1461 Underst Res Devenew

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This Practice Note is an illustrative guide to the application of

14 residential development standards in Clauses 54 and 55

of all planning schemes in Victoria.

The purpose of t h is Prac t ice Note is to ensure a com m on in terpretat io n and cons istent

appl icat ion of the 14 res ident ia l development s tandards that apply to a l l dwel l ings ac ross

al l planning schemes in Vic tor ia. The standards are:

Street setback Standard A3 and B6

Bui ld ing height Standard A4 and B7

Si te coverage Stand ard A5 and B8

Permeabi l i ty Stand ard A6 and B9

Park ing p rov ision Standard A9 and B16

Side and rear setbacks Standard A10 and B17

Wal ls on b oun dar ies Stand ard A11 an d B18

Day l ight to ex is t ing w indows Standard A12 and B19

Nor th - fac ing w indow s Standard A13 and B20

Overshado w ing op en space Stand ard A14 an d B21

Over look ing Stand ard A15 and B22

Dayl i gh t t o new w indow s Standard A16 and B27

Pr ivate open space Stand ard A1 7 and B28Front fences Stand ard A20 and B32

Meeting the requirements of Clauses 54 and 55

This Prac t ice Note is not a subs t i tu t e for m eet ing t he requi rement s of C lauses 54 and 55 .

Any appl icat ion o f th e stand ards il lust ra ted in th is Prac t ice Note cannot occur w i t hou t

cons ider ing the re levant o b jec t ives and d ec ision guid el ines in p lanning schemes. Som e of

the standards are also able to be local ly var ied and any appl icable local schedules should

also b e consul ted before cons ider ing th e re levant s tandard.

Clauses 54 and 55 specify object ives that must be met. The object ives descr ibe the desired

ou tc om e to be ac h ieved by a dev e lopm ent p rop osa l . A deve lopm ent m us t m ee t a l l o f t he

objec t ives of th e c lause before a perm i t can b e issued.

Each ob ject ive conta ins a re levant stand ard. A s tand ard cont a ins the prefer red

requi rement s or measures to m eet the o bjec t ive. How ever, i f th e par t icu lar features of

y ou r si t e o r t he neighbourho od m ean tha t app l i ca t i on o f t he s tandard w ou ld no t m ee t t he

objec t ive, an a l ternat ive design so lut ion t hat m eets the o bjec t ive is requi red. Remem ber,

meet ing the s tandard does not automat ica l ly mean that the objec t ive has been met .

For deta i led in fo rmat ion on the op erat ion of the ob ject ives, stand ards and d ecision

guid el ines, you should refer to Clauses 54 an d 5 5 in a l l p lanning schemes .

The fo l low ing Planning Prac t ice Not es a lso p rov ide assistance w i th aspec ts of t he

operat io n of the res ident ia l prov isions in a l l p lanning schemes :

U n d er st a nd i ng n ei g hb o u rh o o d ch ar act e r

Ma k in g a p lan n in g ap p l i ca t io n fo r a d we l l in g in a resid en t ial zo n e

Asse ssin g a p lan n in g a p p li ca t io n fo r a d w e ll in g in a re sid en t ial z o n e

Note : The d rawings in th is Pract ice Note a re no t d rawn to sca le and a re ind icat ive on ly

fo r t he purpo se o f i l lus t ra t ing the app l ica t ion o f the s tandards.

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Standard A3 and B6

Wal ls of b u i ld ing s shou ld be set back f rom st reets :

A t l east t he d i stance speci f i ed i n t he sc hedu le t o t he zone , o r

I f no d is tance is spec if ied in the schedule to t he zone, the d istance spec if ied in Table A1/B6.

Porches, pergolas and verandahs that are less than 3.6 m etres h igh and eaves m ay enc roach no t m ore

than 2.5 m etres in to th e setbacks of t h is stand ard.

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DEVELOPMENT CONTEXT

There is an ex is t ing bu i ld ing on both the

abut t ing a l lo tments fac ing the same s t reet ,

and t he s i te is not on a corner .

There is an ex ist ing bu i ld ing on o ne abut t ing

al lo tment fac ing the same s t reet and no

exi st i ng bu i l d ing on t he o t h e r abu t t i ng

al lo tment fac ing the same s t reet , and the

s i te is not on a corn er.

There is no ex is t ing bu i ld ing on e i th er o f th e

abut t ing a l lo tments fac ing the same s t reet ,

and t he s i te is not on a corner .

The site is on a corner.

MINIMUM SETBACK FROM FRONT STREET

(M ETRES)

The average d istance of the setbacks of th e

f ron t w a l l s o f t he ex is t i ng bu i l d i ngs on t he

abu t t i ng a l lo t m en t s f acing t h e f r on t s t ree t

or 9 m etres, wh ichever is th e lesser.

The same d is tance as the setback of the

f ron t w a l l o f t he exi st i ng bu i l d i ng on t he

abu t t i ng a l l o t m en t f ac ing t h e f r on t s t reet o r

9 metres, whichever is the lesser.

6 m et res for s t reets in a Road Zone,

Category 1, and 4 m et res for o th er st reets .

I f t he re i s a bu i l d i ng on t he abu t t i ng

a l lo t m en t f ac ing t he f r on t s t ree t , t he s am e

dis tance as the setback of the f ront wal l

o f t he exi st i ng bu i l d i ng on t he abu t t i ng

a l lo t m en t f ac ing t he f r on t s t ree t o r

9 metres, whichever is the lesser.

