Tasmania · Planning guide
Dual occupancy rules in Tasmania
In the Tasmanian Planning Scheme two houses on one lot are multiple dwellings, a Permitted use in the General Residential and Inner Residential zones. A planning permit is always needed, but if the design meets every Acceptable Solution the council must grant it within the statutory period and without public notice. The standards that decide most projects are site area per dwelling, site coverage, private open space and sunlight to that open space.
Sources read on 9 September 2026. Provisions are quoted word for word from the instrument.
Multiple dwellings and the Permitted pathway
Tasmania does not define dual occupancy. Two or more dwellings on a site are multiple dwellings, and they fall inside the Residential use class. In the General Residential Zone that use is No Permit Required only for a single dwelling, and Permitted if not listed as No Permit Required. Multiple dwellings are therefore Permitted, and the Inner Residential Zone use table says the same.
Permitted in Tasmania has a precise meaning. A permit is still required, but clause 6.7.1 says the use or development must be granted a permit if it complies with every applicable standard without relying on any Performance Criteria and is not Discretionary or Prohibited under another provision. The Land Use Planning and Approvals Act then requires the council to grant that permit within 28 days of receiving the application, or a longer period agreed in writing.
The moment a design relies on a Performance Criterion instead of an Acceptable Solution, the application becomes Discretionary under clause 6.8.1. The council then has a discretion to refuse or permit it, must give public notice, and anyone may make representations during the 14 day notice period.
multiple dwellings means 2 or more dwellings on a site.
Read the source · retrieved 9 September 2026
No Permit Required Natural and Cultural Values Management Passive Recreation Residential If for a single dwelling. Utilities If for minor utilities. Permitted Residential If not listed as No Permit Required. Visitor Accommodation
Read the source · retrieved 9 September 2026
A use or development must be granted a permit if: (a) the use is within a Use Class specified in the applicable Use Table as being a use which is Permitted; (b) the use or development complies with each applicable standard and does not rely on any Performance Criteria to comply with each applicable standard; (c) the use or development is not Discretionary under any other provision of this planning scheme; and (d) the use or development is not Prohibited under any other provision of this planning scheme.
Read the source · retrieved 9 September 2026
If an application for a permit to which this section applies meets the requirements of the planning scheme to which the application relates, a planning authority must grant the application either unconditionally or subject to conditions or restrictions not later than the expiration of the period of 28 days from the day on which the planning authority received the application or such further period as is agreed to, in writing, by the planning authority and the applicant before the expiration of that 28-day period.
Read the source · retrieved 9 September 2026
Any person may make representations relating to the application during the period of 14 days commencing on the date on which notice of the application is given under subsection (3) or such further period not exceeding 14 days as the planning authority may allow.
Read the source · retrieved 9 September 2026
Site area per dwelling, the density test
The first standard a dual occupancy meets is density. In the General Residential Zone multiple dwellings must have a site area per dwelling of not less than 325 square metres. Site area per dwelling is defined as the area of the site, excluding any access strip, divided by the number of dwellings. So a two dwelling development needs twice that figure in site area, after any battleaxe handle is taken out, to meet the Acceptable Solution.
The Inner Residential Zone, mapped over the older inner suburbs, sets 200 square metres per dwelling. The Low Density Residential Zone sets its own figure tied to whether the site can connect to reticulated services.
A smaller site is not a refusal. The Performance Criterion in the General Residential Zone allows less than 325 square metres per dwelling where infrastructure has capacity and the density is compatible with established development in the area, or the project delivers a significant social or community benefit within 400 metres walking distance of public transport or of a listed higher order zone. Relying on it makes the application Discretionary.
Multiple dwellings must have a site area per dwelling of not less than 325m². P1 Multiple dwellings must only have a site area per dwelling that is less than 325m², if the development will not exceed the capacity of infrastructure services and: (a) is compatible with the density of existing development on established properties in the area; or (b) provides for a significant social or community benefit and is: (i) wholly or partly within 400m walking distance of a public transport stop; or (ii) wholly or partly within 400m walking distance of an Inner Residential Zone, Village Zone, Urban Mixed Use Zone, Local Business Zone, General Business Zone, Central Business Zone or Commercial Zone.
Read the source · retrieved 9 September 2026
site area per dwelling means the area of a site, excluding any access strip, divided by the number of dwellings on that site.
Read the source · retrieved 9 September 2026
Multiple dwellings must have a site area per dwelling of not less than 200m².
Read the source · retrieved 9 September 2026
Site coverage, private open space and sunlight
Site coverage across all dwellings on the site is capped at 50 per cent in the General Residential Zone, excluding eaves up to 0.6 metres, and at 65 per cent in the Inner Residential Zone. Site coverage counts roofed buildings and excludes any access strip.
Each dwelling in a multiple dwelling development needs a total private open space of at least 60 square metres in the General Residential Zone, or 40 square metres in the Inner Residential Zone, unless the dwelling's floor level sits entirely more than 1.8 metres above ground. On top of that, every dwelling needs one area of at least 24 square metres with a minimum dimension of 4 metres, reduced to 12 square metres and 2 metres for an elevated multiple dwelling, on a gradient no steeper than 1 in 10, and only in front of the house if the frontage faces close to north.
