Executive Summary ................................................................................................................................. 3 Part One: Background ............................................................................................................................. 6 Introduction ............................................................................................................................................ 6 Town of Claremont Housing Capacity Study....................................................................................... 6 Stirling Highway Activity Corridor Study ............................................................................................. 6 Purpose of this Report ............................................................................................................................ 6 State Government Context ..................................................................................................................... 7 Local Context ........................................................................................................................................... 8 The Study Area ........................................................................................................................................ 9 What the study area includes and why .............................................................................................. 9 General Description ............................................................................................................................ 9 Project Methodology ............................................................................................................................ 10 Assessment and analysis of potential development sites ................................................................ 10 Urban design concept development ................................................................................................. 11 Design Guidelines .............................................................................................................................. 11 Scheme Provisions and Development Assessments ......................................................................... 11 Consultation ...................................................................................................................................... 11 Part Two: Assessment and Development Concept ............................................................................... 12 Assessment Outcomes .......................................................................................................................... 12 Analysis of the Study Area ................................................................................................................ 12 Stirling Highway Residential Development Concept ............................................................................ 13 Objectives ............................................................................................................................................. 13 Broad Principles .................................................................................................................................... 14 Land use and density ........................................................................................................................ 14 Access ................................................................................................................................................ 14 Parking .............................................................................................................................................. 15 Overshadowing ................................................................................................................................. 15 Heights and setbacks ........................................................................................................................ 15 Building amenity ............................................................................................................................... 16 Fencing .............................................................................................................................................. 16 Services ............................................................................................................................................. 16 Heritage ............................................................................................................................................. 16 Indicative Development Typologies ...................................................................................................... 17 Density modelling ................................................................................................................................. 18 Calculating density and yields for the study area ............................................................................. 18 Density Options ................................................................................................................................. 19 Progressive ........................................................................................................................................ 20 Modest .............................................................................................................................................. 20 Conservative ..................................................................................................................................... 20 Staged ............................................................................................................................................... 21 R-AC Explanation ............................................................................................................................... 21 Development Economics .................................................................................................................. 21 Appropriate Density .......................................................................................................................... 22 Preferred Scenario ............................................................................................................................ 22 Part Three: Implementing the Stirling Highway Development Concept through Planning .................. 24 Existing Planning Controls and Proposed Changes ............................................................................... 24 Metropolitan Region Scheme ............................................................................................................... 24 MRS Zoning ....................................................................................................................................... 24 Phase 2 of the Stirling Highway Activity Corridor Study (SHACS) ..................................................... 25 Changes Required ............................................................................................................................. 25 Town of Claremont Town Planning Scheme No. 3 ............................................................................... 26 1 Local Zoning, Residential Density and Land Use Control .................................................................. 26 Plot Ratio ........................................................................................................................................... 29 Access ................................................................................................................................................ 30 Parking .............................................................................................................................................. 31 Overshadowing ................................................................................................................................. 31 Height ................................................................................................................................................ 32 Setbacks ............................................................................................................................................ 34 Building Amenity ............................................................................................................................... 38 Fencing .............................................................................................................................................. 38 Services ............................................................................................................................................. 39 Heritage ............................................................................................................................................. 39 General Discretion Provision ............................................................................................................ 39 Local Planning Policy ............................................................................................................................. 39 Other Council Regulations or Policies ................................................................................................... 40 Part 4 - Recommendations ................................................................................................................... 41 Concept ................................................................................................................................................