Improve the level of solar access achieved by subdivisions and all buildings.

Focusing on the subdivisional level and improving the use/application of existing tools and policies, as well as creating financial incentives to do so.

Goals - What we want to achieve by 2020

• By 2008, all new subdivision (Residential, Commercial and Industrial) is to be designed to ensure future development can easily incorporate passive solar design
• By 2010, all new subdivisions (residential, commercial and industrial) will be designed so that any future development in those subdivisions will easily be able to incorporate passive solar design.

Action plan - Who needs to do what

• Consolidate and apply existing solar lot and dwelling design planning policy more rigorously.
• Determine the standards which we will use to improve solar access. e.g. whether or not we refer to existing policies, BASIX, etc.
• Phase in voluntary period of maybe three years, after which they become mandatory.
• Implement an improved system of market/financial incentives for solar lot, dwelling design and clean energy use for private and public developers.
• Government should provide rewards for industry members who are already working towards solar access provisions, as well as disincentives for those who are just developing the business-as-usual subdivisions.

Social advantages

• Setting an example: Developers and residents will be seen as environmental leaders with high social values in wanting and acting to reduce energy consumption and GHG emissions
• Less ongoing costs on household energy use for residents, thereby increasing other opportunities for spending eg: recreation, child care, education, community activities

Social disadvantages

None have been suggested

Environmental advantages

• Reduced greenhouse gas emissions produced by more energy efficient developments.

Environmental disadvantages

• Solar lot access and development does not have any identifiable environmental disadvantages

Economic advantages

• Saving ongoing energy costs for residents
• Less energy/water use for WA as a whole, as each individual house requiring less energy for heating/cooling will impact the energy use in the state, which translates to less money spent on new power stations etc.
• If financial incentives are introduced, there will be a level playing field for more sustainable subdivisions.

Economic disadvantages

• The present level of taxpayer-funded, federal government subsidy schemes for the purchase of solar water heaters, and for grid-connected PV systems, as shown by uptake numbers in WA, are minimal.
• Who is going to pay for the additional building costs of an energy efficient dwelling compared with the less upfront costs of building the usual energy inefficient home

First steps - What are the first things that need to be done to implement our proposal?

• Investigation into realistic financial incentives for industry.
• Investigation into steps local government need to take to implement and develop planning policy at the local level.
• Public awareness and community consultation on the issue.
• Government to support principles to create more sustainable subdivisions.
• Development of the methodology to apply solar access policies to new subdivisions.

Key ideas from research

• Research shows that WA government planning policy aims to make residential subdivisions 'more sustainable' and support 'changing community needs and preferences'(DCP 2.2- Residential Subdivision). However,evidence of application of this policy at the local government level is scarce, and industrial subdivision policy does not include solar access.
• The WAPC Statement of Planning Policy No.3(2006) gives clear direction for development which has 'proper consideration of the environment' and which 'minimises development impacts on ....natural resources'. It sets out general requirements for the creation of new lots and subdivisions through two Development Control Policies(DCPs).
• Further, the Liveable Neighbourhoods(2000)policy facilitates the actual development of sustainable communities by stipulating how lots and streets should be designed for optimum solar access. Guidance is provided for maximisation of energy efficiency, site and climate response and orientation of lots in hot climates.
• However, local government planning schemes and policies need to reflect state policy for these initiatives to be implemented. For example, we have found no evidence of subdivision applications being scrutinised to ensure solar access design.
• Importantly, state policy on industrial land division (WAPC Industrial Land Subdivision Policy 4.1) does not include solar access for building and office uses associated with industrial and commercial development.