Clifton Heights, Triangle West, Bristol BS8 1EJ
0370 777 6292 | [email protected] | rapleys.com
LONDON | BIRMINGHAM | BRISTOL | EDINBURGH | HUNTINGDON | MANCHESTER
Daylight & Sunlight Amenity Study for
Kevin Demirci Properties Ltd
PROPOSED STUDENT ACCOMMODATION DEVELOPMENT AT
JOCKEY STREET SWANSEA
WALES SA1 1NS
Date: September 2017
Our Ref: 17-02955
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Contents
1 Executive Summary ......................................................................... 2 2 Introduction .................................................................................. 3 3 Basis of Assessment ......................................................................... 4 4 Daylight & Sunlight Amenity ............................................................... 6 5 Findings of the Analysis .................................................................... 8 6 Ty Gwenllian ................................................................................. 9 7 Bethesda Court ............................................................................... 10 8 Conclusions ................................................................................... 11
Appendices
Appendix 1 Identification Drawings
Appendix 2 Daylight & Sunlight VSC & APSH Results
Appendix 3 Daylight Distribution Results
Appendix 4 Daylight Distribution Contour Drawings
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1 EXECUTIVE SUMMARY
1.1 We have been instructed to compile a Daylight & Sunlight Amenity Study with regard to the
proposed student accommodation scheme on Jockey Street, Swansea.
1.2 We undertook a site inspection to review the proposal in context and to gain a greater
understanding of the interrelationship between the various buildings.
1.3 We then reviewed the Local Authority’s planning policy in respect of Daylight & Sunlight.
There was no direct reference to Daylight & Sunlight although there is regular reference to
safeguarding neighbouring residential amenity.
1.4 On the basis of the above, we set about conducting an analysis in accordance with Building
Research Establishment’s Report 209 “Site Layout Planning for Daylight and Sunlight – A
Guide to Good Practice” (2011 2nd Edition). This guidance is regarded as industry standard
and we regularly prepare such studies for local authorities throughout the UK.
1.5 We identified two neighbouring residential properties within a reasonable proximity to the
development and warranting inclusion within the study.
1.6 We organised a laser scan of the site and the surrounding buildings. This is a highly accurate
process which enables a 3D AutoCAD model to be compiled, into which we have
incorporated the architects proposal.
1.7 The analysis has involved utilising specialist software applied on the AutoCAD model.
1.8 The results from the analysis confirm that satisfactory levels of Daylight & Sunlight Amenity
should continue to be received within both of the neighbouring properties following the
construction of the proposed development.
1.9 We therefore conclude that the development works well in respecting its neighbours and its
affect in terms of Daylight & Sunlight Amenity is deemed satisfactory and acceptable.
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2 INTRODUCTION
INSTRUCTIONS
2.1 We received instructions from Kevin Demirci Properties Ltd c/o Boyes Rees Architects to
prepare a Daylight & Sunlight Amenity Study in respect of the proposed student
accommodation development on Jockey Street, Swansea SA1 1NS.
2.2 A copy of our terms of engagement are held on file.
CONFLICT OF INTEREST
2.3 We confirm that, as far as we are aware, no conflict of interest exists either personally or
with Rapleys, in connection with Kevin Demirci Properties Ltd. We further confirm that
Professional Indemnity Insurance on a per claim basis is available in respect of this report.
DISCLOSURE
2.4 This report is specifically for the addressee stated above.
SIGNATURE
2.5 We confirm that the undersigned is an appropriately qualified and experienced Chartered
Surveyor experienced in the commercial property sector.
THIS REPORT HAS BEEN PREPARED WITHIN THE QUALITY SYSTEM OPERATED
AT RAPLEYS LLP ACCORDING TO BRITISH STANDARD ISO 9001 : 2008
Created By Dan Tapscott BSc (Hons) MRICS
Signature
Checked by Balvinder Sagoo BSc (Hons) MRICS
Signature
FOR AND ON BEHALF OF RAPLEYS LLP
SEPTEMBER 2017
Dan Tapscott (Sep 25, 2017)Dan Tapscott
Balvinder Sagoo (Sep 25, 2017)Balvinder Sagoo
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3 BASIS OF ASSESSMENT
DETAILS OF THE PROPOSALS
3.1 The proposals comprise the demolition of a two storey building and the construction of a
450 bedroom student accommodation scheme. The development is to extend up to circa 12
storeys at its highest point and five at its lowest.
3.2 The proposals which we have analysed are those which were provided electronically by the
project architect in a 3D model, received via email on 19 September 2017. An initial set of
indicative proposals were forwarded to us prior to this to assist our understanding of the
proposals in general, for the purposes of our site inspection.
SITE INSPECTION
3.3 The site and the surrounding properties were inspected externally on 13 September 2017 by
Dan Tapscott BSc (Hons) MRICS. During the inspection Dan was unaccompanied.
