Quick answer
The Planning and Design Code is South Australia's single planning rulebook, in force statewide since March 2021. Every property has a zone that describes what development is envisaged, and may have a subzone, overlays for special constraints such as heritage, flooding or trees, and technical and numeric variations that set local figures like minimum site area or building height. You can look up the rules for any property in the SA Property and Planning Atlas.
Key points
- One statewide Code replaced individual council development plans.
- Zones set the baseline. Overlays add constraints. Local numbers fine-tune both.
- Each rule has a performance outcome plus a deemed-to-satisfy standard.
- Check a property in the SA Property and Planning Atlas before you buy.
What is the Planning and Design Code?
The Code is the planning rulebook created under the Planning, Development and Infrastructure Act 2016. It replaced the separate development plans each council used to keep. Since its final phase took effect across metropolitan Adelaide in March 2021, the same Code applies statewide and is used through the PlanSA portal.
Rules are now consistent across council boundaries. The catch is that two neighbouring streets can still sit in different zones with very different rules.
Zones: what is envisaged where
Every property is in a zone. Residential zones you will see across Adelaide include:
- General Neighbourhood: a range of low-rise housing, often where infill and land division are anticipated.
- Suburban Neighbourhood: generally lower density, with larger allotments.
- Housing Diversity Neighbourhood: encourages a wider mix of dwelling types, such as townhouses and group dwellings.
- Established Neighbourhood: areas where existing streetscape character carries more weight.
Some zones also have subzones that adjust the policy for a particular area.
Overlays: the extra layers
Overlays sit on top of zones and deal with specific issues. A property can have several. Common ones in Adelaide include historic area and character area overlays, heritage adjacency, flooding hazards, the regulated and significant tree overlay, and airport building height limits. An overlay can add assessment steps, require referral to another agency, or limit design choices. It's one of the first things we check on any site.
Technical and numeric variations
Technical and numeric variations (TNVs) are the local numbers. Two areas in the same zone can have different minimum site areas, minimum frontages or maximum building heights, set by the TNV for that location. For land division, these figures often decide whether a block can be split at all. Our guide to subdividing land in Adelaide covers this in more detail.
How proposals are tested against the Code
Code policies are written as desired outcomes and performance outcomes, the goals, paired with deemed-to-satisfy criteria, the measurable standards. A design that meets every deemed-to-satisfy standard follows a faster, more certain path. A design that departs from them can still be approved, but it's assessed on its merits against the performance outcomes. Our article on planning consent vs building rules consent explains these pathways.
How to check what applies to your property
- Search the address in the SA Property and Planning Atlas (SAPPA).
- Note the zone, any subzone, every overlay and the TNVs listed.
- Read the matching Code policies on the PlanSA website.
- Check the title for easements and encumbrances, and look on site for trees, Stobie poles and services.
If you'd like a second opinion before you buy, send us the address and we'll give you a first view of what the site allows.
Frequently asked questions
When did the Planning and Design Code start in South Australia?
The Code was introduced in phases. The final phase, covering metropolitan Adelaide and the larger regional councils, took effect in March 2021. It now applies across the whole state.
How do I find my property's zone in Adelaide?
Search your address in the SA Property and Planning Atlas (SAPPA). It shows the zone, any subzone, overlays and technical and numeric variations for that property.
What is an overlay in the Planning and Design Code?
An overlay is an extra layer of policy on top of the zone that deals with a specific issue, such as heritage, character, flooding, trees or airport height limits. A property can have several overlays.
Can a zone change?
Yes. The Code is updated through Code Amendments, which can rezone land or change policy. Amendments go through consultation before they take effect.
General information about South Australia's planning and building system, current at the date above. It isn't legal or planning advice for a particular site. Talk to us about yours.
