20 BYWATER STREET
LONDON SW3 4XD
DAYLIGHT, SUNLIGHT AND OVERSHADOWING ASSESSMENT
Ref: SG/sg/13481 Date: December 2014
20 BYWATER STREET, LONDON, SW3 4XD DAYLIGHT, SUNLIGHT AND OVERSHADOWING ASSESSMENT
CONTENTS
1/…
PAGE
INTRODUCTION
2
THE PROPOSAL
2
POLICY / GUIDELINES
2
METHODOLOGY
2
Daylight Standard Sunlight Standard
3
Overshadowing Standard Source Data SIGNIFICANCE CRITERIA
3 3
Daylight Sunlight BASELINE CONDITIONS
3
RESULTS – COMPLETED DEVELOPMENT
4
Vertical Sky Component Results No Sky Line Results Average Daylight Factor Results
5
Annual Probable Sunlight Results Overshadowing Results CONCLUSIONS APPENDIX A – LOCATION DRAWINGS 13481/LOC/801 – 802. 13481/SPT/800 APPENDIX B – DAYLIGHT & SUNLIGHT ANALYSIS APPENDIX C – OVERSHADOWING ANALYSIS 13481/SHD/500 - 505
5
20 BYWATER STREET, LONDON, SW3 4XD DAYLIGHT, SUNLIGHT AND OVERSHADOWING ASSESSMENT
2/…
INTRODUCTION Daylight Delva Patman Redler LLP have been instructed by Dentsu Aegis Network & Aegis Media to prepare a daylight, sunlight and shadow study to assess the likely impact of the proposed development of 20 Bywater Street by MWAI Architects on the neighbouring residential amenity adjacent to the site. This study has been carried out in accordance with the recommendations of the Building Research Establishment Report “Site Layout Planning for Daylight & Sunlight 2011” (BRE209).
The BRE Guide states that: “If, for any part of the new development, the angle from the centre of the lowest affected window to the head of the new development is more than 25o, then a more detailed check is needed to find the loss of skylight to the existing buildings.” The BRE guidelines propose several methods for calculating daylight.
The template drawings, which are attached, illustrate the results for the daylight and sunlight assessments and identify the drawings used in these studies.
The two main methods predominantly used are those involving the measurement of the total amount of skylight available (the vertical sky component (VSC)) and its distribution within the building (the No-Sky line or daylight distribution).
THE PROPOSAL The development proposals involve the refurbishment of the existing building including the extension to the rear and top floor of the building.
The VSC calculation is a general test of potential for daylight to a building, measuring the light available on the outside plane of windows. The “No-Sky” Line divides those areas of the working plane which can receive direct skylight, from those which cannot. It provides an indication of how good the daylight distribution is within a room.
POLICY / GUIDELINES This study has been carried out in accordance with the recommendations of the Building Research Establishment report “Site Layout Planning for Daylight & Sunlight 2011”. This is the standard specifically identified in the Royal Borough of Kensington & Chelsea Unitary Development Plan by which daylight and sunlight should be assessed. The BRE guide is intended for building designers and their clients, consultants and planning officials. The advice given is not mandatory and the report should not be seen as a part of planning policy. Its aim is to help rather than constrain the designer. Although it gives numerical guidelines, these should be interpreted flexibly because natural lighting is only one of the many factors in site layout design. In certain circumstances the developer or planning authority may wish to use alternative target values. Whilst technical analysis can be carried out in accordance with numerical guidelines and reported factually by comparison with those guidelines, the final assessment as to whether affected dwellings are left with acceptable amounts of daylight and sunlight in an inner city context where the findings are to be interpreted in a flexible manner is a matter of subjective opinion.
METHODOLOGY The Daylight and Sunlight assessments have been undertaken in accordance with the Building Research Establishment (BRE) guidelines “Site Layout Planning for Daylight & Sunlight. A Guide to Good Practice”. The BRE Report advises that daylight levels should be assessed for the main habitable rooms of neighbouring residential properties. Habitable rooms in residential properties are defined as kitchens, living rooms and dining rooms. Bedrooms are less important as they are mainly occupied at night time. The report also makes reference to other property types, which may be regarded as ‘sensitive receptors’ such as schools, hospitals, hotels and hostels, small workshops and most offices.
