07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council
07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council 07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council
neighbouring properties: • Test 1 Vertical Sky Component (VSC): the percentage of the sky visible from the centre of a window is known as the Vertical Sky Component. Diffuse daylight may be adversely affected if after a development the Vertical Sky Component is both less than 27% and less than 0.8 times its former value. • Test 2 Daylight Distribution (No Sky Line): the BRE guide states that where room layouts are known, the impact on the daylighting distribution can be found by plotting the, ‘no sky line’ in each of the main rooms. The no-sky line is a line which separates areas of the working plane that can and cannot have a direct view of the sky. Daylight may be adversely affected if after the development the area of the working plane in a room which can receive direct skylight is reduced to less than 0.8 times its former value. 9.3 The BRE sunlight tests should be applied to all main living rooms and conservatories which have a window which faces within 90 degrees of due south. The guide states that kitchens and bedrooms are less important, although care should be taken not to block too much sunlight. 9.4 The BRE guide states that sunlight availability may be adversely affected if the centre of the window: • receives less than 25% of annual probable sunlight hours, or less than 5% of • annual probable sunlight hours between 21 September and 21 March and receives less than 0.8 times its former sunlight hours during either period and • has a reduction in sunlight received over the whole year greater than 4% of annual probable sunlight hours. 9.5 GIA assessed a total of 41 windows within six properties along 101-111 Wandsworth Road. A total of eleven windows would retain at least 27% VSC or at least 80% of their baseline VSC value, and therefore satisfy the BRE. 9.6 Of the thirty rooms which breach the guidance, 16 serve bathrooms or circulation space and therefore, are not material for consideration in accordance with BRE Guidance. There are fourteen rooms (seven bedrooms and seven kitchens) which breach BRE Guidance. The retained VSC levels for these fourteen range from 8.16% to 12.73%. In terms of NSL the retained area within each of these rooms, which receive direct skylight range between 37.41% and 78.70%. These properties are located to the west of the proposed development, and the windows are restricted by their close proximity to the South Tower, Pavilion and West Office blocks. 9.7 In relation to sunlight GIA have assessed a total of 47 windows within the six properties at 101-111 Wandsworth Road. A total of forty windows would not comply with BRE recommended levels of sunlight. This reflects the orientation
of the building relative to the scale of the proposed development. Therefore, it is considered by the applicant that the sunlight impact is in accordance with the flexible application of Guidelines, which is appropriate for this type of dense urban location. 9.8 Right to Light Consulting have concluded that the results show that a number of neighbouring properties fall short of the recommended VSC and/or NSL tests. Some windows also fall short of the BRE direct sunlight hours recommendations. This confirms that there would be a noticeable impact on daylight and sunlight as a result of the proposed development. The most significant impact would be on 101 to 111 Wandsworth Road although officers understand from GIA’s report that the properties are dual aspect and the windows to the living rooms face away from the development and would therefore not be affected. 9.9 The BRE guide states that in an area with modern high rise buildings, a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings. Officers are of the opinion that this principle applies to the Vauxhall Square scheme given the existing and planned high rise buildings in the area and that the proposed development does not conflict with the principles set out in the BRE guide. 9.10 In summary, there are some breaches of the BRE Guidance. However these are modest within the context of the scale of development and the scheme design has sought to minimise that effect where possible. The designation of the site and wider area as detailed in the VNEB OAPF means that the scale of buildings in the entire area is expected to materially change in the immediate future. Within this context, applying and interpreting guidance requires some sensitive and sensible interpretation of guidance, methodology and resultant data. In this instance and within that context, it is felt that whilst there are breaches of daylight and sunlight guidance that these are not extreme or unreasonable. 9.11 Cumulative Impact of the Development 9.12 Vauxhall Cross Proposal A total of 214 windows were assessed as part of this development, 200 (93%) comprise windows that retain at least 27% VSC or at least 80% of their baseline VSC value, and therefore satisfy the BRE Guidance. This leaves 14 rooms, of which 13 rooms are believed to be bedrooms and one living/ kitchen/ dining room, where both the VSC and NSL criteria are breached. The retained VSC levels for the fourteen rooms range between 18.11% and 26.57% which would be considered good for city centre context. This has been verified by Right to Light Consulting and they agree with this reasoning. In this instance the development would have a minor adverse. 9.13 St George Wharf The applicant has assessed a total of 177 rooms of which 176 (99%) comprise windows that meet the BRE Guidelines for VSC and NSL. Only one room would