3.4 Where possible, high level vantage points were used to view the neighbouring properties
externally. The purpose of the inspection was to review the site in context, to identify the
surrounding properties considered to be within a reasonable distance and which should be
included within the scope of a 3D analysis.
3.5 In order to identify the neighbouring properties considered as being within a reasonable
proximity where there may be a Daylight & Sunlight Amenity issue, we used the approach
outlined within BRE Report 209: Site Layout Planning for Daylight and Sunlight – a guide to
good practice (2nd edition 2011). This states:
Loss of light to existing windows need not be analysed if the distance of each part of
the new development from the existing window is three or more times its height
above the centre of the existing window. In these cases the loss of light will be small.
Thus if the new development were 10m tall, and a typical existing ground floor
window would be 1.5m above the ground, the effect on existing buildings more than 3
x (10 – 1.5) = 25.5m away need not be analysed.
RELEVANT NEIGHBOURING PROPERTIES
3.6 Arising from our site inspection and further to a review of the Local Authority’s Planning
guidance (as discussed in detail under section 4.1), the following properties were identified
as warranting inclusion in this study:
Ty Gwenllian, a three storey building containing residential flats, probably constructed
in the 1990s, situated to the northwest of the development site at the junction
between High Street and Bethesda Street.
Bethesda Court, a four storey development containing residential flats, probably
constructed around 10 years ago, situated to the west of the development site. It’s
rear elevation overlooks John Street and the development site.
3.7 In total, 77 windows and 64 rooms have been the subject of our analysis.
BACKGROUND TO THE ANALYSIS
3.8 In order to undertake the analysis a 3D computer model was drawn in AutoCAD for the
development site and the surrounding properties. This was based upon a 3D laser scan
which is widely accepted by the industry as the most accurate method of gathering
information for this purpose. The 3D laser scan was undertaken by a specialist sub-
consultant and the survey area for their scan was determined following our site inspection.
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3.9 Internal room layout information has been obtained by the laser scan and is based upon the
experience of our design analysts.
3.10 Details of the proposals forwarded by the design team were incorporated into a 3D AutoCAD
model.
3.11 Thereafter, industry standard Daylight & Sunlight analysis software was applied to the
model. This produced the results which have been presented and commented upon within
this report.
3.12 Images taken from the 3D model showing the development site as existing and as proposed,
together with the relevant surrounding properties are within Appendix 1.
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4 DAYLIGHT & SUNLIGHT AMENITY
PLANNING GUIDANCE
4.1 The Local Development Plan identified as being relevant to our review is Swansea Local
Development Plan 2010-2025: Deposit Plan July 2016.
4.2 This document makes no specific reference to Daylight & Sunlight. However, there is
mention of ‘amenity’ in general and we have noted the following clauses that are
considered relevant:
PS 2: PLACEMAKING AND PLACE MANAGEMENT
Development must enhance the quality of places and spaces, and respond positively to
aspects of local context and character that contribute towards a sense of place.
The design, layout and orientation of proposed buildings, and the spaces between
them, must provide for an attractive, legible and safe environment, and ensure that
no significant adverse impacts would be caused to people’s amenity.
2.2.7 Poor design not only detracts from the character and appearance of an area, but
can harm neighbours’ quality of life. Potential impacts on people’s amenity will be
assessed by considering elements such as visual impact, loss of light, overlooking,
privacy, disturbance and likely traffic movements. Internal floor dimensions of living
spaces are also considered an important element of maintaining appropriate amenity
standards and providing for healthy and attractive environments.
2.2.11 Good design precludes cramped and/or over intensive development, including
inappropriate tandem development or ribbon development. In some instances infill or
backland development will not be appropriate within settlements, for example where
it is detrimental to the amenity of occupiers in surrounding properties and/or the
character of an area, such as an area characterised by its openness and/or relatively
large gaps between dwellings.
4.3 In our opinion the main emphasis towards safeguarding amenity focussed on residential
properties, which led to those being identified in section 3.3, as warranting inclusion in this
study.
4.4 No specific guidance on the levels of Daylight & Sunlight Amenity are provided by the Local
Authority. However, we have experience in producing studies utilising the guidance set out
within Building Research Establishment’s Report 209 “Site Layout Planning for Daylight and
Sunlight – A Guide to Good Practice” (2011 2nd Edition) [the BRE Report]. This is widely
recognised as the most appropriate way of undertaking a study such as this.
ASSESSMENT GUIDELINES
4.5 The BRE Report provides guidance to designers, clients, consultants and planning officials
on laying out proposed development sites to minimise impact on surrounding buildings and
open spaces. This document is widely used in the construction industry.
4.6 The BRE Report states that living rooms, dining rooms and kitchens within dwellings should
be assessed. Bedrooms should also be checked although it is acknowledged that they are
less important. Non-domestic buildings where the occupants have a reasonable expectation
of daylight should also be considered, although these are usually less sensitive than
dwellings. Also, garages, hallways, storage, circulation areas and bathrooms “need not be
assessed”.
