Building Set-Out Site Plan NZ: Boundaries, Building Lines and Construction Levels

A building set-out site plan shows where a proposed building will sit on a New Zealand property. It connects the approved design with important site information, including property boundaries, building lines, setbacks and construction levels.

A clear plan can help your builder understand the intended building position before excavation or foundation work begins. It can also identify information that may need confirmation by a surveyor, engineer, designer or local council.

What Is a Building Set-Out Site Plan?

A building set-out site plan is a scaled drawing that shows the proposed building footprint in relation to the surrounding property. It may be prepared for a new house, garage, sleepout, extension or another permanent structure.

The plan normally identifies the proposed location of the building before that position is transferred onto the ground. Depending on the project, it may show:

• Legal property boundaries
• The proposed building footprint
• Distances between the building and boundaries
• Building corner or set-out points
• Building lines and reference lines
• Existing and proposed ground levels
• The proposed finished floor level
• Driveways, paths and vehicle access
• Drainage and service locations
• Easements or other recorded site restrictions

The information required will depend on the type of building, the land and the requirements of the relevant building consent authority.

Why Accurate Boundaries Matter

The property boundary is the starting point for positioning a building. Setbacks, yards and separation distances are generally measured from the legal boundary—not automatically from a fence, hedge, retaining wall or driveway edge.

A fence may be close to the boundary without being positioned exactly on it. Older fences may also have moved, been replaced or been constructed for convenience rather than as a precise boundary marker.

Boundary information may come from a record of title, deposited plan, survey plan or site survey. However, a drawing produced from existing documents does not physically verify the boundary on the ground.

If the proposed building is close to a boundary, the boundary marks are missing, or the available records are unclear, a licensed cadastral surveyor may be needed to establish or confirm the legal position.

Understanding Building Lines

The term building line can have different meanings depending on the drawing. It may refer to the outside wall of the proposed structure, a line used during construction set-out, or a planning control that limits how close a building can be to a boundary.

For clarity, a building set-out plan should distinguish between:

• Property boundary: The legal limit of the property
• Required setback line: A line created by the applicable planning or yard requirement
• Proposed footprint: The intended position of the building
• Set-out line: A reference used to transfer the design onto the site

The outside wall, foundation edge, roof overhang, gutter, deck, steps or other projection may not all follow the same line. These features should be identified when they affect setbacks or construction positioning.

What Are Building Set-Out Points?

Set-out points are reference points used to identify the corners or main control lines of a proposed building. They allow the building dimensions and position to be transferred from the drawing to the physical site.

During construction, these points may be supported by:

• Survey pegs or control marks
• Offset pegs outside the excavation area
• Profile boards or batter boards
• String lines marking wall or foundation positions
• A site benchmark or level datum

Offset pegs and profile boards are normally placed beyond the immediate excavation area so they are less likely to be disturbed by machinery, earthworks or foundation construction.

The builder can then use string lines or measured offsets to re-establish the building corners when required.

Construction Levels and Finished Floor Levels

Horizontal position is only one part of building set-out. The proposed building must also be established at the correct height.

A useful site plan may show:

• Existing ground levels
• Proposed ground levels
• A nominated site datum or benchmark
• Excavation or foundation levels
• The proposed finished floor level
• Driveway and entrance levels
• Drainage directions and discharge points
• Retaining walls, batters or changes in ground height

The finished floor level identifies the proposed elevation of the completed floor. It can affect foundation design, access, drainage, earthworks and the relationship between the new building and the surrounding ground.

Construction levels should be connected to a clearly identified datum. Using an undefined or easily disturbed point can create confusion once excavation starts.

Setbacks and Site Positioning

A setback is the distance between a building or part of a building and a property boundary or another defined reference point.

Required setbacks can be influenced by:

• The local district plan
• The property’s zoning
• Front, side and rear yard controls
• Height in relation to boundary requirements
• Easements and consent notices
• Overland flow paths or flood hazards
• Existing services and drainage infrastructure
• Fire-separation and Building Code requirements

The shortest perpendicular distance to the relevant boundary should normally be shown clearly. Irregular, narrow, rear or sloping sites may require several dimensions to properly describe the proposed building position.

What Should the Site Plan Show?

