Regulation Comparison
Building Regulations by LGA
Side-by-side comparison of zoning, setbacks, FSR, fees, and approval pathways across five Western Sydney councils. Updated for 2026.
Last updated January 2026 · Back to Data Hub
Full Comparison
| Regulation | Fairfield | Liverpool | Cumberland | Canterbury-Bankstown | Blacktown |
|---|---|---|---|---|---|
| Governing LEP | Fairfield LEP 2013 | Liverpool LEP 2008 | Cumberland LEP 2021 | Canterbury-Bankstown LEP 2023 (consolidated) | Blacktown LEP 2015 |
| Key Residential Zones | R2, R3, R4 | R2, R3, R4 | R2, R3, R4 | R2, R3, R4 | R2, R3, R4, R5 (large lot) |
| Min Lot Size — Dwelling House | 450 m² (R2) | 450 m² (R2) | 450 m² (R2) | 450 m² (R2) | 450 m² (R2), 4,000 m² (R5) |
| Min Lot Size — Dual Occupancy | 600 m² (R2/R3) | 600 m² (R2/R3) | 600 m² (R2/R3) | 600 m² (R2/R3) | 600 m² (R2/R3) |
| Max Building Height (R2) | 9 m (2 storeys) | 9 m (2 storeys) | 9 m (2 storeys) | 9 m (2 storeys) | 9 m (2 storeys) |
| Max FSR (R2) | 0.5:1 | 0.5:1 | 0.5:1 | 0.5:1 | 0.5:1 |
| Max FSR (R3) | 0.6:1 – 0.75:1 | 0.75:1 | 0.6:1 – 0.75:1 | 0.6:1 – 0.75:1 | 0.6:1 – 0.75:1 |
| Front Setback | 6 m (avg street pattern) | 6 m (or avg of adjoining) | 6 m | 6 m (or council DCP) | 5.5 – 6 m (as per DCP) |
| Side Setback (2 storey) | 0.9 m min | 0.9 m min | 0.9 m min | 0.9 m min | 0.9 m min |
| Rear Setback | 6 – 8 m (DCP dependent) | 6 m (single), 8 m (2-storey) | 6 m | 6 – 8 m (varies by zone) | 6 m |
| Granny Flat (secondary dwelling) | Yes — max 60 m², CDC eligible | Yes — max 60 m², CDC eligible | Yes — max 60 m², CDC eligible | Yes — max 60 m², CDC eligible | Yes — max 60 m², CDC eligible |
| DA Determination (median) | 45 – 70 days | 50 – 80 days | 55 – 85 days | 50 – 90 days | 40 – 65 days |
| CDC Determination | 10 – 15 business days | 10 – 15 business days | 10 – 20 business days | 10 – 20 business days | 10 – 15 business days |
| Section 7.12 Levy | 1% | 1% | 0.5% – 1% | 1% | 1% |
| Boarding House SEPP | Permitted R2+ (AHSEPP) | Permitted R2+ (AHSEPP) | Permitted R2+ (AHSEPP) | Permitted R2+ (AHSEPP) | Permitted R2+ (AHSEPP) |
| Flood-Prone Areas | Significant (Georges River/Prospect Creek) | Moderate (Georges River corridor) | Moderate (Duck River catchment) | Significant (Cooks River/Georges River) | Low–Moderate (Eastern Creek) |
| Bushfire-Prone Land | Minimal | Moderate (southern suburbs) | Minimal | Minimal | Moderate (western fringe) |
Governing LEP
Key Residential Zones
Min Lot Size — Dwelling House
Min Lot Size — Dual Occupancy
Max Building Height (R2)
Max FSR (R2)
Max FSR (R3)
Front Setback
Side Setback (2 storey)
Rear Setback
Granny Flat (secondary dwelling)
DA Determination (median)
CDC Determination
Section 7.12 Levy
Boarding House SEPP
Flood-Prone Areas
Bushfire-Prone Land
Key Takeaways
Zoning is largely consistent
All five LGAs follow the Standard Instrument LEP format with R2/R3/R4 zones. The real differences emerge in DCP-level controls — setbacks, landscaping, private open space, and parking requirements.
CDC is the fastest approval pathway
For compliant single dwellings, dual occupancies, and secondary dwellings (granny flats), the CDC pathway delivers approvals in 10–20 days versus 40–90 days for a DA. Not all projects qualify — check with your certifier.
Blacktown is the fastest for DAs
With a median determination time of 52 days, Blacktown leads the five councils. Canterbury-Bankstown remains the slowest at 72 days median, though both are investing in digital lodgement platforms.
Flood and bushfire mapping matters
Fairfield and Canterbury-Bankstown have significant flood-prone areas along the Georges and Cooks rivers. This can add $15,000–$40,000+ to build costs for flood-rated design and materials. Always check the council's flood mapping before purchasing a site.
Boarding houses follow AHSEPP state-wide
The Affordable Housing SEPP permits boarding houses in R2 and above across all five LGAs, subject to design standards. However, individual councils apply additional DCP controls — particularly around parking, room sizes, and communal space.
Disclaimer: This comparison is a general guide based on publicly available LEP and DCP documents as of January 2026. Regulations change frequently — always verify with the relevant council or a qualified town planner before making decisions. Buildana provides this data for informational purposes only and accepts no liability for reliance on it.
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