m, for the deep soil planting of trees and vegetation for shade or screening; Dwelling-group Dwelling-single on a lot less than 450m2 Dwelling-independent in addition to the private open space requirement for the dwelling - single A. 45m2, open vertically to the sky, with no dimension less than 1.5m; and B. 24m2, all or partly covered, with no dimension less than 4m.
Read the source · retrieved 9 September 2026
Departures and who decides
A Permitted house that meets these numbers needs no development permit. One that departs from a setback becomes Merit Assessable, and the consent authority may consent to the reduced setback only if satisfied it is consistent with the purpose of clause 5.4.3 and appropriate to the site having regard to location, scale and impact on neighbours. Clause 5.2.7 adds specific setbacks for non-residential development adjacent to the residential zones.
3. The consent authority may consent to a development that is not in accordance with sub-clause 6-8 only if it is satisfied that the reduced setback is consistent with the purpose of this clause and it is appropriate to the site having regard to such matters as its location, scale and impact on adjoining and nearby property.
Read the source · retrieved 9 September 2026
What changes council by council in Northern Territory
The state instruments set the frame. These points are set by each council's own instrument or mapping, so the answer for an address depends on which council it sits in.
- NT councils do not make planning schemes. The zone comes from the NT Planning Scheme 2020 zone maps, and it decides whether Table A, Table B or Table C to clause 5.4.3 applies and which row of the height tables governs.
- Whether the site is in the Municipality of Alice Springs, where Table A to clause 5.2.1 applies and the consent authority has no discretion on height.
- Whether the land is within the Darwin Inner Suburbs or Mid Suburbs Area Plan, which changes the Zone MR height row.
- Building setback plans in Schedule 9 replace the Table A setbacks for particular land, and zero or 300mm setbacks shown on them apply only to the nominated boundary.
- Location specific development requirements in clause 5.9 replace the general height control in Darwin City Centre, Palmerston City Centre, Alice Springs Town Centre and the village precincts.
Council pages in Northern Territory
For your address
How the $150 report settles this for one site
A Casa preliminary planning report reads the NT Planning Scheme zone, any Schedule 9 setback plan, the area plan and the Part 3 overlays mapped at your parcel, and sets out the height limit under clause 5.2.1 and the setbacks and private open space under clauses 5.4.3, 5.4.3.3 and 5.4.6 that apply to a house at that address, including whether the small lot reductions are available. It describes the Permitted envelope, not a certified compliance check.
Common questions
How high can I build a house in Darwin?
In Zones LR and LMR, which are not in Table B to clause 5.2.1, the limit outside Alice Springs is two storeys to a maximum of 8.5m. The consent authority may approve more if satisfied the height suits the area's character and amenity, except on Zone MR land abutting Zone LR.
What is the front setback for a house in the NT?
Table A to clause 5.4.3 requires 6m to the primary street for one and two storey residential buildings and 7.5m above two storeys. On lots from 300m2 to under 600m2 clause 5.4.3.3 allows 3m to habitable rooms if the reduction is offset with extra private open space and garages stay 6m back, and 4.5m on lots of 600m2 or more with an offsetting increased setback.
Can I build on the side boundary in the NT?
On a lot from 300m2 to under 450m2 a zero setback is permitted to one side boundary, and from 450m2 to under 600m2 to one side where the other side has a 3m setback, provided the boundary is internal to the subdivision and the lot was created after 26 March 2014. Otherwise the side setback is 1.5m, or 1m for a low wall with limited openings.
How far must eaves stay from the boundary?
Clause 5.4.3(8) says no part of the roof structure, including gutters and eaves, may encroach more than 0.9m into the minimum setback unless a table or a Schedule 9 setback plan says otherwise.
Are the height limits different in Alice Springs?
Yes. Table A to clause 5.2.1 applies in the Municipality of Alice Springs, for example 3 storeys to a maximum of 14m in Zones MR, C, SC and TC and 8 storeys to a maximum of 34m in Zone CB, and the consent authority must not consent to a building that exceeds it.
Sources read for this guide
- NT Planning Scheme 2020, Part 5 Development Requirements, Northern Territory Governmentread 9 September 2026
Not covered here
- Part 5 quotes were taken from Casa's cached copy of the nt.gov.au PDF (fetched 2026-09-08, file dated June 2026, no version number stated in the text) and re-read 2026-09-09.
- Tables A and B to clause 5.4.3 and Tables A and B to clause 5.2.1 are multi-column layouts. Cells are quoted in reading order with the column stated in the clause field, and the Table B row for Zone MR sites opposite Zone LR across a narrow street is summarised in prose rather than quoted.
- Table D to clause 5.4.3 (rural zones RR, RL, R, H and A) and Table C (Zone C) were read but not quoted.
- Clause 5.4.3.3 Requirement 6 (lots over 600m2) is summarised in prose and not quoted.
- Private open space for dwellings-single on lots of 450m2 or more appears in the same table and was not extracted, so the guide states the figure only for lots under 450m2.
More NT guides
- Granny flat rules in the NT
- Dual occupancy rules in the NT
- Subdivision rules in the NT
- Fast-track approvals in the NT
- Do I need a DA in the NT?
Height, setback and site coverage rules in other states
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