07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council

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