Tasmania · Planning guide
Height and setback rules in Tasmania
Tasmania controls height and setbacks through the residential zone standards in the State Planning Provisions. In the General Residential Zone a dwelling sits at least 4.5 metres from its primary frontage and inside 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, with site coverage capped at 50 per cent. The Inner Residential Zone uses 3 metres, 9.5 metres and 65 per cent. Meeting these Acceptable Solutions keeps a house permit free, and departing from them puts it into a Discretionary permit.
Sources read on 9 September 2026. Provisions are quoted word for word from the instrument.
How the Tasmanian standards work
Each standard in a Tasmanian zone has an objective, an Acceptable Solution and a Performance Criterion. Meet the Acceptable Solution and the standard is satisfied without judgement. Miss it and the council assesses the design against the Performance Criterion, which makes the application Discretionary with public notice. Where a standard has no Performance Criterion, missing the Acceptable Solution makes the development Prohibited.
The dwelling standards in clause 8.4 of the General Residential Zone and clause 9.4 of the Inner Residential Zone are written for all dwellings, so they apply to a single house, a secondary residence and each dwelling in a multiple dwelling development alike. There is no separate building regulation siting code as in some other states. The planning scheme standards are the siting rules.
Building height is measured as the vertical distance from existing ground level at any point to the uppermost part of the building directly above, excluding aerials, solar panels, chimneys and vents. That measurement drives the envelope, so on sloping land the envelope follows the ground.
(b) the use or development relies on a Performance Criterion to demonstrate compliance with an applicable standard; or
Read the source · retrieved 9 September 2026
(b) the use or development does not comply with an Acceptable Solution for an applicable standard and there is no corresponding Performance Criterion; or
Read the source · retrieved 9 September 2026
building height means the vertical distance from existing ground level at any point to the uppermost part of a building directly above that point, excluding protrusions such as aerials, antennae, solar panels, chimneys and vents.
Read the source · retrieved 9 September 2026
Frontage and garage setbacks
In the General Residential Zone a dwelling must be set back at least 4.5 metres from a primary frontage, or match the existing house on the site if that is closer. From a secondary frontage the figure is 3 metres. On a vacant site between existing houses on the same street, the new house must sit no further forward than the closer neighbour and no further back than the further one. Garages, carports and protrusions of up to 0.9 metres are excluded from the setback measurement.
A garage or carport must be at least 5.5 metres from the primary frontage or 1 metre behind the building line, may sit on the building line where part of the house is above it, and may come to 1 metre from the frontage on land sloping steeper than 1 in 5 over the first 10 metres.
The Inner Residential Zone reduces the primary frontage setback to 3 metres and the secondary frontage to 2 metres, and the garage setback to 4 metres or 1 metre behind the building line. A building area shown on a sealed plan overrides the frontage setback in both zones.
Unless within a building area on a sealed plan, a dwelling, excluding garages, carports and protrusions that extend not more than 0.9m into the frontage setback, must have a setback from a frontage that is: (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; (b) if the frontage is not a primary frontage, not less than 3m, or, if the setback from the frontage is less than 3m, not less than the setback, from a frontage that is not a primary frontage, of any existing dwelling on the site; (c) if for a vacant site and there are existing dwellings on adjoining properties on the same street, not more than the greater, or less than the lesser, setback for the equivalent frontage of the dwellings on the adjoining sites on the same street; or
Read the source · retrieved 9 September 2026
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
(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; (b) if the frontage is not a primary frontage, not less than 2m, or, if the setback from the frontage is less than 2m, not less than the setback, from a frontage that is not a primary frontage, of any existing dwelling on the site;
Read the source · retrieved 9 September 2026
A garage or carport for a dwelling must have a setback from a primary frontage of not less than: (a) 4m, 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
The building envelope: side and rear setbacks and height together
Tasmania does not set a flat side setback or a flat height limit for suburban houses. It sets a building envelope, and the dwelling must fit inside it. In the General Residential Zone the envelope starts at the frontage setback line, or 4.5 metres from the rear boundary of the front property for an internal lot, and at the side and rear boundaries it rises vertically 3 metres from existing ground level and then slopes inward at 45 degrees up to a maximum height of 8.5 metres above existing ground level.