I f t he re i s no bu i l d i ng on t h e abu t t i ng

a l lo t m en t f ac ing t he f r on t s t ree t , 6 m e t res

for s t reets in a Road Zone, Category 1, and

4 m et res for o ther s t reets .

MINIM UM SETBACK FROM A SIDE STREET

(M ETRES)

Not appl icable

Not appl icable

Not appl icable

The same d is tance as the setback o f t he

f ron t w a l l o f any ex is t i ng bu i l d i ng on t he

abut t ing a l lo tment fac ing the s ide s t reet or

2* met res, which ever is th e lesser.

* The m in im um s et bac k f r om a s ide st reet i s 2 m e t res f o r one dw e l li ng on a l o t (C lause 54 ) and 3 m e t res f o r t w o o r m ore dw e l li ngs on

a lot (Clause 55)

The average f ron t setback for t he new

dwel l ing is es tab l ished by tak ing the f ront

setbacks of the two ex is t ing dwel l ings

(Setbacks A and B) on the abut t ing lo ts

and d i v i d ing by t w o .

Setback A

Setback B

A3 B6Street setbackThe setback of bui ld ings from the street is a key determinant of neighbourhood character. This standard

re lates the front setback to neighbouring setbacks so al l new build ings mainta in the streets character.

Table A1 and B6 St reet setback

Applying the standard

Average fron t setback


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Front setback where there is only one existing abutting dwelling

Front setback on a corner lot

Side setback on a corner lot

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Whi le the new dwel l ing takes i t s re ference for

f r on t s et bac k f r om t he ex i st i ng d w e l l i ng , i n t h i s

ins tance the ex ist ing dw el l ing setback is greater

than 9 met res . Therefore, the new dwel l ing is

able to be setback 9 m et res.

The front porch

is an allowable

encroachment

9 m

Same front setback as adjoining dw elling

2 m

Ei ther s t reet f ron tage m ay be selec ted as the

f ront setback on a corner lo t .

The new dwel l ing should be set back the same

dis tance as the f ront setback of the abut t ing

dwel l ing fac ing the same s t reet .

Where there is a proposal to develop two or more

dwel l ings on a lo t , there is on ly one f ront s t reet

setback for the purposes of th is s tandard.

Once the f ron t setback has been chosen, the ot her

s t reet f ront age is t reated as a side setback and the

new dwel l ing is ab le to be setback 2 met res for one

dw e l li ng on a l o t and 3 m e t res f o r t w o o r m ore

dw e l li ngs on a l o t f r om t ha t bound ary.


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A4 B7Building heightBuild ing height is an important aspect of both character and amenity in residentia l areas. The standard

p ro t ects the amen i ty o f p roper t ies near new deve lopm ent and ensures tha t excessive bu i ld ing he igh t does

no t d imin ish the characte r o f ne ighb ourhoo ds .

Standard A4 and B7

The m axim um bu i l d ing he igh t shou ld no t exc eed the m axim um he igh t s peci f i ed i n t he s chedu le t o t he z one .

I f no m axim um he igh t i s spec if i ed i n t he s chedu le t o t he z one , t he m ax im um bu i l d ing he igh t shou ld no t

exceed 9 m etres, un less the slope of the n atura l gro und level a t any c ross sec t ion w ider than 8 m etres of

the s i te of the bui ld ing is 2 .5 degrees or more, in which case the max imum bui ld ing height should not

exceed 10 m etres.

Changes o f bu i l d ing he igh t be tw een ex ist i ng bu i l d ings and new bu i l d ings shou ld be g radua ted .


Maximum building height on sloping land

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The s lope of land is m easured

thro ugh any c ross sec t ion (greater

t han 8 m e t res) o f t he bu i l d i ng .

I f the s lope of t he land is greater

than 2.5 degrees through the cross

s ec t i on , t he m ax im um bu i l d i ng

he igh t m ay be up t o 10 m e t res.

The max imum

he igh t o f 10 m e t res

is measured f rom

any po in t o f t he

dw e l li ng t o n a t u ra l

ground leve l .

10 m


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Working out the slope of a building site

Wh ere the slope of the g roun d is 2 .5 o r mo re across an 8 m sec t ion of t he bui ld in g s i te , th is is equal

to a rat io of 1 :23 o r, expressed as a r ise or fa l l over an 8 m sec t ion, is equal to 350 m m.

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Graduating height

Gradua t i ng h e igh t be t w een

new and ex i st i ng dw e l li ngs


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A5 B8Sit e coverageThe standard l im i t s the p ro por t ion o f any lo t th a t can be bu i l t on , t o p rov ide ou t door space fo r res iden ts ,

and to p ro tec t the amen i ty and charac te r o f ne ighbourh oods .

Standard A5 and B8

The s i te area covered by b ui ld ing s shou ld n ot exceed:

The m axim um si t e cov erage speci f i ed i n t he sc hedu le t o t he zone , o r

I f no m ax im um si t e cov erage i s speci f i ed i n t he sc hedu le t o t he zone , 60 pe r cen t .


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The def in i t ion of a bu i ld ing inc ludes a dwel l ing, a garage or carpor t , a verandah and any other roofed

bui ld ing such as a garden shed. When ca lcu la t ing s i te coverage, i f the upper s torey pro jec ts over the

g round f l oo r, t ha t p a r t o f t he uppe r s t o rey i s al so added on t o t h e g round f l oo r a rea .