4.7 The BRE Report sets out criteria against which an assessment may be made of the levels of
Daylight & Sunlight and the impact that development may cause.
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VERTICAL SKY COMPONENT (VSC)
4.8 The VSC is a measure of the amount of light falling on a window, it is quantified as a ratio
of the direct sky illuminance falling on the surface at a specific reference point against the
horizontal illuminance under an unobstructed sky. The maximum possible ratio is just under
40% for a completely unobstructed vertical wall. The VSC values attained by windows of a
building will not vary with the compass orientation of that building, therefore orientation
does not give an appreciation of the interior daylighting.
4.9 The target value recommended is 27% but this is not to be strictly applied. This is because if
the VSC for a window is less than 27% and is less than 0.8 times its former value, the BRE
numerical guidelines will not be satisfied.
4.10 Alternatively, if the Vertical Sky Component is less than 27%, but more than 0.8 times its
former value then daylight levels might still be adequate to the neighbouring property.
4.11 We find it useful to consider the Reduction Factor of 0.8, as a percentage equal to 80%, or
put another way, a 20% reduction is recommended as the guideline figure within the BRE
Report.
ANNUAL PROBABLE SUNLIGHT HOURS (APSH)
4.12 With regard to assessing Sunlight, the BRE Report gives recommendations for the
assessment of the effect on sunlight enjoyed by individual windows. When considering
sunlight, in the northern hemisphere, it is only those windows that face within 90 degrees
of due south that will enjoy significant amounts of Sunlight. The BRE Report limits the
extent of assessments required to only these windows. Sunlight Amenity is measured in
terms of Annual Probable Sunlight Hours (APSH).
4.13 The assessment analyses a point in each window which receives at least a quarter of Annual
Probable Sunlight Hours (represented as 25% in the results tables). This includes at least 5%
of Annual Probable Sunlight Hours during the winter months, between 21 September and 21
March. Again, a Reduction Factor of 0.8 is also applied to the results.
DAYLIGHT DISTRIBUTION (DD)
4.14 The DD is otherwise known as the ‘no sky-line’ method and takes the VSC analysis a step
further in looking at where in the room Daylight is received at the working plane (roughly
desk or kitchen worktop height). After a development is complete, the area of a room with
visible sky should, ideally be 0.8 times or more of the former area on the working plane
prior to the development.
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5 FINDINGS OF THE ANALYSIS
RESULTS
5.1 The VSC and APSH results are shown in the tables contained within Appendix 2. Similarly
the DD results are within Appendix 3. The contour drawings showing the outcome of the DD
analysis pictorially are contained within Appendix 4.
5.2 It should be noted that where some results have been ‘greyed out’ this is due to our
findings on site, where we have noted frosted glazing indicating bathroom / WC
accommodation and according to the BRE Report, these need not be assessed. However, as
the room uses are not 100% confirmed, the results for these rooms have been included for
transparency.
5.3 In the sections which follow is commentary on the results from the analysis.
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6 TY GWENLLIAN
VSC RESULTS
6.1 There VSC results for this property are satisfactory and good levels of daylight should
continue to be received to its windows.
DD RESULTS
6.2 The DD results are also regarded as satisfactory and meet the guidelines in every instance.
Good levels of daylight will therefore be received within this property following the
construction of the proposed development.
APSH RESULTS
6.3 The results confirm that satisfactory levels of sunlight amenity will be experienced in every
instance following the construction of the development.
CONCLUSION
6.4 We conclude that the levels of Daylight & Sunlight to this property will not be detrimentally
impacted upon in terms of Daylight & Sunlight Amenity as a result of the proposed
development.
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7 BETHESDA COURT
VSC RESULTS
7.1 The VSC results for this property are generally regarded as positive. There is one ground
floor room that is believed to be a bedroom, where the levels of daylight received to two
windows do not meet the guidelines by 8% at their worst.
7.2 Given the degree of flexibility the BRE Report recommends is exercised when interpreting
the results, we believe the results to this room should be considered acceptable. This is due
to:
1. The results are close to meeting the guideline reduction factor of 0.8.
2. The property is situated within a dense urban area on the outskirts of a city; it is
notoriously difficult to meet the guidelines in locations such as this compared with the
low rise suburban illustrations contained within the BRE Report.
3. The room use is thought to be a bedroom rather than a kitchen or living room and it is
commonly accepted that the importance of daylight within bedrooms is not as high as
in the other examples.
4. This neighbouring property has been constructed fairly recently and there would have
been a reasonable expectation by the occupier that a derelict single site behind would
have been redeveloped in the future and to a greater scale than the current building.
DD RESULTS
7.3 The DD results are satisfactory, including the bedroom which did not meet the guideline
figure for the VSC test.
APSH RESULTS
7.4 A large proportion of the windows which overlook the development site face within 90
degrees and therefore do not need to be assessed.