A practical building set-out site plan should be easy for the owner, designer, builder and council reviewer to understand. Depending on the project, useful information can include:

• Street name and site address
• North arrow and drawing scale
• Legal boundaries and boundary dimensions
• Existing buildings and structures
• The proposed building footprint
• Overall building dimensions
• Setbacks from relevant boundaries
• Roof overhangs, decks, landings and stairs
• Building corner or set-out references
• Existing contours or spot levels
• Proposed construction and floor levels
• Driveway and pedestrian access
• Stormwater and wastewater information
• Easements and other known restrictions

Not every project requires every item. The plan should be matched to the proposed work and the information requested by the building consent authority.

Information Needed to Prepare the Plan

Providing clear source information helps produce a more useful drawing. Before ordering your site plan, gather as many of the following items as possible:

• The property address
• A current record of title or survey plan
• Known boundary dimensions
• A sketch showing the proposed building location
• Building plans or footprint dimensions
• Measurements to existing buildings and boundaries
• Available contour, level or topographic information
• The proposed finished floor level, if known
• Locations of driveways, services and drainage
• Relevant council requests or application checklists

Photographs, marked-up aerial images and clear site measurements can also help explain the existing conditions.

Site Plan Versus Physical Construction Set-Out

These are related services, but they are not the same.

A site plan is a drawing that communicates the proposed building position, dimensions and site relationships. It may be used during design, consent preparation and construction planning.

A physical construction set-out transfers the approved design onto the land using survey equipment, control marks, pegs, profiles or other markers.

Where precise boundary or level verification is required, the physical set-out should be completed or checked by a suitably qualified surveyor or other authorised professional. Your builder, designer, engineer and council can advise what is required for the particular project.

Common Building Set-Out Problems

Many avoidable problems begin with incomplete or misunderstood site information. Common examples include:

• Measuring from a fence instead of the legal boundary
• Using unclear or inconsistent boundary information
• Failing to include roof overhangs or external stairs
• Showing a footprint that does not match the building plans
• Omitting the level datum or finished floor level
• Placing control marks where excavation will destroy them
• Ignoring easements, services or drainage routes
• Changing the building position without updating the approved plans

Checking the site plan against the architectural and foundation drawings before construction begins can reduce the risk of conflicting dimensions.

Do You Need Building Consent?

Many new buildings and structural additions require building consent, although some limited work may qualify for an exemption. Planning approval or resource consent may also be relevant even when building consent is not required.

Requirements vary according to the building, property and local planning rules. Check with your local council or building consent authority before starting work.

New Zealand Building Performance provides general guidance on the building and consent process.

Protect Existing Survey Marks

Survey and geodetic marks can be located at or below ground level and may not be obvious. Excavation, trenching and heavy machinery can damage them.

Toitū Te Whenua Land Information New Zealand explains that survey marks support property boundaries and construction work. Anyone working near a protected mark should take reasonable steps to avoid disturbing it. Read the official survey mark protection guidance before earthworks begin.

Frequently Asked Questions

Can I use an existing fence as the property boundary?

You should not automatically treat a fence as the legal boundary. If the exact boundary position matters, particularly when building close to it, seek advice from a licensed cadastral surveyor.

Does a site plan replace a surveyor’s set-out?

No. A site plan is a drawing of the proposed site arrangement. A surveyor’s set-out physically establishes or verifies positions and levels on the land.

What is a site datum?

A site datum is a fixed reference point from which construction levels are measured. It should be clearly identified and protected from disturbance during the work.

What is the difference between a setback and a building line?

A setback is a measured separation distance. A building line may identify the proposed wall or foundation position, or it may represent a line created by a planning control. The drawing should make its meaning clear.

Should the roof overhang be shown?

Yes, when it affects a required setback, separation distance or site relationship. The wall line and roof edge should be clearly distinguished.

Can the building position be changed after consent?

A change to the approved building position may require council review, a minor variation or a formal amendment. Discuss the proposed change with the relevant building consent authority before continuing.

Get the Building Position Clear Before Construction

A well-prepared building set-out site plan brings the boundaries, proposed footprint, setbacks and construction levels together in one clear drawing. It helps everyone involved understand where the building is intended to sit and highlights information that needs professional confirmation.

For the best result, use reliable property records, accurate building dimensions and current level information. If a boundary, survey mark or construction level is uncertain, obtain advice from the appropriate qualified professional before excavation begins.

This article provides general information only. Site, consent and surveying requirements vary between projects and local authorities.