South Australia · Planning guide
Height and setback rules in SA
In South Australia height, site coverage and setbacks are set by the Planning and Design Code zone that applies to your site, as design standards written as performance outcomes with deemed-to-satisfy criteria. In the General Neighbourhood Zone the deemed-to-satisfy criteria are a maximum site coverage of 60%, a building height of no more than 2 building levels and 9m with a 7m wall, a primary street setback tied to the neighbours or 5m, a 900mm secondary street setback, side setbacks starting at 900mm and rear setbacks starting at 3m or 4m depending on site size. Other zones use different figures, some set through technical and numeric variations mapped to the land. Meeting the criteria gives a deemed-to-satisfy pathway, and missing them means a merit assessment against the performance outcome.
Sources read on 9 September 2026. Provisions are quoted word for word from the instrument.
Where the design standards come from
The Code writes built form rules as pairs. A performance outcome (PO) says what the design must achieve. A deemed-to-satisfy criterion or designated performance feature (DTS/DPF) gives a number that will generally achieve it. Zone policies sit above the general development policies, and a subzone or overlay sits above the zone.
A DPF, including a technical and numeric variation, is a guide to what generally satisfies the performance outcome. It does not have to be met if the outcome is achieved another way, but it is the number that gets a design onto the deemed-to-satisfy pathway. The figures in this guide are from the General Neighbourhood Zone. Other zones have their own.
In order to assist a relevant authority to interpret the performance outcomes, in some cases the policy includes a standard outcome which will generally meet the corresponding performance outcome (a designated performance feature or DPF). A DPF, including a Technical and Numeric Variation (TNV) or other numeric value which forms part of a DPF, provides a guide to a relevant authority as to what is generally considered to satisfy the corresponding performance outcome but does not need to necessarily be satisfied to meet the performance outcome, and does not derogate from the discretion to determine that the outcome is met in another way, or from the need to assess development on its merits against all relevant policies.
Read the source · retrieved 9 September 2026
(a) the provisions of an overlay will prevail over all other policies applying in the particular case; and (b) a subzone policy will prevail over a zone policy or a general development policy; and (c) a zone policy will prevail over a general development policy.
Read the source · retrieved 9 September 2026
Site coverage and building height
In the General Neighbourhood Zone the site coverage criterion is that the development does not result in site coverage exceeding 60%. The building height criterion, which excludes garages, carports and outbuildings, is no more than 2 building levels and 9m, with a wall height no greater than 7m not counting a gable end.
Zones intended for taller housing carry different figures, and some zones state their height limit through a Maximum Building Height technical and numeric variation. The rules of interpretation say the operative variation is the one spatially mapped to the site.
Building footprints allow sufficient space around buildings to limit visual impact, provide an attractive outlook and access to light and ventilation. The development does not result in site coverage exceeding 60%. Buildings contribute to a low-rise suburban character. Building height (excluding garages, carports and outbuildings) no greater than 2 building levels and 9m and wall height that is no greater than 7m (not including a gable end).
Read the source · retrieved 9 September 2026
Street setbacks
The primary street setback in the General Neighbourhood Zone follows the neighbours. Where there are existing buildings on both abutting sites on the same frontage, the minimum is their average setback minus 1m. Where there is one abutting building not on a corner, it is that building's setback minus 1m. Where there is no abutting building on either side, the minimum is 5m. Verandahs, porches, balconies, awnings and bay windows can project up to 1.5 metres into the minimum.
The secondary street setback is at least 900mm, or the same distance as an adjoining building that is already closer than 900mm.
Buildings setback from the primary street boundary in accordance with the following table: Development Context Minimum setback There is an existing building on both abutting sites sharing the same street frontage as the site of the proposed building. The average setback of the existing buildings on the abutting sites minus 1m. There is an existing building on only one abutting site sharing the same street frontage as the site of the proposed building and the existing building is not on a corner site. The setback of the existing building minus 1m. There is no existing building on either of the abutting sites sharing the same street frontage as the site of the proposed building. 5m
Read the source · retrieved 9 September 2026
(b) any proposed projections such as a verandah, porch, balcony, awning or bay window may encroach not more than 1.5 metres into the minimum setback prescribed in the table
Read the source · retrieved 9 September 2026
Building walls are set back from the boundary of the allotment with a secondary street frontage: (a) at least 900mm or (b) if a building (except for ancillary buildings and structures) on any adjoining allotment is closer to the secondary street than 900mm, not less than the distance of that building from the boundary with the secondary street.
