---
tags: ADG, NSW, Code, Part 2
---
# Apartment Design Guide Part 2 - Developing the controls
*Date Uploaded*
*15/12/2020*
*Date Released*
*22/09/2020*
*URL*
* https://www.planning.nsw.gov.au/-/media/Files/DPE/Guidelines/apartment-design-guide-part-2-developing-the-controls-2015-07.pdf?la=en
This part introduces generic apartment building types to inform appropriate site, block and building design responses at a strategic level. It outlines the importance of understanding the context, setting, local character, size and configuration of a development site. It is to be used primarily during the design stage of a development and during the strategic planning process when preparing planning controls.
### 2D Floor space ratio continued
| Considerations in setting FSR controls |
| -------- | -------- |
Test the desired built form outcome against the proposed FSR to ensure its is coordinated with the building envelope, height, depth, setbacks and open space requirements. |
The GFA should fit comfortably within the building envelope as the envelope needs to also account for building elements and service areas that are not included in the GFA definition and to allow for building articulation (see section 2B Building envelopes). |
Consider how floor space is implemented across larger sites. A single floor space ratio may result in under or over development. For example, in an area with a consistent height control: <br>• corner, mid-block or wide shallow sites tend to have different floor space capacities <br>• small sites with a single building may have greater floor space capacity than larger sites with multiple buildings <br>• large sites with multiple buildings require greater space between buildings and may have less floor space capacity. |
On precinct plan sites with new streets and/or open spaces, both the gross FSR for the whole site and the net FSR for individual development parcels need to be defined. The net FSR may be significantly higher than the gross FSR. |
Where both residential and non-residential uses such as retail or commercial offices are permitted, develop FSR controls for each use. Commercial and retail generally fill 80-85% of their envelope. Allow for services, circulation, car park and loading requirements. Note that residential FSR tends to be lower compared with commercial or retail ratios. This is because residential buildings are typically less deep than commercial buildings to provide higher levels of internal amenity and to incorporate more non-GFA elements such as balconies. |
Consider opportunities to achieve public benefits such as community facilities and public domain improvements, such as new streets, through-site links and open spaces. |
In noisy or hostile environments, the impacts of external noise and pollution may require enclosing of balconies (e.g. wintergardens). When setting FSR controls in these situations, consider providing additional area to compensate for the enclosing of balconies.|
|  |  |
| -------- | -------- |
### 2E Building depth
Building depth is an important tool for determining the development capacity of a site. It is the overall cross section dimension of a building envelope. Building depth dimensions typically include articulation such as projecting balconies, gallery access, eaves, overhangs, sun hoods, blades and other architectural features.
Building depth influences building circulation and configuration and has a direct relationship to internal residential amenity by determining room depths, which in turn influences access to light and air. For residential development in general, narrower building depths have a greater potential to achieve optimal natural ventilation and daylight access than deeper floor plates. Depths of mixed use buildings transition from deeper commercial and retail uses at the lower levels to narrower building depths for the residential uses at upper levels.
#### Aims
* ensure that the bulk of the development relates to the scale of the desired future context
* ensure building depths support apartment layouts that meet the objectives, design criteria and design guidance within the Apartment Design Guide.
|  |  |
| -------- | -------- |
| Considerations in setting building depth controls |
| -------- | -------- |
Use a range of appropriate maximum apartment depths of 12-18m from glass line to glass line when precinct planning and testing development controls. This will ensure that apartments receive adequate daylight and natural ventilation and optimise natural cross ventilation |
Test building depths against indicative floor plate and apartment layouts to ensure they can meet natural ventilation and sunlight requirements |
Site constraints may require varied building depths to achieve good levels of residential amenity for residents and neighbours |
Consider varying building depth relative to orientation. For example, buildings facing east-west capture sun from both aspects and may have apartments of up to 18m wide (if dual aspect), while buildings facing north-south should be narrower to reduce the number of south facing apartments that have limited or no direct sunlight access (consider relationship with section 4A Solar and daylight access) |
Where greater depths are proposed, demonstrate that indicative layouts can achieve acceptable amenity with room and apartment depths. This may require significant building articulation and increased perimeter wall length |
Coordinate building height and building depth:<br> • buildings that have smaller depths over a greater height deliver better residential amenity than those with greater depth and a lower height<br> • greater building depths may be possible where higher ceiling heights are provided, for example adaptive reuse of an existing building (see 4D Apartment size and layout) |
For mixed use buildings, align building depth to the likely future uses. For example, transition deeper commercial or retail podium levels to a narrower residential tower above. For precinct planning, if the intended building use changes, the building depth needs to change accordingly |
Set the depth control in metres. The building depth includes the internal floor plate, external walls, balconies, external circulation and articulation such as recesses and steps in plan and section |
|  |  |
| -------- | -------- |
### 2F Building separation
Building separation is the distance measured between building envelopes or buildings. Separation between buildings contributes to the urban form of an area and the amenity within apartments and open space areas.
