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

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each the guidelines and has an existing VSC level of 4.75% which is well below the 27% recommended. In this instance the development would have a minor adverse impact. This is considered to be acceptable by Right to Light Consulting. 9.14 Market Towers A total of 357 rooms were assessed as part of the development, 333 rooms (93%) meet BRE Guidelines for VSC and NSL. The remaining 24 rooms which are believed to accommodate living/ kitchen/ dining rooms, breach both VSC and NSL criteria. The retained level of VSC range from 18.31% to 25.94%, which is considered to be acceptable within an urban city location. This has been assessed independently by Right to Light Consulting, who agree with this assessment. 9.15 Overshadowing of Gardens and Open Space The availability of sunlight should be checked for all open spaces where sunlight is required. This would normally include: • Gardens, usually the main back garden of a house • Parks and playing fields • Children’s playgrounds • Outdoor swimming pools and paddling pools • Sitting out areas, such as those between non-domestic buildings and in public squares 9.16 The BRE guide recommends that at least 50% of the area of each amenity space listed above should receive at least two hours of sunlight on 21st March. If as a result of new development an existing garden or amenity area does not meet the above, and the area which can receive two hours of sun on 21st March is less than 0.8 times its former value, then the loss of light is likely to be noticeable. 9.17 GIA have applied the BRE Overshadowing to Gardens and Open Spaces test to the neighbouring gardens at 101 to 111 Wandsworth Road. The amenity areas at the front of the properties surpass the minimum BRE recommendations. The rear amenity areas fall slightly short of the recommendations although the losses are small in absolute terms. The non-compliance with the BRE recommendations is largely due to the fact the rear amenity areas are small and therefore the boundary walls already limit sunlight availability at ground level. 9.18 GIA have also applied the overshadowing test to the proposed amenity areas within the Vauxhall Square development itself. The results show that the proposed development would provide a combination of well sunlit and shady amenity areas. GIA have also prepared a transient overshadowing assessment and officers confirm that this is representative of the levels of overshadowing that would occur as a result of the proposed development. 9.19 Solar Glare
Solar Glare assessments have been undertaken from eight locations surrounding the site. These assessments highlight all possible instances of solar glare off all glazed elements within the design and so present a worst-case scenario. It should be noted that, whilst the assessments would show from where on the building’s facades the instances of glare could occur, it is not possible to quantify the intensity of the possible impact. Wherever the potential for reflected solar glare is identified it should be assumed that its intensity is sufficient to cause nuisance, the significance of this nuisance is ascertained through investigating its proximity to the driver’s line of sight. 9.20 The assessments have shown that all instances of glare are only visible at angles greater than 5 degrees of the driver’s line of sight. At these angles, the effects can be considered minor as they could be easily mitigated through the utilisation of sun visors. In addition to this, the only instances of glare occurring within 10 degrees, could occur for only a very short period of time due to the detailed façade design breaking up the instances. Overall officers consider the scheme to be acceptable in terms of Solar Glare. 9.21 Privacy – Overlooking The nearest residential block situated to the proposed development would be the terrace properties situated at 101-109 Wandsworth Road. The proposed south tower would be situated between 15m to 25.5m away to the east as the tower splays away from the rear elevation of these buildings. Floors 1-9 would accommodate a suite hotel which would comprise 123 suites. The residential use would be situated on floors 10-50 accommodating 210 residential units. Officers consider that there would be sufficient separation distance of this tower from the residential terrace properties on Wandsworth Road and given that the tower would be angled, there would be noo direct overlooking between these buildings. 9.22 The proposed Vauxhall Square West building would have a series of stepped down terraces which would gradually decrease in height towards the terrace buildings. This building would be erected approximately 19.5m from the lowest part of the building increasing to about 30m at the taller element of the building as the building staggers away. Each level would have a roof terrace, which would be accessible by users of the proposed office accommodation. There would be no direct overlooking of these buildings from the proposed office accommodation and given that the use of the building would not be used in 24 hour operation as residential units and only used during business hours, officers raise no objection. Furthermore, there would be sufficient separation distance of the building from these existing terrace buildings. 9.23 Overlooking within the proposed development The two towers have been angled with one another which would prevent overlooking between the two buildings. There would not be any overlooking from the uses on the lower floors within the development. In relation to Wendle Court, the proposed hostel accommodation would not overlook the affordable housing element as this building would be taller. In this instance no objection is raised.
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Site address Ward Proposal Applicat
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• 661_00_07_030 rev. 01 Retained
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• 661_00_07_544 rev. 01 Vauxhall
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and 30.11.2012 Street Management Ar
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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 60 and 61: neighbouring properties: • Test 1
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
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07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council

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