Residents in the lower scale development zone, abutting the Doncaster Hill precinct at 810 Elgar Rd, are questioning why council have prescribed such high buildings (32.5 metres) on their boundary line without there being an appropriate height step down to avoid overshadowing of their properties.
All buildings and works should be designed to avoid casting shadows upon any adjacent properties (including public open spaces) outside the area covered by the DDO6 (Doncaster Hill Precinct) between 11am and 2pm on 22nd March or 22nd of September (ACZ1 updated from amendment C33)
Council planning officers have recommended that the application for the construction of a 11-storey building (a residential hotel comprising 116 suites), to be decided on the 31st October 2017, be refused. planning_application_pl16_026580_-_810_elgar_road_doncaster_-_report (1) The main reason being that the proposal does not provide an appropriate height transition that steps down to the lower scale residential growth area on the southern boundary thereby creating an unreasonable amount of overshadowing and visual impact on the adjacent properties. The narrow building footprint has made it impossible to comply due to the width of the block being only 17.7 metres wide. It is possible that the proponent could decide on an an appeal to VCAT should councillors reject this proposal, on the basis that the applicant has complied with the mandatory height of 7 A of the Doncaster Hill height schedule, as per the following link. Building Heights
Manningham council had departed from the mandatory height policy and approved an application in March last year for the construction of a eight, three storey town house development. The permit is still valid but has not been taken any further. This would have been a relief for residents on the southern boundary who were concerned about the effect a 32.5 metre building would have on their properties. It is hoped that the applicant does not pursue an appeal if the Hotel proposal is rejected and instead is prepared to finalise the permit for the three storey town house development. Panel Report on C33 Table for calculation of shadow lengths. Shadow Draw