There are standards that residential property developments in Victoria should meet to get a planning permit. The developer must adhere to all planning regulations under the Victorian Planning Provisions, schemes concerning overshadowing, and the overshadowing regulations in Victoria.
If you have plans to develop or build a residential house in Victoria, understanding the overshadowing regulations in Victoria can be of great help. It can make or break the overall results of your project.
Let us now look into the overshadow regulations in Victoria and how they can impact the design and development of your property.
What is Overshadowing?
Overshadowing happens when a property developer disregards the plight of their neighbors by blocking natural light from reaching their property and private outdoor space beyond the allowed limit. It can be by blocking the amount of light to their habitable living space or outdoor open space.
Overshadowing Secluded Private Space
Standard A4-3 and B4-3 (formerly A14 and B21)
Standard A4-3 at Clause 54.04-3 and Standard B4-3 at Clause 55.04-3 — renumbered from A14 and B21 by Amendment VC267 on 31 March 2025 — protect homeowners from unreasonable neighbours whose developments block the natural light from their secluded outdoor spaces where they relax and enjoy sunlight.
These areas are often isolated from the public eye. You will find them behind the property or at the side and can be accessed easily from a living space. The open space should have a minimum dimension of 3 meters or as stated under the local jurisdiction.
The standard is written in terms of the area left unshadowed, which is the opposite of how it is usually described. The area of secluded private open space that is not overshadowed by the new development must be greater than 50 per cent, or 25 square metres with a minimum dimension of 3 metres, whichever is the lesser area, for a minimum of five hours between 9 am and 3 pm on 22 September. Where existing sunlight to the neighbour’s secluded private open space already falls short of that, the standard requires only that the amount of sunlight is not further reduced.
To better understand the overshadowing regulations in Victoria and regulations around shadowing your neighbor’s private open area and to what extent the restrictions apply, engaging professionals such as SQM Architects can be of great help. They can advise on the best way forward to help you comply with the set standards and still get a positive result from your project.
Applying the Standard
Overshadowing between 9 am and 3 pm
One of the things you need when applying for a planning permit is a shadow diagram with shadow images in line with the September 22nd Equinox. The shadow diagram should show how the shadow of the proposed development appears at 9 am, Noon, and 3 pm on September 22nd and its impact to the adjoining properties.
Taking into account the shadow of the existing property and the fence around the secluded open area on 22 September, the area that remains unovershadowed must be greater than 50 per cent of the secluded private open space, or 25 square metres with a minimum dimension of 3 metres, whichever is the lesser area — and it must stay unovershadowed for at least five of the six hours between 9 am and 3 pm.
In most dwellings in concentrated inner-city neighborhoods, the overshadowing tends to be more than allowed by the requirements of the standard. In such instances, there cannot be any further overshadowing.
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Frequently Asked Questions
How is Shadowing Measured?
Shadowing is computed as an average of when the sun is at its highest during the summer and when it is at its lowest in winter. It is equated to a percentage to measure the extent to which you can block sunlight as set out in the overshadowing regulations.
What is a Secluded Open Space?
A secluded open space is an outdoor space in your home secluded from public view and used for outdoor activities and relaxation.
Final Thoughts
The Victorian Planning Scheme has a set of guidelines that must be observed by all property developers, to protect the dignity and rights of existing neighbors.
Overshadowing regulations in Victoria and in general ensure property developers do not take away the right of their neighbors to enjoy the natural light in their properties, including private outdoor space. To avoid breaching those restrictions, it is necessary to familiarise yourself with the Victorian overshadowing regulations in your municipality and their implications.
Understanding the restrictions helps you bring out the best in your project and avoid violating overshadowing rules especially the overshadowing regulations in Victoria. If you have trouble understanding the restrictions, or the calculations involved, you can consult professionals such as SQM Architects for expert interpretation and counsel.
