Planning Applications PDF 1 MB - Meetings, agendas and minutes

3.17 Neighbouring property has also been assessed in relation to sunlight. All windows
within 90 degrees of due south have been assessed, in accordance with the guidelines.
The analysis indicates that adjacent property would not experience any unacceptable
overshadowing, and would be in keeping with the BRE guidance.
3.18 It is therefore considered that the impact of the proposal on daylight and sunlight
to neighbouring occupiers is acceptable.
Privacy
3.19 All new windows within the development would be positioned on the same plane
as existing windows on the building. Therefore, whilst there would be a distance of 15m
from the proposed development to the properties opposite on Beavor Lane, and a
distance of 7.5m from the rear of Court Mansions, there are already windows facing
these residential properties at this distance. It should be acknowledged, in the case of
the residential properties on Beavor Lane that would face the residential part of the
development instead of the office development, that there would be a different pattern of
use for the proposed residential buildings and the rooms would be occupied in the
evening. However, given that it is front facing windows which would be affected, which
already have a lesser degree of privacy since they face the public realm, and the fact
that the frontage to frontage difference would replicate a common street pattern for
residential streets, it is not considered that the development would lead to unreasonable
loss of privacy. The second and third floor level windows would be above the roof level
of the properties opposite; and direct views would not be achieved into the windows of
these properties as a result. It should be noted that in relation to Court Mansions, the
existing office windows would be replaced by another office development as the
proposed residential properties would be built at the rear of the sorting office building
and would not directly adjoin the rear boundary with Court Mansions. However, the
applicants have agreed to install obscured-glazed windows (which would be conditioned
- Condition 31) in the rear elevation of the proposed office building, so that the existing
situation with regard to privacy would be improved for the occupiers of Court Mansions.
3.20 Half of the site is positioned opposite the playground of St Peter's primary
school, and here the proposal would provide a row of residential houses. Again, it
should be noted that the site is already overlooked by the windows of the existing office
buildings, and also that the playground is fully viewable from the public realm. Whilst
there may be a slightly different pattern of use with the residential properties it is not
considered that the proposed use would have a significantly different impact on the use
of the school playground.
3.21 The scheme would incorporate roof terraces for the residential properties at the
rear at first floor level, and at main roof level, as well as terraces at the front of the
building at third floor level and small 'Juliet' balconies at second floor level. The terraces
to the rear would not overlook any residential property, as they would back on to the
rear wall of the sorting office building. The terraces at main roof level would be set
behind the front pitched roof, such that no overlooking of the properties opposite would
occur. The terraces to the front would not project beyond the existing window wall and
could not therefore be considered to reduce privacy. The office building would also have
a 12sqm terrace at ground floor level (screened by obscurely glazed privacy screening)
and a larger terrace (24sqm) at first floor level. This replicates the existing first floor
level terrace which office workers use, and therefore cannot be judged to give rise to