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Height and Shadowing
Height
Amendment 458 specifies, that for some areas, a maximum height limit of 8-storeys or 32 metres above natural ground level of 47 metres AHD (whichever is the lesser) shall apply. Generally, further inland, this height limit is reduced to a maximum of 4-storeys or 17 metres above natural ground level or 47 metres AHD (whichever is the lesser).
However, three specific locations within the Amendment 458 area are earmarked for a possible 12-storey height limit. This height limit can only be achieved through the provision of either public parking facilities or the establishment of a road-link between West Coast Highway and Hastings Street. If this is not provided, the height limit will not be possible. These sites are:
- Scarborough Fair Markets site (corner Scarborough Beach Road and West Coast Highway)
- BP Petrol Station, Commonwealth Bank, Blue Water Tackle Shop sites (corner Scarborough Beach Road and West Coast Highway)
- White Sands Hotel site (Lot 1 West Coast Highway)
The diagram represents the proposed height limits of Amendment 458. The height of buildings would vary depending on the topography of the land and the relevant height limit.
 | Key:
- A: Building height - 8 storeys or 32m above natural ground level (whichever is less).
Being situated in a low point, the building cannot reach the 47m AHD height cap set for the Amendment 458 area. - B: Building height - 12 storeys or 44m above natural ground level (whichever is less).
Building may only extend beyond the 47m AHD height cap. Applies to 3 sites only. - C: Building height - 8 storeys or 32m above natural gruond level (whichever is less).
However, because the building is on a hill, the 47m AHD height cap prevents the limits from being reached. - D: Building height - 4 storeys or 17m above natural ground level (whichever is less).
If the building were higher up the hill the 47m AHD height cap would reduce the allowable height to 3 storeys. - E: Building height - 4 storeys or 17m above natural ground level (whichever is less).
The height of the ground along Scarborough Beach Road means that the 47m AHD height cap would not be reached. - SBR refers to Scarborough Beach Road.
- A: Building height - 8 storeys or 32m above natural ground level (whichever is less).
Being situated in a low point, the building cannot reach the 47m AHD height cap set for the Amendment 458 area. - B: Building height - 12 storeys or 44m above natural ground level (whichever is less).
Building may only extend beyond the 47m AHD height cap. Applies to 3 sites only. - C: Building height - 8 storeys or 32m above natural gruond level (whichever is less).
However, because the building is on a hill, the 47m AHD height cap prevents the limits from being reached. - D: Building height - 4 storeys or 17m above natural ground level (whichever is less).
If the building were higher up the hill the 47m AHD height cap would reduce the allowable height to 3 storeys. - E: Building height - 4 storeys or 17m above natural ground level (whichever is less).
The height of the ground along Scarborough Beach Road means that the 47m AHD height cap would not be reached. - SBR refers to Scarborough Beach Road.
Shadowing
Amendment 458 places constraints on buildings so that living areas on
affected sites are provided with at least 3 hours of solar access between
the hours of 9:00am - 3:00pm on the shortest day of the year.
The diagram below represents graphical images showing the anticipated
extent of shadows on both the shortest and longest days of the year
(21 June and 21 December).
The media file to the right represents the shadowing of the area over one
whole day.
Amendment 458 requires shadow analysis diagrams to be provided
with every major Development Application submitted. 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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Additional Information
The City of Stirling understands that a variety of concerns may arise in regard to new development. Amendment 458 requires further additional information to be supplied as part of every major Development Application in order to limit any potential adverse impacts on the area - such as Wind Impact Assessments and Traffic Impact Assessments. |
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