floor space ratio nsw

In NSW, Floor Space Ratio (FSR) is planning-speak for “how much building you’re allowed on your bit of dirt.” It’s calculated as gross floor area divided by site area—so an FSR of 1:1 means your total usable floor area can equal the land area, 0.5:1 is half, and 2:1 is double. Your site’s FSR is set in the Local Environmental Plan (LEP) and mapped on the NSW Planning Portal, with Development Control Plans providing the fiddly bits. Not everything counts toward GFA—car spaces, some balconies, and plant rooms can be excluded depending on the rules, so check the instruments, not just the vibes. Variations (via clause 4.6 or design-excellence pathways) are possible but need solid justification and a friendly planner. For precise numbers and definitions, consult the LEP, relevant SEPPs, and the Planning Portal before you start sketching your empire.