Authority Local Government Act Sections (1995)

Town Planning Scheme No.17

Town Planning Scheme No.18
Town Planning Scheme No.19

Strategic Plan Link

PE.7 BUILDING/STRUCTURE
HEIGHT CALCULATION
(AMENDED)

Objective To ensure a consistent approach is taken in the

assessment of the height of structures in accordance
with Council’s Town Planning Schemes. Furthermore,
to provide clearer guidelines for those persons lodging
applications with Council.

To detail the information to be shown on plans

submitted to Council to allow a formal assessment of
the height of any structure in accordance with the
Town Planning Scheme requirements.

To provide a typical example of the standard of plans

required for assessment of height.

Regulation of building height under this Local Planning

Policy is recognised in Part 3 of the Residential Design
Codes as a suitable height control function over and
above the Residential Design Codes.

Policy Definitions
“Height” for the purpose of Council’s Town Planning
Schemes, and therefore this Policy is defined as
follows:-

‘Height’ means the vertical measurement from ground

level at the centre point of the smallest rectangle
containing the whole of the proposed building or
structure.

It should be noted that the definition differs from that

used in the Residential Design Codes.

“Natural Ground Level” - The contours of the land

within a lot in existence at the time of the creation of
that lot. Natural ground level of a site does not include
any cut or fill that has been undertaken following the
creation of a lot or not part of subdivisional works.

As discussed in the Residential Design Codes: Most

building sites have reasonably constant slopes.
However, there are cases where the terrain is
irregular, being either:

• fractured, so as to vary significantly from one

point to another; or
• convex, humped or containing an isolated high
point or points; or
• concave, or hollowed at one or more places.

In these cases commonsense and sound design

principles dictate that the “natural” contours should be
interpreted so as to modify or smooth out such
anomalies”.

“Whole of the Building or Structure” - Any part of a

building or structure excluding architectural features
where insignificant in terms of bulk and scale but not
restricted to chimneys, flues, roof ventilators, air
conditioners and antennae or any other similar
attachments. The structure does not include any other
buildings on the site which are not attached to that
structure. Minor fixtures to structures such as awnings
or other fixtures as determined by Council, may not be
considered as being part of the whole building or
structure.

The following information must be shown on plans

submitted to Council, to allow an assessment of the
height of any building or structure to be undertaken:

• The 4 elevations of any building or structure to be

located on the site. (See figure 3).
• A natural ground level line to be shown on all 4
elevations. Natural ground level shall be shown in
relation to the perimeter of the wall shown on each
elevation. This is illustrated in figure 1 below.
• A site plan showing the contours across the lot.
• The finished floor level(s) of the building.
• A datum point on the site with measurements of
the building including the finished floor levels
related thereto.
• Areas of cut and fill and their relationship to the
natural ground level line.

Council reserves the right to require the

applicant/owner to submit elevations and a site plan of
the proposal showing natural ground level relative to
finished floor levels endorsed by an accredited
engineering surveyor or surveyor qualified to be a
member of the Western Australian Institution of
Surveyors.

Refer to figure 1 in relation to the above.

For the purposes of showing natural ground level

against cantilevered buildings and verandahs, the
natural ground level line is to be drawn in line with the
outer wall. This is illustrated in figure 2 and figure 4.
Measurement of Height

For the purposes of measuring height, plans submitted

to Council must show all relevant information as
required by this policy.

The height of the building is measured on each

elevation by taking measurement from natural ground
level at the centre of the smallest rectangle containing
the whole of the proposed building or structure.

The height of the building or structure is determined

by taking the average height of the measurements
taken of each elevation.

For example if the following elevation measurements

were taken:

Northern elevation = 7.8 metres

Eastern elevation = 7.4 metres
Southern elevation = 6.5 metres
Western elevation = 7.4 metres

Average height of elevations is:

total of all elevations = 29.1
divided by 4 = 7.275 metres

Height of building as measured in accordance with

policy is 7.275 metres above natural ground level.

Illustrations of Height Measurements & Required

Plans

Figure 3 shows typical measurements taken of each

elevation in accordance with this policy.

Datum Point
A datum point must be shown on the site plan, in a
fixed point located to ensure it will be visible during
and after construction. Inspections can be made
during and following construction to ensure the
building/structure height is as approved. This is
illustrated in figure 1.

Amenity
While current Schemes allow Council to grant
relaxation of the maximum height limits set out in the
Schemes, a persuasive case will need to be made out
in each instance. Council is required by the Scheme
Text provisions to satisfy itself that a building
constructed to a greater height would not adversely
affect the visual amenity and character of the locality
nor impact adversely upon adjoining properties. Such
a consideration would include the degree to which the
outlook from an adjoining property might be
unnecessarily compromised. It is noted however that,
although views may be considered in the assessment
of applications for planning consent there is no right to
a view. View is likely to only be a determining factor in
the outcome of an application where the development
doesn’t comply with the height limit specified in
Council’s Scheme and/or Policy requirements.
Keywords Height Calculation, Elevations, Site Plans

Related Policies Nil

Related Procedures/ Nil

Documents

DELEGATION LEVEL Chief Executive Officer to Directorate of Sustainable

Planning Staff

Last Reviewed February 2004

Policy History

Draft Adopted –
Advertising -
Adoption - 30 June 2004
Changes --