7.5 Out of the 12 windows which warrant an analysis, all meet the guideline figures for the
level of annual sunlight. There are two windows which do not meet the winter sunlight
hours guideline; a ground floor and first floor bedroom. In both instances the results are
within 5% of meeting the guideline. Neither of these rooms are the one with the VSC result
which did not meet the guideline. However, for the same reasons as the VSC window, we
believe there are sufficient grounds of mitigation to regard the sunlight results for this
property as being satisfactory.
CONCLUSION
7.6 We conclude that this property should receive satisfactory levels of Daylight & Sunlight
Amenity following the construction of the proposed development.
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8 CONCLUSIONS
8.1 The levels of Daylight & Sunlight Amenity received within Ty Gwenllian following the
construction of the proposed development will be satisfactory as the results meet the
guidelines in every instance.
8.2 The vast majority of the rooms and windows within Bethesda Court will continue to receive
satisfactory levels of Daylight & Sunlight Amenity following the construction of the proposed
development. In the rare occasions where this is not the case, the results are regarded as
being sufficiently close to doing so and combined with other mitigation factors, the results
are deemed acceptable.
8.3 We therefore conclude that the proposed development has been designed well. It respects
its neighbours who should continue to receive good levels of Daylight & Sunlight Amenity
following its construction.
Appendix 1
IDENTIFICATION DRAWINGS
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Existing Site Plan
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-01
01
001
Site Plan
NTS @A3
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
John Street
Ty Gwenllian
Jockey Street,Swansea, SA1.
79
1
DanceStudio
BethesdaCourt
PalaceTheatre
Ty Bryn Glas
FriendshipHouse
Jockey Street
High Street
Prin
ce o
f Wal
es R
oad
Bethesda Street
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Proposed Site Plan
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-02
01
002
Site Plan
NTS @A3
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
John Street
Ty Gwenllian
Jockey Street,Swansea, SA1.
79
1
BethesdaCourt
PalaceTheatre
Ty Bryn Glas
FriendshipHouse
Jockey Street
High Street
Prin
ce o
f Wal
es R
oad
Bethesda Street
DanceStudio
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Existing 3d ViewLooking Northwest.
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-03
01
003
3d View
NTS @A3
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
Ty Gwenllian
Jockey Street,Swansea, SA1.
79
1
PalaceTheatre
Ty Bryn Glas
FriendshipHouse
Jockey Street
High Street
Prince of Wales Road
Bethesda Street
BethesdaCourt
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Proposed 3d ViewLooking Northwest.
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-04
01
004
3d View
NTS @A3
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
Ty Gwenllian
Jockey Street,Swansea, SA1.
79
1
BethesdaCourt
PalaceTheatre
Ty Bryn Glas
FriendshipHouse
Jockey Street
High Street
Prince of Wales Road
Bethesda Street
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Existing 3d ViewLooking Southeast.
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-05
01
005
3d View
NTS @A3
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
Ty Gwenllian
Jockey Street,Swansea, SA1.
791
BethesdaCourt
PalaceTheatre
Ty Bryn Glas
FriendshipHouse
High Street
Prince of Wales Road
Bethesda Street Dance Studio
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Proposed 3d ViewLooking Southeast.
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-06
01
006
3d View
NTS @A3
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
Ty Gwenllian
Jockey Street,Swansea, SA1.
791
BethesdaCourt
PalaceTheatre
Ty Bryn Glas
FriendshipHouse
High Street
Prince of Wales Road
Bethesda Street Dance Studio
Appendix 2
DAYLIGHT & SUNLIGHT VSC & APSH RESULTS
Project Name: Jockey Street, Swansea
Project No.: 17-02955
Report Title: VSC & APSH Results
Date of Analysis: September 2017
Floor Ref. Room Ref. Property Type
Known /
Assumed Room
Use.
