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Amendment 458 Sub-Zones
Amendment
458 relates to areas of Scarborough generally east of West Coast Highway (but also includes some small areas north of Reserve Street and south of Brighton Road, west of West Coast Highway). Download the Amendment 458 Sub-Zone Map to see the area in full.
The area is split into the following 5 sub-zones, each with specific development restrictions:
Residential ‘Inner’ Sub-Zone
This sub-zone is on the west side of Hastings Street and Filburn Street and also includes two small areas north of Reserve Street and South of Brighton Road. It is one of two transition zones between the more intense commercial and retail development around West Coast Highway and Scarborough Beach Road residential areas to the east. It is intended to contain a large proportion of the additional residential and short-stay accommodation that is required to meet the demand at Scarborough. Higher density development up to 8 storeys will be allowed in this sub-zone, however immediate street-front development will be limited to 2-3 storeys. |
| - Residential or short-stay accommodation uses.
- Maximum building height - 32 m above ground level or 8 storeys or 47m AHD, (whichever is less). Where the AHD limit restricts development to less than 3 storeys (or 14m), a 3 storey height limit applies.
- Plot ratio - 2.0:1. Any increase above a plot ratio of 1.5:1 shall be conditional upon payment of a developer contribution towards the cost of streetscape improvements and infrastructure.
- Maximum residential density - R160 - Applies to both permanent residential and short-stay accommodation.
- Street setbacks in accordance with the Residential Design Codes. Except for walls above 3 storeys (10m) where a 4m setback from street is required.
- Side and rear setbacks are to be in accordance with the Residential Design Codes. Adherence to these setback provisions will ensure, where possible, buildings will not obstruct the views.
- To address overshadowing concerns, living areas will get at least 3-hours of solar access between 9am - 3pm on the shortest day of the year.
- Parking requirements will be in accordance with District Planning Scheme No. 2. A proportion of the required parking shall be subject to a cash-in-lieu contribution.
- Building designs will include balconies, awnings, detailing, variations in alignment and openings.
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Residential 'Outer' Sub-Zone
This sub-zone is on the east side of Hastings Street and Filburn Street and also includes two areas north of Reserve Street and South of Brighton Road. It is a medium density transition zone between the main redevelopment areas in the SEAS project and the lower density residential areas to the east. It is intended to contain additional residential accommodation and some tourist accommodation. Medium density development up to 4 storeys will be allowed in this sub-zone, however immediate street-front development will be limited to 3 storeys.
Residential or short-stay accommodation uses. Maximum building height - 17m above ground level or 4 storeys or 47m AHD (whichever is less). Where the AHD limit restricts development to less than 3 storeys (or 14m), a three storey height limit applies. Plot Ratio - 1.0:1. Maximum residential density - R80. Applies to both permanent residential and short-stay accommodation. Street setbacks are in accordance with the Residential Design Codes. Except for walls above 3 storeys (10m) where a 4m setback from street is required. Side and rear setbacks are in accordance with Residential Design Codes. Adherence to these setback provisions will ensure, where possible, buildings will not obstruct the views. To address overshadowing concerns, living areas will get at least 3-hours of solar access between 9am - 3pm on the shortest day of the year. Parking requirements will be in accordance with District Planning Scheme No. 2. A proportion of the required parking shall be subject to a cash-in-lieu contribution. Building designs will include balconies, awnings, detailing and variations in alignment and openings.
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Mixed-Use ‘West Coast Highway’ Sub-Zone This sub-zone fronts West Coast Highway to the immediate north and south of Scarborough Beach Road. It is intended to contain higher density non-retail, residential, commercial and tourist activities.
Buildings of up to 8 storeys may be allowed in this sub-zone, however immediate street-front development will be limited to 2-3 storeys.
The need has been identified for a mid-block road link between West Coast Highway and Hastings Street on the privately owned Lot 1 West Coast Highway (the White Sands site). It is proposed that this be a public thoroughfare with a road reserve of 7m (i.e. 5m carriageway and 2m pedestrian, lighting and landscape zone).
This link will ease local traffic circulation around the area, provide better beach access for residents and increase the development potential in surrounding streets.
Amendment 458 contains provisions that allow land to be given up for this road still to be counted in the calculation of development potential (residential density and plot ratio) and also to allow up to a 12-storey building on the site in exchange for the provision of the road link.
This will minimise the cost to the community of providing this essential link.
Please see the bullet-list at the bottom of Mixed-Use 'Lower Scarborough Beach Road' Sub-Zone for further information. |
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Mixed-Use ‘Lower Scarborough Beach Road’ Sub-Zone This zone runs along Scarborough Beach Road from the corner of West Coast Highway, immediately adjacent to the main beachfront zone. As the heart of the new development it will be the location for major mixed residential and commercial development planned for the area. It is on the busiest corner in Scarborough and the redevelopment budget allows for improvements to the intersection to make it easier and safer for pedestrians to cross.
