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20 Ropemaker Street Daylight / Sunlight Assessment

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20 Ropemaker Street Daylight / Sunlight Assessment 20 Ropemaker Street Daylight / Sunlight Assessment August 2017 Contents Page Client: Manford Properties (BVI) Limited and Great Elm Assets Limited Issue Date: 4th August 2017 Document References: 10358-ac-17-0804-(DaySun) Principles of Daylight and Sunlight Existing Drawings: 10358/01-03 (Rel03) Proposed Drawings: 10358/04-06 (Rel04) Daylight and Sunlight Results (Rel04) Window Maps (Rel04) Author for and Behalf of GIA: Anthony Harris Authorisation for GIA: This report is intended solely for Manford Properties (BVI) Limited and Great Elm Assets Limited and may contain confidential information. The Liability of this Report extends to Manford Properties (BVI) Limited and Great Elm Assets Limited and their duly appointed advisors. No part or whole of its contents may be disclosed to or relied upon by any Third Parties without the consent of this Practice. This report is accurate as at the date of publication but does not take into account anything that has happened since the date of this report. Section Page 1.0 Executive Summary 1 2.0 Instructions 2 3.0 Introduction 3 4.0 Sources of Information 4 5.0 Assumptions 5 6.0 The Site 6 7.0 The Proposal 7 8.0 The Surrounding Properties 8-10 9.0 Conclusions 11 ------------------------------------------------------------------------------------------------------------ Appended to this report: Appendix 01 - Principles of Daylight and Sunlight Appendix 02 - Existing Drawings & Proposed Drawings Appendix 03 - Daylight and Sunlight Results Appendix 04 Window Maps 1.0 Executive Summary We have undertaken a daylight and sunlight assessment of the Proposed scheme prepared by Make Architects (received 19 June 2017) for the Site at 20 Ropemaker Street, 101-117 Finsbury Pavement and 10-12 Finsbury Street, Islington. It is important to reiterate that alterations in daylight and sunlight to adjoining properties are often inevitable when undertaking any meaningful development, especially in an urban environment such as this. Therefore, the BRE Guide is meant to be interpreted flexibly because natural lighting is only one of many factors in site layout design. The BRE guidelines suggest that different criteria may be used based upon the requirements for natural lighting in an area viewed against other constraints. GIA have identified 15 properties surrounding the Site which could potentially experience alterations in light as a result of the proposed redevelopment of 20 Ropemaker Street, 101-117 Finsbury Pavement and 10-12 Finsbury Street. Of those 15, we have identified that one property, The Heron at 5 Moor Lane to the west of the Site, contains residential accommodation and therefore has been assessed for daylight and sunlight in accordance with the BRE guidance and for the purposes of town planning. All other properties we have identified as being commercial in use and therefore not necessary to assess for daylight and sunlight. Our daylight and sunlight assessment for The Heron demonstrates all windows will meet the BRE guidance for VSC with the proposal in place, with just a few minor transgressions from the BRE guidance with reference to the daylight distribution within six of the rooms, and minor impacts to sunlight to three windows. 20 Ropemaker Street (10358) 1 Manford Properties (BVI) Limited and Daylight and Sunlight Great Elm Assets Limited August 2017 2.0 Instructions GIA have been instructed to undertake detailed technical assessments to understand the potential daylight (VSC and NSL) and sunlight (APSH) changes that the proposed Make Architects scheme received 19 June for the 20 Ropemaker Street, 101-117 Finsbury Pavement and 10-12 Finsbury Street site, Islington, will have upon the surrounding residential properties. The daylight and sunlight review within this report considers residential properties only as they are recognised by the Building Research Establishment (BRE 2011) as having the highest expectation for natural light when compared to other uses – such as commercial. The criteria suggested within the BRE have been used to understand and compare the existing levels of light and the light achieved subsequent to the development of the mixed-use scheme. GIA have reviewed all development plan policies (the London Plan (Consolidated with Alterations) (2016) as well as GLA Supplementary Planning Documents and Guidance, London Borough of Islington Core Strategy, London Borough of Islington Development Management Policies, London Borough of Islington Finsbury Local Plan, London Borough of Islington Site Allocations Document and London Borough of Islington Supplementary Planning Documents and Guidance. 