The third recognised method of assessment for daylight is the Average Daylight Factor (ADF) calculation which assesses the quality and distribution of light within a room served by a window and takes into account the VSC value, the size and number of the windows and room and the use to which the room is put. ADF assesses actual light distribution within a defined room area whereas the VSC considers potential light. British Standard 8206, Code of Practice for Daylighting recommends ADF values of 1% in bedrooms, 1.5% in living rooms and 2% in kitchens. For other uses, where it is expected that supplementary electric lighting will be used throughout the daytime, such as in offices, the ADF value should be 2%. There is no general requirement within the BRE guidelines to assess ADF values, other than for neighbouring residential buildings. For the purposes of this report all three methods of assessment have been considered.
Sunlight The BRE have produced sunlight templates for London, Manchester and Edinburgh indicating the Annual Probable Sunlight Hours (APSH) for these regions. The London template has been selected for this study as the London indicator template is the closest of the three available from BRE in terms of latitude. Sunlight analysis is undertaken by measuring annual probable sunlight hours (APSH) for the main windows of rooms which face within 90o of due south. The maximum number of annual probable sunlight hours for the London orientation is 1,486 hours. The BRE guidelines propose that the appropriate date for undertaking a sunlight assessment is on 21st March, being the spring equinox. Calculations of both summer and winter availability are made with the winter analysis covering the period from the 21st September to 21st March. For residential accommodation, the main requirement for sunlight is in living rooms and it is regarded as less important in bedrooms and kitchens. Due to orientation and room use not all windows assessed for daylight qualify for sunlight assessment in accordance with BRE Guidance.
20 BYWATER STREET, LONDON, SW3 4XD DAYLIGHT, SUNLIGHT AND OVERSHADOWING ASSESSMENT
Overshadowing
3/…
within the ‘Baseline Conditions’ section of this report. Thus, in these instances the BRE guidance states that the:
The BRE Report advises that for it to appear adequately sunlit throughout the year, at least half of a garden or amenity areas should receive at least two hours of sunlight on 21 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 21 March is less than 0.8 times its former value, then the loss of sunlight is likely to be noticeable.
Under these circumstances, the less stringent, higher BRE target percentage loss values and significance criteria may be justifiable.
The analysis has considered the adjacent open space in between the development site and Thackeray Court.
In describing the significance criteria as set out below, it should be noted that they have been developed to protect residential properties, which are the most sensitive receptors.
All relevant neighbouring residential buildings within the vicinity of the site have been included as part of this assessment. For both daylight and where relevant sunlight as illustrated on the window location drawing dwg no’: 13481/LOC/801.
TABLE 1:
“…guidelines should be applied sensibly and flexibly”.
Issue
BRE DAYLIGHT GUIDANCE USED IN THE ASSESSMENT Criteria A window may be affected if the vertical sky component (VSC) measured at the centre of the window is less than 27% and less than 0.8 times its former value.
SOURCE DATA
The studies have been undertaken by calculating the daylight & sunlight based on the template drawings provided within the BRE guidelines. The study was undertaken with plan drawings derived from:
Existing and Surrounding buildings: MWAI Architects: Dwg No's: 3D Model: 058 BYW EX model
Proposed Scheme: MWAI Architects: Dwg No's: 058 BYW PL11 Proposed Plans, 058 BYW PL12 Proposed Plans, 058 BYW PL61 Proposed Sections, 058 BYW PL62 Proposed Sections & 058 BYW PL50 Proposed Elevations RevA
3D Model Provided: 141128 BYW
Neighbouring Daylight
A room may be affected if the area of the working plane in a room which can receive direct skylight (No Sky Line) is reduced to less than 0.8 times its former value A room may be adversely affected if the average daylight factor (ADF) is less than 1% for a bedroom, 1.5% for a living room or 2% for a kitchen.
Neighbouring Sunlight
A window may be adversely affected if a point at the centre of the window receives in the year less than 25% of the annual probable sunlight hours including at least 5% of the annual probable sunlight hours (APSH) during the winter months (21 September to 21 March) and less than 0.8 times its former sunlight hours during either period.
