Project: Victoria Cross Residential Development

Project: Victoria Cross Residential Development

Report Title: Daylight, Sunlight and Overshadowing

Report By: Passive Dynamics Sustainability Consultants

Date of Issue: 09/04/2021

Contact: [email protected]

Client: Bellmount Developments Limited

Revision: Date: Revision Details Report by: Approved by:

00 22/03/2021 Issued in draft for design

team comment JT CMcC

01 09/04/2021 Issued for Planning JT CMcC

mailto:[email protected]

of 73

TABLE OF CONTENTS

EXECUTIVE SUMMARY ................................................................................................................ 3

1. INTRODUCTION ..................................................................................................................... 7

2. DEFINITIONS .......................................................................................................................... 8

3. GUIDANCE DOCUMENTS REFERENCED DURING THIS STUDY ........................................ 9

4. SIMULATION MODEL IMAGES ............................................................................................ 10

5. SIMULATION SOFTWARE DESCRIPTION .......................................................................... 13

6. ASSESSMENT METHODOLOGY ......................................................................................... 14

7. VSC RESULTS ...................................................................................................................... 18

8. AVERAGE DAYLIGHT FACTOR RESULTS – PROPOSED SCHEME ................................. 25

9. SUNLIGHT RESULTS ........................................................................................................... 46

APPENDIX A | OVERSHADOWING IMAGES .............................................................................. 57

APPENDIX B | VERTICAL SKY COMPONENT RESULTS (PROPOSED DEVELOPMENT) ....... 66

of 73

EXECUTIVE SUMMARY

Assessment

Type Results Summary

Impact of

loss of

daylight to

neighbouring

properties

The Vertical Sky Component (VSC) Analysis is covered in Section 8.0 of this report.

The results are as follows;

A simulation was run to quantify any reduction in VSC of the surrounding buildings

resulting from the proposed development massing. Where the VSC is greater than

27% reasonable daylighting levels are available according to the BRE Industry

standard. Where the VSC is found to be less than 27% but the comparison between

the “before and after scenarios” is less than a 20% reduction, daylighting is unlikely to

be significantly affected / noticed.

Our simulation study outlines the effect that the proposed development has on the

windows of its surrounding buildings. While the VSC has been reduced in the

surrounding buildings according to the BRE 209 Guidance Document, it was found that

a VSC reduction would be unavoidable for any substantially sized development on this

site.

An iterative analysis was carried out to determine the VSC reduction experienced in

the surrounding buildings at varying heights for the proposed development. It was

found that the VSC values of the surrounding buildings would largely fail to meet the

criteria set out in the BRE 209 Guidance Document even if the proposed development

height was to be reduced from 10 storeys (Maximum height – Block A) to 5 storeys

across all 3 Blocks.

In order to further assess the potential for maintaining the VSC levels of the

surrounding buildings, the proposed development was reduced again to equal the

height of its closest adjacent building (Surrounding Building 2). It was found that the

majority of openings of Surrounding Building 2 and Surrounding Building 3 still did not

meet the desired VSC criteria after this reduction. This scenario is presented in detail

in Section 7 of this report.

As a result of this analysis, it is our understanding that any level of substantial

development to this site would adversely affect the VSC experienced in the

of 73

surrounding buildings (as per BRE 209) due to their relative heights and proximity to

the site.

This conclusion is in line with the note below, taken from the BRE 209 Guidance

Document:

It should also be noted that a number of the buildings that will experience a reduction

in VSC due to the proposed development are student accommodation blocks. This

pattern of use is less sensitive to daylight than residential usage, as the length of tenure

is temporary. Furthermore, the majority of spaces affected in these student

accommodation blocks are bedrooms which have a less frequent occupancy than a

living area during normal daylit hours.

Similar student accommodation projects have been assessed on a case by case basis

and a flexible approach has been adopted, particularly in constrained inner urban sites

where a degree of impact is unavoidable.

Consideration should be given to the fact that the comparison being made is between

a vacant, under-utilised existing site and the proposed development, which is inevitably

going to have some form of an impact given the circumstances. The planning authority

should consider applying flexibility with regard to BRE standards to balance the

objective of achieving urban regeneration with any potential impacts.

of 73

Average

Daylight

Factor within

the proposed

apartments

Average Daylight Factor results are covered in detail in Section 9.0 of this report. A

summary of the results can be seen below.

Minimum recommended Average Daylight Factors (ADF) are:

• Bedrooms - 1.00 %

• Living Rooms - 1.50 %

Calculated ADF results are as follows:

• 72.9% of bedrooms achieve an ADF of ≥ 1.0%

• 92.5% of the Living rooms achieve an ADF of ≥ 1.5%

Sunlight

availability

within the

amenity

space

Sunlight availability results are covered in detail in Section 9 of this report. Both the

existing neighbouring amenity areas and existing surrounding buildings were analysed

as part of this study along with the openings of the proposed development itself. This

included the adjacent amenity areas at The Crow’s Nest located north of the proposed

development.

BRE Guidelines recommend that for an amenity space to appear adequately sunlit

throughout the year, at least half of the amenity space should receive at least two hours

of sunlight on the design day, March 21st. If, as a result of a new development, an

existing garden or amenity area does not meet the above, and the area which can

receive two hours of sun on March 21st is less than 0.8 times its former value, then the

loss of sunlight is likely to be noticeable.

The analysis confirms that the amenity areas of The Crow’s Nest achieve upward of 2

hours of sunlight on the design day (21st March) over at least half of the amenity space.

(See Section 10 of this report).

The guidance document also states that rooms will appear reasonably sunlit provided:

− at least one main window wall faces within 90o of due south and

− the centre of at least one window to a main living room can receive 25% of

annual probably sunlight hours, including at least 5% of annual probably

sunlight hours in the winter months between 21st September and 21st March.

of 73

1. The openings of the proposed building living spaces that face within 90o of due

south largely receive at least 25% of annual probable sunlight hours and at least

5% of annual probable sunlight hours during winter months.

2. The openings of the surrounding building living spaces that face within 90o of due

south largely receive at least 25% of annual probably sunlight hours and at least

5% of annual probable sunlight hours during winter months.