Outbuildings up to 2.4 metres high and protrusions of up to 0.9 metres are excluded from the envelope. A wall may come within 1.5 metres of a side or rear boundary only if it does not extend beyond an existing neighbouring building built on or within 0.2 metres of that boundary, or its total length on the boundary does not exceed 9 metres or one third of the side boundary, whichever is less.
The Inner Residential Zone uses the same shape with a 3 metre rear distance for internal lots and a 9.5 metre maximum height. The Low Density Residential Zone drops the envelope and instead sets a flat building height of no more than 8.5 metres with separate setback standards. The Performance Criterion in each zone asks whether the siting causes an unreasonable loss of amenity to neighbours through sunlight, overshadowing and visual bulk.
A dwelling, excluding outbuildings with a building height of not more than 2.4m and protrusions that extend not more than 0.9m horizontally beyond the building envelope, must: (a) be contained within a building envelope (refer to Figures 8.1, 8.2 and 8.3) determined by: (i) a distance equal to the frontage setback or, for an internal lot, a distance of 4.5m from the rear boundary of a property with an adjoining frontage; and (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
The siting and scale of a dwelling must: (a) not cause an unreasonable loss of amenity to adjoining properties, having regard to: (i) reduction in sunlight to a habitable room (other than a bedroom) of a dwelling on an adjoining property; (ii) overshadowing the private open space of a dwelling on an adjoining property; (iii) overshadowing of an adjoining vacant property; and (iv) visual impacts caused by the apparent scale, bulk or proportions of the dwelling when viewed from an adjoining property;
Read the source · retrieved 9 September 2026
(a) be contained within a building envelope (refer to Figures 9.1, 9.2 and 9.3) determined by: (i) a distance equal to the frontage setback or, for an internal lot, a distance of 3m from the rear boundary of a property with an adjoining frontage; and (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
A dwelling must have a building height not more than 8.5m.
Read the source · retrieved 9 September 2026
Site coverage and private open space
Site coverage is the proportion of the site, excluding any access strip, covered by roofed buildings. In the General Residential Zone dwellings may cover no more than 50 per cent, ignoring eaves up to 0.6 metres wide. In the Inner Residential Zone the cap is 65 per cent. These are Acceptable Solutions, and the Performance Criterion looks to the coverage on established properties nearby and the space left for gardens.
Every dwelling needs private open space in one location of at least 24 square metres with a minimum dimension of 4 metres, on a gradient no steeper than 1 in 10, and located in front of the house only where the frontage faces within 30 degrees of north. A multiple dwelling with its floor level entirely more than 1.8 metres above ground may use 12 square metres with a 2 metre dimension.
For multiple dwellings the General Residential Zone also requires a total of 60 square metres of private open space per dwelling, and the Inner Residential Zone 40 square metres, with the same exception for elevated dwellings.
site coverage means the proportion of a site, excluding any access strip, covered by roofed buildings.
Read the source · retrieved 9 September 2026
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
Fences, exempt structures and local variations
Front fences within 4.5 metres of a frontage in the residential zones are exempt from a permit up to 1.2 metres if solid, or 1.8 metres where the part above 1.2 metres is at least 30 per cent transparent. The zone also carries a frontage fence standard for dwellings that applies when a permit is otherwise needed. Small outbuildings behind the building line are exempt within the size limits in Table 4.3.
None of these figures is final at a given address until the council's Local Provisions Schedule has been read. A specific area plan can substitute different setbacks, envelope heights or coverage for an area, a site specific qualification can do so for one site, and code overlays such as local heritage or scenic protection add their own siting and height controls that prevail over the zone.