Outdoor pav ing, dr iveways , footpaths or bu i ld ing eaves are not inc luded when ca lcu la t ing the amount

of s i te coverage.

In th e above examples : -

When ca lcu la t ing s i te coverage for the s ing le dwel l ing proposal , the to ta l bu i ld ing area inc ludes the

dwel l ing, verandah, garage and garden shed.

When ca lcu la t ing s i te coverage for the two dwel l ing proposal , the to ta l bu i ld ing area inc ludes both

dw el l ings , bot h garages and the garden shed for the second dw el l ing. Where there are two or m ore

dw el l ings on a lo t , the t o ta l s i te area for a l l the dw el l ings is inc luded w hen ca lcu la t ing s i te coverage.

A. Dwel l ing

B. Verandah

C. Garage

D. Garden shed

Si te coverage (%) = Tota l b u i ld ing area x 100

Tot al s ite area

C

C

D

D

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A6 B9PermeabilityLimi t ing hard sur faces reduces the vo lum e o f sto rm w ater run-o f f , w h ich reduces p ressure on u rban d ra inage

systems and he lps p ro tec t w a te r qua l i ty in dow nstream w aterways . Th is standard l im i t s the amount o f h ard

sur faces tha t can sur round a n ew deve lopm ent .

Standard A6 and B9

At least 20 per cent o f th e si te should n ot be covered b y imperv ious sur faces.


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Water cannot penetrate an impervious surface. An impervious surface includes a dwell ing, a garage or carport ,

a verandah, a garden shed, a footpath, a sw imming pool , outdoor paved areas , a dr iveway or any other

sealed surf ace.

At leas t 20 per cent o f the s i te should have sur faces that can absorb w ater such as garden beds , law n

and ot her unsealed sur faces. This can inc lude dr iveways , foot path s and outd oor ent er ta in ing areas, prov ided

the m ater ia ls used for th e i r const ruc t ion are perv ious .

A. Dwel l ing

B. Verandah

C. Garage

D. Garden shed

E. Driveway (concret e)

F. Foo tp ath (concret e)

G. Outdo or pav ing (sealed)

Permeabi l i t y (%) = Tota l p erv ious area x 100

Tot al s ite area

A

A

A

D D

F

G

F

E

C

C

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G

B

GG

G

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A9 B16Parking p rovisionTh is standard ensures tha t a l l new deve lopm ent h as appropr ia te o n-si te car park ing , to con ta in dem and

for street parking, and that parking spaces are accessib le and adequate in s ize.

Standard A9

Tw o car spaces shou ld be pro v ided per dw el l ing w i th :

O ne space a t l east 6 m e t res long and 3 .5 m e t res w ide and c ov ered o r c apab le o f be ing c ov ered .

The second s pac e a t l east 4 .9 m e t res l ong and 2 .6 m et res w ide .

I f th e car spaces are prov ided in a garage, carpor t o r o t herw ise cons t ra ined by w al ls, a do uble space may

be 5.5 m etres w ide measured inside the garage or carpor t .

A bu i ld ing m ay pro jec t in to a car space i f i t is a t least 2 .1 m etres above t he space.

The requi rement s of t h is stand ard do not apply to extens ions to exist ing dw el l ings.

Standard B16

Car park ing f or residents shou ld be p rov ided as fo l low s:

O n e sp ace fo r ea ch o n e o r t w o b ed r oo m d w e ll in g .

Two spaces fo r eac h th ree o r m ore bedroom dw e ll ing , w i t h one space under c ove r.

Stud ies or s tud ios that are separate room s mu st be coun ted as bedroom s.

Developm ents of f ive or more d w el l ings shou ld p rov ide v isi tor car park ing o f o ne space for every f ive

dw ell ing s. The spaces should be c lear ly m arked as v isi to r park ing .

In development s of f ive or mo re dw el l ings , b icyc le park ing spaces shou ld be p rov ided.

Car spaces and accessw ays should have th e min im um dim ensions specif ied in Table B2.

Table B2 Car park and accessway d im ensions

A bu i ld ing m ay pro jec t in to the space if i t is a t least 2 .1 m etres above the space.Car spaces in g arages, carpor ts or o th erwise cons t ra ined b y w al ls should be at least 6 m et res long

and 3.5 m etres w ide for a s ing le space and 5 .5 metres w ide fo r a dou ble space measured ins ide the

garage or carpor t .

Car p ark ing fac i l it ies shou ld:

Be d esi g n ed f o r e f fi ci en t u se a n d m an a g em e n t .

M i n im i se t he ar ea o f ha rd su rf ace.

Be designed , su r faced and g raded to r educe run -o f f and a ll ow s to rm wate r t o d rain i n to t he si t e .

Be lit .

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ANGLE OF CAR SPACES ACCESSWAY WIDTH CAR SPACE WIDTH CAR SPACE LENGTH

TO ACCESSWAY

Paral lel 3 .6 m 2 .3 m 6 .7 m

45 3 .5 m 2 .6 m 4 .9 m

60 4 .9 m 2 .6 m 4 .9 m

90 6 .4 m 2 .6 m 4 .9 m

5 .8 m 2 .8 m 4 .9 m

5 .2 m 3 .0 m 4 .9 m

4 .8 m 3 .2 m 4 .9 m


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Garage dimensions

Provision of tw o car spaces in t andem

Buildi ng p rojection over car space

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3.5 m

2.6 m

6 m

4.9 m

2.1 m

6 m

3.5 m5.5 m


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A10 B17Side and rear setbacksThis standard ensures adequate separation between dwell ings on adjacent lots, part icular ly above ground

f loor level.

