Table of Contents
Last reviewed: November 2026
tl;dr
- Floor space ratio (FSR) compares a building’s total floor area with the site area. An FSR of 0.5:1 on a 500m² lot allows 250m² of floor area.
- Site coverage is how much of the lot the buildings cover from above.
- Landscaped area is the part of the site left for plants, lawn and trees. Paving and decks don’t count.
- Height and FSR work together. A design must meet both, plus setbacks.
- FSR and height are usually set in your council’s LEP. Site coverage and landscaping are usually in the DCP or, for a CDC, the Housing Code.
“How big can I build?” is one of the first questions on any project. The answer comes from a handful of planning controls that work together. This guide explains floor space ratio, site coverage, landscaped area and building height in plain English, with examples you can apply to your own site.
The controls at a glance
| Control | What it limits | Usually found in |
|---|---|---|
| Floor space ratio (FSR) | Total floor area of the building | LEP clause 4.4 and FSR map |
| Building height | Maximum height above ground | LEP clause 4.3 and height map |
| Site coverage | Building footprint as a share of the lot | DCP or Housing Code |
| Landscaped area | Minimum garden and deep soil | DCP, LEP or Housing Code |
| Setbacks | Distance to boundaries | DCP or Housing Code |
1. Floor space ratio (FSR)
What does an FSR of 0.5:1 mean?
FSR is the ratio of a building’s gross floor area (GFA) to the site area.
Example: on a 500m² lot with an FSR of 0.5:1, the maximum GFA is 500 × 0.5 = 250m². That could be two levels of 125m² each, or one level of 250m².
GFA is generally measured from the inside face of external walls, across all floors. Some areas are excluded, such as required car parking, lift shafts and stairs, and voids. The exact definition is in your LEP.
FSR is a big driver of what a site is worth to a developer, so always check it before you buy.
2. Site coverage
What is site coverage?
Site coverage is the share of the lot covered by buildings, measured from above. It is usually expressed as a percentage.
Example: a 200m² building footprint on a 500m² lot is 40% site coverage.
Site coverage limits stop lots being built out from boundary to boundary. They keep space for gardens, stormwater soaking into the ground and separation between homes. Limits are usually set in your council’s DCP or, for a CDC, the Housing Code. Some councils count garages, sheds and covered decks too, so check the definition.
3. Landscaped area
What counts as landscaped area?
Landscaped area is the part of the site used for growing plants, grass and trees. It does not include buildings, structures or hard paved areas.
- Counts: lawn, garden beds, trees and planted areas
- Doesn’t count: driveways, paths, paved courtyards, decks, pools and sheds
Many councils also set a minimum deep soil area, often with a minimum width, so trees can grow. Landscaping is one of the most common reasons designs fail, especially for pools and big outdoor entertaining areas.
4. Height works with FSR
How is building height measured in NSW?
Building height is generally measured vertically from existing ground level to the highest point of the building, including the roof.
Height and FSR control different things:
- Height limits how tall the building is.
- FSR limits how much floor area it has.
A design must meet both, plus setbacks and landscaping. On a DA, a clause 4.6 variation can sometimes justify a small breach of the height or FSR standard. A CDC must meet every standard, with no variation allowed.
Where to find the controls in your council area
Each council’s LEP holds the height and FSR maps, and its DCP holds most site coverage, landscaping and setback rules. Select your council.
Liverpool Campbelltown Fairfield Canterbury-Bankstown Cumberland Blacktown Parramatta The Hills Camden Penrith Wollondilly Sutherland Shire
FSR and height controls in Liverpool
Check Liverpool LEP 2008 for the FSR and height maps, and Liverpool DCP 2008 for site coverage, landscaping and setbacks. Growth areas in the west may fall under separate precinct controls.
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FSR and height controls in Campbelltown
Check Campbelltown LEP 2015 for the FSR and height maps, and the Campbelltown (Sustainable City) DCP 2015 for site coverage and landscaping.
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FSR and height controls in Fairfield
Check Fairfield LEP 2013 for the FSR and height maps, and the Fairfield City Wide DCP 2013 for site coverage, landscaping and setbacks.
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FSR and height controls in Canterbury-Bankstown
Check Canterbury-Bankstown LEP 2023 for the FSR and height maps, and Canterbury-Bankstown DCP 2023 for the detailed design controls.
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FSR and height controls in Cumberland
Check Cumberland LEP 2021 for the FSR and height maps, and Cumberland DCP 2021 for site coverage, landscaping and setbacks.
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FSR and height controls in Blacktown
Check Blacktown LEP 2015 for the FSR and height maps, and Blacktown DCP 2015 for detailed controls. Growth centre precincts may be covered by separate State planning controls.
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FSR and height controls in Parramatta
Check Parramatta LEP 2023 for the FSR and height maps, and Parramatta DCP 2023 for site coverage, landscaping and setbacks.
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FSR and height controls in The Hills
Check The Hills LEP 2019 for the height and any FSR maps, and The Hills DCP 2012 for site coverage, landscaping and setbacks.
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FSR and height controls in Camden
Check Camden LEP 2010 for the height and any FSR maps, and Camden DCP 2019 for detailed controls. Growth area land may be covered by separate precinct controls.
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FSR and height controls in Penrith
Check Penrith LEP 2010 for the height and FSR maps, and Penrith DCP 2014 for site coverage, landscaping and setbacks.
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FSR and height controls in Wollondilly
Check Wollondilly LEP 2011 for the height and any FSR maps, and Wollondilly DCP 2016 for detailed controls.
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FSR and height controls in Sutherland Shire
Check Sutherland Shire LEP 2015 for the FSR, height and landscaped area controls, and Sutherland Shire DCP 2015 for detailed design rules.
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When these controls can catch you out
- You’re buying a site for a duplex, townhouses or apartments and the price depends on the FSR.
- You want a pool, large deck or wide driveway that eats into landscaped area.
- The site slopes, which can push parts of the building over the height limit.
- State policies, like the Low and Mid-Rise Housing Policy, set different standards from your council’s LEP.
Want to know how big you can build? Talk to a local Town Planner from our team. We’ll check the controls for your site and give you a clear yield before you design or buy.
Frequently asked questions
What is floor space ratio in NSW?
It is the ratio of a building’s gross floor area to the site area. For example, an FSR of 0.5:1 on a 500m² lot allows 250m² of gross floor area.
How do I find the FSR for my property?
Check your council’s LEP FSR map, which you can view on the NSW Planning Portal spatial viewer. If no FSR is mapped, the DCP or Housing Code may set floor area limits instead.
Does a garage count towards gross floor area?
It depends on the definition in your LEP. Car parking needed to meet council’s requirements is usually excluded, but extra parking or a garage converted to a room may count.
Does a pool count as landscaped area?
No. Pools, decks, paving and driveways are not landscaped area. Only planted areas like lawn, gardens and trees count.
Can I exceed the FSR or height limit?
With a DA, you may be able to vary the standard using a clause 4.6 written request, if you can show compliance is unreasonable or unnecessary and there are sufficient planning grounds. A CDC can’t exceed any standard.
What's the difference between site coverage and FSR?
Site coverage limits the building’s footprint on the ground. FSR limits the total floor area across all levels. A two storey home can meet site coverage but still exceed FSR.
Talk to PLANZONE
We’ll work out exactly how much you can build on your site, check every control that applies and help you get the most from your land. PLANZONE is a town planning consultancy with offices in Liverpool and the Sydney CBD, working with councils right across Greater Sydney.
