Changes and Developer Contributions
Will there be changes to Roads and Access?
Road Widening
Developing the area will mean changes to main thoroughfares. In order to create an attractive streetscape and maintain safety for an increased number of pedestrians and motorists, wider footpaths, medians and public transport lanes are planned for sections of Scarborough Beach Road. There is also the possibility for a light rail system to eventually be included to facilitate public transport to the area.
Provisions have been included to off-set the cost to the community associated with acquiring land for the 30 metre road reserve for Scarborough Beach Road. Amendment 458 will require new development to be set back to allow for any road widening.
Access
Provisions have been included to ensure safe and convenient access to property on West Coast Highway and Scarborough Beach Road, both very busy roads. This involves designation of access locations and associated sharing of driveways to be applied as a condition of development approval. Existing access facilities will be subject to review in conjunction with applications for development and, where necessary, these will be required to be closed in preference to the new access locations.
In those parts of Scarborough Beach Road where there is rear access, there will generally be a presumption against the provision of direct access, in order to facilitate main street design principles, avoid the disruption of traffic and minimise potential pedestrian hazards.
What will Developers Contribute?
The revitalisation of Scarborough will require substantial investment by the community with new roadworks, landscaping, street lighting and streetscape works across the area. The Amendment requires developers to make a significant contribution to these works.
Developers in the Mixed Use Lower Scarborough Beach Road Sub-Zone, the Mixed Use West Coast Highway Sub-Zone and the Residential Inner Frame Sub-Zone will be required to contribute to the cost of public works in the area, with the costs being allocated on the basis of land areas on a street-by-street basis. Contributions will be related to plot ratio bonuses and will therefore apply only where developers choose to take advantage of the additional development potential proposed as part of the amendment. All developers will be required to make a cash-in-lieu contribution towards the provision of public parking.
How will other concerns be addressed?
The City of Stirling understands that a variety of concerns may arise in regard to new development. As such, the Amendment requires the following information to be supplied as part of a Development Application, in order to limit any adverse impacts on neighbours: - Overshadowing/Solar Access diagrams of adjacent properties
- Wind impact assessment
- Traffic impact assessment
Amendment 458 requires new development to maintain solar access to adjacent properties for defined periods. While each case will be different, this will further limit the amount and locations of buildings. It is possible that it will prevent the development of some projects to their maximum theoretical height limit.
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