Standard A10 and B17

A new b u i l d ing no t o n o r w i t h in 150 m m o f a boun dary shou ld b e se t bac k f r om side o r r ea r boundar ies:

A t l east t he d i stance speci f i ed i n t he sc hedu le t o t he zone , o r

I f no d istance is spec if ied in the schedule to th e zone, 1 met re, p lus 0.3 metres for every metre of

height o ver 3.6 m etres up t o 6.9 m etres, p lus 1 metre for every metre of he ight over 6.9 metres.

Sunblinds, verandahs, porches, eaves, fasc ias, gutters, masonry chimneys, f lues, pipes, domestic fuel or

water tanks , and heat ing or cool ing equipment or o ther serv ices may enc roach not more than 0.5 metres

into the setbacks of t h is stand ard.

Landing s hav ing an area of no t m ore than 2 square metres and less than 1 m etre h igh, s ta i rways, ramps ,

pergolas , shade sa i ls and carpor ts may enc roach in t o the setbacks of th is stand ard.

Diagram A1 and B1 Side and rear setbacks

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lo t

boundary

6.9m

4.1 m

1m 1m 2.1.m

3.6 m (max.)

(3 m av.)

2.1m

9m(

max.)


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Side and rear setbacks

Allow able encroachment s

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Side and rear setbacks

building envelope

Where the wal l he ight is between 3.6 met res and 6.9 met res ,

the f orm ula for ca lcu la t ing s ide and rear setbacks is:1 m + [ 0 . 3 m x (h 3 .6 m ) ]

h = w a l l h ei g h t

Where the wal l he ight is greater than 6.9 met res , the formula is :

1 m + [ 0 . 3 m x (6 . 9 m 3 .6 m ) ] + [ 1 m x (h 6 . 9 m ) ]

h = w a l l h ei g h t

Us ing t he above examp le, i f the w al l he ight is 6 .9 met res , the

requi red setback is ca lcu lated as fo l low s :

1 m + [ 0 . 3 x (6 . 9 m 3 . 6 m ) ]

1 m + [ 0 . 3 x 3 .3 m ]

1 m + 0 .9 9 m

1 . 99 m ( rounded up t o 2 m ) se t bac k

6.9 m

3.6 m

500 mm 500 mm

2 m

1 m

The ch im ney and eaves are a l lowable

encroachments prov ided they do not

encroac h m ore t han 500 m m in t o t hesetb acks of t h is stand ard.


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A11 B18Walls on boundariesTh is standard l im i ts the he igh t and leng th o f w a l ls on lo t boun dar ies, to reduce the imp act o f hou sing

on ne ighbour ing p roper t ies .


A new w a l l cons t ructed on o r w i t h in 150 m m o f a s ide o r r ea r boundary o f a l o t o r a c a rpo r t c ons t ructed

on o r w i t h in 1 m e t re o f a side o r r ea r boundary o f a l o t shou ld n o t abu t t he boun dary f o r a leng th o f

m ore t han :

1 0 m e t re s p l u s 2 5 p e r c en t o f t h e r em a i ni n g le n g t h o f t h e b ou n d a ry o f an a d jo i n in g l o t , o r

where t he re a re ex ist i ng o r s im u l taneously const ruc ted w a ll s o r c arpo r t s abu t t i ng t he bound ary on

an abut t ing lo t , th e length of the ex ist ing or s imul taneous ly const ruc ted w al ls or carpor ts ,

w hichever is th e greater .

A new wal l or carpor t may fu l ly abut a s ide or rear boundary where the s lope and reta in ing wal ls or

fences would resul t in the ef fec t ive height o f the wal l or carpor t be ing less than 2 metres on the

abu t t i ng p roper t y boundary.

A bu i l d ing o n a bou ndary i ncludes a bu i l d ing s et bac k up t o 150 m m f rom a bound ary. The he igh t o f

a new w a l l cons t ructed on o r w i t h in 150 m m o f a s ide o r r ea r boundary o r a c a rpo r t c onst ruc ted on

or w i th in 1 metre of a s ide or rear boundary should not exceed an average of 3 met res w i th no

par t h igher th an 3.6 m etres unless abut t ing a h igher ex ist ing or s imul taneou sly cons t ruc ted w al l .


No te . W h e n ap p ly in g th i s sta n d a rd n e w w a l l m e an s th e to ta l l e n g th o f a n y e xist i n g a n d p ro p o se d

w a l l when ca lcu la t ing the leng th o f a w a l l on a boundary.

Walls on bo undaries where there is one adjoin ing l ot

8 m

8 m

44 m

The form ula for ca lcu la t ing w al ls on b ound ar ies is :

10 m + [ ( l eng t h o f boundary o f an ad jo in ing l o t 10 m ) x 0 . 25 ]

This formu la is separate ly appl ied to each bou ndary of t he lo t t o

determine the permiss ib le wal ls on each boundary of the lo t .

On a lo t o f 44 met res in length, the wal ls on boundar ies a long

th is bou ndary is ca lcu la ted as fo l low s :

10 m + [ ( 44 m 10 m ) x 0 .25 ]

1 0 m + [ 3 4 m x 0 .2 5 ]

1 0 m + 8 .5 m

18.5 m permiss ib le wal l on boundary .

This dw el l ing comp l ies as i t has less wal ls on b ound ar ies than

permiss ib le und er the s tandard. Ot her cons iderat ions such as

ne ighbourhood c ha ract e r m ay be t he reas on f o r no t u s ing t he

max imum al lowable wal ls on boundar ies .


