Excessive Overshadowing Resulting in Loss of Amenity
Summary: Shadows cast by a 43.5 metre tall building are longer than a 29 tall metre building. This creates additional impacts, particularly in winter, on public and private spaces, for more properties than a compliant tower. It can also reduce the effectiveness of a property owner’s investment in solar energy.
City Plan Setback Objectives: The General Development Provisions PO8 require building shadows do not detract from comfortable living and ground level environment on and off the site.
To allow for proper assessment of the shadow impacts, shadow diagrams should show shadowing of the proposed 43.5 metre development relative to the shadowing from a 29 metre building with compliant site cover. The shadow diagrams submitted by the applicant have no comparison.
Conclusion: Revised shadow diagrams showing shadowing of the proposed 43.5 metre development relative to the shadowing from an anticipated 29 metre building with compliant site cover should be provided.