Read the source · retrieved 9 September 2026
Side setbacks and boundary walls
Side setbacks in the General Neighbourhood Zone scale with wall height and orientation. A wall up to 3m high can be 900mm from the boundary. A taller wall that does not face south needs 900mm plus one third of the height above 3m. A taller south-facing wall needs 1.9m plus one third of the height above 3m, which protects the neighbour's sunlight.
Walls on the boundary are allowed on one side only, unless the dwelling is a central row or terrace dwelling. A boundary wall must either match an existing wall next door for the same or lesser length and height, or stay within 3m in wall height, 11.5m in length, 45% of the boundary length combined with other boundary walls, and 3m clear of any other boundary wall on the site. Semi-detached, row and terrace dwellings keep 900mm from side boundaries shared with allotments outside the development site.
Other than walls located on a side boundary, building walls are set back from side boundaries in accordance with the following: (a) where the wall height does not exceed 3m - at least 900mm (b) for a wall that is not south facing and the wall height exceeds 3m - at least 900mm from the boundary of the site plus a distance of 1/3 of the extent to which the height of the wall exceeds 3m from the top of the footings (c) for a wall that is south facing and the wall height exceeds 3m - at least 1.9m from the boundary of the site plus a distance of 1/3 of the extent to which the height of the wall exceeds 3m from the top of the footings.
Read the source · retrieved 9 September 2026
Except where the building is a dwelling and is located on a central site within a row dwelling or terrace arrangement, side boundary walls occur only on one side boundary and satisfy (a) or (b) below: (a) side boundary walls adjoin or abut a boundary wall of a building on adjoining land for the same or lesser length and height (b) side boundary walls do not: (i) exceed 3m in wall height (ii) exceed 11.5m in length (iii) when combined with other walls on the boundary of the subject development site, exceed a maximum 45% of the length of the boundary (iv) encroach within 3m of any other existing or proposed boundary walls on the subject land. Dwelling walls in a semi-detached, row or terrace arrangement are setback at least 900mm from side boundaries shared with allotments outside the development site.
Read the source · retrieved 9 September 2026
Rear setbacks
Rear setbacks in the General Neighbourhood Zone depend on site size and storey. On a site smaller than 301m2 the ground floor must be 3m from the rear boundary and any upper level 5m. On a site of 301m2 or more the ground floor must be 4m back and any upper level 6m. Ancillary buildings and structures are excluded from this rule and have their own criteria in DTS/DPF 11.1, including a 60m2 floor area cap and a requirement to sit behind the dwelling's building line.
Building walls (excluding ancillary buildings and structures) are set back from the rear boundary at least: (a) if the size of the site is less than 301m2— (i) 3m in relation to the ground floor of the building (ii) 5m in relation to any other building level of the building (b) if the size of the site is 301m2 or more— (i) 4m in relation to the ground floor of the building (ii) 6m in relation to any other building level of the building.
Read the source · retrieved 9 September 2026
Residential ancillary buildings are sited and designed to not detract from the streetscape or appearance of primary residential buildings on the site or neighbouring properties. Ancillary buildings satisfy (a) to (k), inclusive: (a) are ancillary to a dwelling erected on the same site (b) have a floor area not exceeding 60m2 (c) are not constructed, added to or altered so that any part is situated: (i) in front of any part of the building line of the dwelling to which it is ancillary
Read the source · retrieved 9 September 2026
What happens if a design misses a number
Missing one deemed-to-satisfy figure does not mean refusal. The Act says the compliant elements are taken to have consent and the rest is assessed on merit against the performance outcome, with refusal reserved for proposals seriously at variance with the Code. A performance assessed dwelling is notified to adjacent owners unless the zone's notification table excludes it, and the relevant authority weighs any representations.