Amenity is improved through establishing minimum distances between apartments within the site, between apartments and non-residential uses and with boundaries to neighbours. Building separation ensures communal and private open spaces can have useable space with landscaping, deep soil and adequate sunlight and privacy. Within apartments, building separation assists with visual and acoustic privacy, outlook, natural ventilation and daylight access.
Building separation controls should be set in conjunction with height controls and controls for private/communal open space and visual and acoustic privacy.
#### Aims
* ensure that new development is scaled to support the desired future character with appropriate massing and spaces between buildings
* assist in providing residential amenity including visual and acoustic privacy, natural ventilation, sunlight and daylight access and outlook
* provide suitable areas for communal open spaces, deep soil zones and landscaping.
|  |  |
| -------- | -------- |
| Considerations in setting building separation controls |
| -------- | -------- |
Design and test building separation controls in plan and section |
Test building separation controls for sunlight and daylight access to buildings and open spaces |
Minimum separation distances for buildings are: <br><br><i>Up to four storeys (approximately 12m): </i><br>• 12m between habitable rooms/balconies <br>• 9m between habitable and non-habitable rooms <br>• 6m between non-habitable rooms <br><br><i>Five to eight storeys (approximately 25m): </i><br>• 18m between habitable rooms/balconies • 12m between habitable and non-habitable rooms <br>• 9m between non-habitable rooms <br><br><i>Nine storeys and above (over 25m): <br>• 24m between habitable rooms/balconies </i><br>• 18m between habitable and non-habitable rooms <br>• 12m between non-habitable rooms |
Building separation may need to be increased to achieve adequate sunlight access and enough open space on the site, for example on slopes |
Increase building separation proportionally to the building height to achieve amenity and privacy for building occupants and a desirable urban form |
At the boundary between a change in zone from apartment buildings to a lower density area, increase the building setback from the boundary by 3m |
No building separation is necessary where building types incorporate blank party walls. Typically this occurs along a main street or at podium levels within centres |
Required setbacks may be greater than required building separations to achieve better amenity outcomes |
| | |
| -------- | -------- |
|  | <b>How to measure building separation <br></b>Gallery access circulation areas should be treated as habitable space, with separation measured from the exterior edge of the circulation space. <br><br>When measuring the building separation between commercial and residential uses, consider office windows and balconies as habitable space and service and plant areas as non-habitable. <br><br>Where applying separation to buildings on adjoining sites, apply half the minimum separation distance measured to the boundary. This distributes the building separation equally between sites (consider relationship with section 3F Visual privacy).|
| Building height | Separation distance |
| -------- | -------- |
9 storeys and above | 12-24m
Up to 8 storeys | 9-18m
Up to 4 storeys | 6-12m
### 2G Street setbacks
Street setbacks establish the alignment of buildings along the street frontage, spatially defining the width of the street. Combined with building height and road reservation, street setbacks define the proportion and scale of the street and contribute to the character of the public domain.
In a centre, the street setback or building line may be set at the property boundary defining the street corridor with a continuous built edge. In a suburban context, the street setback may accommodate front gardens, contributing to the landscape setting of buildings and the street. Street setbacks provide space for building entries, ground floor apartment courtyards and entries, landscape areas and deep soil zones.
#### Aims
* establish the desired spatial proportions of the street and define the street edge
* provide space that can contribute to the landscape character of the street where desired • create a threshold by providing a clear transition between the public and private realms
* assist in achieving visual privacy to apartments from the street
* create good quality entries to lobbies, foyers or individual dwellings
* promote passive surveillance and outlook to the street.