This information is presented in detail in Section 9 of this report.

of 73

1. INTRODUCTION

Passive Dynamics Sustainability Consultants has prepared this Daylight, Sunlight and

Overshadowing report for and on behalf of Bellmount Developments Limited to accompany the

planning application for the proposed Residential Development at Victoria Cross, Cork. The

scope of the assessment was to determine the following:

• Impact of loss of daylight to neighbouring properties

• Average Daylight Factor within the proposed apartments

• Sunlight availability within the amenity space

Daylight and Sunlight calculations have been carried out in accordance with BRE’s ‘Site Layout

Planning for Sunlight and Daylight: A Guide to Good Practice’ (2011) (herein referred to as the

“BRE Guide”) by P J Littlefair, which is accepted as good practice by Planning Authorities. The

Design Standards for New Apartments - Guidelines for Planning Authorities (March 2018) were

also considered as part of this study.

The BRE Guide gives advice on site layout to achieve provision of daylight and sunlight both

within buildings, and in the open spaces between them. In general, it aims to aid designers in

considering the relationship between new and existing buildings to ensure that each retains the

potential to achieve good daylighting and sunlight levels.

The BRE Guide states in the introduction that: “The guide is intended for building designers and

their clients, consultants and planning officials. The advice given here is not mandatory and

the guide should not be seen as an instrument of planning policy; its aim is to help rather

than constrain the designer. Although it gives numerical guidelines, these should be

interpreted flexibly since natural lighting is only one of many factors in site layout design.

In special circumstances the developer or planning authority may wish to use different target

values. For example, in a historic city centre, or in an area with modern high-rise buildings, a

higher degree of obstruction may be unavoidable if new developments are to match the height

and proportions of existing buildings”. It is therefore important that the guidelines that exist

in relation to daylight and sunlight are read in the correct context and are not viewed as

mandatory requirements.

of 73

2. DEFINITIONS

The technical definitions that are referred to in this report are explained below.

BRE Building Research Establishment.

Vertical Sky

Component (VSC)

The Vertical Sky Component (VSC) is the “Ratio of that part of illuminance, at

a point on a given vertical plane that is received directly from a CIE standard

overcast sky, to illuminance on a horizontal plane due to an unobstructed

hemisphere of this sky. Usually the “given vertical plane” is the outside of a

window wall. The VSC does not include reflected light, either from the ground

or from other buildings.

E= illuminance on an unobstructed plane.

e= illuminance at point in interior

Sky Component =e/E (often expressed as a percentage)

Vertical Sky Component = v/E

CIE Standard

Overcast Sky

A completely overcast sky for which the ratio of its luminance Ly at an angle

of elevation y above the horizontal to the luminance Lz at the zenith is given

by:

The CIE standard overcast sky is darkest at the horizon and brightest at the

zenith (vertically overhead).

Average Daylight

Factor (ADF)

The ratio of total daylight flux incident on a reference area to total area of

reference area, expressed as a percentage of outdoor illuminance on a

horizontal plane due to an unobstructed hemisphere of sky of assumed or

known luminance distribution. Thus a 1% ADF would mean that the average

indoor illuminance would be one hundredth the outdoor unobstructed

illuminance.

of 73

3. GUIDANCE DOCUMENTS REFERENCED DURING THIS STUDY

This Daylight, Sunlight and Overshadowing Assessment has been carried out in accordance with

the following best practice standard as outlined by the BRE and cross referenced by the

Department of Housing, Planning and Local Government.

This document gives advice on site layout

planning to achieve good sun lighting and

daylighting, both within buildings and in the open

spaces between them. This authoritative

document is widely used to provide advice

during the planning and design stages of building

development in the UK and Ireland.

Guidance is given on site layout for good sun

lighting and daylighting; safeguarding of daylight

and sunlight within existing buildings nearby; and

the protection of daylighting of adjoining land for

future development.

Design Standards for New Apartments -

Guidelines for Planning Authorities (March

2018). This document outlines the design guides

that should be used to assess daylight provision

for new apartments.

It is noted that BS 8206-2:2008: Lighting for buildings - Part 2: Code of practice for daylighting was recently replaced with BS EN

17037:2018 Daylight in Buildings. However, given that the Sustainable Urban Housing: Design Standards for New Apartments

Guidelines for Planning Authorities refer to the BS 8206-2:2008 and not to BS EN 17037:2018, BS 8206:2008 has been referenced

in the preparation of this report.

of 73

4. SIMULATION MODEL IMAGES

The following images show the simulation model that was constructed to analyse the daylight,

sunlight and overshadowing performance for this proposed scheme.

Above: Simulation model image of the proposed development from the South West.

Above: Simulation model image of the proposed development from the South East.

of 73

Above: Simulation model image of the proposed development from the North West.

Above: Simulation model image of the proposed development from the North East.

of 73

Above: Simulation model image of the proposed development from the West with the sun path

during the summer.

of 73

5. SIMULATION SOFTWARE DESCRIPTION

IES VIRTUAL ENVIRONMENT

IES Virtual Environment is the world’s leading building performance analysis tool. The software

provides an in-depth suite of integrated analysis tools which allow an integrated design approach

and highly detailed results.

IES VIRTUAL ENVIRONMENT - RADIANCE

Radiance is a software package developed by the Lighting Systems Research group at the

Lawrence Berkeley Laboratory in California, USA. Radiance was developed as a research tool

for predicting the distribution of visible radiation in illuminated spaces.

IES VIRTUAL ENVIRONMENT - SUNCAST

SunCast enables engineers to perform shading and solar insolation analysis studies and can

generate images and animations. SunCast generates shadows and internal solar insolation from

any sun position defined by date, time, orientation, site latitude and longitude. SunCast can be

used at any stage of the design process from a model created by the IES Model Builder.

of 73

6. ASSESSMENT METHODOLOGY

DAYLIGHT ASSESSMENT – NEIGHBOURING PROPERTIES

The guidelines given within the BRE Guide are intended for use for rooms in adjoining dwellings

where daylight is required, including living rooms, kitchens, and bedrooms. Windows to

bathrooms, toilets, storerooms, circulation areas and garages need not be analysed. The

guidelines may also be applied to any existing non-domestic buildings where the occupants have

a reasonable expectation of daylight; this would include schools, hospitals, hotels and hostels,

small workshops, and some offices. The surrounding buildings are numbered below so that they

could be easily referenced during the analysis.