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Walls on boun daries w here there is more t han one adjoining lot

Walls on boun daries w here there is an existing or simul taneously constructed w all on t he boundary

Where there is more than one adjo in ing lo t a long a

boundary, walls on the boundary may be constructed

up t o 10 m e t res p lus 25 pe r cen t o f t he rem a inde r

o f t h e ad jo in ing boundary abu t t i ng t he l o t , f o r

each adjo in ing boundary .

The wal ls on boundar ies permi t ted a long th is

boundary are:

16.5 met res a long th e adjacent lo t b ound ary A ; and

8 met res a long the adjacent lo t boundary B.

As can be seen in t h is examp le, whi le the lengt h

o f t he boundary o f t he l o t i s t he sam e as in t h e

prev ious examp le (44 met res) , a longer wal l a long

th is bou ndary is possib le because of t he abut t a l to

t w o p rop e r t i es.

To meet th e stand ard, no part of t he tot al permissible

wal ls on boundar ies can be longer than a l lowed for

each adjacent lot boundary indiv idually. For example,

w h i l e t he t o t a l pe rm is sib le w a l l s on boun dar ies i s

24.5 met res , not more th an 16.5 met res of wal l can

be bu i l t on o r w i t h in 150 m m o f t he boundary o f

l o t A .

Where there is an exist ing w al l on the adjo in in g

boundary , the length of the permiss ib le wal l on

the bo und ary is ab le to exceed 10 m et res p lus

25 pe r c en t o f t he rem a inde r o f t he boundary

prov ided t hat i t is the same or a lesser lengt h of

the ex is t ing wal l on the boundary .

To meet th e stand ard, no par t o f t he new w al l on

t he bound ary can be bu i l t t o ex t end bey ond t heex tent o f the ex is t ing wal l on the boundary , even

t hough t he new w a l l m ay be t he sam e leng t h as

the ex is t ing wal l on the boundary .

W here t he w a l ls on t h e boundary a re

s imul taneous ly cons t ruc ted, th ey are ab le to

exceed 10 met res p lus 25 per cent o f the

rem a inde r o f t he boundary i n l eng t h .

To m eet the s tand ard, s imul taneous ly cons t ruc ted

w a l l s on t he bound ary m us t be t he s am e leng t h

and cannot be s taggered.

1.5 m

8 m

8 m

Boundary A36 m

Boundary B8 m


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Eff ecti ve wall height

Height of w all on boundary

Ef fec t ive wal l he ight means the height o f

t he w a l l f r om t he t op o f t he w a l l t o t he

g round m easu red on t he bou ndary f r om

t he ad jo in ing p rope r t y.

I n t h i s exam p le , c u t t i ng and f i l l ing o f t he

cross s lope has resul ted in an ef fec t ive wal l

he ight o f less than 2 met res on the boundary

f o r t he w a l l cons t ruc t ed on t he boundary

Where th e ef fec t ive wal l he ight is less than

2 m e t res on t he bou ndary, t he bu i l d i ng m ay

abu t t h e f u l l l eng t h o f t h e boundary.

.

When ca lcu la t ing the average height o f a wal l on a boundary :

A verag e h eig ht = A rea o f w all

Leng t h o f w a l l

I t is impor tant to inc lude a l l aspec ts of the wal l on the boundary in the ca lcu la t ion,

inc lud ing the wal l above and below the in ternal f loor and ce i l ing he ights of the wal l .

Max 3.6 m

Max 3.6 m

RL 10

3 m

1.9 m

RL 11.1

Ave 3 m


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A12 B19Daylight t o exist ing w indow sTh is standard ensures tha t a l l new d w e l l ings p rov ide adequate day l igh t to ex ist ing w indow s.


Bu i ld ings oppos it e an ex ist i ng h ab i t ab le room w indow shou ld p rov ide f o r a l i gh t c ou r t t o t he ex ist i ng

w indow tha t has a m in im um a rea o f 3 s quare m e t res and m in im um d im ens ion o f 1 m e t re c lear t o

the sky. The ca lcu lat ion of the area may inc lude land on t he abut t ing lo t .

Wa l l s o r c a rpo r t s m o re t han 3 m e t res in h e igh t opp osi t e an exi st i ng hab i t ab le r oom w indow shou ld

be se t bac k f r om the w indow a t l east 50 p e r cen t o f t he he igh t o f t he new w a l l if t he w a l l i s w i t h in a

55 degree arc f rom the cent re of the ex is t ing w indow. The arc may be swung to w i th in 35 degrees of

t he p lane o f t h e wa l l c on ta in ing t he exi st i ng w indow .

Where the ex is t ing w indow is above ground f loor leve l , the wal l he ight is measured f rom the f loor

lev el o f t he room c on ta in ing t h e w indow .

Diagram A2 and B2 Daylight to existing windows


Building opposite an existing habitable room window

Ligh t c ou r t w i t h a

m in im um a rea o f3 square met res

Setback applies

t o w a l l w i t h i n

a 55 a rc f r om

the cent re of

w i n d o w

The arc may

be sw un g t o

w i t h i n 3 5

o f t h e p lane

o f t he w a l l

conta in ing

t h e w i n d o w

55

55

35

Wal l setback f rom

t h e w i n d o w h a l f t h e

he igh t o f t he w a l l

Wall setback

f r o m t h e w i n d o w

ha l f t he he igh t

o f t he w a l l

Proposed ProposedExisting

Existing

M i n i m u m

d im ens ion o f

1 m et re c lear to

the sky. Eaves

cannot encroach

on this space.

