Building Orientation
Orientation is the position of a building and its internal spaces in relation to its site, the street, the subdivision and neighbouring buildings. Building orientation influences the urban form of the street and building address. Building orientation directly affects residential amenity including solar access and influences other matters including visual and acoustic privacy to both the development and neighbouring sites.
Proposed buildings are sited to clearly address the street while maximising solar access to apartments
Designing the site layout to maximise northern orientation is an important consideration, but it must be balanced with:
• responding to desired streetscape character
• promoting amenity for both the proposed development and neighbouring properties
• providing for the enjoyment of significant views
• retaining trees and locating open spaces
• responding to the topography and contextual constraints such as overshadowing and noise.
• responding to desired streetscape character
• promoting amenity for both the proposed development and neighbouring properties
• providing for the enjoyment of significant views
• retaining trees and locating open spaces
• responding to the topography and contextual constraints such as overshadowing and noise.
South facing slope
North facing slope
Building orientation and height influences solar access to apartments and common open spaces. On south facing slopes, orient the rear wing of the building(s) east to west to maximise solar access, on north facing slopes, step building(s) with the slope
Building types and layouts respond to the streetscape and site while optimising solar access within the development. Overshadowing of neighbouring properties is minimised during mid winter.
Design Guidance
- Buildings along the street frontage define the street, by facing it and incorporating direct access from the street.
- Where the street frontage is to the east or west, rear buildings should be orientated to the north
- Where the street frontage is to the north or south, overshadowing to the south should be minimised and buildings behind the street frontage should be orientated to the east and west.
Design Guidance
- Living areas, private open space and communal open space should receive solar access in accordance with sections.
- 3D Communal and public open space and 4A Solar and daylight access.
- Solar access to living rooms, balconies and private open spaces of neighbours should be considered.
- Where an adjoining property does not currently receive the required hours of solar access, the proposed building ensures solar access to neighbouring properties is not reduced by more than 20%.
Shadow diagrams demonstrate the impact of overshadowing within and beyond the site
- If the proposal will significantly reduce the solar access of neighbours, building separation should be increased beyond minimums contained in section 3F Visual privacy.
- Overshadowing should be minimised to the south or down hill by increased upper level setbacks.
- It is optimal to orientate buildings at 90 degrees to the boundary with neighbouring properties to minimise overshadowing and privacy impacts, particularly where minimum setbacks are used and where buildings are higher than the adjoining development.
- A minimum of 4 hours of solar access should be retained to solar collectors on neighbouring buildings.
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