Shadowing
For it to appear adequately sunlit throughout the year at least half of a garden or amenity area should receive at least two hours of sunlight on 21 March. If as a result of new development an existing garden or amenty area does not meet the above, and the area which can receive two hours of sun on 21 march is less than 0.8 times its former value, then the loss of light is likely to be noticeable. If a detailed calculation cannot be carried out, it is recommended that the centre of the area should receive at least two hours of sunlight on 21 March.
BASELINE CONDITIONS
The layouts adopted have been taken from sales particulars of one of the flats in the block from an Estate Agent. Access has not been obtained into Thackeray Court to verify the internal layouts adopted.
An analysis of the impact of the existing buildings (the baseline conditions) against which to compare any potential impact arising from the development has been undertaken based on Drawing 13481/SPT/80 in Appendix A.
SIGNIFICANCE CRITERIA
The site is in close proximity to a number of neighbouring properties namely Thackeray Court directly to the north of the site and Ranelagh House to the east of the site.
The guidance given by BRE has been used as a basis for the criteria to assess the Development’s potential effects. The BRE guidance specifies:
The windows which were tested are shown on Drawing 13481/LOC/801 in Appendix A.
“…In special circumstances the developer or planning authority may wish to use different target values. For example, in an historic city centre a higher degree of obstruction may be unavoidable…” The report adds: “…Different criteria may be used, based on the requirements for daylighting in an area viewed against other site layout constraints.” In consideration of the above, it is important to note that the Site is located in a dense urban centre that, in parts, currently experiences adverse daylight and sunlight levels. This is discussed
This can be seen from the technical results, both in graphical and tabular form in the Technical Appendices A - C. An analysis of the existing daylight and sunlight levels enjoyed by the neighbouring residential amenity has been undertaken in order to provide a baseline against which the impacts arising from the proposed development can be assessed.
20 BYWATER STREET, LONDON, SW3 4XD DAYLIGHT, SUNLIGHT AND OVERSHADOWING ASSESSMENT
4/…
RESULTS – COMPLETED DEVELOPMENT
TABLE 5:
NEIGHBOURING DAYLIGHT – VSC
Address
Total Number of Rooms Tested
Number of Rooms Meeting BRE Guidelines for ADF
Number of Rooms Experiencing Adverse Impacts
Thackeray Court
20
20
0
21 Bywater Street
4
4
0
Total
24
24
0
The full results of the daylight analysis are presented in Appendix B in tabular form. A summary of the results of the Vertical Sky Component (VSC) analysis on the relevant overlooking windows are presented in the Table 2 below. This identifies where habitable rooms are left with adequate light. TABLE 2:
NUMBER OF ROOMS EXPERIENCING DAYLIGHT IMPACTS (VSC METHOD)
AS A
RESULT
OF THE
NUMBER OF ROOMS EXPERIENCING DAYLIGHT IMPACTS (ADF METHOD)
AS A
RESULT
OF THE
DEVELOPMENT
DEVELOPMENT
Address
Total Number of Rooms Tested
Number of Rooms Meeting BRE Guidelines for VSC
Number of Rooms Experiencing Adverse Impacts
Thackeray Court
20
20
0
21 Bywater Street
4
4
0
Total
24
24
0
Table 5 shows that all 24 neighbouring rooms assessed will fully comply with BRE Guidance for daylight in ADF terms. Overall therefore the daylight analysis illustrates that despite a single minor infringement of No Sky Line assessment that generally the quality, quantity and distribution of light will remain fully BRE compliant in daylight terms.
Table 2 shows that all 24 neighbouring rooms assessed will fully comply with BRE Guidance for daylight in VSC terms.
INTERNAL DAYLIGHT ADEQUACY – PROPOSED SCHEME – ADF The full results of the daylight analysis are presented in Appendix B in tabular form.
NEIGHBOURING DAYLIGHT – NO SKY LINE (NSL)
All rooms at ground and below ground floors have been assessed for internal daylight adequacy and all rooms have been found to achieve the BRE target values in ADF terms.
The full results of the daylight analysis are presented in Appendix B in tabular form. A summary of the results of the No Sky Line (NSL) analysis on the relevant overlooking windows are presented in the Table 4 below. This identifies where habitable rooms/windows are left with adequate light.
Overall therefore the internal daylight adequacy analysis illustrates that the new habitable rooms within the scheme itself will achieve full BRE compliance in daylight terms.
