Environmental Amenity

4 - Environmental Amenity

Solar Access and Cross Ventilation

Objectives

O.1To provide thermal comfort for occupants.
O.2To ensure that development does not unreasonably diminish sunlight to neighbouring properties and within the development site.
O.3To ensure that sunlight access is provided to private open space and habitable rooms to improve amenity and energy efficiency.
O.4To ensure sufficient volumes of fresh air circulate through buildings to create a comfortable indoor environment and to optimize cross ventilation.

Design Principles

P.1Development is to be designed and sited to minimise the extent of shadows that it casts on:
- private and communal open space within the development;
- private and communal open space of adjoining dwellings;
- public open space such as bushland reserves and parkland;
- solar collectors of adjoining development; and
- habitable rooms within the development and in adjoining developments.
P.2Dwellings within the development site and adjoining properties are to receive a minimum of 3 hours sunlight in habitable rooms and in at least 50% of the private open space between 9am and 3pm on 21 June. Where existing development currently receives less sunlight than this requirement, this should not be unreasonably reduced. In order to demonstrate that this can be achieved, shadow diagrams may be required with the development application.
P.3Living areas of dwellings such as kitchens and family rooms should be located on the northern side of dwellings and service areas such as laundries and bathrooms to the south or west.
P.4Building setbacks may need to be increased to maximise solar access and to minimise overshadowing from adjoining buildings. Building heights may also need to be stepped to maximise solar access.
P.5In habitable rooms, head and sill heights of windows should be sufficient to allow light penetration into rooms.
P.6Landscaping should provide shade in summer without reducing solar access in winter.
P.7Buildings should have narrow cross sections, providing dual aspect for dwellings to allow for cross ventilation.
P.8Buildings should be orientated to benefit from prevailing breezes.
P.9All rooms should contain an external window to provide direct light and ventilation. Exceptions may be considered for non-habitable rooms where this cannot be achieved practicably and mechanical ventilation can be provided.
P.10Natural cross ventilation should be achieved by locating window openings in opposing walls and in line with each other.
P.11Buildings should be designed to facilitate convective currents through the following measures:
- by locating small windows on the windward side and larger windows on the leeward side thereby utilising air pressure to draw air through the dwelling;
- buildings can be designed to draw cool air in at lower levels and allow warm air to escape at higher levels, for example maisonette and two-storey dwellings.
P.12Building elements such as operable louvers and screens, pergolas, blinds etc should be used to modify environmental conditions where required, such as maximizing solar access in winter and sun shading in summer.

Note: The extent of shadows is to take into account the range of factors that impact on solar access, including the slope of the land, aspect, existing and proposed vegetation and the height and position of existing buildings and structures, including fences.

Design Standards

Attics

S.1Attics are to be cross-ventilated.

Dwelling Houses and Dual Occupancies

S.1The minimum floor to ceiling height is 2.7 metres on the ground floor and 2.4 metres on the first floor.
S.2The maximum floor to ceiling height is 3.0 metres.
S.3Existing floor to ceiling heights may be continued for alterations and additions to existing dwellings.

Terrace Housing

S.1The minimum dwelling width is 5 metres (measured between the internal walls)
S.2The minimum floor to ceiling height is 2.7 metres

Multi-Unit Housing

S.1The maximum building depth is 14 metres where dwellings do not include an internal courtyard and 18 metres where dwellings contain an internal courtyard.
S.2The minimum floor to ceiling height is 2.7 metres (excluding attics)
S.3The minimum dwelling width is 5 metres (measured between the external walls)

Residential Flat Buildings and High Density Housing

S.1The minimum floor to ceiling height is 2.7m
S.280% of dwellings are to be naturally cross ventilated.
S.3Single aspect dwellings are limited in depth to 8m from a window
S.4The maximum building depth is 18 metres

Mixed Use Development

S.1The minimum floor to ceiling height is 3.3 metres for non-residential uses on the ground floor and 2.7 metres above ground floor

Development in Centre Business 3A & Neighbourhood Business 3B zones (other than mixed use development)

S.1The minimum floor to ceiling height is 3.3 metres on the ground floor and 2.7 metres above ground floor

Further Information

Sustainable Energy Development Authority (SEDA)
BASIX website: www.basix.nsw.gov.au
BASIX Design Guidelines, including Thermal Comfort
Department of Infrastructure, Planning and Natural Resources Residential Flat Design Code