Existing

habitable

room

window

Proposed new wall

1 m


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55 degree arc from centre of an existing window

35 degree arc from the plane of an existing window

Propo sed new wal l to be set

back at least 5 0 per cent

f rom t he exi st i ng w indow i f

t he he igh t o f t he new w a l l i s

greater than 3 met res .

Wal l setback ap pl ies to a

55 degree arc f rom the cent re

o f t he exi st i ng w indow

Proposed new wall

Proposed new wall

Propo sed new wal l setback

50 pe r c en t o f t he he igh t o f

the new wal l i f i t is greater

t han 3 m e t res

Arc m ay be s w ung t o w i t h in

35 degrees of the p lane of the wal l

c on t a in ing t he ex i st i ng w indow

55

55

35

Existing win dow

Existing win dow


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A13 B20North-facing windowsTh is new s tandard p ro t ects the energy e f f ic iency o f ex ist ing dw e l l ings w h ich use nor th - fac ing w indow s

for passive solar heat ing.


I f a no r th - facing hab i t ab le r oom w indow o f an ex ist i ng dw e l li ng i s w i t h in 3 m e t res o f a bou ndary

on an abu t t i ng l o t , a bu i l d ing shou ld be s etbac k f r om the bo undary 1 m e t re , p lus 0 .6 m e t re f o r ev ery

metre of he ight o ver 3.6 m etres up t o 6.9 m etres, p lus 1 metre for every metre of h e ight over 6.9 metres ,

for a d istance of 3 met res f rom the edge of each s ide of th e w indo w. A nor th- fac ing w indow is a w ind ow

w i th an ax is perpend icu lar to i ts sur face or iented no r th 2 0 degrees w est to nor t h 30 d egrees east .

Diagram A3 and B3 North-facing windows


The formula for calculat ing the required setback

where the wal l he ight is between 3.6 met res and

6.9 m et res is:

1 m + [ 0 . 6 m x (h 3 .6 m ) ]

h is the wal l he ight

I f the wal l he ight is greater than 6.9 met res ,

the formula is :

1 m + [ 0 . 6 m x (6 . 9 m 3 .6 m ) ] + [ 1 m x (h 6 . 9 m ) ]

Apply ing the formula to the same dwel l ing used in the s ide

and rear setbacks s tandard, the up per s torey w i l l need to

be se t bac k a f u r t he r 1 m f rom t he s ou t he rn boundary t o

p ro t ec t s un l igh t t o no r t h - f ac ing w indow s on an ex is t ing

dw e l li ng l oc a t ed t o t he s ou t h .

1 m + [ 0 . 6 x (6 . 9 m 3 . 6 m ) ]1 m + [ 0 .6 x 3 .3 m ]

1 m + 1 .9 8 m

2 . 98 m ( rounded up t o 3 m ) s et bac k

There is no habi tab le room

w indow w i t h in 3 m e t res o f t h i s

w a l l on t he boundary

N or t h f acing

habi tab le room

w i n d o w

South boundary

1.0 2.0 2.1

3.0 5.1

9.0

3.3

3.6

2.1

South boundary

3.6 m

1.5 m

3 m

6.9 m

(increased

setback)


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A14 B21Overshadowing of open spaceTh is standard p ro tec ts ex ist ing p r iva te open space f rom overshadow ing f rom new deve lopm ents .


Wh ere sunl igh t t o t he sec luded pr ivate op en space of an exist ing dw el l ing is reduced, a t least 75 per cent ,

or 40 square m etres w i th m in imu m dim ens ion of 3 m et res, w hichever is the lesser area, o f t he sec luded

pr i va te open s pace shou ld r ece ive a m in im um o f f i ve hours o f s un l i gh t be tw een 9 am and 3 pm on

22 Septem ber.

I f exist ing sunl ight t o t he sec luded pr ivate op en space of an ex is t ing dw el l ing is less than th e

requ i r em en ts o f t h i s standard , t he am oun t o f s un l i gh t s hou ld no t b e f u r t he r r educ ed .


Overshadow ing at 9 am

Overshadowing

at 3 pm

N ew s hadow c as t by

t he p ropo s ed d w e l l i ng

on 22 September at

9 am

Shadow s cas t by the

ex is t ing dwel l ing and

fence on 22 September

a t 3 pm

Proposed

dwelling

40 m2

40 m2

Existing

dwelling

Existing

dwelling

Proposed

dwelling

Shadow s cas t by

the ex is t ing dwel l ing

and fence on

22 September at 9 am

N ew s hadow c ast b y t he

p ropos ed d w e l l i ng on

22 September at 3 pm

The m in im u m 40 s qua re

met res of sec luded pr ivate

open space is mainta ined

f o r a m in im um o f f i v e hou rs

be t w een 9 am and

3 pm by m ov ing ac ros s t he

tot a l pr ivate open space area

t h roughou t t he day t o av o id

the suns sh i f t ing shadow.


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Existing overshadowing greater than allowed by the standard

Length of shadow on 22 September

Sunlig ht to private open space

3pm

2pm

1pm

12

noon

11

am

10am

56

67

47

28

40

19

5

9am

In a typ ica l inner c i t y scenar io m any pr ivate

open spaces have exis t ing overshadow ing

greater than a l lowed by the requi rements of

th is s tandard.