In a case where proposed development is to be assessed as code assessed development and the development cannot be assessed, or fully assessed, as deemed-to-satisfy development, the development will be assessed on its merits against the Planning Rules. to the extent that paragraph (b) applies—the development must not be granted planning consent if it is, in the opinion of the relevant authority, seriously at variance with the Planning and Design Code (disregarding minor variations).
Read the source · retrieved 9 September 2026
What changes council by council in South Australia
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.
- SA has no council planning schemes. The zone at a site is set by the Planning and Design Code and mapped spatially, and each zone carries its own height, coverage and setback criteria, so the figures differ by zone and location rather than by council.
- Zones that use Maximum Building Height or other technical and numeric variations take their figure from the variation mapped to the site, indexed in Part 6 of the Code.
- Subzones prevail over the zone and can alter height, setback or coverage criteria in a defined area.
- Overlays such as Character Area, Historic Area, heritage, airport building heights and coastal overlays prevail over the zone and can add their own height and siting policies or remove the deemed-to-satisfy pathway.
- Concept plans in Part 12 can apply to particular sites and are listed in the zone's DTS/DPF 10.1.
For your address
How the $150 report settles this for one site
A Casa preliminary planning report reads the Code zone, subzone, overlays and any mapped technical and numeric variations at your parcel from the SA planning database and sets out the site coverage, height, street, side and rear setback and boundary wall criteria that apply to a dwelling there, together with the overlay exclusions that would move the design to performance assessment. It describes the deemed-to-satisfy envelope for that address rather than certifying any design against it.
Common questions
How high can I build a house in SA?
It depends on the zone. In the General Neighbourhood Zone the deemed-to-satisfy criterion is no more than 2 building levels and 9m, with a wall height no greater than 7m not including a gable end. Other zones set different limits, some through a mapped technical and numeric variation.
What is the front setback in SA?
In the General Neighbourhood Zone it follows the neighbours: the average setback of the buildings on both abutting sites minus 1m, or the single abutting building's setback minus 1m, or 5m where neither abutting site has a building. Projections such as a verandah or porch can encroach up to 1.5 metres.
Can I build on the side boundary in SA?
In the General Neighbourhood Zone, yes on one side only, where the wall matches an existing neighbouring boundary wall or stays within 3m high, 11.5m long and 45% of the boundary combined with other boundary walls, and at least 3m from any other boundary wall on the site.
What is the side setback for a two storey house?
In the General Neighbourhood Zone a wall over 3m high must be at least 900mm plus one third of the height above 3m from the boundary, or 1.9m plus one third of the height above 3m if the wall faces south.
What is the rear setback in SA?
In the General Neighbourhood Zone it is 3m for the ground floor and 5m for upper levels on sites under 301m2, and 4m and 6m on sites of 301m2 or more. Ancillary buildings are excluded and have their own criteria.
Is site coverage limited in SA?
Yes in the General Neighbourhood Zone, where the deemed-to-satisfy criterion is that the development does not result in site coverage exceeding 60%. Other zones set their own figure.
Sources read for this guide
- Planning and Design Code (SA), Version 2026.15 (13 August 2026), State Planning Commissionread 9 September 2026
- Planning, Development and Infrastructure Act 2016 (SA), version 30.7.2026read 9 September 2026
Not covered here
- Only the General Neighbourhood Zone design standards were extracted. The Suburban, Established, Housing Diversity and other neighbourhood zones have their own figures that are not covered here.
- The DTS/DPF 5.1 table row for a corner-site abutting building is omitted from the quote because its two-column layout does not extract in order.
- Design in Urban Areas provisions on overlooking, overshadowing and private open space (Table 1) were not extracted and are only referenced.
- The Maximum Building Height technical and numeric variation is described from the Part 6 index heading and the rules of interpretation, not from any specific zone text.
- Planning and Design Code quotes were taken from Casa's cached copy of the plan.sa.gov.au PDF (Version 2026.15, sha256 ca767fce, fetched 2026-09-08 and re-read 2026-09-09). The Act was fetched live from legislation.sa.gov.au on 2026-09-09.
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