At ENV Design and Drafting we’re often asked about the intricacies of Canberra’s residential zones. The ACT planning scheme divides residential areas into three main categories—RZ1, RZ2, and RZ3—each with its own set of objectives and detailed planning controls. In this post, we’ll break down what these zones are, the types of developments permitted within each, and the specific planning controls that guide them.
RZ1 – Low-Density Residential
Purpose and Context
RZ1 is primarily aimed at preserving the traditional suburban feel. It is intended for low-density, detached dwelling developments that maintain spacious lot sizes and generous setbacks. This zone is common in established neighborhoods where the aim is to keep a human scale to development.
Permitted Developments
Single, Detached Houses: The overwhelming majority of new developments in RZ1 are standalone family homes.
Ancillary Uses: Limited outbuildings—such as garages, sheds, or home offices—may be permitted if they conform to strict design, scale, and setback requirements.
Specific Planning Controls
Setback Requirements: RZ1 typically imposes minimum setbacks (for example, a front setback of around 5 meters and rear/side setbacks that ensure separation between buildings). These requirements are designed to protect privacy and maintain the character of the streetscape.
Building Height and Envelope: There are strict height limits (often in the range of 8–9 meters) and defined building envelope constraints. These controls ensure that any building additions or renovations remain subordinate to the primary dwelling.
Site Coverage and Landscaping: Maximum site coverage limits help preserve open space on the property. In many cases, developers must also adhere to landscaping and tree preservation guidelines to maintain the natural aesthetic of the neighbourhood.
RZ2 – Medium-Density Residential
Purpose and Context
RZ2 is aimed at gently increasing density while still respecting the existing character of the area. It supports a mix of housing forms—from detached houses to duplexes, semi-detached dwellings, and low-rise townhouses—making it ideal for infill development in established areas.
Permitted Developments
Diverse Housing Forms: In addition to single-family homes, RZ2 may permit duplexes, semi-detached houses, and small clusters of attached dwellings.
Low-Rise Apartments and Townhouses: In certain contexts, small-scale multi-dwelling developments like townhouses or even low-rise apartment buildings may be acceptable, provided they conform to site-specific design criteria.
Specific Planning Controls
Building Envelopes and Floor Space: RZ2 often comes with more flexible building envelope provisions, allowing for variations in floor space while still respecting overall neighbourhood scale. Floor Space Index (FSI) or site coverage ratios are established to ensure density does not overwhelm the local context.
Setback and Separation Requirements: While the setback rules in RZ2 may be slightly relaxed compared to RZ1, they still enforce a minimum distance between adjacent dwellings to preserve privacy and allow for light and air circulation.
Height Restrictions: Development in RZ2 typically has a modest height limit—often around 10 meters—ensuring that buildings remain low-rise and contextually appropriate.
Parking and Access: Guidelines require that developments provide adequate parking, often with shared parking provisions for duplexes or townhouses. Access arrangements must also be designed to minimize impacts on existing streets.
RZ3 – High-Density Residential
Purpose and Context
RZ3 is designed for areas where higher densities are appropriate, often closer to town centres or major transit corridors. The goal here is urban intensification, allowing for a greater number of dwellings per site to support a vibrant, mixed-use environment.
Permitted Developments
Multi-Storey Apartments: RZ3 is primarily geared toward apartment blocks or other multi-storey residential developments that can efficiently house a larger population.
Other High-Density Forms: In certain cases, clustered townhouses or mixed-use developments with a significant residential component can also be accommodated, subject to detailed planning and design reviews.
Specific Planning Controls
Height and Massing: RZ3 developments are often permitted greater building heights than those in RZ1 and RZ2—this can range from 12 meters upwards, depending on the location and design context. However, massing and scale controls are rigorously applied to ensure the building does not dominate the streetscape.
Site Coverage and Open Space: While higher densities naturally lead to increased built-up areas, planning controls in RZ3 require that developers incorporate communal open spaces, landscaped areas, or other public realm improvements. These requirements help mitigate the urban density by ensuring residents have access to outdoor spaces.
Design Guidelines: There are detailed architectural and design guidelines in RZ3 that address façade treatments, building materials, and the integration of the structure with its urban surroundings. These guidelines are intended to ensure a high-quality built environment that enhances the overall character of the area.
Parking and Transport Integration: Given the urban context, RZ3 developments typically include provisions for reduced on-site parking, reflecting the emphasis on public transport accessibility and alternative modes of travel. Where parking is provided, it must be designed to minimize visual impact and maintain pedestrian-friendly surroundings.
Final Thoughts
Understanding the nuances between RZ1, RZ2, and RZ3 is essential for developers, architects, and homeowners looking to navigate Canberra’s planning framework. Each zone is underpinned by a set of detailed controls—from setback and height limitations to site coverage and landscaping requirements—ensuring that development is tailored to the character and capacity of each area.
At ENV Design and Drafting, we keep abreast of the latest ACT planning guidelines to help our clients develop projects that meet regulatory requirements while enhancing the quality and character of the built environment. If you’re considering a project in one of these zones, we recommend consulting the current ACT planning documents or reaching out to a planning professional to ensure your design meets all the necessary criteria.
For more information or to discuss your project, feel free to contact our team. We’re here to help you bring your vision to life within the framework of Canberra’s evolving planning landscape.
Disclaimer: The figures and controls mentioned in this blog are based on general guidelines and may vary based on location-specific overlays and the most recent planning updates. Always refer to the official ACT Planning and Land Authority documents for the most current information.