20 Ropemaker Street (10358) 2 Manford Properties (BVI) Limited and Daylight and Sunlight Great Elm Assets Limited August 2017 3.0 Introduction Daylight and Sunlight The technical analysis that forms the basis of this report has been predicated against the methodologies set out within the Building Research Establishment Guidelines entitled ‘Site Layout Planning for Daylight and Sunlight – A Guide to Good Practice (2011)’. The guidelines in question are precisely that; guidelines which provide a recommendation to inform site layout and design. They are not mandatory nor do they form planning policy and their interpretation may be treated flexibility depending on the specifics of each site. The BRE Guidelines provide three methodologies for daylight assessment, namely; - The Vertical Sky Component (VSC) - The No Sky Line (NSL); and - The Average Daylight Factor (ADF) There is one methodology for sunlight assessment, denoted as Annual Probable Sunlight Hours (APSH). Appendix 01 of this report elaborates on the mechanics of each of the above assessment criteria, explains the appropriateness of their use and the parameters of each specific recommendation. The BRE Guide mentions that usually only residential properties need to be considered for daylight and sunlight, however the guidelines may also be applied to any existing bob-domestic building where occupants have a reasonable expectation of daylight; this would normally include schools, churches, hospitals and Hotels. Within the residential properties, only main habitable rooms such as kitchens, living rooms and bedrooms need to be considered. 20 Ropemaker Street (10358) 3 Manford Properties (BVI) Limited and Daylight and Sunlight Great Elm Assets Limited August 2017 4.0 Sources of Information In compiling this report we have used the following information: GIA Contextual 3D Model of the Scheme F!ND OS Map MSA Surveys 3D Measured Survey of Site (received 28th February 2017) Make Architects IR11-190617 - Proposed Scheme London Borough of Islington/City of London Local Authority Planning Records (layout plans of Heron Tower - planning ref: 06/01160) 20 Ropemaker Street (10358) 4 Manford Properties (BVI) Limited and Daylight and Sunlight Great Elm Assets Limited August 2017 5.0 Assumptions a) We have relied upon the 3D survey model provided by MSA Surveys to produce the 3D contextual computer model which forms the basis of the technical analysis. b) All residential buildings have been identified by reference to the Valuation Office Agency (VOA) search and/or external observation. c) We have not sought access to the adjoining properties thus have made reasonable assumptions as to the internal layouts of the rooms behind the fenestration based upon plans obtained from the Local authorities planning website. This is normal practice where access to adjoining properties is not available. d) Floor levels have been assumed for the adjoining properties. This dictates the level of the working place which is relevant for the NSL and ADF assessment. 20 Ropemaker Street (10358) 5 Manford Properties (BVI) Limited and Daylight and Sunlight Great Elm Assets Limited August 2017 6.0 The Site The Site is located at 20 Ropemaker Street, 101-117 (Odd Numbers) Finsbury Pavement and 10-12 Finsbury Street, London, EC2. The existing buildings on the Site (see Figure 01) are currently a commercial building with ground floor retail/banking space and office space on the upper floors and consent for two residential caretaker flats at 10-12 Finsbury Street. The Site occupies the south and south-west corner of an island site bounded by Finsbury Street, Chiswell Street, Finsbury Pavement and Ropemaker Street. It is approximately 400 meters West of Liverpool Street Station and 120 meters north of Moorgate Underground Station. The existing buildings format is triangular in layout with a ground plus eight storey commercial building on the corner of Ropemaker Street and Finsbury Pavement and has a shared party wall with Vertias House and a ground plus six storey building on 20 Ropemaker Place. With a party wall shared with Finsbury Dials. Figure 01 – Existing Site GIA’s understanding of the existing buildings and the surrounding context is depicted within Appendix 02. 20 Ropemaker Street (10358) 6 Manford Properties (BVI) Limited and Daylight and Sunlight Great Elm Assets Limited August 2017 7.0 The Proposal The Proposed Development (see Figure 02 below) is for the demolition and redevelopment of existing buildings to provide a 27 storey, plus 3 basement levels, building with office use (Class B1) at all basement levels, ground, and upper floors, and flexible retail uses (Class A1/A2/A3) at part lower ground and ground floor levels, along with associated landscaping and works. We note that the tallest elements of the scheme are located to the west and in keeping with other high rise buildings immediately adjacent, including Citypoint, 25 Ropemaker Street and The Heron. GIA’s understanding of the scheme is shown on Figure 02 with further drawings located within Appendix 02. Figure 02 – Proposed Scheme 20 Ropemaker Street (10358) 7 Manford Properties (BVI) Limited and Daylight and Sunlight Great Elm Assets Limited August 2017 8.0 Surrounding Properties We have created a 3D dimensional computer model of the Site and the surrounding properties to allow for a detailed daylight and sunlight assessment. The existing baseline condition of the Site is used to calculate the light conditions received by the key neighbouring buildings, which we can then compare with a calculation of the likely proposed conditions i.e. assuming the Proposed Development is in place.
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