Planning Applications PDF 1 MB - Meetings, agendas and minutes

ack from the frontage. In relation to the properties opposite on Beavor Lane, it should
be noted that these two storey dwellings already face development that is considerably
higher than the eaves of the houses and it is not considered that the additional height of
the building's frontage would have a significantly overbearing impact on these
properties and would not further reduce outlook. The height of the additional storey
would not be readily apparent when viewed from the ground floor of these properties
due to its set back and the width of the street. The development would be within a 45
degree line drawn from the boundary with the front gardens of the properties opposite,
indicating an acceptable impact in terms of outlook in accordance with Housing Policy 8
of the Planning Guidance SPD.
3.15 The upper floors of the proposed office building would be set back from the rear
building line in order to ease the relationship with the rear elevation of Court Mansions
behind this development. Amended plans have been received during the course of the
application to ensure that no development at ground and first floor levels would extend
beyond the existing development at these levels, and in fact part of the ground floor
would be set back from the existing rear extent of the ground floor level by 1.8m and the
whole of the ground floor would be reduced in height by 1m compared to the existing
development. Whilst the height of the building would be raised by 2m from the existing
first floor level to accommodate the proposed second floor level, the angle of outlook
drawn from the ground floor level of Court Mansions would actually be slightly improved
due to the reduction in height of the ground floor level (50% compared to the existing
53%). The proposed third floor level is well set back from the rear boundary (by 10m)
and would not impact further on outlook from the rear of Court Mansions. It is not
considered then that the development would unreasonably affect outlook or sense of
enclosure for the occupiers of these flats.
Daylight/Sunlight
3.16 The applicants have carried out a daylight and sunlight assessment which
analyses the impact of the proposed development on light conditions at neighbouring
properties, based on the British Research Establishment (BRE) guidelines. Windows to
residential properties within Beavor Lane and Court Mansions have been assessed.
Vertical Sky Component (VSC) has been assessed. The analysis shows that none of
the windows closest to the development would experience a noticeable reduction in
daylight (defined as a greater than 20% loss of VSC) apart from the rear facing windows
to the southernmost first floor flat at Court Mansions. Two of the three windows here
would experience a 22% reduction (a kitchen and a bathroom window) and one window
would experience a 27% reduction (a bedroom window) in VSC. The flat's living room
and another bedroom are to the front of the property and would be unaffected. As the
kitchen and bathroom windows do not serve a habitable room, the relatively small
noticeable loss of daylight is not considered to significantly affect the amenity of the
occupier(s) of the flat. In terms of the bedroom window, the BRE guidelines
acknowledge that bedrooms have a lesser need for daylight than other habitable rooms.
In this case, a good level of daylight would still be achieved within this room (VSC levels
would be reduced from 29.5% to 21.5%). Additionally, information on the Average
Daylight Factor (ADF) for the kitchen and bedroom has been submitted. The
calculations show that the ADF for the kitchen would be 2.5% (the BRE guidelines state
a minimum of 2% should be achieved) and 1.85% for the bedroom (BRE guidelines are
that 1% should be achieved). It is therefore considered that this flat would continue to
receive adequate daylight as a result of the development and the amenity of all
surrounding occupiers would not be unreasonably affected in this regard.