It should be noted that Surrounding Block 5 (numbered above) is a commercial building (bicycle

shop) and not a residential block. For this reason, the openings of Surrounding Block 5 were not

assessed as part of this analysis.

To analyse the effects of the proposed development on the adjacent applicable buildings in the

immediate surrounding area, a Vertical Sky Component (VSC) simulation was carried out using

the IES Radiance software package. For the VSC definition refer to Section 2 of this report (page

8). The VSC was calculated with the proposed development in place using a simulation model.

In accordance with Section 2.2 of the BRE Guide, where a VSC of 27% or greater is achieved,

“enough skylight should still be reaching the existing building” and therefore daylighting will not

of 73

be significantly affected. The BRE Methodology is summarised below. Where a VSC less than

27% is achieved further analysis is required to determine the likely daylight levels that will be

achieved in affected spaces. Any reductions in VSC should be limited to 20%.

Methodology (as referenced in Section 2.2 of the BRE Guide)

Above: Decision chart / methodology used to quantify the impact of a new development

on daylight levels of nearby buildings / dwellings.

of 73

DAYLIGHT ASSESSMENT – PROPOSED DEVELOPMENT

BRE’s 2011 guidance document Site Layout Planning for Daylight and Sunlight states the

following with respect to Average Daylight Factors (ADF).

Above: From BRE’s 2011 guidance document Site Layout Planning for Daylight and Sunlight

Therefore, in line with this guidance, minimum recommended average daylight factors are:

• Bedrooms - 1.00 %

• Living Rooms / Kitchen - 1.50 %

The following assumptions have been applied in this study:

• Sky Conditions: Standard CIE overcast sky

• Time (24hr): 12:00

• Date: 21 September

• Working Plane: 0.85m

The following surface reflectance's were applied in this study:

Material Surface Reflectance Value Glass/Window Details

External Wall 0.82 -

Internal Partition 0.82 -

Roof (external) 0.20 -

Ground (external) 0.20 -

Floor/Ceiling (Floor) 0.40 -

Floor/Ceiling (Ceiling) 0.88 -

Glass Light transmittance - 70%

Window Frame Thickness - 50 mm

of 73

SUNLIGHT ASSESSMENT – NEIGHBOURING AMENITY SPACE

BRE Guidelines recommend that in order for an amenity space to appear adequately sunlit

throughout the year, at least half of the amenity space should receive at least two hours of

sunlight on the design day, March 21st. If, as a result of a new development, an existing garden

or amenity area does not meet the above, and the area which can receive two hours of sun on

March 21st is less than 0.8 times its former value, then the loss of sunlight is likely to be

noticeable.

Above: BRE Guidance in relation to protecting Sunlight in Gardens, Open Spaces and

Amenity spaces.

of 73

7. VSC RESULTS

For the BRE Guidance on Vertical Sky Component refer to pages 14 and 15 of this report.

Above: North and South views. Windows shown in green have achieved a VSC of ≥ 27%. If the VSC is greater than 27% then enough skylight should be reaching the window of the existing buildings. The windows in yellow achieve a VSC of less than 27% but the new VSC is greater than or equal to 80% of its initial value pre-development. The windows in red achieve a VSC of less than 27%.

of 73

Above: East and West view. Windows shown in green have achieved a VSC of ≥ 27%. If the VSC is greater than 27% then enough skylight should be reaching the window of the existing buildings. The windows in yellow achieve a VSC of less than 27% but the new VSC is greater than or equal to 80% of its initial value pre-development. The windows in red achieve a VSC of less than 27%.

A full breakdown of the VSC results for each opening analysed can be found in Appendix B

of this report.

of 73

As shown above (and tabulated in Appendix B) a number of the windows analysed do not meet

the desired criteria as outlined in the BRE 209 Guidance Document. However, further analysis

was carried out to determine if any level of substantial development could occur on this site

without adversely affecting the VSC result of the neighbouring properties.

As part of this analysis, multiple different configurations of block heights/layouts were assessed.

These alternative layouts included reductions of each of the 3 blocks as well as the removal of

Block C entirely, however, these reductions in the scale of the project lead to very minimal

improvement to the VSC results of the surrounding buildings.

It was found that significant improvements to the VSC of the surrounding buildings only occur if

the proposed development is reduced from 10 storeys (maximum height) to 5 storeys (proposed

height of the development’s shortest block – Block C) across all 3 blocks. Even still, this

arrangement would not lead to full compliance with the BRE 209 Guidance Document for every

surrounding building, with Surrounding Buildings 2 and 3 still largely failing to meet the criteria.

Imagery from this analysis can be seen below.

of 73

Above: North and South views. As outlined above, surrounding Buildings 2 and 3 still have large portions of non-compliant windows as per the BRE 209 Guidance Document. Some openings of the other surrounding buildings are also yet to comply even with significant height reductions imposed on the proposed development.

of 73

Above: East and West view. As outlined above, surrounding Buildings 2 and 3 still have large portions of non-compliant windows as per the BRE 209 Guidance Document. Some openings of the other surrounding buildings are also yet to comply even with significant height reductions imposed on the proposed development.

In order to further assess the potential for maintaining the VSC levels of the surrounding

buildings, the proposed development was reduced again to equal the height of its closest

adjacent building (Surrounding Building 2). It was found that the majority of openings of

Surrounding Building 2 and Surrounding Building 3 still did not meet the desired VSC criteria

after this reduction. This can be seen below, with the west façade of Surrounding Building 2 and

of 73

the north Façade of Surrounding Building 3 showing the majority of the windows fail to meet the

desired VSC criteria (shown in red):

Above: Surrounding Buildings 2 and 3 showing majority of windows failing to meet the desired

criteria with the development reduced to match the height of Surrounding Building 2.

of 73

It should also be noted that a number of the buildings that will experience a reduction in VSC

due to the proposed development are student accommodation blocks. This pattern of use is less

sensitive to daylight than residential usage, as the length of tenure is temporary. Furthermore,

the majority of spaces affected in these student accommodation blocks are bedrooms which

have a less frequent occupancy than a living area during normal daylit hours.

