Winnipeg Accessory Building Site Plan Requirements

Example of a Winnipeg accessory-building site plan showing the proposed structure, property boundaries, existing buildings, setbacks, street and lane locations, access, and surrounding site features.

A detached garage, shed, gazebo, workshop, pool house, greenhouse, or other backyard building may seem like a simple residential project. Before construction begins, however, the City of Winnipeg may need to confirm exactly where the structure will be located and whether it complies with zoning and building requirements.

A clear Winnipeg accessory building site plan shows the entire property from above. It identifies the proposed building, existing house, garages, sheds, decks, property lines, setback measurements, street or rear lane, overhead utilities, and other relevant site features.

This guide explains when a permit is needed, what the City expects to see on the site plan, how property-line setbacks and roof overhangs affect placement, and which projects may require building plans or professional engineering.

What is considered an accessory building in Winnipeg?

An accessory building is a secondary structure that supports the use of the main home on the same property. It is not normally the principal dwelling.

The City identifies common examples such as:

• Detached garages
• Detached carports
• Storage sheds
• Workshops
• Gazebos
• Greenhouses
• Pool houses
• Other detached residential structures

Different rules may apply to

decks
,

swimming pools
, hot tubs, secondary suites,

attached or detached carports
, and

additions to the house
. The correct permit category depends on the structure’s design and intended use.^[1]

For project-specific guidance, see our articles about a

Winnipeg shed site plan
,

Winnipeg detached garage site plan
,

Winnipeg carport site plan
, and

Winnipeg pergola or patio-cover site plan
.

When is a building permit required?

The City of Winnipeg requires a building permit for detached garages and accessory structures that are greater than 10 square metres, or approximately 108 square feet.^[1]

For example:

• A 3 m × 3 m shed has an area of 9 m² and falls below the size threshold.
• A 4 m × 3 m workshop has an area of 12 m² and exceeds the threshold.
• A 6 m × 7.2 m detached building has an area of 43.2 m² and requires a building permit.

A structure below 10 square metres is not automatically free from regulation. It must still comply with the Winnipeg Zoning By-law, applicable setbacks, maximum height, roof projections, utility restrictions, and building-code requirements.

Is a development permit required?

A development permit reviews the land use and confirms that the proposed building’s size and location comply with the Winnipeg Zoning By-law and other applicable City requirements.

Detached garages, carports, sheds, pool houses, and other accessory structures serving a single- or two-family dwelling may qualify for a development-permit exemption when they comply with the required setbacks, private-access rules, and zoning regulations.^[4]

An exempt project may still require a building permit. The City’s June 2026 application form asks applicants to confirm whether a development permit is required and to provide a declaration when the project qualifies for an exemption.^[3]

A development permit or variance may be required when:

• The structure does not meet a required setback
• The combined accessory-building area exceeds the permitted limit
• The structure exceeds the maximum height
• The property is a corner or reverse-corner lot
• The structure is proposed beside rather than behind the dwelling
• The property is near a waterway or flood-prone area
• The property borders a stormwater-retention basin
• A site-specific zoning condition or development agreement applies

Applicants should confirm the required approvals before submitting the building permit. A building permit application can be refused when a required development approval is missing.

What is an accessory-building site plan?

An accessory-building site plan is an overhead drawing showing the proposed building in relation to the complete residential property.

It is different from the building plans:

• Site plan: Shows where the building will be placed.
• Floor plan: Shows dimensions, doors, windows, framing, and room use.
• Foundation plan: Shows the slab, piles, footings, or other foundation system.
• Elevations: Show the exterior walls, doors, windows, roof, and building height.
• Cross-section: Shows how the foundation, floor, walls, and roof are constructed.

The City’s current permit application requires the site plan and building plans to be submitted as separate parts of the permit package.^[3]

For a general overview of local requirements, visit our

Winnipeg site plan for permit guide
.

What must the Winnipeg site plan show?

The City asks for one fully dimensioned site plan. The plan must give reviewers enough information to understand the proposed building and its relationship to the property.^[3]

1. Property lines and lot dimensions

Show all property boundaries, including the front, rear, left-side, and right-side lot lines. Include the overall lot width and depth where that information is available.

Every setback measurement depends on the correct location of the property lines.

The City warns that homeowners should not rely on:

• Fences
• Sidewalks
• Driveway edges
• Rear-lane pavement
• Hedges
• Online parcel overlays

to establish the legal boundary. The City identifies a Manitoba Land Surveyor’s Staking Certificate as the accurate way to determine the property-line location.^[2]

Learn more in our guide explaining the

difference between a site plan and a property survey
.