Fences (including free-standing walls) within 4.5m of a frontage, if located in: (a) the General Residential Zone, Inner Residential Zone, Low Density Residential Zone, Village Zone, Urban Mixed Use Zone, Local Business Zone, General Business Zone, Central Business Zone, Commercial Zone or any particular purpose zone, and if not more than a height of: (i) 1.2m above existing ground level if the fence is solid; or (ii) 1.8m above existing ground level, if the fence has openings above the height of 1.2m which provide a uniform transparency of at least 30% (excluding any posts or uprights);
Read the source · retrieved 9 September 2026
Each Local Provisions Schedule is permitted to include a specific area plan that is in addition to, modifies, or is in substitution for, a provision in a zone Use Table or a use or development standard in a zone or code.
Read the source · retrieved 9 September 2026
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
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 is set on the zoning maps in the council's Local Provisions Schedule, and the General Residential, Inner Residential and Low Density Residential zones carry different setback, envelope and coverage figures.
- A specific area plan or site specific qualification in the Local Provisions Schedule can substitute different setbacks, heights or site coverage for particular land.
- Code overlays mapped in the Local Provisions Schedule, including local heritage precincts and scenic protection areas, add siting and height controls that prevail over the zone standards.
- Building areas shown on a sealed plan of subdivision override the frontage setback standard for that lot.
- Councils still on an interim planning scheme apply different siting standards.
For your address
How the $150 report settles this for one site
A Casa preliminary planning report identifies the zone at the parcel from the Local Provisions Schedule and sets out the frontage setback, garage setback, building envelope, site coverage and private open space Acceptable Solutions that bind that site, together with any specific area plan or code overlay that changes them. It states that a design inside those figures stays No Permit Required or Permitted, and that a departure moves it to a Discretionary permit. It does not test a drawn design against the envelope.
Common questions
What is the maximum building height for a house in Tasmania?
In the General Residential Zone the building envelope tops out at 8.5 metres above existing ground level, and in the Inner Residential Zone at 9.5 metres, measured at the side and rear boundaries with a 45 degree line from 3 metres up. The Low Density Residential Zone sets a flat 8.5 metres. Higher buildings are assessed under the Performance Criterion.
What is the side setback for a house in Tasmania?
There is no flat side setback. The house must fit inside a building envelope that rises 3 metres vertically at the boundary and then at 45 degrees inward. 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.
How far back from the street must a house be?
At least 4.5 metres from a primary frontage in the General Residential Zone and 3 metres in the Inner Residential Zone, or the setback of an existing house on the site if that is less. On a vacant lot between existing houses the new house must sit within the range of the neighbours' setbacks.
How much of my block can I build on?
Roofed buildings may cover no more than 50 per cent of the site in the General Residential Zone and 65 per cent in the Inner Residential Zone, excluding any access strip and eaves up to 0.6 metres wide.
Do these rules apply if I do not need a planning permit?
Yes. A house is No Permit Required only if it complies with each applicable standard without relying on a Performance Criterion, so the Acceptable Solutions are exactly what keep it permit free.
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
- Tasmanian Planning Commission, Tasmanian Planning Scheme index pageread 9 September 2026
Not covered here
- The Low Density Residential Zone setback standard (10.4.3) and site coverage standard (10.4.4) were not quoted.
- The privacy (8.4.6), garage opening width (8.4.5) and frontage fence (8.4.7) dwelling standards were read but not quoted.
- The non-dwelling development standards (8.5.1) that set the envelope for sheds and garages needing a permit were not quoted.
- Building envelope Figures 8.1 to 8.3 and 9.1 to 9.3 are diagrams and could not be reproduced from the text extraction.
More TAS guides
- Granny flat rules in Tasmania
- Dual occupancy rules in Tasmania
- Subdivision rules in Tasmania
- Fast track approvals in Tasmania
- Do I need a planning permit in Tasmania?
Height, setback and site coverage rules in other states
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