|  |  |  |
| -------- | -------- | -------- |
### Considerations in setting street setback controls
<table> <tr> <td>Determine street setback controls relative to the desired streetscape and building forms, for example: <br>• define a future streetscape with the front building line <br>• match existing development • step back from special buildings <br>• retain significant trees <br>• in centres the street setback may need to be consistent to reinforce the street edge <br>• consider articulation zones accommodating balconies, landscaping etc. within the street setback <br>• use a setback range where the desired character is for variation within overall consistency, or where subdivision is at an angle to the street <br>• manage corner sites and secondary road frontages <br></td> </tr> <tr> <td>Align street setbacks with building use. For example in mixed use buildings a zero street setback is appropriate </td> </tr> <tr> <td>Consider nominating a maximum percentage of development that may be built to the front build-to line, where one is set, to ensure modulated frontages along the length of buildings </td> </tr> <tr> <td>Identify the quality, type and use of open spaces and landscaped areas facing the street so setbacks can accommodate landscaping and private open space </td> </tr> <tr> <td>In conjunction with height controls, consider secondary upper level setbacks to: • reinforce the desired scale of buildings at the street frontage <br>• minimise overshadowing of the street and other buildings </td> </tr> <tr> <td>To improve passive surveillance, promote setbacks which ensure a person on a balcony or at a window can easily see the street </td> </tr> <tr> <td>Consider increased setbacks where street or footpath widening is desired </td> </tr> </table>
### 2H Side and rear setbacks
Side and rear setbacks govern the distance of a building from the side and rear site boundaries and are related to the height of the building. They are important tools for achieving amenity for new development and buildings on adjacent sites.
Setbacks vary according to the building’s context and type. Larger setbacks can be expected in suburban contexts in comparison to higher density urban settings. Setbacks provide transition between different land uses and building typologies. Side and rear setbacks can also be used to create useable land for common open space, tree planting and landscaping.
**Aims**
* provide access to light, air and outlook for neighbouring properties and future buildings
* provide for adequate privacy between neighbouring apartments
* retain or create a rhythm or pattern of spaces between buildings that define and add character to the streetscape
* achieve setbacks that maximise deep soil areas, retain existing landscaping and support mature vegetation consolidated across sites
* manage a transition between sites or areas with different development controls such as height and land use.
|  |  |
| -------- | -------- |
|  |  |
| -------- | -------- |
| Considerations in setting side and rear setback controls |
| -------- | -------- |
| Test side and rear setbacks with height controls for overshadowing of the site, adjoining properties and open spaces
| Test side and rear setbacks with the requirements for: <br>• building separation and visual privacy<br>• communal and private open space<br>• deep soil zone requirements
| Consider zero side setbacks where the desired character is for a continuous street wall, such as in dense urban areas, main streets or for podiums within centres |
| On sloping sites, consider increasing side and rear setbacks where new development is uphill to minimise overshadowing and assist with visual privacy |
---
tags: ADG, NSW, Code, Part 2
---
# Apartment Design Guide Part 2 - Developing the controls - Part (1/2)
*Date Uploaded*
*15/12/2020*
*Date Released*
*22/09/2020*
*URL*
* https://www.planning.nsw.gov.au/-/media/Files/DPE/Guidelines/apartment-design-guide-part-2-developing-the-controls-2015-07.pdf?la=en
This part introduces generic apartment building types to inform appropriate site, block and building design responses at a strategic level. It outlines the importance of understanding the context, setting, local character, size and configuration of a development site. It is to be used primarily during the design stage of a development and during the strategic planning process when preparing planning controls.
### 2D Floor space ratio continued
| Considerations in setting FSR controls |
| -------- | -------- |
Test the desired built form outcome against the proposed FSR to ensure its is coordinated with the building envelope, height, depth, setbacks and open space requirements. |
The GFA should fit comfortably within the building envelope as the envelope needs to also account for building elements and service areas that are not included in the GFA definition and to allow for building articulation (see section 2B Building envelopes). |
Consider how floor space is implemented across larger sites. A single floor space ratio may result in under or over development. For example, in an area with a consistent height control: <br>• corner, mid-block or wide shallow sites tend to have different floor space capacities <br>• small sites with a single building may have greater floor space capacity than larger sites with multiple buildings <br>• large sites with multiple buildings require greater space between buildings and may have less floor space capacity. |
On precinct plan sites with new streets and/or open spaces, both the gross FSR for the whole site and the net FSR for individual development parcels need to be defined. The net FSR may be significantly higher than the gross FSR. |
Where both residential and non-residential uses such as retail or commercial offices are permitted, develop FSR controls for each use. Commercial and retail generally fill 80-85% of their envelope. Allow for services, circulation, car park and loading requirements. Note that residential FSR tends to be lower compared with commercial or retail ratios. This is because residential buildings are typically less deep than commercial buildings to provide higher levels of internal amenity and to incorporate more non-GFA elements such as balconies. |
Consider opportunities to achieve public benefits such as community facilities and public domain improvements, such as new streets, through-site links and open spaces. |
In noisy or hostile environments, the impacts of external noise and pollution may require enclosing of balconies (e.g. wintergardens). When setting FSR controls in these situations, consider providing additional area to compensate for the enclosing of balconies.|
|  |  |
| -------- | -------- |
### 2E Building depth
Building depth is an important tool for determining the development capacity of a site. It is the overall cross section dimension of a building envelope. Building depth dimensions typically include articulation such as projecting balconies, gallery access, eaves, overhangs, sun hoods, blades and other architectural features.