TABLE 4:
NUMBER OF ROOMS EXPERIENCING DAYLIGHT IMPACTS (NSL METHOD)
AS A
RESULT
OF THE
DEVELOPMENT
Address
Total Number of Rooms Tested
Number of Rooms Meeting BRE Guidelines for NSL
Number of Rooms Experiencing Adverse Impacts
Riceyman House
20
19
1
47 Lloyd Baker Street
4
4
0
Total
24
23
1
Table 4 shows that of the 24 residential neighbouring rooms assessed only 1 (4.17%) will experience any adverse impact as a result of the development proposals in daylight distribution terms. The infringement is -23.74% which is less than 4% beyond the permitted 20% which is not considered to be a material reduction beyond BRE Guidance. It is also understood that this room is a small galley kitchen. Given this type of kitchen layout where there is no room for a dining table and chairs to sit at the view is often taken that the room is too small to be considered a habitable space by housing design standards. Therefore one could argue that this room need not be considered as part of this application.
SUNLIGHT – APSH The full results of the sunlight analysis are presented in Appendix C in tabular form. A summary of the results of the Annual Probable Sunlight Hours (APSH) analysis on the relevant overlooking windows are presented in the Table 6 below. This identifies where habitable rooms are left with adequate light. TABLE 6: NUMBER (APSH METHOD)
OF
WINDOWS EXPERIENCING SUNLIGHT IMPACTS
AS A
RESULT
OF THE
DEVELOPMENT
Address
Total Number of Windows Tested
Windows Meeting BRE Guidelines for APSH
Number of Windows Experiencing Minor Adverse Impacts
Thackeray Court
20
19
1
21 Bywater Street
4
4
0
Total
24
23
1
Table 6 shows that all but 1 of the neighbouring windows assessed will fully comply with BRE Guidelines in APSH terms as a result of the development proposals. NEIGHBOURING DAYLIGHT – AVERAGE DAYLIGHT FACTOR (ADF) The full results of the daylight analysis are presented in Appendix B in tabular form. A summary of the results of the Average Daylight Factor (ADF) analysis on the relevant overlooking windows are presented in the Table 5 below. This identifies where habitable rooms/windows are left with adequate light.
The single room which infringes the Guidance is a small kitchen galley kitchen. Again as above, this kind of kitchen space could be discounted from the study because the size of the room renders it too small to be considered a habitable space in terms of the Housing Design guide.
20 BYWATER STREET, LONDON, SW3 4XD DAYLIGHT, SUNLIGHT AND OVERSHADOWING ASSESSMENT
Overall the sunlight analysis illustrates that despite a single minor infringement of the BRE Guidelines that generally the neighbouring residential accommodation will generally remain fully BRE compliant in sunlight terms.
The 2 windows experiencing the impacts are the main bay windows to their respective properties. Taking into account the 2 side windows from the bay, however, would allow adequate light into these neighbouring rooms and the impact on these rooms would be negligible.
5/…
The scheme proposals demonstrate that the quality, quantity and distribution of light within the neighbouring properties will generally be BRE compliant with only a single highly localised instance of infringement of the BRE Guidance. Where there are infringements it is considered that the daylight and sunlight effects measured are not sufficiently adverse as to make the light in rooms within the neighbouring properties unacceptable for their purpose. The scheme proposals by MWAI Architects are therefore considered to recognise and observe the intentions of the Royal Borough of Kensington & Chelsea Planning Guidance and BRE Guidance 209 and should be considered to generally address the requirements of the Royal Borough of Kensington & Chelsea Unitary Development Plan in daylight, sunlight and shadowing terms.
OVERSHADOWING The drawings 13481/SHD/500 – 505 in Appendix C show the hourly images of the transient shadow on March 21st for the existing and proposed buildings on the adjacent amenity area. The analysis demonstrates that in the existing condition that despite some modest slivers of light reaching the space that none of the area will achieve 2 hours of sun at all on 21st March. The scheme will generate some very minor additional shadowing from around 9am through to 11am but overall the scheme will remain BRE compliant.