2. Proposed accessory building

Clearly label the new building as proposed and show its complete exterior length and width.

The site plan should identify the proposed use, such as:

• Storage shed
• Detached garage
• Workshop
• Gazebo
• Greenhouse
• Pool house
• Detached carport

Show the complete roof outline when the roof projects beyond the walls or posts.

3. Setback measurements

The City’s application form requires the distance from the proposed accessory structure to all property lines.^[3]

The drawing should normally show:

• Distance to the rear property line
• Distance to the left-side property line
• Distance to the right-side property line
• Relevant front or street-side setback
• Distance to the existing house
• Distance to other accessory structures where relevant

Do not provide only one setback. Reviewers need to see the complete location of the building within the lot.

4. Existing house

Show the complete footprint of the principal dwelling and label it as the existing house.

Include relevant features such as:

• Attached garage
• Deck and stairs
• Covered porch
• Bay windows
• Roof projections
• Exterior doors and windows near the proposed building

This helps reviewers evaluate separation, access, drainage, and the relationship between the buildings.

5. All existing buildings and structures

The permit application requires the site plan to show the proposed building and all existing buildings and structures on the property.^[3]

This may include:

• Existing detached garage
• Shed or workshop
• Carport
• Deck
• Gazebo
• Swimming pool or hot tub
• Pool house
• Retaining wall
• Another accessory structure

These structures can affect available building area, access, drainage, fire separation, and zoning calculations.

Where the project also includes new fencing or gates, review our

Winnipeg fence site plan guide

for corner-lot, property-line, gate, and visibility considerations.

6. Street and rear-lane locations

The site plan must identify adjoining streets and public lanes.

Where a garage, workshop, or storage building is accessed from a rear lane, show:

• The rear lane
• The overhead-door location
• The driveway or parking area
• The point of vehicle entry
• The distance between the building and lane

The City’s sample site plan specifically identifies the point of vehicle entry as useful permit information.^[2]

7. Doors, windows, and roof projections

Show the general location of overhead doors, pedestrian doors, and windows, particularly where they face a property line or affect access.

The roof outline should show:

• Eaves
• Overhangs
• Gutters
• Canopies
• Other projections

A wall may comply with a setback while the roof projects too close to the property line.

8. Overhead electrical lines

The City’s application form requires applicable overhead electrical lines to be shown.^[3]

Utility lines can affect:

• Building placement
• Roof height
• Construction access
• Excavation
• Safe operation of equipment

Underground utilities should also be located before digging for foundations, piles, anchors, plumbing, or electrical services.

9. Driveways and parking areas

Show any driveway, parking pad, rear-lane approach, or vehicle area serving the proposed building. If the project changes the curb opening or expands the paved access, see our

Winnipeg driveway widening site plan guide
.

For a garage or vehicle workshop, the plan should make it clear that:

• The overhead door can be reached
• The driveway aligns with the door
• Vehicles can remain on private property
• The access does not conflict with buildings or fences
• No unapproved curb or approach work is proposed

10. Easements and utility corridors

Show known easements when they cross or affect the proposed construction area.

A utility or drainage easement may restrict permanent foundations or require continued access for maintenance. A structure should not be placed in an easement without confirming that construction is permitted.

11. Drainage features

Show known drainage swales, catch basins, retaining walls, and significant changes in grade where they affect the building location.

The proposed structure should not:

• Block a side-yard drainage swale
• Redirect runoff toward a neighbour
• Create a low area beside the house
• Cover a catch basin
• Interfere with an approved lot-grading pattern

12. North arrow, scale, and legal description

Include a north arrow and use a consistent drawing scale. The City’s permit application also lists the legal property description among the required site-plan information.^[3]

All dimensions and labels should remain readable when the drawing is exported to PDF.

Our

residential site plan checklist

can help you collect the required information before drafting begins.

Winnipeg accessory-building setbacks

There is no single setback that applies to every accessory building.

The City’s current construction guide states that, in most typical situations, a garage or storage shed located behind the dwelling may be as close as 600 millimetres, or 2 feet, from the side and rear property lines.^[2]

Different requirements may apply when:

• The structure is beside the dwelling
• The property is a corner or reverse-corner lot
• The building is near a front or street-side property line
• The roof has wide eaves
• The structure includes openings facing a neighbour
• The building is close to a river or regulated waterway
• A zoning variance or site-specific condition applies

Distance from the accessory building to the house

The seven-metre distance from the house shown in the illustration is not a universal Winnipeg requirement.