This analysis outlines the reality that any substantial development on this site would have an

adverse effect on the VSC of nearby properties. This is to be expected in such an area due to

the neighbouring buildings’ relative heights and proximity to the site.

Consideration should be given to the fact that the comparison being made is between a vacant

existing, under-utilised site and the proposed development, which is inevitably going to have

some form of an impact given the circumstances.

Flexibility regarding BRE standards should be applied to balance the objective of achieving

urban regeneration with any potential impacts.

of 73

8. AVERAGE DAYLIGHT FACTOR RESULTS – PROPOSED SCHEME

The images below show the simulation model with bedrooms colour coded based on their ADF

performance.

ADF ≥ 1.00

0.99 ≥ ADF ≥ 0.80

0.79 ≥ ADF ≥ 0.60

0.59 ≥ ADF ≥ 0.40

ADF ≤ 0.39

Above: Legend

Above: Bedroom ADF results of the proposed development from the West.

of 73

Above: Bedroom ADF results of the proposed development from the South.

Above: Bedroom ADF results of the proposed development from the South East.

of 73

Above: Bedroom ADF results of Block A from the East (Blocks B and C removed for clarity).

Above: Bedroom ADF results of Blocks B and C from the West (Block A removed for clarity).

The results for each individual space tested are tabulated below.

of 73

Ground Floor Plan

Ground Floor ADF Results

Reference Number

Room Name Room Activity

External Window

Area (m2) % ADF

Achieves the BRE Best Practice

Guidelines

1 L00: B-001_Bedroom 01 Bedroom 3.24 2.30 Yes




5 L00: B-001_Living Living 10.56 5.10 Yes

6 L00: B-002_Bedroom 01 Bedroom 3.24 0.14 No






12 L00: B-002_Living Living 2.04 0.84 No

of 73

Level 01 Plan

Level 01 ADF Results

Reference Number


External Window

Area (m2) % ADF


Guidelines

1 L01: A-101_Bedroom 01 Bedroom 3.24 2.5 Yes




5 L01: A-101_Bedroom 05 Bedroom 3.24 0.39 No




9 L01: A-101_Living Living 24.57 4.19 Yes



of 73

Reference Number


External Window

Area (m2) % ADF


Guidelines




















31 L01: B-101_Living Living 14.7 1.3 Marginally

below target value






37 L01: C-101_Bedroom 01 Bedroom 3.24 0.33 No




41 L01: C-101_Bedroom 05 Bedroom 3.24 2.73 Yes




45 L01: C-101_Living Living 9.345 1.81 Yes

of 73

Level 02 Plan


Reference Number


External Window

Area (m2) % ADF

Achieves the BRE

Best Practice

Guidelines











of 73

Reference Number


External Window

Area (m2) % ADF

Achieves the BRE

Best Practice

Guidelines 11 L02: A-202_Bedroom 02 Bedroom 3.24 2.69 Yes




















31 L02: B-201_Living Living 14.70 1.44 Marginally

below target value















of 73

Level 03 Plan


Reference Number


External Window

Area (m2) % ADF

Achieves the BRE

Best Practice

Guidelines





5 L03: A-301_Bedroom 05 Bedroom 3.24 0.86 Marginally

below target value


below target value

of 73

Reference Number


External Window

Area (m2) % ADF

Achieves the BRE

Best Practice

Guidelines 7 L03: A-301_Bedroom 07 Bedroom 3.24 0.68 No

















24 L03: B-301_Bedroom 02 Bedroom 3.24 0.85 Marginally

below target value



















of 73




of 73

Level 04 Plan


Reference Number


External Window

Area (m2)

% ADF

Achieves the BRE

Best Practice

Guidelines









below target value

of 73











below target value






below target value



below target value













38 L04: C-401_Bedroom 02 Bedroom 3.24 0.89 Marginally

below target value

39 L04: C-401_Bedroom 03 Bedroom 3.24 0.84 Marginally

below target value




of 73




of 73

Level 05 Plan


Reference Number


External Window

Area (m2) % ADF

Achieves the BRE

Best Practice

Guidelines








of 73

Reference Number


External Window

Area (m2) % ADF

Achieves the BRE

Best Practice

Guidelines 8 L05: A-501_Bedroom 08 Bedroom 3.24 1.42 Yes





























of 73

Level 06 Plan


Reference Number


External Window Area

(m2) % ADF

Achieves the BRE

Best Practice

Guidelines













of 73

Reference Number



(m2) % ADF

Achieves the BRE

Best Practice

Guidelines 13 L06: A-602_Living Living 4.44 2.58 Yes










of 73

Level 07 Plan


Reference Number



(m2) % ADF

Achieves the BRE

Best Practice

Guidelines










10 L07: A-702_Studio Studio 10.32 3.02 Yes

of 73

Level 08 Plan


Reference Number



(m2) % ADF

Achieves the BRE

Best Practice

Guidelines











of 73

Level 09 Plan


Reference Number



(m2) % ADF

Achieves the BRE

Best Practice

Guidelines











of 73

9. SUNLIGHT RESULTS

For the BRE Guidance on Sunlight in Amenity Space refer to page 17 of this report.

Above: Google Earth Image of the existing site.

Above: Sun path over the proposed development on the 21st March.

of 73

Above: Probable sunlight hours on March 21st (hours) legend

Above: The amenity area of the adjacent development (The Crow’s Nest) shown in red above is achieving 2 hours of sunshine on the 21st March as per the BRE Industry Guidelines. The proposed development has not caused any significant loss of sun light as demonstrated using simulation modelling.

of 73

Annual Probable Sunlight Hours in the Proposed Development

Above: Annual probable sunlight hours (%) legend

Above: The images above (taken from the south and west) show that the majority of living spaces of the proposed development achieve 25% of their annual probable sunlight hours (highlighted in red) meaning these spaces will appear reasonably sunlit in line with BRE 209 guidance.

of 73

Above: The images above (taken from the south and west) show that the majority of living spaces of the proposed development achieve 25% of their annual probable sunlight hours (highlighted in red) meaning these spaces will appear reasonably sunlit in line with BRE 209 guidance.