CONCLUSIONS The site is in close proximity to a number of neighbouring properties namely Thackeray Court directly to the north of the site and Ranelagh House to the east of the site. Considering the site is set in an urban environment, the neighbouring residential properties generally receive good levels of light over and above the existing and surrounding buildings due to their relative height and proximity. To assess the potential impact of the Development on daylight on neighbouring properties a baseline assessment was undertaken. The methods of assessment used were the Vertical Sky Component (VSC), No Sky Line (NSL) and Average Daylight Factor (ADF) for daylight and Annual Probable Sunlight Hours (APSH) for sunlight. To assess the potential impact of the Development on overshadowing to adjacent amenity areas a baseline assessment was undertaken. The method of assessment used is to track the transient shadows cast on March 21st to establish the areas which will receive at least 2 hours of direct sun. The neighbouring daylight analysis illustrates that despite a single minor infringement of No Sky Line assessment that generally the quality, quantity and distribution of light will remain fully BRE compliant in daylight terms. The internal daylight adequacy analysis illustrates that the new habitable rooms within the scheme itself will achieve full BRE compliance in daylight terms. The neighbouring sunlight analysis illustrates that despite a single minor infringement of the BRE Guidelines that generally the neighbouring residential accommodation will remain fully BRE compliant in sunlight terms. The shadow analysis demonstrates that the amenity area adjacent to the north of development site will remain comfortably within BRE target values in shadow terms.
Delva Patman Redler LLP
APPENDIX A LOCATION DRAWINGS 13481/LOC/801 - 802 13481/SPT/800
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING: Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES All heights are measured in mm AOD.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON DAYLIGHT / SUNLIGHT ANALYSIS DRAWING:
20 Bywater Street Daylight / Sunlight Analysis Key Building Heights Existing & Proposed Schemes DRAWN:
VK
SCALE:
NTS
DATE:
11/12/2014
JOB NO:
DWG NO:
13481 REV:
SPT/800
-
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING:
W1 W /08 1/08
Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES Building not accessed to assess internal configuration - room uses assumed.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON DAYLIGHT / SUNLIGHT ANALYSIS DRAWING:
Thackeray Court & 21 Bywater Street Daylight / Sunlight Analysis Key Window Locations DRAWN:
VK
SCALE:
NTS
DATE:
11/12/2014
JOB NO:
DWG NO:
13481 REV:
LOC/801
-
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING:
W1 W /08 1/08
Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's:
Living Room/R1 Living Room/R2
- 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES Standard Double Glazed Transmittance value of 65% used for ADF assessments. Cross Hatched Rooms do not comply with BS 8206-2:2008.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Living Room/R1
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON DAYLIGHT ANALYSIS DRAWING:
20 Bywater Street - Proposed Self-Test Daylight Analysis Key Window Locations DRAWN:
VK
SCALE:
1:50@A3
DATE:
12/12/2014
JOB NO:
DWG NO:
13481 REV:
LOC/802
-
APPENDIX B DAYLIGHT & SUNLIGHT TABLES