Building depth influences building circulation and configuration and has a direct relationship to internal residential amenity by determining room depths, which in turn influences access to light and air. For residential development in general, narrower building depths have a greater potential to achieve optimal natural ventilation and daylight access than deeper floor plates. Depths of mixed use buildings transition from deeper commercial and retail uses at the lower levels to narrower building depths for the residential uses at upper levels.
#### Aims
* ensure that the bulk of the development relates to the scale of the desired future context
* ensure building depths support apartment layouts that meet the objectives, design criteria and design guidance within the Apartment Design Guide.
|  |  |
| -------- | -------- |
| Considerations in setting building depth controls |
| -------- | -------- |
Use a range of appropriate maximum apartment depths of 12-18m from glass line to glass line when precinct planning and testing development controls. This will ensure that apartments receive adequate daylight and natural ventilation and optimise natural cross ventilation |
Test building depths against indicative floor plate and apartment layouts to ensure they can meet natural ventilation and sunlight requirements |
Site constraints may require varied building depths to achieve good levels of residential amenity for residents and neighbours |
Consider varying building depth relative to orientation. For example, buildings facing east-west capture sun from both aspects and may have apartments of up to 18m wide (if dual aspect), while buildings facing north-south should be narrower to reduce the number of south facing apartments that have limited or no direct sunlight access (consider relationship with section 4A Solar and daylight access) |
Where greater depths are proposed, demonstrate that indicative layouts can achieve acceptable amenity with room and apartment depths. This may require significant building articulation and increased perimeter wall length |
Coordinate building height and building depth:<br> • buildings that have smaller depths over a greater height deliver better residential amenity than those with greater depth and a lower height<br> • greater building depths may be possible where higher ceiling heights are provided, for example adaptive reuse of an existing building (see 4D Apartment size and layout) |
For mixed use buildings, align building depth to the likely future uses. For example, transition deeper commercial or retail podium levels to a narrower residential tower above. For precinct planning, if the intended building use changes, the building depth needs to change accordingly |
Set the depth control in metres. The building depth includes the internal floor plate, external walls, balconies, external circulation and articulation such as recesses and steps in plan and section |
|  |  |
| -------- | -------- |
### 2F Building separation
Building separation is the distance measured between building envelopes or buildings. Separation between buildings contributes to the urban form of an area and the amenity within apartments and open space areas.
Amenity is improved through establishing minimum distances between apartments within the site, between apartments and non-residential uses and with boundaries to neighbours. Building separation ensures communal and private open spaces can have useable space with landscaping, deep soil and adequate sunlight and privacy. Within apartments, building separation assists with visual and acoustic privacy, outlook, natural ventilation and daylight access.
Building separation controls should be set in conjunction with height controls and controls for private/communal open space and visual and acoustic privacy.
#### Aims
* ensure that new development is scaled to support the desired future character with appropriate massing and spaces between buildings
* assist in providing residential amenity including visual and acoustic privacy, natural ventilation, sunlight and daylight access and outlook
* provide suitable areas for communal open spaces, deep soil zones and landscaping.
|  |  |
| -------- | -------- |
| Considerations in setting building separation controls |
| -------- | -------- |
Design and test building separation controls in plan and section |
Test building separation controls for sunlight and daylight access to buildings and open spaces |
Minimum separation distances for buildings are: <br><br><i>Up to four storeys (approximately 12m): </i><br>• 12m between habitable rooms/balconies <br>• 9m between habitable and non-habitable rooms <br>• 6m between non-habitable rooms <br><br><i>Five to eight storeys (approximately 25m): </i><br>• 18m between habitable rooms/balconies • 12m between habitable and non-habitable rooms <br>• 9m between non-habitable rooms <br><br><i>Nine storeys and above (over 25m): <br>• 24m between habitable rooms/balconies </i><br>• 18m between habitable and non-habitable rooms <br>• 12m between non-habitable rooms |
Building separation may need to be increased to achieve adequate sunlight access and enough open space on the site, for example on slopes |
Increase building separation proportionally to the building height to achieve amenity and privacy for building occupants and a desirable urban form |
At the boundary between a change in zone from apartment buildings to a lower density area, increase the building setback from the boundary by 3m |
No building separation is necessary where building types incorporate blank party walls. Typically this occurs along a main street or at podium levels within centres |
Required setbacks may be greater than required building separations to achieve better amenity outcomes |
| | |
| -------- | -------- |
|  | <b>How to measure building separation <br></b>Gallery access circulation areas should be treated as habitable space, with separation measured from the exterior edge of the circulation space. <br><br>When measuring the building separation between commercial and residential uses, consider office windows and balconies as habitable space and service and plant areas as non-habitable. <br><br>Where applying separation to buildings on adjoining sites, apply half the minimum separation distance measured to the boundary. This distributes the building separation equally between sites (consider relationship with section 3F Visual privacy).|
| Building height | Separation distance |
| -------- | -------- |
9 storeys and above | 12-24m
Up to 8 storeys | 9-18m
Up to 4 storeys | 6-12m
### 2G Street setbacks
Street setbacks establish the alignment of buildings along the street frontage, spatially defining the width of the street. Combined with building height and road reservation, street setbacks define the proportion and scale of the street and contribute to the character of the public domain.