The sunlight standard is the one that most often forces a redesign on a north to south lot. A dwelling to the north of another dwelling's private open space on the same site must either sit inside a line 3 metres back from the northern edge of that space rising at 45 degrees from 3 metres up, or must not cause half that space to lose 3 hours of sunlight between 9am and 3pm on 21 June.
Dwellings must have: (a) a site coverage of not more than 50% (excluding eaves up to 0.6m wide); and (b) for multiple dwellings, a total area of private open space of not less than 60m² associated with each dwelling, unless the dwelling has a finished floor level that is entirely more than 1.8m above the finished ground level (excluding a garage, carport or entry foyer).
Read the source · retrieved 9 September 2026
A dwelling must have private open space that: (a) is in one location and is not less than: (i) 24m²; or (ii) 12m², if the dwelling is a multiple dwelling with a finished floor level that is entirely more than 1.8m above the finished ground level (excluding a garage, carport or entry foyer); (b) has a minimum horizontal dimension of not less than: (i) 4m; or (ii) 2m, if the dwelling is a multiple dwelling with a finished floor level that is entirely more than 1.8m above the finished ground level (excluding a garage, carport or entry foyer); (c) is located between the dwelling and the frontage only if the frontage is orientated between 30 degrees west of true north and 30 degrees east of true north; and (d) has a gradient not steeper than 1 in 10.
Read the source · retrieved 9 September 2026
Dwellings must have: (a) a site coverage of not more than 65% (excluding eaves up to 0.6m wide); and (b) for multiple dwellings, a total area of private open space of not less than 40m² associated with each dwelling, unless the dwelling has a finished floor level that is entirely more than 1.8m above the finished ground level (excluding a garage, carport or entry foyer).
Read the source · retrieved 9 September 2026
A multiple dwelling, that is to the north of the private open space of another dwelling on the same site, required to satisfy A2 or P2 of clause 8.4.3, must satisfy (a) or (b), unless excluded by (c): (a) the multiple dwelling is contained within a line projecting (see Figure 8.4): (i) at a distance of 3m from the northern edge of the private open space; and (ii) vertically to a height of 3m above existing ground level and then at an angle of 45 degrees from the horizontal; (b) the multiple dwelling does not cause 50% of the private open space to receive less than 3 hours of sunlight between 9.00am and 3.00pm on 21st June; and
Read the source · retrieved 9 September 2026
site coverage means the proportion of a site, excluding any access strip, covered by roofed buildings.
Read the source · retrieved 9 September 2026
Setbacks, envelope and the other all dwellings standards
The setback and building envelope standards apply to all dwellings, so both houses in a dual occupancy must meet them. In the General Residential Zone that means a 4.5 metre setback from a primary frontage, a garage at least 5.5 metres back or 1 metre behind the building line, and a building envelope rising at 45 degrees from 3 metres above ground at the side and rear boundaries to a height of 8.5 metres.
A wall may come within 1.5 metres of a side or rear boundary only if it matches an existing neighbouring boundary building or is no longer than 9 metres or one third of the boundary, whichever is less. The Inner Residential Zone relaxes the frontage setback to 3 metres and lifts the envelope height to 9.5 metres.
The remaining all dwellings standards cover garage opening widths, privacy screening for windows and decks more than 1 metre above ground, frontage fences and, for multiple dwellings, waste storage. The council's Local Provisions Schedule may modify any of these through a specific area plan.
A garage or carport for a dwelling must have a setback from a primary frontage of not less than: (a) 5.5m, or alternatively 1m behind the building line; (b) the same as the building line, if a portion of the dwelling gross floor area is located above the garage or carport; or (c) 1m, if the existing ground level slopes up or down at a gradient steeper than 1 in 5 for a distance of 10m from the frontage.
Read the source · retrieved 9 September 2026
(ii) projecting a line at an angle of 45 degrees from the horizontal at a height of 3m above existing ground level at the side and rear boundaries to a building height of not more than 8.5m above existing ground level; and (b) only have a setback of less than 1.5m from a side or rear boundary if the dwelling: (i) does not extend beyond an existing building built on or within 0.2m of the boundary of the adjoining property; or (ii) does not exceed a total length of 9m or one third the length of the side boundary (whichever is the lesser).
Read the source · retrieved 9 September 2026
(a) if the frontage is a primary frontage, not less than 4.5m, or, if the setback from the primary frontage is less than 4.5m, not less than the setback, from the primary frontage, of any existing dwelling on the site;
Read the source · retrieved 9 September 2026
(a) if the frontage is a primary frontage, not less than 3m, or, if the setback from the primary frontage is less than 3m, not less than the setback, from the primary frontage, of any existing dwelling on the site; (ii) projecting a line at an angle of 45 degrees from the horizontal at a height of 3m above existing ground level at the side and rear boundaries to a building height of not more than 9.5m above existing ground level; and
Read the source · retrieved 9 September 2026
Codes, the Local Provisions Schedule and titles
Even a fully compliant dual occupancy can be pulled into a Discretionary assessment by a code. Bushfire prone areas, flood and landslip hazard areas, local heritage places and precincts, and road and rail attenuation areas are each mapped as code overlays in the council's Local Provisions Schedule, and a code provision prevails over the zone where they conflict.
