At some point during the building process, you will receive a site plan. It is one of the first formal documents you see after the contract is signed, and for many clients, it is also one of the most confusing. The page is covered in lines, numbers, symbols, and abbreviations that look technical and unfamiliar. Most people glance at it, recognise the outline of their home, and move on.
That is a missed opportunity. The site plan is one of the most important documents in your build. It shows where your home sits on the lot, how far it is from each boundary, where services run, which direction the home faces, and how the finished structure will relate to the land around it. Understanding what you are looking at gives you the ability to ask better questions, spot potential issues early, and feel confident about the design before construction begins.
This guide explains every element of a residential site plan in plain language, with clear explanations of the symbols, measurements, and terminology you will encounter.
What Is a Site Plan and Why You Receive One
A site plan is a scaled drawing that shows the position of the proposed home on the lot, viewed from directly above. It is drawn to scale, meaning the proportions on the page match the proportions on the ground. A scale of 1:200 is common, which means one centimetre on the plan represents two metres on site.
The site plan is prepared by the draftsperson or building designer as part of the building permit documentation. It is submitted to the building surveyor and, in many cases, to the estate developer and the relevant council. It is also used by the engineering team to confirm that the slab and footing design align with the site layout.
You receive the site plan because it is part of the approved documentation for your home. It is your record of what is being built, where it is being built, and how it relates to the legal boundaries of your lot.
The site plan is different from a floor plan. A floor plan shows the internal layout of the home: rooms, doors, hallways, and fixtures. The site plan shows the home’s position on the lot and its relationship to boundaries, services, setbacks, and neighbouring properties. Both are essential. Together, they form a complete picture of your project.
Key Symbols and What They Mean
Site plans use a standard set of symbols and conventions. Once you understand the common ones, the plan becomes much more readable.
Boundary lines. The lot boundary is typically shown as a heavy solid line or a dash dot line around the perimeter of the lot. Each boundary is labelled with its length in metres. The boundary defines the legal extent of your property.
Building outline. The proposed home is shown as a solid or hatched outline within the lot boundary. The outline represents the external walls of the home, including the garage, alfresco, and any covered areas. Hatching or shading is used to distinguish the building from the surrounding land.
Setback dimensions. Dimensions are drawn from the building outline to each boundary, showing the distance between the home and the property line on every side. These are the setback distances. They are critical for compliance with council planning requirements and estate covenants.
Eave lines. Eaves extend beyond the external walls and are shown as a dashed line outside the building outline. Eave setback to the boundary is measured separately from the wall setback.
Driveway and crossover. The driveway connects the garage to the street. The crossover is the section crossing the council nature strip.
North point. A directional arrow showing which way is north, important for solar access and energy performance. More on this below.
Services. Underground services (sewer, water, stormwater, gas, electrical) are shown using different line styles and labels.
Finished floor level (FFL). A number on or near the building outline, expressed as a reduced level (RL) in metres relative to the Australian Height Datum. The FFL determines how the home sits relative to the surrounding land and street level.
Retaining walls. Where the site has a grade change, retaining walls are shown as thick lines with hatching on the retained side.
Understanding Setbacks and Boundaries
Setbacks are the minimum distances that must be maintained between the home and the lot boundaries. They are set by local council planning schemes, the Building Code of Australia, and in many cases, by estate design guidelines.
Front setback. The distance from the front wall (or garage) to the front boundary. Most Melbourne municipalities require 4.0 to 6.0 metres.
Side setbacks. The distance from external walls to side boundaries. A standard single storey wall typically requires a minimum of 1.0 metre. Requirements vary based on wall height and window placement.
Rear setback. The distance from the rear wall to the rear boundary. This combines with site coverage and permeability requirements to determine how much of the lot can be built on.
Why setbacks matter: If a setback does not comply, the design may need modification or a planning permit may be required, adding time and cost during the pre-site phase. When reviewing your site plan, check that setback dimensions appear reasonable relative to the lot size.
Reading Dimensions and Measurements
Every measurement on a site plan is expressed in metres and millimetres. The scale of the drawing is noted in the title block, typically at the bottom right of the page.
Boundary dimensions. Each boundary line is labelled with its length. A typical lot in a Melbourne growth corridor might show a frontage of 12.5 metres and a depth of 28.0 metres.
Building dimensions. The overall width and depth of the home, measured to the outside face of external walls. If the site plan shows a home width of 11.0 metres on a 12.5 metre frontage, the side setbacks are 1.5 metres combined, telling you the home is a tight fit.