The appropriate building separation can depend on:

• Roof and wall projections
• Doors and windows
• Fire-protection requirements
• Whether the building is used for vehicle storage
• The dwelling type
• Access between the structures
• The proposed foundation and drainage arrangement

The City’s sample site plan asks applicants to show the distance between the house and accessory structure, including the distance between roof overhangs. The correct separation should be confirmed for the specific project.^[2]

How roof overhangs affect setbacks

A roof can extend beyond the exterior wall or supporting posts, making the eave the closest part of the structure to the property line.

The City’s guide explains that:

• A 300-millimetre, or 1-foot, overhang may project into certain required setbacks.
• A wider overhang requires the building wall to be moved farther from the boundary.
• The required separation to the eave must be maintained.
• An overhang cannot project closer than 450 millimetres, or 1 foot 6 inches, to the property line.

The full roof footprint should therefore be shown on the site plan rather than only the exterior wall dimensions.^[2]

Maximum accessory-building height

The City’s current construction guide identifies a general maximum accessory-building height of 4.0 metres, or 13 feet.^[2]

How the height is calculated depends on the roof style. The elevations should show:

• Finished grade
• Wall height
• Eave height
• Roof slope
• Highest roof point
• The City’s applicable height-measurement point

A structure with walls higher than three metres, a gambrel or mansard roof, dormers, attic storage, or a second storey may require additional drawings and professional engineering.

Accessory-building size limits

The building-permit threshold is not the only size restriction.

The City’s guide states that garages and accessory structures combined generally cannot exceed:

• 12.5% of the total lot area; and
• A combined maximum of 81.75 square metres, or 880 square feet.

The guide also states that up to 45 square metres, or 484 square feet, of accessory structures may be permitted regardless of lot area, subject to the applicable zoning requirements.^[2]

Existing garages, sheds, gazebos, workshops, and similar structures may count toward the combined total.

Where the proposed area exceeds the permitted maximum, a zoning variance may be required.

Doors, windows, and fire protection near property lines

The distance from the building wall to the property line can affect whether windows and doors are permitted.

The City’s construction guide states that windows and other openings are generally permitted in a wall facing an adjoining property only when that wall is at least 1.2 metres, or 4 feet, from the property line. Different treatment applies to walls facing a street or public lane.^[2]

The guide also addresses fire-resistant walls and protected soffits where a building is close to a neighbouring property.

These details belong primarily on the building plans, but they should be considered when selecting the building location.

Drainage and lot grading

An accessory building changes how rain and melting snow move across the property. The new roof and foundation can concentrate runoff and block existing drainage routes.

The City identifies property owners as responsible for:

• Maintaining approved lot grades
• Keeping drainage swales unobstructed
• Preventing water from damaging neighbouring property
• Maintaining proper slope away from foundations
• Keeping downspout discharge on the owner’s property

Winnipeg lots may use rear-to-front drainage, split drainage to a back lane, or split drainage to a rear-yard swale. The proposed building and its downspouts should follow the property’s established drainage pattern.^[5]

The site plan should identify a drainage swale when the proposed building could interfere with it.

Building plans required after June 1, 2026

Effective June 1, 2026, building plans must be included with building permit applications for detached garages and accessory structures.^[1]

The City’s application form lists:

• Building elevations showing grade-to-roof height
• Floor plans with framing, dimensions, and room designations
• A fully dimensioned foundation plan
• A building cross-section with construction details
• Engineering documents where required

A site plan alone is not enough to obtain a building permit. It shows the building’s location, while the construction plans demonstrate that the structure can be built safely.

When is engineering required?

The City’s guide identifies several situations where additional information or an engineer’s sealed design may be required.

Examples include:

• A foundation area greater than 70 m²
• Wood mudsill foundations requiring wind-uplift anchoring
• Foundation walls retaining soil on a sloped lot
• An irregular building shape
• Post-and-beam construction
• Concrete-block, brick, or metal framing
• Walls higher than 3 metres
• Engineered lintels
• Homemade roof trusses
• Gambrel, mansard, octagonal, or similarly complex roofs
• Attic storage
• A rooftop deck
• A two-storey accessory building
• A gazebo constructed on an existing deck
• A non-standard carport design

The permit application specifically identifies an engineer’s seal as required for foundations over 70 square metres.^[2][3]

Electrical and plumbing permits

Separate trade permits are needed when electrical or plumbing services are installed in an accessory building.

