Sheds and Outbuildings

Definition

An outbuilding means an enclosed non-habitable building detached from a house, such as a shed, detached garage or studio, but does not include a pergola, patio, carport or stable (where the stable is associated with an approved ‘Rural Pursuit’). Outbuildings are classed a 10a building.

What is permitted

Acceptable outbuilding designs will vary depending on the zoning and lot size.

Planning approval may be required (before a building permit) where a proposal does not comply with the standards prescribed under Local Planning Scheme No.4, or is specifically identified as requiring approval. 

In all cases planning approval would be required for building an outbuilding:

  • Before a single house has been built on the lot
  • In front of a single house
  • On land with a slope over 20%, or sand pad above 0.5m
  • within the Flood Prone Special Control Area
  • Within 20m of the banks of a watercourse in a Residential zone
  • Within 30m of the banks of a watercourse in other zones
  • On a lot affected by Local Natural Area (LNA)
  • On a rural lot where native vegetation is required to be removed; or
  • Does not comply with the tables below.

Under no circumstances will the Shire approve any outbuilding that exceeds the maximum floor area permissible.

Development provision tables

Table: Development provisions for residential properties

Zoning Area Development Provisions for Residential Properties
Residential R12.5 and higher density (~800sqm or less)
Reference: Clause 5.8.9.2 of LPS4 
  • The total area of all outbuildings on the lot shall not exceed 70 m2 or 10% of the area of the lot, whichever is the lesser;
  • The maximum wall height shall be 3.5 metres and the maximum roof height shall be 4.5 metres;
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 2 metres
    • Side: 1 metre
    • Rear: 1 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling; and
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

Residential R10 (~1000sqm)

Where a lot is below 1000sqm, apply R12.5 provisions regarding floor area above. Other provisions remain relevant.

Reference: Clause 5.8.9.3 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 75 m2 or 10% of the area of the lot, whichever is the lesser
  • The maximum wall height shall be 3.5 metres and the maximum roof height shall be 4.5 metres
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 3 metres
    • Side: 1 metre
    • Rear: 1 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

Residential R5 (~2000sqm)

Where a lot is below 2000sqm, but greater than 1000sqm, apply
R10 provisions regarding floor area above. Other provisions
remain relevant.

Reference: Clause 5.8.9.4 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 90 m2 or 10% of the area of the lot, whichever is the lesser
  • The maximum wall height shall be 3.5 metres and the maximum roof height shall be 4.5 metres
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 5 metres
    • Side: 1.5 metre
    • Rear: 1.5 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

Residential R2.5 (~4000sqm) 

Where a lot is below 4000sqm, but greater than 2000sqm, apply
R5 provisions regarding floor area above. Other provisions remain relevant.

Reference: Clause 5.8.9.5 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 120 m2 or 10% of the area of the lot, whichever is the lesser
  • The maximum wall height shall be 3.5 metres and the maximum roof height shall be 4.5 metres
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 5 metres
    • Side: 1.5 metre
    • Rear: 1.5 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

Table: Development provisions for rural properties

Zoning Area Development Provisions for Residential Properties

Rural Residential lots under 0.5ha

Reference: Clause 5.9.12.1 of LPS4

  • The floor area and height requirements in sub clauses 5.8.9.2 to 5.8.9.5 applying to the lowest density code for which that lot would meet or exceed the minimum site area per dwelling in the Residential Design Codes shall apply. (i.e. The height and floor area of an outbuilding on a Rural Residential lot that is 4000sqm will be assessed against 5.8.9.5)

Rural Residential lots between 0.5ha and 1ha

Reference: Clause 5.9.12.2 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 160 m2
  • The maximum wall height shall be 4 metres and the maximum roof height shall be 5 metres
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 20 metres
    • Side: 5 metre
    • Rear: 5 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

Rural Residential lots between 1-2ha

Reference: Clause 5.9.12.3 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 200 m2
  • The maximum wall height shall be 4 metres and the maximum roof height shall be 5 metres
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 20 metres
    • Side: 5 metre
    • Rear: 5 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

Rural Residential lots over 2ha

Reference: Clause 5.9.12.4 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 260 m2 
  • The maximum wall height shall be 4 metres and the maximum roof height shall be 5 metres
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 20 metres
    • Side: 7.5 metre
    • Rear: 7.5 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

Rural Small Holdings

Reference: Clause 5.10.10 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 260 m2 
  • The maximum wall height shall be 4 metres and the maximum roof height shall be 5 metres
  • The minimum setbacks to side, rear and secondary street boundaries for outbuildings shall be as follows:
    • Secondary street: 20 metres
    • Side: 7.5 metre
    • Rear: 7.5 metre
  • Outbuildings shall be located entirely behind the rear of the dwelling on the lot unless constructed in the same materials as and having colours matching those of the dwelling
  • The external surface of outbuildings, other than roof cladding, shall not include metallic silver, except where the total area of all outbuildings on the lot does not exceed 20 m2.

General Agriculture

Reference: Clause 5.11.8 of LPS4

  • The total area of all outbuildings on the lot shall not exceed 300 m2
  • The maximum wall height shall be 4.5 metres and the maximum roof height shall be 5.5 metres.

Sheds/outbuildings in a bushfire prone area

Sheds and outbuildings proposed within 6 metres of a residence (Class 1a building) are required to be constructed according to Australian Standards 3959-2018 “Construction of buildings in a bushfire prone area” if:

  • The associated residence was constructed during or after 2014; or
  • The proposed building work exceeds $20,000.

Find out more about Developing in a Bushfire Prone Area.

Registered vs owner-builders

Building works valued under $20,000 do not require a registered builder, allowing owners to nominate themselves as “builder” on the building application form.

For building works over $20,000 a registered builder must be nominated as the builder. Owners who wish to appoint themselves as the builder for building works over $20,000 are required to attain an owner-builder certificate from the Department of Mines, Industry Regulation and Safety.

Apply for planning approval and building permit

Step 1. Apply for planning approval

To make an application for planning approval you will need to provide details of the site and the existing and proposed buildings. An application must include:

  • Completed planning application form (see below) signed by all owners and planning application fee (refer to current Shire Schedule of Fees)
  • A copy of the Certificate of Title to show any easements, caveats or other restrictions
  • Site plan (to scale) showing lot boundaries, all existing buildings and effluent disposal systems and the precise location of the proposed outbuilding
  • Floor plans if there are any internal walls
  • Elevations (to scale) of the outbuilding showing colours, materials, wall height and ridge height
  • Details of any earthworks (cut, fill, retaining walls) in relation to the natural ground level (fill will count towards the height of the outbuilding above natural ground level)
  • Environmental Asset Inspection report (if applicable), if lot is affected by a local natural area. Find out more about Environmental Asset Inspections.

Planning Approval Application Form (PDF)

Step 2. Apply for building permit

You will need to complete a Application for building permit – uncertified (BA2).

Ensure you include architectural drawings, including:

  • Site plan
  • Floor plan
  • Elevations
  • Sections
  • Engineering - all structural and construction details certified by a registered Structural Engineer
  • Stormwater Drainage Plan
  • Bushfire Attack Level (BAL) Assessment and Certificate if required.

Refer to Building Permit Fee and Calculator

Building permit applications either certified or uncertified are usually assessed and approved within 10 business days.

Building permits are sent to the builder via post.

Step 3: Submit a Notice of Completion

Under the Building Act 2011, the owner or builder must notify the Shire that the work is completed by submitting a BA7 Notice of Completion Form.

More information and contact

For more information about planning approval, contact Planning Services on 9290 6740.

For more information about building permits, contact the Building Services on 9290 6660.

See also: