Floor Space Ratio (FSR)
The maximum building floor area allowed relative to your land size - controls development density.
Floor Space Ratio (FSR) is a planning control that limits the total floor area of buildings on your property relative to the size of your land, expressed as a ratio. For example, if your block is 600 sqm and the FSR is 0.5:1, you can build a maximum of 300 sqm of floor space (600 0.5 = 300). FSR controls density without specifying exactly how many storeys - you could have 300 sqm as single storey sprawl or multi-storey compact design. It's in your LEP and mapped on council's planning portal. What counts toward FSR varies by council: most include all internal floor space, but some exclude garages, balconies, or attics. FSR is measured as Gross Floor Area (external wall to external wall). Exceeding FSR even slightly usually means DA refusal unless you get a rare clause 4.6 variation approved.
What does it mean for my project?
Check your FSR early as it directly limits how big your house or extension can be. Oversized designs may need to be scaled back before council will approve them. Attics, basements and enclosed balconies can push you over FSR if not carefully designed. FSR calculations must be shown clearly on DA plans
What do I need to think about?
Different councils have different rules about what counts as floor space," read the definitions carefully. Trying to "hideextra floor area (e.g. by calling it storage) can cause issues at DA or CC stage. Variations to FSR are possible but often controversial and closely scrutinised. FSR can interact with height, setbacks and landscaped area controls in complex ways
Examples where it might impact a project
Our block is 600 sqm with an FSR of 0.6:1, so we're maxed out at 360 sqm, we couldn't add the extra bedroom without removing floor space elsewhere.
State specific stuff...
No state specific requirements - used across Australia (check your local council for any local variations).