Several public submissions raised overshadowing issues, with concern that the additional height on some buildings would decrease solar access over the coast, beach and public domain. A shadowing analysis has been prepared by COX as part of the Design Report (Appendix C).
The relocation of the hotel was undertaken following an analysis by architects HDR who deemed there to be a more suitable location for the hotel. This was a desire to stimulate pedestrian activity at the Town Centres northern edge. However, the relocation of the hotel to the north also removes any overshadowing impact of this structure on nearby residential precincts.
In summary, the overshadowing impact has been considered as part of the EAR and is considered acceptable for the following reasons:
- Taller buildings have been located adjoining primary roads and parking areas and have been configured so as to not overshadow other developments;
- The hotel has been relocated to north of the public square, removing any potential overshadowing impacts on residences in Precinct C;
- There will be no overshadowing of Shellharbour South Beach during mid-winter or the autumn equinox;
- The majority of the town centre open space, being the public parkland and foreshore area, will receive solar access between 9am – 12pm in mid-winter and all day at the autumn equinox. The Precinct D Urban Design Guidelines include provisions to protect solar access to the town centre open space, the public parkland and foreshore area;
- The neighbourhood parks in Precincts A, C and F receive full sun between 9am and 3pm in mid-winter and 21 March;
- The public waterfront receives good solar between 9am and 3pm in mid-winter and on 21 March; and
- The wetlands south of Precinct E receive full solar access between 9am and 3pm in mid-winter as well as on March 21.