Levels and heights. The finished floor level, natural ground levels, and fence heights are expressed as reduced levels (RLs). The difference between natural ground and finished floor level tells you whether the site needs filling or cutting, which affects site costs.
How to check: Compare the boundary dimensions on the site plan with your certificate of title or plan of subdivision. They should match exactly. If they differ, raise it with your builder before the permit is submitted.
North Point and Orientation
The north point is a small arrow on the site plan that indicates the compass direction north. It tells you how the home is oriented on the lot, which has significant implications for solar access, energy performance, and the liveability of the home.
Why it matters: In Melbourne, the sun tracks across the northern sky. Rooms that face north receive the most natural light during winter, reducing heating costs and creating brighter living spaces. Bedrooms on the southern or eastern side remain cooler in summer.
What to look for: Check where the main living areas sit relative to the north point. If the garage faces north and the living areas face south, you are losing the best solar access on the lot. The 7 star NatHERS energy rating required in Victoria is heavily influenced by orientation, so a well oriented home achieves compliance more easily and with fewer expensive glazing upgrades.
If the lot’s northern aspect is compromised, discuss this with your builder early. Good design can mitigate orientation challenges, but it needs to be considered when positioning the home on the lot, not left for the energy assessor to solve.
Easements and Services Shown on the Plan
Easements and services are among the most practically important elements on a site plan, and among the most commonly overlooked.
What is an easement? A legal right for a service authority to access a portion of your land. It is registered on the title and remains permanently. Common examples include a 2.0 metre sewer easement along the rear boundary or a 1.5 metre drainage easement along a side boundary.
Why easements matter: You cannot build permanent structures within an easement. The easement effectively reduces the usable building area of the lot.
What services are shown: The site plan shows the location of the sewer connection point, stormwater discharge point, water meter, gas meter, electrical supply point, and telecommunications conduit entry. If the sewer connection is at the rear, the sewer line runs the full depth of the property beneath the slab, which is captured in your site costs.
Common Questions When Reviewing Your Site Plan
“The home looks very close to the boundary. Is that normal?”
On lots of 12.5 to 14.0 metres wide, side setbacks of 1.0 to 1.5 metres are normal and compliant. If side access is important to you, discuss the setbacks with your builder before the design is finalised.
“Can I build in the easement?”
No. Permanent structures cannot be built within a registered easement. Anything with footings or a slab will be rejected by the building surveyor.
“My lot faces south. Is that a problem?”
It requires thoughtful new home design. On a south facing lot, living areas are best positioned at the rear where they access the northern aspect through the backyard. Discuss orientation with your builder early.
“How do I know if the site plan is accurate?”
Compare the boundary dimensions with your certificate of title. They should match exactly. Raise any discrepancies with your builder before the permit is submitted.
Frequently Asked Questions
What is a site plan in building?
A site plan is a scaled drawing that shows the position of the proposed home on the lot, viewed from above. It includes boundary dimensions, setback measurements, the building outline, the driveway, north point orientation, easements, service locations, and finished floor levels. It is part of the building permit documentation and is submitted to the surveyor, council, and developer.
What are setbacks on a site plan?
Setbacks are the minimum distances between the home and each lot boundary. They are required by council planning schemes, building regulations, and estate covenants. Front, side, and rear setbacks are shown on the site plan as dimensions from the building outline to the boundary line.
What does the north point on a site plan tell me?
The north point shows the compass orientation of the lot. It tells you which direction the home faces, which affects solar access, natural light, energy performance, and the positioning of living areas. In Melbourne, homes with living areas facing north receive the most winter sunlight and perform better for energy efficiency.
What is an easement and can I build on it?
An easement is a legal right for a service authority to access a portion of your land. It is registered on the title and shown on the site plan as a dashed zone with a specified width. You cannot build permanent structures within an easement.
What is a finished floor level?
The finished floor level (FFL) is the height of the ground floor slab, expressed relative to the Australian Height Datum. It determines how the home sits relative to the surrounding ground and street level. Correct FFL design ensures proper drainage away from the home and appropriate entry heights.
How do I check if my site plan is correct?
Compare the boundary dimensions on the site plan with the certificate of title or plan of subdivision for your lot. The dimensions should match exactly. If there are discrepancies, raise them with your builder before the building permit application is submitted.