- Page 10 and 11: Executive Summary This application
- Page 12 and 13: 1 Summary of Main Issues 1.1 The ma
- Page 14 and 15: 22,732sqm of new office floor space
- Page 16 and 17: 4.17 A three-storey linear building
- Page 18 and 19: with the road. Planting within Mile
- Page 20 and 21: 5.24 London Underground Infrastruct
- Page 22 and 23: 5.42 Vauxhall Neighbourhood Housing
- Page 24 and 25: orough. How is the policing of this
- Page 26 and 27: on the application, which would lim
- Page 28 and 29: excessive in terms of the planning
- Page 30 and 31: proposed are menial and on this bas
- Page 32 and 33: Policy 3.1 Policy 3.2 Policy 3.8 Po
- Page 34 and 35: Policy 50 Open Space and Sports Fac
- Page 36 and 37: 7.4 Retail 7.5 The application prop
- Page 38 and 39: 7.15 Affordable Housing: 7.16 The L
- Page 40 and 41: hostel provider have confirmed that
- Page 42 and 43: 7.37 Officers consider that both th
- Page 44 and 45: 7.53 Policy 50 of the Saved UDP see
- Page 46 and 47: 7.64 The likely shadowing on the am
- Page 48 and 49: and/ or have a significant impact o
- Page 50 and 51: • The credibility of the design:
- Page 52 and 53: the Bondway Warehouse and railway v
- Page 54 and 55: softening to the building forms, wh
- Page 56 and 57: Borough of Wandsworth, the London B
- Page 58 and 59: trees to be planted along this road
- Page 62 and 63: each the guidelines and has an exis
- Page 64 and 65: 9.24 The application proposes a ser
- Page 66 and 67: condition on the planning permissio
- Page 68 and 69: other proposed developments on Wand
- Page 70 and 71: 10.12 Car Parking Lambeth Transport
- Page 72 and 73: dedicated service yard. Swept paths
- Page 74 and 75: • Photovoltaic (PV) modules for e
- Page 76 and 77: Holdings on these floorspace figure
- Page 78 and 79: to be identified in the S106. As no
- Page 80 and 81: provide further regenerative benefi
- Page 82 and 83: details regarding dust mitigation;
- Page 84 and 85: insulation for the residential unit
- Page 86 and 87: 19. Prior to the commence of the de
- Page 88 and 89: and the provision of recycling faci
- Page 90 and 91: impact upon the community (Policy S
neighbouring properties:<br />
• Test 1 Vertical Sky Component (VSC): the percentage of the sky visible<br />
from the centre of a window is known as the Vertical Sky Component.<br />
Diffuse daylight may be adversely affected if after a development the<br />
Vertical Sky Component is both less than 27% and less than 0.8 times its<br />
former value.<br />
• Test 2 Daylight Distribution (No Sky Line): the BRE guide states that<br />
where room layouts are known, the impact on the daylighting distribution<br />
can be found by plotting the, ‘no sky line’ in each of the main rooms. The<br />
no-sky line is a line which separates areas of the working plane that can<br />
and cannot have a direct view of the sky. Daylight may be adversely<br />
affected if after the development the area of the working plane in a room<br />
which can receive direct skylight is reduced to less than 0.8 times its<br />
former value.<br />
9.3 The BRE sunlight tests should be applied to all main living rooms and<br />
conservatories which have a window which faces within 90 degrees of due<br />
south. The guide states that kitchens and bedrooms are less important,<br />
although care should be taken not to block too much sunlight.<br />
9.4 The BRE guide states that sunlight availability may be adversely affected if the<br />
centre<br />
of the window:<br />
• receives less than 25% of annual probable sunlight hours, or less than<br />
5% of<br />
• annual probable sunlight hours between 21 September and 21 March<br />
and receives less than 0.8 times its former sunlight hours during either<br />
period and<br />
• has a reduction in sunlight received over the whole year greater than 4%<br />
of annual probable sunlight hours.<br />
9.5 GIA assessed a total of 41 windows within six properties along 101-111<br />
Wandsworth Road. A total of eleven windows would retain at least 27% VSC or<br />
at least 80% of their baseline VSC value, and therefore satisfy the BRE.<br />
9.6 Of the thirty rooms which breach the guidance, 16 serve bathrooms or<br />
circulation space and therefore, are not material for consideration in accordance<br />
with BRE Guidance. There are fourteen rooms (seven bedrooms and seven<br />
kitchens) which breach BRE Guidance. The retained VSC levels for these<br />
fourteen range from 8.16% to 12.73%. In terms of NSL the retained area within<br />
each of these rooms, which receive direct skylight range between 37.41% and<br />
78.70%. These properties are located to the west of the proposed<br />
development, and the windows are restricted by their close proximity to the<br />
South Tower, Pavilion and West Office blocks.<br />
9.7 In relation to sunlight GIA have assessed a total of 47 windows within the six<br />
properties at 101-111 Wandsworth Road. A total of forty windows would not<br />
comply with BRE recommended levels of sunlight. This reflects the orientation
Change language