Window
Ref.VSC Pr/Ex
Meets BRE
Criteria
Within
10%?Annual Pr/Ex
Meets BRE
CriteriaWinter Pr/Ex
Meets BRE
Criteria
Ground R1 Residential Living Room W1 Existing 25.19 0.96 YES 49 0.95 YES 13 0.84 YES
Proposed 24.33 47 11
R2 Residential Bedroom W2 Existing 27.70 0.96 YES 44 0.97 YES 15 0.93 YES
Proposed 26.63 43 14
First R1 Residential Living Room W1 Existing 27.79 0.96 YES 55 0.96 YES 15 0.86 YES
Proposed 26.83 53 13
R2 Residential Bedroom W2 Existing 30.03 0.96 YES 48 0.97 YES 17 0.94 YES
Proposed 28.85 47 16
R3 Residential Bedroom W3 Existing 21.44 0.93 YES 32 0.96 YES 13 0.92 YES
Proposed 20.10 31 12
Second R1 Residential Living Room W1 Existing 24.80 0.95 YES 28 0.92 YES 15 0.86 YES
Proposed 23.80 26 13
R2 Residential Bedroom W2 Existing 24.27 0.95 YES 22 0.95 YES 18 0.94 YES
Proposed 23.09 21 17
R3 Residential Bedroom W3 Existing 22.79 0.94 YES 36 0.94 YES 14 0.85 YES
Proposed 21.48 34 12
Ground R1 Residential Bedroom W1 Existing 30.43 0.82 YES *North* *North*
Proposed 25.18
W2 Existing 29.34 0.81 YES *North* *North*
Proposed 24.05
R5 Residential WC W6 Existing 35.28 0.72 NO YES *North* *North*
Proposed 25.53
R6 Residential WC W7 Existing 35.58 0.72 NO YES *North* *North*
Proposed 25.73
R7 Residential Bedroom W8 Existing 35.55 0.72 NO YES *North* *North*
Proposed 25.84
W9 Existing 35.52 0.73 NO YES *North* *North*
Proposed 26.13
R8 Residential Bedroom W10 Existing 14.08 0.97 YES *North* *North*
Proposed 13.66
R9 Residential Bedroom W11 Existing 9.83 0.97 YES *North* *North*
Proposed 9.55
R10 Residential WC W12 Existing 7.71 0.96 YES *North* *North*
Proposed 7.47
R13 Residential Bedroom W18 Existing 5.77 0.99 YES 10 1.00 YES 0 0.00 YES
Proposed 5.74 10 0
Ty Gwenllian
Bethesda Court
Project Name: Jockey Street, Swansea
Project No.: 17-02955
Report Title: VSC & APSH Results
Date of Analysis: September 2017
Floor Ref. Room Ref. Property Type
Known /
Assumed Room
Use.
Window
Ref.VSC Pr/Ex
Meets BRE
Criteria
Within
10%?Annual Pr/Ex
Meets BRE
CriteriaWinter Pr/Ex
Meets BRE
Criteria
R14 Residential Bedroom W19 Existing 13.16 0.85 YES 20 0.95 YES 4 0.75 NO
Proposed 11.29 19 3
R15 Residential Bedroom W20 Existing 33.09 0.80 YES *North* *North*
Proposed 26.59
W21 Existing 32.27 0.80 YES *North* *North*
Proposed 25.92
R16 Residential WC W22 Existing 29.31 0.81 YES *North* *North*
Proposed 23.78
First R1 Residential Bedroom W1 Existing 32.21 0.85 YES *North* *North*
Proposed 27.56
W2 Existing 30.95 0.84 YES *North* *North*
Proposed 26.26
R2 Residential Bedroom W3 Existing 34.14 0.84 YES *North* *North*
Proposed 28.89
R3 Residential Bedroom W4 Existing 34.49 0.83 YES *North* *North*
Proposed 28.96
R4 Residential WC W5 Existing 33.40 0.82 YES *North* *North*
Proposed 27.68
R8 Residential WC W10 Existing 36.66 0.77 YES *North* *North*
Proposed 28.51
R9 Residential WC W11 Existing 36.98 0.77 YES *North* *North*
Proposed 28.73
R10 Residential Bedroom W12 Existing 37.07 0.77 YES *North* *North*
Proposed 28.85
W13 Existing 37.10 0.78 YES *North* *North*
Proposed 29.12
R11 Residential Bedroom W14 Existing 17.68 0.98 YES *North* *North*
Proposed 17.35
R12 Residential Bedroom W15 Existing 13.76 0.98 YES *North* *North*
Proposed 13.53
R13 Residential WC W16 Existing 10.93 0.98 YES *North* *North*
Proposed 10.73
R16 Residential Bedroom W19 Existing 7.33 0.89 YES 8 1.00 YES 0 0.00 YES
Proposed 6.53 8 0
R17 Residential Bedroom W20 Existing 8.92 0.99 YES 14 1.00 YES 0 0.00 YES
Proposed 8.91 14 0
R18 Residential Bedroom W21 Existing 17.24 0.90 YES 31 0.96 YES 4 0.75 NO
Proposed 15.65 30 3
R19 Residential Bedroom W22 Existing 35.59 0.83 YES *North* *North*
Proposed 29.83
W23 Existing 34.93 0.83 YES *North* *North*
Proposed 29.29
Project Name: Jockey Street, Swansea
Project No.: 17-02955
Report Title: VSC & APSH Results
Date of Analysis: September 2017
Floor Ref. Room Ref. Property Type
Known /
Assumed Room
Use.
