Guidance on sustainable development
Incorporating general design features during the planning and construction stages of development can reduce resource use and improve a building’s operational efficiency.
Project Status: When you need to do this
Consider sustainable elements early in the design process to save money, time and effort later.
We encourage you to discuss opportunities for sustainability excellence with us at the earliest stages of your development proposal.
What you need to do
Buildings in our area account for around 80% of greenhouse gas emissions. As Sydney grows it is important to design and build efficient and environmentally smart buildings to reduce greenhouse gas emissions, water use and waste generation.
We have set targets to reduce greenhouse gas emissions levels 70% by 2030 and achieve net zero emissions by 2050.
The state government's Greater Sydney region plan and eastern city district plan include actions to support the NSW target of net zero emissions by 2050.
Incorporating general design features during the planning and construction stages of development can reduce resource use and improve a building's operational efficiency. There are also best practice environmental benchmarks for buildings such as offices, hotels and serviced apartments, residential and retail buildings.
These benchmarks are higher than compliance requirements – they are not planning requirements and are not mandatory. Mandatory standards for development are detailed in the Sydney Local Environmental Plan and Development Control Plan.
Below are some design features that can improve building performance, moving us closer to our sustainability goal of net zero buildings in the city.
- Thermally efficient building design and shell.
- Maximised natural ventilation opportunities, exceeding the state environmental planning policy for better apartment design.
- Highest efficiency appliances under the federal government’s energy rating scheme.
- LED technology.
- Onsite renewable energy generation (especially photovoltaics).
- Solar or heat pump water heating.
- Onsite low carbon energy generation (cogeneration or trigeneration).
- High performance glazing.
- External shading for sun-exposed glazing.
- Building management control systems.
- Highly energy efficient heating and cooling systems, and common area mechanical equipment, such as car park ventilation, pool pumps, hall and lobby lighting.
- Dual plumbing for non-potable water uses such as flushing toilets, washing machines and sub-soil irrigation.
- Onsite rainwater capture and re-use, to provide recycled water use for non-potable uses such as flushing toilets, washing machines, irrigation and cooling towers.
- Connection to precinct-scale recycled water scheme where available.
- Highest efficiency WELS Star rated fittings including taps, showerheads, toilet cisterns and urinals.
- Well-designed and controlled cooling towers
- Highest efficiency whitegoods especially washing machines and dishwashers – WELS 4 Star or higher.
- Timber products – use recycled timber or timber certified to an environmental standard, in line with the Green Building Council of Australia's Green Star credit requirements.
- Concrete products – reduce the amount of Portland cement used in construction by using supplementary cementitious materials, in line with Green Building Council of Australia's Green Star credit requirements.
- Aggregates reduction – reduce the amount of virgin aggregate materials used in construction by using recycled coarse and fine aggregates such as crushed slag aggregate and manufactured sands, in line with the Green Building Council of Australia's Green Star credit requirements
- Organics recovery – allocate dedicated space for onsite composting of kitchen and garden waste.
- Use our guidelines for waste management in new developments.
- Design waste storage facilities to minimise impacts on streetscape, building access and amenity.
- Allow sufficient space for source separation and recycling.
- Inclusion of green roofs and/or walls.
- Select low water demand and drought tolerant plant species for ground cover, understorey and tree canopy species.
- Apply water sensitive urban design techniques that retain water within soils for extended periods – for example bio-swales.
- Protection of existing healthy trees in line with Australian Standard 4970.
- Well located canopy trees that provide summer shade and light in winter.
- Use of quality tree stock in line with Australian Standard 2303.
- Local provenance, hardy and resilient plant species.
- Collaboration with local bushcare groups for plant stock/advice.
- Minimal disturbance of existing soil profiles in areas designated for landscaping.
- Spaces for community gardens – community gardens are ‘enablers’ creating social connection opportunities for residents, neighbours and businesses.
- Residential development plants selected to help BASIX water targets.
Improving environmental performance in office developments has multiple benefits. Evidence shows reduced operating costs, increased asset value, higher rental returns, increased occupancy and better employee wellbeing and productivity.
The benchmarks below are options to build better performing office buildings. Mandatory requirements are in our Local Environmental Plan and Development Control Plan.
Developers and building owners can also use a NABERS energy commitment agreement to promote and market excellent greenhouse performance of new and refurbished commercial office buildings from the outset.
Energy and emissions
- NABERS energy commitment: 6 star.
- Green Star: certified rating under a current version of design and as built – 5 star or higher.
Water efficiency
- Designed to meet Sydney Water’s good practice standard, namely proposals without cooling towers: 0.47 kL/m²/year, proposals with cooling towers: 0.84 kL/m²/year.
- Green Star: certified rating under design and as built – 5 star or higher.
Case studies
Buildings in our area already meet high standards of environmental performance. Below are some examples.
1 Bligh Street, Sydney
This commercial office building achieved a 6 star Green Star office design certified rating and 5 star NABERS energy rating. The building’s sustainability features include blackwater recycling, trigeneration and an energy efficient double-skin glass façade.