Job No: 13481 Existing Vs Proposed Analysis
Daylight and Sunlight Summary Report: 20 Bywater Street, London. Testing: Properties Thackeray Court and 21 Bywater Street
VSC Address
11th December 2014
Daylight Distribution
ADF
APSH
Proposed
%age Diff
APSH Existing
2.11%
1.95%
-7.56%
33
30
-9.09%
4
4
0.00%
0.00%
0.00%
N/A
15
13
-13.33%
1
1
0.00%
2.03%
-5.79%
31
27
-12.90%
2
2
0.00%
16
14
-12.50%
2
2
0.00%
22
18
-18.18%
4
4
0.00%
-10.60%
50
42
-16.00%
15
7
-53.33%
1.24%
-9.86%
26
20
-23.08%
8
2
-75.00%
2.55%
-7.33%
47
41
-12.77%
13
7
-46.15%
1.95%
1.87%
-4.27%
22
20
-9.09%
9
7
-22.22%
-1.85%
3.53%
3.19%
-9.53%
61
56
-8.20%
25
20
-20.00%
92.51%
0.00%
0.00%
0.00%
N/A
37
31
-16.22%
19
13
-31.58%
99.17%
98.76%
-0.41%
3.36%
3.15%
-6.10%
56
53
-5.36%
22
19
-13.64%
-5.83%
92.55%
92.25%
-0.33%
2.33%
2.24%
-3.84%
30
29
-3.33%
17
16
-5.88%
-0.22%
-0.22%
99.37%
99.37%
0.00%
3.92%
3.91%
-0.21%
63
63
0.00%
27
27
0.00%
37.31
-0.17%
-0.17%
92.65%
92.65%
0.00%
0.00%
0.00%
N/A
37
37
0.00%
19
19
0.00%
36.63
36.59
-0.11%
-0.11%
99.35%
99.35%
0.00%
3.82%
3.81%
-0.11%
63
63
0.00%
27
27
0.00%
W4
27.10
26.64
-1.68%
-1.68%
94.44%
94.43%
-0.02%
2.67%
2.64%
-1.12%
36
36
0.00%
21
21
0.00%
R1
W1
38.67
38.67
0.00%
0.00%
99.47%
99.47%
0.00%
3.83%
3.83%
0.00%
64
64
0.00%
28
28
0.00%
R2
W2
38.50
38.50
0.00%
0.00%
92.73%
92.73%
0.00%
0.00%
0.00%
N/A
37
37
0.00%
19
19
0.00%
R3
W3
38.11
38.11
0.00%
0.00%
99.45%
99.45%
0.00%
3.78%
3.78%
0.00%
63
63
0.00%
27
27
0.00%
R4
W4
30.52
30.52
0.00%
0.00%
95.09%
95.09%
0.00%
2.91%
2.91%
0.00%
39
39
0.00%
23
23
0.00%
Fifth
R1
W1
33.36
33.36
0.00%
0.00%
96.62%
96.62%
0.00%
3.14%
3.14%
0.00%
40
40
0.00%
23
23
0.00%
Below Ground
R1
W1
12.80
12.71
-0.72%
-0.72%
46.89%
46.83%
-0.13%
1.20%
1.19%
-0.42%
12
12
0.00%
0
0
N/A
Ground
R1
W1
18.33
18.13
-1.10%
-1.10%
79.96%
78.54%
-1.78%
1.49%
1.48%
-0.68%
19
19
0.00%
2
2
0.00%
W1
22.98
22.81
-0.74%
25
25
0.00%
3
3
0.00%
First
R1
-1.35%
98.83%
98.83%
0.00%
2.57%
2.55%
-1.02%
W2
28.81
28.24
-1.97%
24
24
0.00%
3
3
0.00%
W1
32.07
31.75
-1.00%
31
30
-3.23%
6
6
0.00%
W2
32.53
32.40
-0.39%
31
31
0.00%
6
6
0.00%
Floor Level
Ground
Room Name
Window ID
Existing
Proposed
Window %age Diff
Room %age Diff
Existing
Proposed
R1
W1
16.64
14.58
-12.37%
-12.37%
45.17%
41.52%
-8.08%
R2
W2
16.73
14.72
-11.98%
-11.98%
49.40%
43.42%
-12.11%
R3
W3
17.15
15.52
-9.52%
-9.52%
49.75%
47.92%
-3.68%
2.15%
W4
14.51
13.53
-6.74%
W5
15.00
14.26
-4.92%
R1
W1
25.20
21.31
-15.44%
-15.44%
74.26%
59.43%
-19.97%
2.82%
2.52%
R2
W2
24.81
21.23
-14.43%
-14.43%
84.33%
64.31%
-23.74%
1.37%
R3
W3
24.35
21.72
-10.79%
-10.79%
75.83%
65.41%
-13.75%
2.75%
R4
W4
16.77
15.64
-6.76%
-6.76%
83.34%
76.13%
-8.66%
R1
W1
33.59
29.87
-11.06%
-11.06%
99.12%
97.28%
R2
W2
32.91
29.52
-10.28%
-10.28%
92.51%
R3
W3
31.79
29.44
-7.39%
-7.39%
R4
W4
22.16
20.87
-5.83%
R1
W1
37.74
37.65
R2
W2
37.37
R3
W3
R4
R4
-5.83%
57.88%
57.76%
%age Diff
-0.20%
Existing
1.43%
1.39%
APSH %age Diff Proposed
Winter Existing
Winter &age Diff Proposed
-3.23%
First
Thackeray Court
Second
Third
Fourth
21 Bywater Street
Second
R1
-0.69%
Shaded Cells do not meet the BRE recommendations Positive %age figures indicate an improvement in the natural lighting conditions
96.99%
96.99%
1
0.00%
2.55%
2.53%
-0.61%
See Dwg No: LOC/801
Job No: 13481 Proposed Analysis
Dwg No
Average Daylight Factor Daylight Report: Testing: 20 Bywater Street - Proposed
Address
Floor Level
Room Name
-
Window ID
ADF (Room) %age