Window
Ref.VSC Pr/Ex
Meets BRE
Criteria
Within
10%?Annual Pr/Ex
Meets BRE
CriteriaWinter Pr/Ex
Meets BRE
Criteria
R20 Residential WC W24 Existing 32.23 0.84 YES *North* *North*
Proposed 27.11
Second R1 Residential Bedroom W1 Existing 34.01 1.00 YES 59 1.00 YES 23 1.00 YES
Proposed 34.01 59 23
W2 Existing 33.90 0.88 YES *North* *North*
Proposed 29.97
W3 Existing 32.39 0.87 YES *North* *North*
Proposed 28.44
R2 Residential Bedroom W4 Existing 35.36 0.87 YES *North* *North*
Proposed 31.00
R3 Residential Bedroom W5 Existing 35.68 0.87 YES *North* *North*
Proposed 31.14
R4 Residential WC W6 Existing 34.96 0.86 YES *North* *North*
Proposed 30.32
R8 Residential WC W11 Existing 37.57 0.83 YES *North* *North*
Proposed 31.29
R9 Residential WC W12 Existing 37.83 0.83 YES *North* *North*
Proposed 31.46
R10 Residential Bedroom W13 Existing 37.96 0.83 YES *North* *North*
Proposed 31.57
W14 Existing 38.06 0.83 YES *North* *North*
Proposed 31.80
R11 Residential Bedroom W15 Existing 22.56 0.98 YES *North* *North*
Proposed 22.32
R12 Residential Bedroom W16 Existing 20.47 0.99 YES *North* *North*
Proposed 20.29
R13 Residential WC W17 Existing 16.55 0.99 YES *North* *North*
Proposed 16.40
R16 Residential Bedroom W20 Existing 9.43 0.93 YES 11 1.00 YES 3 1.00 YES
Proposed 8.84 11 3
R17 Residential Bedroom W21 Existing 13.87 0.99 YES 22 1.00 YES 6 1.00 YES
Proposed 13.86 22 6
R18 Residential Bedroom W22 Existing 23.81 0.94 YES 44 0.97 YES 12 0.91 YES
Proposed 22.57 43 11
R19 Residential Bedroom W23 Existing 37.72 0.87 YES *North* *North*
Proposed 32.90
W24 Existing 37.36 0.87 YES *North* *North*
Proposed 32.62
R20 Residential WC W25 Existing 35.51 0.87 YES *North* *North*
Proposed 30.99
Project Name: Jockey Street, Swansea
Project No.: 17-02955
Report Title: VSC & APSH Results
Date of Analysis: September 2017
Floor Ref. Room Ref. Property Type
Known /
Assumed Room
Use.
Window
Ref.VSC Pr/Ex
Meets BRE
Criteria
Within
10%?Annual Pr/Ex
Meets BRE
CriteriaWinter Pr/Ex
Meets BRE
Criteria
Third R1 Residential Bedroom W1 Existing 35.66 0.90 YES *North* *North*
Proposed 32.42
W2 Existing 33.79 0.90 YES *North* *North*
Proposed 30.53
R2 Residential Bedroom W3 Existing 30.90 0.88 YES *North* *North*
Proposed 27.39
R3 Residential Bedroom W4 Existing 31.26 0.88 YES *North* *North*
Proposed 27.65
R4 Residential WC W5 Existing 31.48 0.88 YES *North* *North*
Proposed 27.84
R8 Residential WC W10 Existing 33.29 0.86 YES *North* *North*
Proposed 28.83
R9 Residential WC W11 Existing 34.73 0.86 YES *North* *North*
Proposed 30.17
R10 Residential Bedroom W12 Existing 35.67 0.86 YES *North* *North*
Proposed 30.96
W13 Existing 35.70 0.86 YES *North* *North*
Proposed 31.02
R11 Residential Bedroom W14 Existing 27.40 0.99 YES *North* *North*
Proposed 27.26
R12 Residential Bedroom W15 Existing 23.24 0.99 YES *North* *North*
Proposed 23.11
R13 Residential WC W16 Existing 20.97 0.99 YES *North* *North*
Proposed 20.89
R16 Residential Bedroom W19 Existing 11.80 0.96 YES 9 1.00 YES 5 1.00 YES
Proposed 11.41 9 5
R17 Residential Bedroom W20 Existing 17.59 1.00 YES 21 1.00 YES 14 1.00 YES
Proposed 17.59 21 14
R18 Residential Bedroom W21 Existing 30.89 0.97 YES 47 0.97 YES 19 0.94 YES
Proposed 29.99 46 18
R19 Residential Bedroom W22 Existing 34.84 0.88 YES *North* *North*
Proposed 30.87
W23 Existing 34.79 0.88 YES *North* *North*
Proposed 30.88
R20 Residential WC W24 Existing 33.35 0.88 YES *North* *North*
Proposed 29.61
Appendix 3
DAYLIGHT DISTRIBUTION RESULTS
Project Name: Jockey Street, Swansea
Project No.: 17-02955
Report Title: DD Results
Date of Analysis: September 2017
Floor Ref. Room Ref. Property TypeKnown / Assumed
Room Use.
Room
Area
Lit Area
Existing
Lit Area
ProposedPr/Ex
Meets BRE
Criteria
Within
10%?
