What the Town proposes
The Town describes LPP 3.27 as a flexible, points-based policy to encourage energy-efficient design, renewable energy, water conservation, urban greening and climate-responsive development. Assessment would occur through the existing development-approval process rather than a new separate approval process.
Where it would apply
The draft would apply to development applications assessed against R-Codes Volume 1 for new single houses, new grouped dwellings, new ancillary dwellings and significant additions or alterations to existing single houses or grouped dwellings. It would not apply to apartments assessed under R-Codes Volume 2, mixed-use or non-residential development, or change-of-use applications.
Will this affect my project
The draft defines a significant addition or alteration as one that adds floor area greater than 50% of the existing dwelling area enclosed by exterior walls, including enclosed attached and detached structures but excluding outbuildings. The policy applies only where development approval is required and the application is assessed against R-Codes Volume 1. The Town should be consulted if the calculation or approval pathway is uncertain.
Minimums and points
Development
Minimum points
Other stated minimums
New single house or grouped dwelling
100
Separate requirements: minimum 3 kW inverter capacity per dwelling; 3,000 L rainwater tank plumbed to a toilet or laundry, or approved greywater system; roof absorptance no greater than 0.45.
Significant addition or alteration
75
Roof absorptance no greater than 0.45. Existing qualifying checklist measures may count toward 75 points if evidenced and maintained.
Ancillary dwelling
75
Roof absorptance no greater than 0.45. Existing qualifying checklist measures may count toward 75 points if evidenced and maintained.
The checklist awards points for orientation and passive solar design, cross-flow ventilation, batteries, optional PV for additions and ancillary dwellings, double or triple glazing, solar or heat-pump hot water, electric-vehicle charging, rain gardens, waterwise planting, additional trees, all-electric dwellings, a NatHERS rating above the minimum, water-efficient fixtures and approved alternative measures. For new single houses and grouped dwellings, the 100-point total sits alongside the separate mandatory PV, water and roof requirements.
What flexibility means in practice
A menu of measures allows different projects to reach the points target in different ways. The draft also states what an applicant must provide for an unlisted measure: a description, measurable benefit, proposed points value and supporting evidence. The Town would assign points by reference to the measure’s purpose, intent and quantifiable performance. The remaining practical questions are how consistently that judgment will be applied and what time and cost applicants may face.
Policy origin
The immediate origin identified in Council records is the Wembley Character Study consultation. On 28 June 2022 Council endorsed preparation of an environmentally sustainable design local planning policy for later consideration. That resolution referred broadly to sustainable design ideas; it did not itself prescribe the present technologies, thresholds or points architecture.
Variations for site constraints
The Town may consider a variation where a site-specific constraint prevents compliance, including orientation, overshadowing, mature vegetation, heritage, structural capacity, roof form or area, physical site characteristics, or utility and network limits. The applicant must explain the constraint, why design changes cannot reasonably overcome it, and how an alternative would achieve an equivalent or better sustainability outcome. Budget, convenience or design preference alone would generally not be enough.
Read the official material
Town overview FAQs and submission routes
Draft LPP 3.27 PDF