Glossary
Planning glossary
Plain-English definitions of the Australian planning terms you'll meet on a property report — written by Struqt's architects.
Written and verified by Struqt’s registered architects · Last verified June 2026
Assessment pathway
Which lane your DA goes through at council. Faster pathways (e.g. Deemed-to-Satisfy) take 6–10 weeks; merit-based or Performance Assessment pathways take 12–20+ weeks and require more documentation.
BAL rating
A rating of a site's bushfire exposure — from BAL-LOW through to BAL-FZ (Flame Zone) — based on surrounding vegetation, slope and distance. A higher BAL triggers stricter construction standards (screens, glazing, materials) that can add to build cost and shape the design.
Easement
A legal right that grants an individual, a company, or a neighbouring property owner the permission to use a specific portion of your land for a stated purpose, most often drainage, sewer or access. You generally can't build over or near an easement without the authority's consent, so it can limit where building work can be located on your site.
Floor Space Ratio (FSR)
Total floor area allowed as a multiple of the lot area. FSR 0.5 on a 600m² lot = 300m² of floor space. Used together with height limits to cap building bulk.
Front setback
Minimum distance from the front lot boundary (the street) to the building line. Sometimes overridden by neighbourhood character to match adjoining houses.
Heritage place
Whether your property is on a state or local heritage register, or sits in a heritage area. Heritage listing significantly affects what you can change.
Maximum height
The tallest the building envelope can be — measured from natural ground level to the highest point of the roof. Often expressed in metres and a maximum number of storeys.
Minimum site area
The smallest lot the zone permits for a particular dwelling type — typically the threshold below which subdivision or higher-density forms are blocked. Watch for separate minimums for detached vs semi-detached vs row dwellings.
Neighbourhood character
What the surrounding street actually looks like — single vs. double storey, lot sizes, building eras, dwelling types. Councils consider this when assessing applications.
Overlay
A planning layer that adds extra rules on top of the base zone — for example heritage, flood, bushfire, or character preservation. Overlays often add cost, time, or specialist consultants to a project.
Permeability
The proportion of the lot that must remain unsealed (lawn, garden, gravel) so rainwater can soak into the soil. Common minimum: 20%–35% of site area, depending on zone.
Rear setback
Minimum distance from the back lot boundary to the building, protecting private open space and neighbour overlooking.
Setbacks
Minimum distances the building must sit back from each lot boundary — front (street), side, and rear. Setbacks shape what fits on the lot and protect neighbour amenity (overlooking, overshadowing, streetscape).
Side setback
Minimum distance from each side lot boundary to the building. Some zones require larger side setbacks for taller portions of the building.
Site coverage
The maximum percentage of the lot that built footprint (roofs, eaves) can occupy. Driven by the zone and any address-specific overrides.
TNV (Technical and Numeric Variation)
Address-specific overrides applied on top of the zone's default rules. TNVs change the effective height limit, setbacks, site coverage, or minimum lot for your particular parcel — a step every designer must check before sketching anything.
See these terms on your own property
Run any Australian address through Struqt to see the zone, overlays and rules that actually apply — explained in the same plain English.