Above: Probable sunlight hours from September 21st to March 21st (%) legend

of 73

Above: The images above (taken from the south and west) show that the majority of living spaces of the proposed development achieve 5% of their probable sunlight hours during winter months between 21st of September and 21st of March (highlighted in red) meaning these spaces will appear reasonably sunlit in line with BRE 209 guidance. The guidance states that the site layout should aim to maximise the number of dwellings with a mian living room that meets the above recommendations.

of 73

Annual Probable Sunlight Hours in Surrounding Buildings

Above: Annual probable sunlight hours (%) legend

Above: The images above show that the majority of surrounding buildings achieve 25% of their annual probable sunlight hours (highlighted in red) meaning these spaces will appear reasonably sunlit in line with BRE 209 guidance. With regard to some of the windows that do not achieve the criteria, the annual probable sunlight hours are affected by other existing surrounding buildings.

of 73

Above: The images above show that the majority of surrounding buildings achieve 25% of their annual probable sunlight hours (highlighted in red) meaning these spaces will appear reasonably sunlit in line with BRE 209 guidance. With regard to some of the windows that do not achieve the criteria, the annual probable sunlight hours are affected by other existing surrounding buildings.

of 73

Above: Probable sunlight hours from September 21st to March 21st (%) legend

Above: The images above show that the majority of surrounding buildings of the development achieve 5% of their probable sunlight hours during winter months between 21st of September and 21st of March (highlighted in red) meaning these spaces will appear reasonably sunlit in line with BRE 209 guidance. The small number of windows that do not meet this criteria are shaded to the south by other existing buildings which would contribute to their lack of sunlight hours.

of 73

Above: The images above show that the majority of surrounding buildings of the development achieve 5% of their probable sunlight hours during winter months between 21st of September and 21st of March (highlighted in red) meaning these spaces will appear reasonably sunlit in line with BRE 209 guidance. The small number of windows that do not meet this criteria are shaded to the south by other existing buildings which would contribute to their lack of sunlight hours.

of 73

APPENDIX A | OVERSHADOWING IMAGES

Plan View Images

Plan View – 21st March

Existing 21st March (08:00) Proposed 21st March (08:00)


of 73



of 73

Plan View – 21st June

Existing 21st June (08:00) Proposed 21st June (08:00)


of 73



of 73

Plan View – 21st December

Existing 21st December (08:00) Proposed 21st December (08:00)


of 73



of 73

APPENDIX B | VERTICAL SKY COMPONENT RESULTS (PROPOSED DEVELOPMENT)