Ground R1 Residential Living Room Area m2 13.21 12.22 12.22
% of room 93% 93% 0.99 YES
R2 Residential Bedroom Area m2 6.78 6.26 6.26
% of room 92% 92% 1.00 YES
First R1 Residential Living Room Area m2 13.21 12.40 12.40
% of room 94% 94% 0.99 YES
R2 Residential Bedroom Area m2 6.78 6.40 6.40
% of room 94% 94% 1.00 YES
R3 Residential Bedroom Area m2 5.08 3.43 3.43
% of room 67% 67% 1.00 YES
Second R1 Residential Living Room Area m2 13.21 12.34 12.34
% of room 93% 93% 0.99 YES
R2 Residential Bedroom Area m2 6.78 6.35 6.35
% of room 94% 94% 1.00 YES
R3 Residential Bedroom Area m2 5.08 3.82 3.82
% of room 75% 75% 1.00 YES
Ground R1 Residential Bedroom Area m2 16.79 14.60 14.57
% of room 87% 87% 0.99 YES
R5 Residential WC Area m2 5.69 5.50 4.08
% of room 97% 72% 0.74 NO YES
R6 Residential WC Area m2 5.69 5.51 4.01
% of room 97% 70% 0.72 NO YES
R7 Residential Bedroom Area m2 15.58 15.28 12.84
% of room 98% 82% 0.83 YES
R8 Residential Bedroom Area m2 6.17 2.91 2.91
% of room 47% 47% 1.00 YES
R9 Residential Bedroom Area m2 4.94 1.45 1.45
% of room 29% 29% 1.00 YES
R10 Residential WC Area m2 3.44 0.86 0.86
% of room 25% 25% 1.00 YES
R13 Residential Bedroom Area m2 10.34 1.70 1.70
% of room 16% 16% 0.99 YES
R14 Residential Bedroom Area m2 5.47 1.92 1.92
% of room 35% 35% 0.99 YES
R15 Residential Bedroom Area m2 12.18 11.92 10.37
% of room 98% 85% 0.86 YES
R16 Residential Unknown Area m2 4.12 3.68 3.68
% of room 89% 89% 0.99 YES
First R1 Residential Bedroom Area m2 16.79 15.88 15.88
% of room 95% 95% 0.99 YES
R2 Residential Bedroom Area m2 6.96 6.51 6.51
% of room 93% 93% 1.00 YES
R3 Residential Bedroom Area m2 5.37 4.81 4.81
% of room 90% 90% 0.99 YES
R4 Residential WC Area m2 3.72 3.00 3.00
% of room 81% 81% 0.99 YES
R8 Residential WC Area m2 5.69 5.45 5.26
% of room 96% 92% 0.96 YES
R9 Residential Bedroom Area m2 5.69 5.46 5.22
% of room 96% 92% 0.95 YES
R10 Residential Bedroom Area m2 15.58 15.28 15.28
% of room 98% 98% 0.99 YES
R11 Residential Bedroom Area m2 6.17 3.76 3.76
% of room 61% 61% 1.00 YES
Ty Gwenllian
Bethesda Court
Project Name: Jockey Street, Swansea
Project No.: 17-02955
Report Title: DD Results
Date of Analysis: September 2017
Floor Ref. Room Ref. Property TypeKnown / Assumed
Room Use.
Room
Area
Lit Area
Existing
Lit Area
ProposedPr/Ex
Meets BRE
Criteria
Within
10%?
R12 Residential Bedroom Area m2 4.94 2.68 2.68
% of room 54% 54% 1.00 YES
R13 Residential WC Area m2 3.44 1.77 1.77
% of room 51% 51% 1.00 YES
R16 Residential Bedroom Area m2 8.53 1.85 1.85
% of room 22% 22% 0.99 YES
R17 Residential Bedroom Area m2 10.34 3.29 3.29
% of room 32% 32% 1.00 YES
R18 Residential Bedroom Area m2 5.47 3.28 3.28
% of room 60% 60% 0.99 YES
R19 Residential Bedroom Area m2 12.18 11.94 11.53
% of room 98% 95% 0.96 YES
R20 Residential WC Area m2 4.12 3.66 3.66
% of room 89% 89% 0.99 YES
Second R1 Residential Bedroom Area m2 25.69 25.53 25.19
% of room 99% 98% 0.98 YES
R2 Residential Bedroom Area m2 6.96 6.52 6.52
% of room 94% 94% 1.00 YES
R3 Residential Bedroom Area m2 5.37 4.81 4.81
% of room 90% 90% 1.00 YES
R4 Residential WC Area m2 3.72 3.12 3.12
% of room 84% 84% 1.00 YES
R8 Residential WC Area m2 5.69 5.47 5.46
% of room 96% 96% 0.99 YES
R9 Residential WC Area m2 5.69 5.49 5.45
% of room 96% 96% 0.99 YES
R10 Residential Bedroom Area m2 15.58 15.28 15.28
% of room 98% 98% 0.99 YES
R11 Residential Bedroom Area m2 6.17 5.41 5.41
% of room 88% 88% 1.00 YES
R12 Residential Bedroom Area m2 4.94 4.75 4.75
% of room 96% 96% 1.00 YES
R13 Residential WC Area m2 3.44 2.93 2.93
% of room 85% 85% 1.00 YES
R16 Residential Bedroom Area m2 8.53 2.93 2.93
% of room 34% 34% 0.99 YES