Pass Rate %age
Condition
1.57%
1.50%
Pass
2.28%
1.50%
Pass
1.50%
1.50%
Pass
Dwg No
12th December 2014
Address
Floor Level
Room Name
Window ID
ADF (Room) %age
Pass Rate %age
Condition
W1 Living room/R1
-
W2 Below Ground
-
W3 Living room/R2
-
20 Bywater Street
W4
-
W1 Ground
Living room/R1
-
Shaded Cells do not meet the BRE recommendations Positive %age figures indicate an improvement in the natural lighting conditions
W2 W3
1
See Dwg No: LOC/802
APPENDIX C OVERSHADOWING DRAWINGS 12218/SHD/500 - 505
20 Bywater Street London Existing V's Proposed Analysis Plan Views
12:30pm Shadow
March 21st (Spring Equinox) Transient Shadow Analysis: 7am - 5pm hourly
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING: Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES March 21st Spring Equinox Analysis.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON SHADOW ANALYSIS DRAWING:
20 Bywater Street Shadow Analysis Existing v's Proposed Schemes 7am & 8am March 21st DRAWN:
VK
SCALE:
NTS
DATE:
12/12/2014
JOB NBR:
DWG NO:
13481 REV:
SHD/500
-
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING: Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES March 21st Spring Equinox Analysis.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON SHADOW ANALYSIS DRAWING:
20 Bywater Street Shadow Analysis Existing v's Proposed Schemes 9am & 10am March 21st DRAWN:
VK
SCALE:
NTS
DATE:
12/12/2014
JOB NBR:
DWG NO:
13481 REV:
SHD/501
-
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING: Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES March 21st Spring Equinox Analysis.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON SHADOW ANALYSIS DRAWING:
20 Bywater Street Shadow Analysis Existing v's Proposed Schemes 11am & 12pm March 21st DRAWN:
VK
SCALE:
NTS
DATE:
12/12/2014
JOB NBR:
DWG NO:
13481 REV:
SHD/502
-
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING: Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES March 21st Spring Equinox Analysis.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON SHADOW ANALYSIS DRAWING:
20 Bywater Street Shadow Analysis Existing v's Proposed Schemes 1pm & 2pm March 21st DRAWN:
VK
SCALE:
NTS
DATE:
12/12/2014
JOB NBR:
DWG NO:
13481 REV:
SHD/503
-
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING: Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES March 21st Spring Equinox Analysis.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON SHADOW ANALYSIS DRAWING:
20 Bywater Street Shadow Analysis Existing v's Proposed Schemes 3pm & 4pm March 21st DRAWN:
VK
SCALE:
NTS
DATE:
12/12/2014
JOB NBR:
DWG NO:
13481 REV:
SHD/504
-
N
NO DIMENSIONS TO BE SCALED FROM THIS DRAWING: Indicative
SOURCE DATA Drawings Used: Existing & Surrounding: MWAI Architects: Dwg No's: - 3D Model: 058 BYW EX model Proposed Scheme: MWAI Architects: Dwg No's: - 058 BYW PL11 Proposed Plans - 058 BYW PL12 Proposed Plans - 058 BYW PL61 Proposed Sections - 058 BYW PL62 Proposed Sections - 058 BYW PL50 Proposed Elevations RevA - 3D Model: 141128 BYW
NOTES March 21st Spring Equinox Analysis.
REV
Description
Drawn
Ch'kd Date
Chartered Surveyors
Thavies Inn House 3-4 Holborn Circus London EC1N 2HA
020 7936 3668
[email protected] www.delvapatmanredler.co.uk
TITLE:
20 BYWATER STREET LONDON SHADOW ANALYSIS DRAWING:
20 Bywater Street Shadow Analysis Existing v's Proposed Schemes 5pm March 21st DRAWN:
VK
SCALE:
NTS
DATE:
12/12/2014
JOB NBR:
DWG NO:
13481 REV:
SHD/505
-