Ref No. Surrounding

Building Surface Opening

Resultant VSC (Post-

Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

1 Block 4 1 0 24.58 34.9 *Note 1 70.43

2 Block 4 1 1 16.83 24.05 *Note 1 69.98

3 Block 4 1 2 21.65 31.52 *Note 1 68.69

4 Block 4 1 3 22.34 32.78 *Note 1 68.15

5 Block 1 2 0 22.78 33.12 *Note 1 68.78

6 Block 1 2 1 24.75 34.12 *Note 1 72.54

7 Block 1 2 2 26.1 34.85 *Note 1 74.89

8 Block 1 2 3 28.01 32.6 Pass 85.92

9 Block 1 2 4 26.84 31.81 Pass2 84.38

10 Block 1 2 5 25.42 30.84 Pass2 82.43

11 Block 1 2 6 28.26 33.54 Pass 84.26

12 Block 1 2 7 27.71 34.42 Pass 80.51

13 Block 1 2 8 25.85 33.68 *Note 1 76.75

14 Block 1 2 9 26.73 32.74 Pass2 81.64

15 Block 1 2 10 24.91 31.77 *Note 1 78.41

16 Block 1 2 11 24.28 32.58 *Note 1 74.52

17 Block 1 5 0 14.98 22.42 *Note 1 66.82

18 Block 1 5 1 18.73 25.65 *Note 1 73.02

19 Block 1 5 2 24.59 30.37 Pass2 80.97

20 Block 1 5 3 24.79 28.46 Pass2 87.10

21 Block 1 5 4 18.76 22.81 Pass2 82.24

22 Block 1 5 5 14.74 19.44 *Note 1 75.82

23 Block 1 5 6 22.89 24.76 Pass2 92.45

24 Block 1 5 7 17.45 20.37 Pass2 85.67

25 Block 1 5 8 21.09 23.44 Pass2 89.97

26 Block 1 5 9 25.49 27.47 Pass2 92.79

27 Block 1 5 10 29.65 31.25 Pass 94.88

28 Block 1 5 11 26.86 28.68 Pass2 93.65

29 Block 2 2 0 7.9 24.97 *Note 1 31.64

30 Block 2 2 1 7.55 28.8 *Note 1 26.22

31 Block 2 2 2 9.17 29.36 *Note 1 31.23

32 Block 2 2 3 10.77 28.93 *Note 1 37.23

33 Block 2 2 4 11.59 28.86 *Note 1 40.16

34 Block 2 2 5 13.95 28.33 *Note 1 49.24

35 Block 2 2 6 10.49 36.94 *Note 1 28.40

of 73

Ref No. Surrounding Building

Surface Opening Resultant VSC

(Post-Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

36 Block 2 2 7 12.54 37.52 *Note 1 33.42

37 Block 2 2 8 15.92 37.81 *Note 1 42.11

38 Block 2 2 9 23.25 36.95 *Note 1 62.92

39 Block 2 2 10 22.23 37.02 *Note 1 60.05

40 Block 2 2 11 20.67 37.42 *Note 1 55.24

41 Block 2 2 12 19.25 37.69 *Note 1 51.07

42 Block 2 2 13 17.82 37.71 *Note 1 47.26

43 Block 2 2 14 17.37 37.87 *Note 1 45.87

44 Block 2 2 15 17.2 37.93 *Note 1 45.35

45 Block 2 2 16 16.26 37.89 *Note 1 42.91

46 Block 2 2 17 20.67 36.51 *Note 1 56.61

47 Block 2 2 18 19.59 36.75 *Note 1 53.31

48 Block 2 2 19 18.13 37.01 *Note 1 48.99

49 Block 2 2 20 16.89 36.96 *Note 1 45.70

50 Block 2 2 21 15.02 37.32 *Note 1 40.25

51 Block 2 2 22 13.68 37.53 *Note 1 36.45

52 Block 2 2 23 13.07 37.57 *Note 1 34.79

53 Block 2 2 24 12.48 37.63 *Note 1 33.17

54 Block 2 2 25 18.12 35.98 *Note 1 50.36

55 Block 2 2 26 16.66 36.28 *Note 1 45.92

56 Block 2 2 27 15.82 36.4 *Note 1 43.46

57 Block 2 2 28 14.62 36.48 *Note 1 40.08

58 Block 2 2 29 12.72 36.85 *Note 1 34.52

59 Block 2 2 30 11.25 36.79 *Note 1 30.58

60 Block 2 2 31 11.43 36.9 *Note 1 30.98

61 Block 2 2 32 10.27 37.02 *Note 1 27.74

62 Block 2 2 33 8.96 35.76 *Note 1 25.06

63 Block 2 2 34 8.7 35.75 *Note 1 24.34

64 Block 2 2 35 9.44 35.67 *Note 1 26.46

65 Block 2 2 36 9.7 35.27 *Note 1 27.50

66 Block 2 2 37 11.3 34.97 *Note 1 32.31

67 Block 2 2 38 12.7 34.92 *Note 1 36.37

68 Block 2 2 39 14.05 34.83 *Note 1 40.34

69 Block 2 2 40 15.4 34.7 *Note 1 44.38

70 Block 2 2 41 16.72 34.26 *Note 1 48.80

71 Block 2 4 0 37.98 38.91 Pass 97.61

72 Block 2 4 1 38.3 39.05 Pass 98.08

73 Block 2 4 2 38.47 39.25 Pass 98.01

74 Block 2 4 3 37.65 38.7 Pass 97.29

of 73



(Post-Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

75 Block 2 4 4 34.06 38.33 Pass 88.86

76 Block 2 4 5 35.6 39.19 Pass 90.84

77 Block 2 4 6 35.04 38.96 Pass 89.94

78 Block 2 4 7 34.45 38.51 Pass 89.46

79 Block 2 4 8 37.3 38.43 Pass 97.06

80 Block 2 4 9 33.93 36.6 Pass 92.70

81 Block 2 4 10 36.71 38.15 Pass 96.23

82 Block 2 4 11 36.95 38.65 Pass 95.60

83 Block 2 4 12 37.28 38.88 Pass 95.88

84 Block 2 4 13 37.6 39.03 Pass 96.34

85 Block 2 4 14 38.27 39.21 Pass 97.60

86 Block 2 4 15 37.63 39.14 Pass 96.14

87 Block 2 4 16 36.86 39.09 Pass 94.30

88 Block 2 4 17 36.5 38.75 Pass 94.19

89 Block 2 4 18 36.21 38.51 Pass 94.03

90 Block 2 4 19 35.62 38.24 Pass 93.15

91 Block 6 5 0 18.63 25.57 *Note 1 72.86

92 Block 6 5 1 21.9 32.16 *Note 1 68.10

93 Block 6 5 2 21.79 32.24 *Note 1 67.59

94 Block 6 5 3 21.27 30.37 *Note 1 70.04

95 Block 6 5 4 20.43 28.16 *Note 1 72.55

96 Block 6 5 5 19.93 26.77 *Note 1 74.45

97 Block 6 5 6 13.79 20.83 *Note 1 66.20

98 Block 6 5 7 18.89 29.09 *Note 1 64.94

99 Block 6 5 8 19.08 28.1 *Note 1 67.90

100 Block 7 3 0 24.17 36.02 *Note 1 67.10

101 Block 7 3 1 22.87 36.41 *Note 1 62.81

102 Block 7 3 2 24.68 35.74 *Note 1 69.05

103 Block 7 3 3 25.78 34.95 *Note 1 73.76