In a centre, the street setback or building line may be set at the property boundary defining the street corridor with a continuous built edge. In a suburban context, the street setback may accommodate front gardens, contributing to the landscape setting of buildings and the street. Street setbacks provide space for building entries, ground floor apartment courtyards and entries, landscape areas and deep soil zones.
#### Aims
* establish the desired spatial proportions of the street and define the street edge
* provide space that can contribute to the landscape character of the street where desired • create a threshold by providing a clear transition between the public and private realms
* assist in achieving visual privacy to apartments from the street
* create good quality entries to lobbies, foyers or individual dwellings
* promote passive surveillance and outlook to the street.
|  |  |  |
| -------- | -------- | -------- |
### Considerations in setting street setback controls
<table> <tr> <td>Determine street setback controls relative to the desired streetscape and building forms, for example: <br>• define a future streetscape with the front building line <br>• match existing development • step back from special buildings <br>• retain significant trees <br>• in centres the street setback may need to be consistent to reinforce the street edge <br>• consider articulation zones accommodating balconies, landscaping etc. within the street setback <br>• use a setback range where the desired character is for variation within overall consistency, or where subdivision is at an angle to the street <br>• manage corner sites and secondary road frontages <br></td> </tr> <tr> <td>Align street setbacks with building use. For example in mixed use buildings a zero street setback is appropriate </td> </tr> <tr> <td>Consider nominating a maximum percentage of development that may be built to the front build-to line, where one is set, to ensure modulated frontages along the length of buildings </td> </tr> <tr> <td>Identify the quality, type and use of open spaces and landscaped areas facing the street so setbacks can accommodate landscaping and private open space </td> </tr> <tr> <td>In conjunction with height controls, consider secondary upper level setbacks to: • reinforce the desired scale of buildings at the street frontage <br>• minimise overshadowing of the street and other buildings </td> </tr> <tr> <td>To improve passive surveillance, promote setbacks which ensure a person on a balcony or at a window can easily see the street </td> </tr> <tr> <td>Consider increased setbacks where street or footpath widening is desired </td> </tr> </table>
### 2H Side and rear setbacks
Side and rear setbacks govern the distance of a building from the side and rear site boundaries and are related to the height of the building. They are important tools for achieving amenity for new development and buildings on adjacent sites.
Setbacks vary according to the building’s context and type. Larger setbacks can be expected in suburban contexts in comparison to higher density urban settings. Setbacks provide transition between different land uses and building typologies. Side and rear setbacks can also be used to create useable land for common open space, tree planting and landscaping.
**Aims**
* provide access to light, air and outlook for neighbouring properties and future buildings
* provide for adequate privacy between neighbouring apartments
* retain or create a rhythm or pattern of spaces between buildings that define and add character to the streetscape
* achieve setbacks that maximise deep soil areas, retain existing landscaping and support mature vegetation consolidated across sites
* manage a transition between sites or areas with different development controls such as height and land use.
|  |  |
| -------- | -------- |
|  |  |
| -------- | -------- |
| Considerations in setting side and rear setback controls |
| -------- | -------- |
| Test side and rear setbacks with height controls for overshadowing of the site, adjoining properties and open spaces
| Test side and rear setbacks with the requirements for: <br>• building separation and visual privacy<br>• communal and private open space<br>• deep soil zone requirements
| Consider zero side setbacks where the desired character is for a continuous street wall, such as in dense urban areas, main streets or for podiums within centres |
| On sloping sites, consider increasing side and rear setbacks where new development is uphill to minimise overshadowing and assist with visual privacy |
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