The Local Provisions Schedule can also carry a specific area plan or a site specific qualification that changes the use table or a development standard for particular land. Reading the zone alone is not enough. The parcel's overlays and any local plan decide whether the state standards quoted here are the ones that apply.
Putting each dwelling on its own title is a subdivision governed by the lot design standards of the zone. Those require each lot to meet a minimum area, hold a clear building area and have a frontage of a set width, and they are covered in the subdivision guide. A dual occupancy designed as two dwellings on one site is not automatically capable of being split.
Where there is an inconsistency between a provision in a code and a provision in a zone, the code provision prevails.
Read the source · retrieved 9 September 2026
Each LPS is permitted to include a site-specific qualification that is in addition to, modifies, or is in substitution for, a zone Use Table or a use or development standard in a zone or a code.
Read the source · retrieved 9 September 2026
(a) have an area of not less than 450m² and: (i) be able to contain a minimum area of 10m x 15m with a gradient not steeper than 1 in 5, clear of: a. all setbacks required by clause 8.4.2 A1, A2 and A3, and 8.5.1 A1 and A2; and b. easements or other title restrictions that limit or restrict development; and (ii) existing buildings are consistent with the setback required by clause 8.4.2 A1, A2 and A3, and 8.5.1 A1 and A2;
Read the source · retrieved 9 September 2026
What changes council by council in Tasmania
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.
- The zone at the parcel, General Residential, Inner Residential, Low Density Residential or another, is set on the zoning maps in the council's Local Provisions Schedule and each zone carries different density, coverage and open space figures.
- Code overlays mapped in the Local Provisions Schedule (bushfire prone areas, flood, landslip, coastal, heritage, attenuation) can make an otherwise Permitted dual occupancy Discretionary.
- A specific area plan or site specific qualification in the Local Provisions Schedule can modify or replace the density, setback and open space standards for particular land.
- Councils still on an interim planning scheme apply different provisions.
For your address
How the $150 report settles this for one site
A Casa preliminary planning report reads the zone and the code overlays at the parcel from the Local Provisions Schedule, divides the site area by two to test the density Acceptable Solution, and states whether the project sits on the Permitted path or would need a Performance Criterion and therefore a Discretionary assessment. It lists the Acceptable Solutions the design must meet and names any specific area plan that changes them. It does not assess a drawn design.
Common questions
What is the minimum lot size for a dual occupancy in Tasmania?
There is no lot size rule as such. The Acceptable Solution is a site area per dwelling of not less than 325 square metres in the General Residential Zone and 200 square metres in the Inner Residential Zone, measured after excluding any access strip. Less than that is possible under the Performance Criterion but makes the application Discretionary.
Is a dual occupancy Permitted or Discretionary?
Multiple dwellings are a Permitted use in the General Residential and Inner Residential zones. The application stays Permitted only if it meets every Acceptable Solution and no code requires a permit. Relying on any Performance Criterion makes it Discretionary.
How long does a Permitted application take?
The Land Use Planning and Approvals Act requires the council to grant a Permitted application that meets the scheme within 28 days of receiving it, or a further period agreed in writing.
Can neighbours object?
Only to a Discretionary application. The Act requires notice of a Discretionary application and allows any person to make representations for 14 days, which the council may extend by up to 14 days. A Permitted application is not advertised.
How much private open space does each dwelling need?
In the General Residential Zone a total of at least 60 square metres per dwelling for multiple dwellings, including one area of at least 24 square metres with a 4 metre minimum dimension. Elevated dwellings have smaller figures, and the Inner Residential Zone uses 40 square metres.
Sources read for this guide
- Tasmanian Planning Scheme, State Planning Provisions, SPP-20260907-v17.pdf (v17 effective 07/09/2026), Tasmanian Planning Scheme Onlineread 9 September 2026
- Tasmanian Planning Scheme Online, planning schemes list confirming the current SPP file and versionread 9 September 2026
- Land Use Planning and Approvals Act 1993 (Tas), whole Act, version current from 16 June 2025, Tasmanian Legislation Onlineread 9 September 2026
- Tasmanian Planning Commission, Tasmanian Planning Scheme index pageread 9 September 2026
Not covered here
- The Low Density Residential Zone density standard (10.4.1) depends on service connection and was not quoted.
- The Parking and Sustainable Transport Code parking rates for multiple dwellings were not fetched.
- The privacy (8.4.6), garage opening (8.4.5) and waste storage (8.4.8) standards were read but not quoted.
More TAS guides
- Granny flat rules in Tasmania
- Subdivision rules in Tasmania
- Fast track approvals in Tasmania
- Height and setback rules in Tasmania
- Do I need a planning permit in Tasmania?
Dual occupancy and duplex rules in other states
The rules for your address, read and cited, in three business days
A $150 preliminary planning report for any address in Tasmania, prepared and professionally reasoned by our planning team.