104 Block 7 3 4 22.43 34.71 *Note 1 64.62

105 Block 7 3 5 24.03 34.05 *Note 1 70.57

106 Block 3 1 0 20.86 34.41 *Note 1 60.62

107 Block 3 1 1 17.37 32.66 *Note 1 53.18

108 Block 3 1 2 15.4 31.95 *Note 1 48.20

109 Block 3 1 3 24.22 35.35 *Note 1 68.51

110 Block 3 2 0 16 31.26 *Note 1 51.18

111 Block 3 2 1 16.52 31.43 *Note 1 52.56

112 Block 3 2 2 13.28 30.38 *Note 1 43.71

113 Block 3 2 3 13.38 30.53 *Note 1 43.83

of 73



(Post-Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

114 Block 3 2 4 12.03 28.96 *Note 1 41.54

115 Block 3 2 5 11.45 29.76 *Note 1 38.47

116 Block 3 2 6 19.77 32.59 *Note 1 60.66

117 Block 3 2 7 19.63 32.1 *Note 1 61.15

118 Block 3 3 0 20.67 34.41 *Note 1 60.07

119 Block 3 3 1 17.56 33.37 *Note 1 52.62

120 Block 3 3 2 15.73 32.69 *Note 1 48.12

121 Block 3 3 3 23.26 35.41 *Note 1 65.69

122 Block 3 8 0 19.79 35.36 *Note 1 55.97

123 Block 3 8 1 20.23 35.61 *Note 1 56.81

124 Block 3 8 2 17.04 34.11 *Note 1 49.96

125 Block 3 8 3 17.03 34.13 *Note 1 49.90

126 Block 3 8 4 15.38 33.25 *Note 1 46.26

127 Block 3 8 5 15.69 33.24 *Note 1 47.20

128 Block 3 8 6 23.39 36.05 *Note 1 64.88

129 Block 3 8 7 23.02 36.08 *Note 1 63.80

130 Block 3 10 0 20.2 35.5 *Note 1 56.90

131 Block 3 10 1 19.6 35.37 *Note 1 55.41

132 Block 3 10 2 17.25 34.51 *Note 1 49.99

133 Block 3 10 3 17.54 34.39 *Note 1 51.00

134 Block 3 10 4 15.93 33.29 *Note 1 47.85

135 Block 3 10 5 15.34 33.52 *Note 1 45.76

136 Block 3 10 6 22.94 36.11 *Note 1 63.53

137 Block 3 10 7 22.53 36.43 *Note 1 61.84

138 Crow's Nest 3 0 32.06 36.14 Pass 88.71

139 Crow's Nest 3 1 32.7 36.82 Pass 88.81

140 Crow's Nest 3 2 33.05 37.15 Pass 88.96

141 Crow's Nest 3 3 33.15 37.03 Pass 89.52

142 Crow's Nest 3 4 33 37.31 Pass 88.45

143 Crow's Nest 3 5 33.22 37.12 Pass 89.49

144 Crow's Nest 3 6 33.79 37.65 Pass 89.75

145 Crow's Nest 3 7 34.03 37.95 Pass 89.67

146 Crow's Nest 3 8 34.09 38.02 Pass 89.66

147 Crow's Nest 3 9 34.35 38.3 Pass 89.69

148 Crow's Nest 3 10 34.16 37.16 Pass 91.93

149 Crow's Nest 3 12 35.16 38.03 Pass 92.45

150 Crow's Nest 3 13 35.33 38.18 Pass 92.54

151 Crow's Nest 3 14 35.36 38.46 Pass 91.94

152 Crow's Nest 3 15 35.34 38.64 Pass 91.46

of 73



(Post-Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

153 Crow's Nest 3 16 36.36 38.77 Pass 93.78

154 Crow's Nest 3 17 36.16 38.58 Pass 93.73

155 Crow's Nest 3 18 36.02 38.46 Pass 93.66

156 Crow's Nest 3 19 35.62 38.33 Pass 92.93

157 Crow's Nest 3 20 35.52 37.84 Pass 93.87

158 Crow's Nest 3 21 35.11 37.52 Pass 93.58

159 Crow's Nest 3 22 35.95 37.61 Pass 95.59

160 Crow's Nest 3 23 36.46 38.26 Pass 95.30

161 Crow's Nest 3 24 36.76 38.43 Pass 95.65

162 Crow's Nest 3 25 36.82 38.66 Pass 95.24

163 Crow's Nest 3 26 36.88 38.8 Pass 95.05

164 Crow's Nest 3 27 37.18 38.78 Pass 95.87

165 Crow's Nest 3 28 37.63 39.1 Pass 96.24

166 Crow's Nest 3 29 37.75 38.99 Pass 96.82

167 Crow's Nest 3 30 37.56 38.92 Pass 96.51

168 Crow's Nest 3 31 37.58 38.81 Pass 96.83

169 Crow's Nest 3 32 37.39 38.63 Pass 96.79

170 Crow's Nest 3 33 38.41 39.31 Pass 97.71

171 Crow's Nest 3 34 38.38 39.3 Pass 97.66

172 Crow's Nest 3 35 38.31 39.1 Pass 97.98

173 Crow's Nest 3 36 38.26 38.92 Pass 98.30

174 Crow's Nest 3 37 38.26 39.06 Pass 97.95

175 Crow's Nest 3 38 38.93 39.22 Pass 99.26

176 Crow's Nest 3 39 38.93 39.22 Pass 99.26

177 Crow's Nest 3 40 38.93 39.29 Pass 99.08

178 Crow's Nest 3 41 38.89 39.44 Pass 98.61

179 Crow's Nest 3 42 38.88 39.44 Pass 98.58

180 Crow's Nest 4 0 35.57 35.95 Pass 98.94

181 Crow's Nest 4 1 35.75 36.38 Pass 98.27

182 Crow's Nest 4 3 37.28 37.75 Pass 98.75

183 Crow's Nest 4 4 37.77 38.04 Pass 99.29

184 Crow's Nest 4 5 38.57 38.75 Pass 99.54

185 Crow's Nest 4 6 38.44 38.68 Pass 99.38

186 Crow's Nest 4 7 39.18 39.23 Pass 99.87

187 Crow's Nest 4 8 39.15 39.38 Pass 99.42

188 Crow's Nest 4 9 38.87 39.19 Pass 99.18

189 Crow's Nest 4 10 38.89 39.25 Pass 99.08

190 Crow's Nest 4 11 39.06 39.15 Pass 99.77

191 Crow's Nest 4 12 38.39 38.79 Pass 98.97

of 73



(Post-Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

192 Crow's Nest 4 13 39.37 39.37 Pass 100.00

193 Crow's Nest 4 14 39.22 39.34 Pass 99.69

194 Crow's Nest 4 15 39.28 39.28 Pass 100.00

195 Crow's Nest 4 16 39.25 39.39 Pass 99.64

196 Crow's Nest 4 17 39.37 39.38 Pass 99.97

197 Crow's Nest 4 18 39.31 39.39 Pass 99.80

198 Crow's Nest 4 19 39.2 39.36 Pass 99.59

199 Crow's Nest 4 20 39.2 39.36 Pass 99.59

200 Crow's Nest 4 21 39.3 39.33 Pass 99.92

201 Crow's Nest 4 22 39.31 39.45 Pass 99.65