200 George Street, Sydney
In the heart of Sydney’s financial district, this building attained a 6 star Green Star office design, together with a 5-star NABERS energy rating.
Sustainability features include:
- triple gazed façade design allowing high levels of natural light
- high volume fresh air intake
- improved air quality via use of low VOC materials
- sockets for electric vehicle charging
- water recycling
- intelligent monitoring and control systems.
For existing buildings
Our resources include the Better Buildings Partnership toolkits and CitySwitch program for office tenancies. We also provide grants for buildings owners and tenants to get environmental certifications, audits and water sub-metering equipment.
Since 2004, all new residential dwellings in NSW must be designed to comply with the NSW Building Sustainability Index – BASIX. This mandates sustainability standards relating to energy efficiency, design for thermal comfort and conservation of mains potable water in residential developments.
BASIX is a NSW Government environmental planning instrument. Our environmental planning instruments, including the Local Environment Plan and the Development Control Plan cannot mandate higher energy and water efficiency and thermal comfort requirements than the state's BASIX adopted targets.
However, developers can choose to design and construct buildings that go beyond the mandatory requirements of BASIX. The BASIX tool recognises better design through the BASIX score.
We also negotiate higher performance for residential development proposals under a design excellence pathway. Well-performing, efficient buildings cost less money to run and are increasingly in demand from prospective buyers and renters. The voluntary benchmarks below provide guidance on designing in line with best practice.
Energy and emissions
- single dwellings: BASIX 60 or higher
- apartments 2 to 5 storeys: BASIX 50 or higher
- apartments 6 to 11 storeys: BASIX 40 or higher
- apartments 12+ storeys: BASIX 35 or higher
Water efficiency
Residential development, all dwelling types:
- BASIX 50
- BASIX 60 where recycled water is available
- Green Star: certified under design and as built – 5 star or higher.
Case studies
Some residential development in our area is already meeting high standards of environmental performance.
One Central Park, Sydney
This residential building achieved a 5 star Green Star – multi-unit as-built certified rating. Features include trigeneration, water recycling plant and extensive green walls watered by recycled water.
For existing buildings
With 75% of local residents living in apartments, our initiatives for existing apartment buildings include the Smart Green Apartments program and grants for energy and water assessments. NABERS for apartment buildings was launched in mid-2018. It enables residential communities to understand how their building’s energy and water performance of common areas compares to similar apartment buildings.
We are working with the accommodation and entertainment sector to transform Sydney into a leading sustainable destination. The voluntary benchmarks below are a guide for designing and constructing accommodation buildings for better operational performance.
Developers and building owners can also use a NABERS energy commitment agreement to design for, and market excellent energy performance of new and refurbished hotels from the design and construction stages onward.
Energy and emissions
- materially exceed section J of the Building Code of Australia – demonstrated by engineering consultant’s report
- NABERS energy commitment agreement – 4.5 star or higher
- Green Star: certified under design and as-built – 5 star or higher, with a strong focus on maximising credit points in the energy category.
Water efficiency
- with cooling tower and laundry: 0.43 kL/m2/year
- without cooling tower and laundry: 0.17 kL/m2/year
- Green Star: certified under design and as built – 5 star or higher, with a strong focus on maximising credit points in the water category.
Case studies
Buildings in our area already meet high standards of environmental performance.
Hyatt Regency, Sydney
This upscale hotel and premier conference and events facility includes sustainability features as part of a $250 million redevelopment and refurbishment. A centralised building management system reports real-time analysis of water use, temperature controls and air-conditioning. This enables energy-saving parameters when a guest checks out of their room. Custom-built air-conditioning systems in the hotel’s ballroom feature fans that operate at a low static pressure providing energy savings.
Making Sydney a sustainable destination
We support improved environmental performance in new buildings and existing accommodation and entertainment venues through our plan to make Sydney a leading sustainable destination.
For existing buildings
City initiatives include the Sustainable Destination Partnership, a group of accommodation and event venue leaders. The partnership is committed to working together to build Sydney's reputation as a leading sustainable destination. The City also provides grants for buildings to get environmental certifications, audits and water sub-metering equipment.
Developers of retail space, including shopping centres, can design and construct for reduced operating costs and better asset value by incorporating the benchmarks below.
Energy and emissions
- materially exceed section J of the Building Code of Australia – demonstrated by engineering consultant’s report
- shopping centres – Green Star: certified under design and as-built – 5 star or higher.
Water efficiency
- designed to meet Sydney Water’s good practice standard (shopping centres: 1.35 kL/m2/year, supermarkets: 2.79 kL/m2/year)
- shopping centres – Green Star: 5 star or higher.
Case study
St George branch, Barangaroo
Retail fit-out that achieved a 6 star Green Star interiors certified rating.
The rating was achieved through the use of building materials with a reduced environmental impact over their entire lifecycle, reduced internal air pollutants, reduced water and energy consumption, and innovative options for the community to use the space.