In these ins tances the amount o f sunl ight

c anno t be f u r t he r reduc ed .

This examp le show s how Dw el l ing A can be

ext ended w i t hou t f u r t h e r reduc ing t he am oun t

of sunl ight to the pr ivate open space of

D w e l l ing B by des ign ing f o r t he s hadow o f t he

p ropos ed ex t ension t o f a l l w i t h i n t he s hadow

of t he ex ist ing fence.

As a simple g u ide, the t ab le opp os i te g ives an

ind icat ion of shadow lengths at var ious t imes of

t he day bas ed on t he he igh t o f a 1 m e t re post

and as sum ing f l a t g round .

To roug hly ca lcu la te the lengt h of shadow cast

by a 4.5 met re h igh wal l a t 9 :00 am, you s imply

m u l t i p l y 4 . 5 m e t res x 1 .6 m e t res = 7 . 2 m e t res

(shadow leng t h ) .

To wo rk out approx im ate ly the d i rec t ion w here

the shadow wi l l fa l l , re fer to the f igure be low.

There are a range of comm erc ial packages

avai lab le to ass is t in m easur ing and p roduc ing

overshadowing d iagrams.

Ex ist ing shadow s cast by

the dwel l ings and fence

Ang le o f s hadow 22 Sep t em ber

Shadow cas t by the

prop osed ex tension

Dwelling A

Dwel l ing B

Dwelling A

Dwel l ing B

TIME SUN ALTITUDE SHADOW LENGTH

(DEGREES) OF A 1 METRE HIGH POST

( m )

9.00 am 32o 1.60

10.00 am 41o 1.15

11.00 am 49o 0.87

12.00 noon 52o 0.78

1.00 pm 50o 0.84

2.00 pm 45o 1.00

3.00 pm 36o 1.38


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A15 B22OverlookingTh is standard p ro tec ts exist ing w indow s and p r iva te open space f rom over look ing .


A habi tab le room window, balcony , ter race, deck or pat io should be located and des igned to avoid d i rec t v iews

in to t he secluded p r i v a te open spac e and hab i t ab le r oom w indow s o f an ex ist i ng dw e l li ng w i t h in a ho r i zon ta l

d is tance of 9 m et res (measured at g roun d level) o f th e w in dow , balcony, ter race, deck or pat io . V iew s shou ld be

m easured w i th in a 45 degree ang le f r om the p lane o f t he w indow o r pe r im e te r o f t he ba l cony , t e r r ac e, deck o r

pat io , and f rom a height o f 1 .7 metres above f loor leve l .

A hab i t ab le r oom w indow , ba l c ony, t e r r ac e, deck o r pa t i o w i t h a d i r ect v iew in to a hab i t ab le r oom w indow o f

ex is t ing dwel l ing w i th in a hor izonta l d is tance of 9 met res (measured at ground level ) o f the w indow, balcony ,

ter race, deck or pat io shou ld b e e i ther :

O f f se t a m i n im u m o f 1 . 5 m et r es f r o m t h e ed g e o f o n e w i n d o w t o t h e ed g e o f t h e o t h e r, o r

Hav e si l l he igh ts o f a t l east 1 .7 m e t res above f l oo r leve l, o r

Hav e obsc ure g lazing i n any pa rt o f t he w indow b e low 1 .7 m e t res abov e f l oo r leve l, o r

Have permanent ly f ixed external sc reens to at least 1 .7 metres above f loor leve l and be no more than

25 p er cent t ransparent .

Obscure g laz ing in any par t o f the w indow below 1.7 metres above f loor leve l may be openable prov ided that

there are no d i rec t v iews as spec i f ied in t h is stand ard.

Screens used to o bscure a view sho uld b e:

Perfo ra ted pane ls o r t r e ll i s w i t h a m ax im um o f 25 p e r cen t open ings o r so l i d t r anslucen t pane ls.

Per m an en t , f ixe d a nd d ur ab l e.

D esi g n ed a n d co l o u re d t o b l en d i n w i t h t h e d e ve lo p m e n t .

This stand ard do es not apply to a n ew h abi tab le roo m w indo w, balcony , ter race, deck or pat io w hich faces a

prop er ty boun dary w here there is a v isual bar r ier a t least 1 .8 m etres h igh and t he f loo r leve l o f th e habi tab le

room , balcony, ter race, deck or p at io is less than 0.8 m etres above grou nd level a t th e bou ndary .

Diagram A4 and B4 Overlooking open space

new dw elling new dw elling

9 m radius

9 m radius

45

4545

45

area to be screened or obscuredexisting secluded private open space

area to be

screened or

obscured

existing

dwelling

existing

dwelling

existi ng secluded

private open

space


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Overlooking int o secluded private op en space

Overlooking int o existing window s

Off setting a new wind ow

You shou ld on ly cons ider any d i rect l ine of

s igh t w i t h i n t he de f i ned a rea o f v i ew w hen

cons ider ing over look ing f rom a proposed

hab i t ab le room w indow in t o n e ighbou r ing

sec luded p r ivate open space.

You shou ld on ly cons ider any d i rect l ine of

s igh t w i t h i n t he de f i ned a rea o f v i ew w hen

cons ider ing over look ing f rom a proposed

hab i t ab le room w indow in t o ex i st i ng

ne ighbour ing w indow s .