R17 Residential Bedroom Area m2 10.34 6.40 6.40
% of room 62% 62% 1.00 YES
R18 Residential Bedroom Area m2 5.47 4.47 4.47
% of room 82% 82% 0.99 YES
R19 Residential Bedroom Area m2 12.18 11.94 11.94
% of room 98% 98% 0.99 YES
R20 Residential WC Area m2 4.12 3.74 3.74
% of room 91% 91% 1.00 YES
Third R1 Residential Bedroom Area m2 16.79 16.58 16.58
% of room 99% 99% 0.99 YES
R2 Residential Bedroom Area m2 6.96 6.39 6.39
% of room 92% 92% 1.00 YES
R3 Residential Bedroom Area m2 5.37 4.74 4.74
% of room 88% 88% 1.00 YES
R4 Residential WC Area m2 3.72 3.12 3.12
% of room 84% 84% 1.00 YES
R8 Residential WC Area m2 5.69 5.42 5.40
% of room 95% 95% 0.99 YES
R9 Residential WC Area m2 5.69 5.42 5.39
% of room 95% 95% 0.99 YES
R10 Residential Bedroom Area m2 15.58 15.29 15.29
% of room 98% 98% 0.99 YES
R11 Residential Bedroom Area m2 6.17 5.97 5.97
% of room 97% 97% 1.00 YES
R12 Residential Bedroom Area m2 4.94 4.76 4.76
% of room 96% 96% 1.00 YES
R13 Residential WC Area m2 3.44 3.24 3.24
% of room 94% 94% 1.00 YES
Project Name: Jockey Street, Swansea
Project No.: 17-02955
Report Title: DD Results
Date of Analysis: September 2017
Floor Ref. Room Ref. Property TypeKnown / Assumed
Room Use.
Room
Area
Lit Area
Existing
Lit Area
ProposedPr/Ex
Meets BRE
Criteria
Within
10%?
R16 Residential Bedroom Area m2 8.53 3.99 3.99
% of room 47% 47% 1.00 YES
R17 Residential Bedroom Area m2 10.34 9.88 9.88
% of room 96% 96% 1.00 YES
R18 Residential Bedroom Area m2 5.47 4.72 4.72
% of room 86% 86% 0.99 YES
R19 Residential Bedroom Area m2 12.18 11.94 11.94
% of room 98% 98% 0.99 YES
R20 Residential WC Area m2 4.12 3.66 3.66
% of room 89% 89% 1.00 YES
Appendix 4
DAYLIGHT DISTRIBUTION CONTOUR DRAWINGS
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Jockey Street,Swansea, SA1.
Daylight DistributionContours
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-07
01
007
Ground Floor
Ty Gwenllian
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
01
007
First Floor
Ty Gwenllian
KEY
Existing No Sky Area
Proposed No Sky Area
Area of Loss/Gain
Room Area (Assumed Layout)
Room Area (Measured Layout)
01
007
Second Floor
Ty Gwenllian
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Jockey Street,Swansea, SA1.
Daylight DistributionContours
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-08
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
KEY
Existing No Sky Area
Proposed No Sky Area
Area of Loss/Gain
Room Area (Assumed Layout)
Room Area (Measured Layout)
01
008
Ground Floor
Bethesda Court
01
008
First Floor
Bethesda Court
01
008
Second Floor
Bethesda Court
Client
Job Title
Drawing Title
Kevin DemirciProperties Limited
Jockey Street,Swansea, SA1.
Daylight DistributionContours
Scale Date DrawnRAKSEPTEMBER
2017 NTS
55 Spring Gardens,
MANCHESTER M2 2BY
Tel: 0870 777 6292 www.rapleys.com
17-02955-01-09
Analysis
Produced using Waldram Tools
MBS Survey Software Ltd (www.surveymbs.com)
Existing Model & Surrounding Model
Models derived from 3d terrestrial laser scan survey pointcloud.
Internal room layouts derived from pointcloud wherever possible.
All other room information is assumed or from plans.
Supplemented with site photography, Bing maps and Google
Streetmaps.
Plans:
79 Prince of Wales Road
2013_0774-PROPOSED_FLOOR_PLANS-82886.pdf
Proposed Model
Models derived from supplied 3d data, received 20.09.2017
Ref. 6019 Site Model 14 09 2017.skp.
Fitted using supplied 2d data, received 20.09.2017
Ref.1-4 floor plan.dwg & proposed section -.pdf.
KEY
Existing No Sky Area
Proposed No Sky Area
Area of Loss/Gain
Room Area (Assumed Layout)
Room Area (Measured Layout)
01
009
Third Floor
Bethesda Court