It is also identified as the best location for a substantial amount of public car parking (approximately 500 bays), which will limit the additional pressure on beachfront parking at Scarborough. To achieve this at minimal cost to the public purse, provisions are contained in the Amendment to allow buildings up to 12 storeys on the corner of West Coast Highway and Scarborough Beach Road (subject to the provision of substantial public car parking on the sites). If this public parking is not provided, a building maximum of 8 storeys is allowed, provided the developer meets requirements for infrastructure contributions. Immediate street-front development will be limited to 2-3 storeys. |
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Please note, the following information applies to both sub-zones - Mixed-Use West Coast Highway and Mixed-Use Lower Scarborough Beach Road.
- Maximum building height - 32m above ground level or 8 storeys or 47m AHD, (whichever is less). Where the AHD limit restricts development to less than 3 storeys (or 14m), a 3 storey height limit applies.
- At three specific locations (two in the ‘Lower Scarborough Beach Road’ Sub-Zone and one in the ‘West Coast Highway’ Sub-Zone), this limit may be varied up to a maximum height of 44m or 12 storeys, but only where either a public parking facility or a public pedestrian-access link is provided on these sites.
- Plot ratio - 2.0:1.Any increase above a plot ratio of 1.5:1 shall be conditional upon payment of a developer contribution towards the cost of streetscape improvements and infrastructure, provision of a minimum amount of ground level commercial floor space, and provision of a minimum amount of short-stay accommodation and a mix of dwelling sizes.
- At two specific locations (in the ‘Lower Scarborough Beach Road’ Sub-Zone) where a public parking facility has been provided, this limit may be increased up to a plot ratio of 3.0:1, provided any increased floor space does not exceed the amount of public parking facility floor space (the parking facility is excluded from plot ratio calculations for the site).
- Maximum residential density - R160 - Applies to both permanent residential and short-stay accommodation. A minimum 25% of the total number of dwellings in any development will be designed and occupied as short-stay accommodation.
- Nil street setbacks apply to the first 2-3 storeys (up to 10m). Sections of the building above 10m will be setback 6m from the street.
- Side and rear setbacks are to be in accordance with the Residential Design Codes except for side setbacks adjacent to street frontages where a nil side setback is required to maintain the continuity of the building frontages. Adherence to these setback provisions will ensure, where possible, buildings will not obstruct the views.
- To address overshadowing concerns, living areas will get at least 3-hours of solar access between 9am - 3pm on the shortest day of the year.
- Parking requirements will be in accordance with District Planning Scheme No. 2. A proportion of the required parking shall be subject to a cash-in-lieu contribution.
- Continuous pedestrian shelter provided along all commercial street frontages.
- At least 75% of the building fronting the street at ground level will be glazed to encourage street level activity.
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Mixed-Use ‘Upper Scarborough Beach Road’ Sub-Zone
This sub-zone runs up Scarborough Beach Road, east of the Lower Scarborough Beach Road sub-zone as far as Hinderwell Street. It will be an extension of the shopping precinct, containing a range of local shops and services, with some medium density residential accommodation.
It is intended that this zone has lower rise buildings with a maximum of 4 storeys, however immediate street-front development will be limited to 2 storeys.
Combining a mix of the commercial and the residential will create a vibrant pocket of activity for both residents and visitors to enjoy. This zone will allow much more retail, café and restaurant activity along Scarborough Beach Road, providing a different yet complementary set of activities to those that are planned on the beachfront. Planned upgrades to Scarborough Beach Road will see wider footpaths, provision for cyclists and provision for a dedicated public transport lane. In time this could contain a light rail system linking Scarborough with Glendalough railway station.
| - Commercial uses on ground level of all street frontages and residential or short-stay accommodation uses above.
- Maximum building height - 17m above ground level or 4 storeys or 47m AHD, (whichever is less). Where the AHD limit restricts development to less than 3 storeys (or 14m), a 3 storey height limit applies.
- Plot ratio - 1.0:1 (excluding ground level commercial floor space).
- Maximum residential density - R80 - applies to both permanent residential and short-stay accommodation.
- Nil street setbacks for the first 2 storeys (up to 7m). Sections of the building above 7m must be set back 4m from the street.
- Side and rear setbacks in accordance with the Residential Design Codes. Except for side setbacks adjacent to street frontages where a nil side setback is required to maintain continuity of the building frontages.
- To address overshadowing concerns, living areas will get at least 3-hours of solar access between 9am - 3pm on the shortest day of the year.
- Parking requirements will be in accordance with District Planning Scheme No.2. A proportion of the required parking shall be subject to a cash-in-lieu contribution.
- Continuous pedestrian shelter provided along all commercial street frontages.
- At lest 75 per cent of the building fronting the street at ground level will be glazed to encourage street level activity.
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