45

1.5 m

45

9 m radius

9 m radius

1.7 m from floor level

1.7 m from floor level

Lot boundary

Lot boundary

A new hab i t ab le room w indow

should be of fset 1 .5 met res f rom

t he edge o f an exi st i ng w indow


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A16 B27Daylight t o new w indowsTh is standard is a fund amenta l amen i ty s tandard tha t ensures tha t a l l new w indow s o f hab i tab le rooms

receive adequate dayl ight.


A w indow in a hab i t ab le r oom shou ld b e l oca ted to f ac e :

An ou tdoor s pac e c lear t o t he sk y o r a li gh t c ou r t w i t h a m in im um a rea o f 3 square m e t res and

min im um dimens ion of 1 m et re clear to th e sky, not inc lud ing land on an abut t ing lo t , or

A ve randah p rov ided i t is open fo r at l east one th i rd o f i t s pe r im e te r, o r

A c arpo r t p rov ided i t has tw o o r m ore open sides and i s open fo r a t l east one th i r d o f i t s pe r im e te r.


Window facing open space clear to the sky Window facing a verandah

Window facing a carport

A hab i t ab le room

w indow c an f ace a

verandah prov ided

the verandah is open

f o r one - t h i rd o f i t s

per imeter .

A hab i t ab le room w indow c an

face a carpor t prov ided the

c a rpo r t i s open on t w o o r m ore

s ides and is open fo r one- th i rd

of i t s per imeter.

Habitable

room window

Habitable room window

3.5 m

6 m

1 m

M i n i m u m

dimens ion

o f 1 m e t re

clear to sky

Si te boundary

Ligh t c ou r t w i t h a

m in im um a rea o f

3 square met res

Habitable

room

window


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A17 B28Private open spaceThis stand ard ensures that a l l residents of new dw ell ings have usable and secluded private o pen space

accessib le from l iv ing areas. I t a lso cont r ibu tes to th e character of residentia l areas.

Standard A17

A dw el l ing shou ld have pr ivate open space of an area and d imens ions spec i f ied in th e schedule to t he zone.

I f no area or d imens ions is spec i f ied in th e schedule to t he zone, a dw el l ing shou ld have pr ivate open space

cons ist ing of an area of 80 square m etres or 20 per cent o f the area of t he lo t , w hichever is th e lesser, but

not less than 40 square m etres. At least o ne par t o f t he pr ivate open space shou ld cons ist o f secluded

pr i va te open s pace w i th a m in im um a rea o f 25 s quare m e t res and a m in im um d im ens ion o f 3 m e t res a t

the s ide or rear o f the dwel l ing w i th convenient access f rom a l iv ing room.

Standard B28

A dw el l ing o r resident ia l bu i ld ing should have pr ivate op en space of an area and d im ensions spec i f ied in the

schedule to t he zone.

I f no area or d imens ions are spec i f ied in th e schedule to t he zone, a dw el l ing or resident ia l bu i ld ing shou ld

have pr ivate open space cons ist ing of :

An a rea o f 40 square m et res, w i t h one pa r t o f t he p r i va te open space to c onsi st o f s ec luded p r i va te open

space at t he side or rear o f th e dw el ling o r resident ia l bu i ld ing w i th a m in imum area of 2 5 square metres,

a m in im um dimens ion of 3 m et res and convenient access f rom a l iv ing room , or

A ba lcony o f 8 square m e t res w i t h a m in im um w id th o f 1 .6 m e t res and conv en ien t acc ess f r om a l iv ing

room , o r

A roo f -t op a rea o f 10 square m et res w i t h a m in im um w id th o f 2 m e t res and conv en ien t acc ess f r om a

l iv ing room.


The to ta l pr ivate o pen space areashould no t b e less than 40 square

met res for a dwel l ing where there

a re t w o o r m ore dw e l l i ngs on

a lo t and 8 0 square met res or

20 pe r c en t o f t he a rea o f t he l o t ,

w hichever is the lesser, for o ne

dw e l li ng on l o t .

Sec luded pr ivate open space w i t h am in im um a rea o f 25 s qua re m e t res

and a m in im um d im ension o f 3 m e t res

s hou ld be p rov ided f o r bo t h one o r

t w o o r m ore dw e l li ngs on a lo t .

The 25 square met res of sec luded

pr ivate open space should be prov ided

as par t o f the to ta l pr ivate open space

f o r t he dw e l li ng , no t i n add i t i on t o i t .

3 m


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A20 B32Front f encesTh is standard p rov ides fo r f ron t fences to be low er than o ther f ences, so tha t houses and vegeta t ion can

be seen f rom the s t ree t and con tr ibu te to the s t ree tscape.


The design o f f r on t f enc es shou ld c om p lem en t t he design o f t he dw e ll i ng and any f r on t f ences

on ad jo in ing p roper t i es.

A f ront fence w i th in 3 metres of a s t reet should not exceed:

Th e m a xi m u m h e ig h t sp e ci f ie d in t h e sch e d ul e t o t h e zo n e, o r

I f no m axim um h e igh t i s speci f ied i n t he sc hedu le t o t he zone , t he m axim um h e igh t s pec if i ed

in Table A2.

Table A2 and B2 Maximum fro nt fence height

STREET CONTEXT MAXIMUM FRONT FENCE HEIGHT

St reet s in a Road Zon e, cat eg o ry 1 2 m et res

Ot h er st reet s 1 .5 m et res


A f ron t f ence inc ludes any fence

wi th in 3 met res of the s t reet and

should not exceed the max imum

fence height .

3 m

1.5 m

1.5 m

3 m

Documents

1461 Underst Res Devenew