The City specifically states that a separate electrical permit is required for all detached garages and carports.^[1]

Additional permit considerations may apply when the building contains:

• Lighting and receptacles
• Garage-door openers
• Electric vehicle charging
• Plumbing fixtures
• Heating equipment
• A wood-burning stove or fireplace
• A workshop electrical system

Construction access

The site plan should consider how materials, concrete, equipment, and workers will reach the backyard.

Access may be affected by:

• Narrow side yards
• Fences and gates
• Existing decks or sheds
• Overhead utility lines
• Boulevard trees
• Public sidewalks
• Rear-lane conditions

The City’s permit application states that a separate crossing permit must be obtained when construction access crosses City property somewhere other than an existing private approach.^[3]

Common accessory-building site-plan mistakes

• Showing only the proposed building instead of the full property
• Failing to label all property lines
• Measuring from a fence rather than a confirmed boundary
• Providing only one setback dimension
• Using the image’s sample setbacks as confirmed requirements
• Leaving existing sheds, garages, decks, or pools off the plan
• Failing to show the roof overhang
• Ignoring drainage swales or easements
• Leaving the street or rear lane off the drawing
• Failing to show driveway access to a garage
• Leaving overhead electrical lines off the plan
• Failing to identify doors and windows facing a property line
• Using an incorrect building-area calculation
• Ignoring the combined accessory-building area
• Submitting a satellite image without clear dimensions
• Using labels that become unreadable in the submitted PDF

See our guide to

common site plan mistakes that delay permit approval
.

What to provide when ordering your site plan

Collecting accurate project information before drafting begins can reduce corrections.

Useful information includes:

• The complete property address
• The legal property description, where available
• A survey, staking certificate, subdivision plan, or property document
• The proposed building type and use
• The exterior length and width
• The proposed maximum height
• The roof type and overhang dimensions
• The preferred building location
• Measurements to all property lines
• The dimensions and location of the existing house
• The location of all garages, sheds, decks, pools, and other structures
• Door, window, and vehicle-entry locations
• Street and rear-lane information
• Driveway and parking dimensions
• Known easements and drainage swales
• The location of overhead electrical lines
• Photos of the proposed construction area
• Any comments already received from the City

Homeowners outside Winnipeg can review our

Manitoba site plan services guide
.

Frequently asked questions

What size accessory building requires a permit in Winnipeg?

A detached garage or accessory structure greater than 10 square metres, or approximately 108 square feet, requires a building permit.

Does a small shed still need to meet setbacks?

Yes. A structure that does not require a building permit must still comply with zoning, setback, height, utility, and building-code requirements.

How close can an accessory building be to a property line?

A garage or storage shed behind the dwelling may, in many typical situations, be 600 millimetres from the side and rear property lines. Different requirements apply beside the house, on corner lots, and where the roof projects beyond the walls.

Does the accessory building need to be seven metres from the house?

No general seven-metre separation applies to every accessory building. The required distance depends on the building design, property layout, roof projections, access, and applicable fire-protection requirements.

What is the maximum accessory-building height?

The City’s current guide identifies a general maximum height of 4.0 metres, or 13 feet. The method of measuring the height depends on the roof style.

Does an existing shed need to appear on the site plan?

Yes. The City’s application asks for all existing buildings and structures to be shown. Existing structures can affect zoning calculations and the available building area.

Can the building have a window beside the property line?

Windows and other openings are generally permitted in a wall facing a neighbouring property only when the wall is at least 1.2 metres from the property line.

Are construction plans required in addition to the site plan?

Yes. Since June 1, 2026, building plans must be included with building permit applications for detached garages and accessory structures.

Can a site plan replace a legal property survey?

No. A permit site plan shows the proposed building using available property information. A Manitoba Land Surveyor establishes the legal property boundaries.

Order a Winnipeg accessory-building site plan

A well-prepared site plan helps the City understand where the proposed building will sit, how far it is from each property line, and how it relates to the house, existing structures, street, rear lane, access, utilities, and drainage.

Siteplans.ca prepares residential permit site plans using available property documents, customer-provided measurements, photographs, and proposed project information. Reasonable edits are included when a permit reviewer requests drawing changes within the original project scope.

Permit, zoning, setback, height, drainage, structural, and construction requirements can change and may vary by property and project. Confirm current requirements with the City of Winnipeg before construction. Siteplans.ca does not replace a Manitoba Land Surveyor, engineer, architect, contractor, electrician, or municipal authority where those services are required.