In recent years Scarborough has been the subject of a number of studies and analyses focussing on the need to develop the area through the creation of a strong urban-coastal character. In 1999 the City of Stirling commissioned the preparation of the Scarborough Environs Area Strategy (SEAS); a long-term strategic plan to guide the Scarborough coastal region into the future. The SEAS addressed a number of issues including traffic, parking, zoning, coastal landscape and recreation and was adopted by Council in September 2001.
A review of the SEAS was completed in October 2003. Following this review came two Scheme amendments to modify the City’s District Planning Scheme No. 2 – Amendment 457 (December 2003 – March 2006) and Amendment 458 (current).
Why have an Amendment?
In general, research into Scarborough has concluded that the region is a long way off from meeting its potential as a vibrant and thriving coastal location.
The research demonstrates that it is possible that a diverse urban beachfront community with a vibrant and busy local economy could develop in Scarborough, but this requires substantial increases in activity of all types – including residential and tourist accommodation and retail and commercial activity.
However, the current planning scheme does not support this, as evidenced by the very slow pace of development and the poor standard of the urban environment. In order to create a vibrant and busy local economy in Scarborough, it is essential to develop an urban plan that actively guides future development. Amendment 458 provides an urban plan which aims to achieve the objectives outlined below.
Amendment 458 will see the City of Stirling develop a range of:
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Commercial facilities that will contribute towards economic development, local employment and the viability of the area as a commercial centre servicing residents, visitors and the local workforce;
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Versatile, medium and high density accommodation suitable for both tourists and permanent residents, so as to maximise accessibility to the foreshore and enhance the level of support for a wide range of commercial and recreational facilities.
Amendment 458 will ensure buildings are designed to:
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Contribute towards a distinctive urban-coastal character and sense of place;
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Capitalise on the views and climatic attributes of the location, but which will respect the visual amenities of the street and locality;
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Provide an attractive visual frame and sense of enclosure for the adjacent street but which are in ‘scale’ with the adjoining public spaces; and
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Provide safe and efficient access for vehicles and pedestrians along the streets and to the foreshore.
Context
Amendment 458 is a proposed amendment to the City’s District Planning Scheme No. 2. Put simply, the District Planning Scheme sets out the ‘rules’ for development and land uses across the City. 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).
It is a companion amendment to Amendment 457, which is now approved and deals with the main beachfront zone west of West Coast Highway. These amendments are intended to provide the statutory basis for the achievement of the objectives for Scarborough.
In addition to the Amendments the City is currently implementing a Scarborough Beach Urban Design Masterplan – aiming to upgrade the image and facilities at Scarborough Beach and incorporating improved access for pedestrians and motorists. Stages 1 and 4 of the Masterplan are due for completion by November 2006 and include a new public amphitheatre and upgrades to a portion of The Esplanade.
Amendment 458 is in line with the State Government’s Network City principles which aim to make full use of urban land, encourage public over private transport, strengthen local sense of place, deliver jobs, and provide affordable housing.
The State Government’s Better Beaches Policy and subsequent planning framework (i.e. Statement of Planning Policy No.2.6 and Clause 32 - Coastal Buildings Above Specified Heights) applies to land within 300 metres of the high water mark on the beach. In relation to Amendment 458, lots west of West Coast Highway and a small portion of some of the lots east of West Coast Highway lies within this 300 metre zone.
NOTE: The Western Australian Planning Commission's granting of consent to advertise should not be construed as support for the proposed 12-storey height limit on the lots located on the boundary of the 300 metre coastal setback boundary as stipulated in the proposed amendments to the Statement of Planning Policy No.2.6."