202 Crow's Nest 4 23 39.31 39.45 Pass 99.65

203 Crow's Nest 4 24 39.3 39.35 Pass 99.87

204 Crow's Nest 3 0 34.53 34.88 Pass 99.00

205 Crow's Nest 3 1 35.07 35.33 Pass 99.26

206 Crow's Nest 3 2 31.11 31.95 Pass 97.37

207 Crow's Nest 3 3 32.08 32.88 Pass 97.57

208 Crow's Nest 3 4 29.79 30.84 Pass 96.60

209 Crow's Nest 3 5 27.38 28.86 Pass 94.87

210 Crow's Nest 3 6 28.25 29.6 Pass 95.44

211 Crow's Nest 3 7 29.74 31.22 Pass 95.26

212 Crow's Nest 3 8 27.42 29.39 Pass 93.30

213 Crow's Nest 3 9 27.76 30.01 Pass 92.50

214 Crow's Nest 3 10 26.61 29.15 Pass2 91.29

215 Crow's Nest 3 11 25.63 28 Pass2 91.54

216 Crow's Nest 3 12 24.47 26.07 Pass2 93.86

217 Crow's Nest 3 13 25.38 27.55 Pass2 92.12

218 Crow's Nest 4 0 30.15 32.92 Pass 91.59

219 Crow's Nest 4 1 31.3 34.42 Pass 90.94

220 Crow's Nest 4 2 31.87 35.24 Pass 90.44

221 Crow's Nest 4 3 33.03 36.11 Pass 91.47

222 Crow's Nest 4 4 32.36 34.92 Pass 92.67

223 Crow's Nest 4 5 31 33.41 Pass 92.79

224 Crow's Nest 4 6 33.01 35.08 Pass 94.10

225 Crow's Nest 4 7 33.75 36.15 Pass 93.36

226 Crow's Nest 4 8 34.72 36.76 Pass 94.45

227 Crow's Nest 4 9 33.88 36.08 Pass 93.90

228 Crow's Nest 4 10 32.31 33.63 Pass 96.07

229 Crow's Nest 4 11 34.17 35.4 Pass 96.53

230 Crow's Nest 4 12 34.9 36.44 Pass 95.77

of 73



(Post-Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

231 Crow's Nest 4 13 35.43 37.05 Pass 95.63

232 Crow's Nest 4 14 35.41 36.18 Pass 97.87

233 Crow's Nest 4 15 36.08 36.98 Pass 97.57

234 Crow's Nest 4 16 36.7 37.76 Pass 97.19

235 Crow's Nest 4 17 37.15 37.64 Pass 98.70

236 Crow's Nest 4 18 37.79 38.2 Pass 98.93

237 Crow's Nest 3 0 37.5 38.91 Pass 96.38

238 Crow's Nest 3 1 37.19 38.8 Pass 95.85

239 Crow's Nest 3 2 37.01 38.7 Pass 95.63

240 Crow's Nest 3 3 37.33 38.95 Pass 95.84

241 Crow's Nest 3 4 37.6 39.11 Pass 96.14

242 Crow's Nest 3 5 38.03 39.08 Pass 97.31

243 Crow's Nest 3 6 38 39.34 Pass 96.59

244 Crow's Nest 3 7 38.16 39.33 Pass 97.03

245 Crow's Nest 3 8 37.94 39.15 Pass 96.91

246 Crow's Nest 3 9 38 39.18 Pass 96.99

247 Crow's Nest 3 10 38.07 39.19 Pass 97.14

248 Crow's Nest 3 11 38.48 39.19 Pass 98.19

249 Crow's Nest 3 12 38.85 39.33 Pass 98.78

250 Crow's Nest 3 13 38.63 39.21 Pass 98.52

251 Crow's Nest 3 14 38.65 39.29 Pass 98.37

252 Crow's Nest 3 15 38.73 39.4 Pass 98.30

253 Crow's Nest 3 16 38.68 39.22 Pass 98.62

254 Crow's Nest 3 17 39.03 39.31 Pass 99.29

255 Crow's Nest 3 18 38.98 39.15 Pass 99.57

256 Crow's Nest 3 19 39.06 39.15 Pass 99.77

257 Crow's Nest 3 20 39.37 39.38 Pass 99.97

258 Crow's Nest 3 21 39.16 39.38 Pass 99.44

259 Crow's Nest 3 22 39.27 39.35 Pass 99.80

260 Crow's Nest 4 0 38.72 38.72 Pass 100.00

261 Crow's Nest 4 1 38.63 38.85 Pass 99.43

262 Crow's Nest 4 2 38.72 38.82 Pass 99.74

263 Crow's Nest 4 3 38.81 38.93 Pass 99.69

264 Crow's Nest 4 4 38.78 39.03 Pass 99.36

265 Crow's Nest 4 5 35.09 35.51 Pass 98.82

266 Crow's Nest 4 6 35.64 36.04 Pass 98.89

267 Crow's Nest 4 7 36.75 37.21 Pass 98.76

268 Crow's Nest 4 8 37.02 37.81 Pass 97.91

269 Crow's Nest 4 9 37.44 37.9 Pass 98.79

of 73



(Post-Development)

Existing VSC (Pre-

Development) Status

% of Existing

VSC Maintained

270 Crow's Nest 4 10 31.57 32.11 Pass 98.32

271 Crow's Nest 4 11 32.69 33.45 Pass 97.73

272 Crow's Nest 4 12 34.34 34.8 Pass 98.68

273 Crow's Nest 4 13 35.29 36.28 Pass 97.27

274 Crow's Nest 4 14 35.9 36.94 Pass 97.18

275 Crow's Nest 4 15 30.02 31.04 Pass 96.71

276 Crow's Nest 4 16 32.11 33.25 Pass 96.57

277 Crow's Nest 4 17 33.63 34.94 Pass 96.25

278 Crow's Nest 4 18 34.22 35.63 Pass 96.04

279 Crow's Nest 4 19 28.06 29.38 Pass 95.51

280 Crow's Nest 4 20 30.32 31.67 Pass 95.74

281 Crow's Nest 4 21 31.89 33.59 Pass 94.94

282 Crow's Nest 4 22 33.23 34.99 Pass 94.97

283 Crow's Nest 4 23 25.72 26.65 Pass2 96.51

284 Crow's Nest 4 24 22.48 24.83 Pass2 90.54

285 Crow's Nest 4 25 24.89 26.84 Pass2 92.73

286 Crow's Nest 4 26 28.72 30.7 Pass 93.55

287 Crow's Nest 4 27 30.81 32.9 Pass 93.65

288 Crow's Nest 4 28 31.32 33.17 Pass 94.42

289 Crow's Nest 4 29 30.19 32.58 Pass 92.66

290 Crow's Nest 4 30 28.8 30.94 Pass 93.08

291 Crow's Nest 4 31 27.45 29.04 Pass 94.52

292 Crow's Nest 4 32 21.34 23.74 Pass2 89.89

293 Crow's Nest 4 33 23.17 25.07 Pass2 92.42

294 Crow's Nest 4 34 26.08 28.79 Pass2 90.59

295 Crow's Nest 4 35 27.86 30.89 Pass 90.19

296 Crow's Nest 4 36 28.72 31.68 Pass 90.66

*Note 1: Result does not meet the recommended BRE guideline value.

Project: Victoria Cross Residential Development

Documents

Transcript of Project: Victoria Cross Residential Development