Planning Applications PDF 1 MB - Meetings, agendas and minutes

amenities of existing neighbours as a result of additional noise and disturbance to a
degree that would justify refusing planning permission. The proposal is therefore
considered to be consistent with Policy DM H9 and SPD Housing Policy 8.
Daylight and Sunlight
3.39 New development should allow for the protection of adequate light to reach
adjacent buildings. In considering this, the council has regard to the guidance set out in
`Building Research Establishments' (BRE) Report 1991 'Site Layout planning for
Daylight and Sunlight - A guide to good practice.' The BRE methodologies set out a
range of non-statutory guidelines to assess the potential for any development to result
in demonstrable harm to neighbours.
3.40 The BRE provides for a number of ways to assess potential reduction of light.
The most common methods are calculation of a Vertical Sky Component (VSC) and
Average Daylight Factor (ADF). In addition orientation to the sun is taken into account
with regard to impact on existing sunlight conditions.
3.41 The applicant has submitted a sunlight & daylight assessment in accordance with
the BRE guidelines, and concludes that the proposed development would not result in
demonstrable harm to the majority of the neighbouring properties in terms of reduction
of sunlight or daylight. Officers have assessed the report and concur with its findings.
Policy DM G1 (principles of good neighbourliness) and Supplementary Planning
Guidance SPD Housing Policy 8 (protect the existing amenities of neighbouring
residential properties) are thereby met.
3.42 With regards to windows in Elgar Court (located to the south of the site) there
would be an impact on the majority of the windows facing the development. However
officers have been advised that these windows all comprise kitchens and bathrooms,
and as such the impact is not on habitable room windows.
3.43 To the west of the site, the properties in Ceylon Road would not experience
either a reduction less than 0.8 times its former value (reductions would be between
0.85 and 0.98 of former value). In this respect the impact is within the BRE guidelines.
3.44 To the east of the site is Brangwyn Court, all windows would retain at least 80%
of their former VSC value (81% to 96%).
3.45 To the north is Porten Road and here (at 19 - 28 Porten Houses) the
development would affect the adjacent building (three windows at ground/basement
levels). One basement window would retain 75% of its former VSC value and the other
would retain 69%. A ground floor level window would retain 72% of its former VSC
value. It has not been possible to determine the uses of these rooms, although the
ground floor window would appear to serve a habitable room. These windows would,
however, retain acceptable daylighting with respect to generally accepted ADF levels.
3.46 A sunlight analysis has been provided, and considered by officers. All windows
and gardens within 90 degrees of due south have been assessed, in accordance with
the guidelines. The analysis indicates that adjacent property would experience
shadowing in a similar manner to that currently experienced, and would be in keeping
with the BRE guidance.