PROPOSED STUDENT ACCOMMODATION DEVELOPMENT AT JOCKEY STREET SWANSEA WALES SA1 1NS

Transcription

1 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: Clifton Heights, Triangle West, Bristol BS8 1EJ rapleys.com LONDON BIRMINGHAM BRISTOL EDINBURGH HUNTINGDON MANCHESTER

2 Contents 1 Executive Summary Introduction Basis of Assessment Daylight & Sunlight Amenity Findings of the Analysis Ty Gwenllian Bethesda Court Conclusions Appendices Appendix 1 Appendix 2 Appendix 3 Appendix 4 Identification Drawings Daylight & Sunlight VSC & APSH Results Daylight Distribution Results Daylight Distribution Contour Drawings RAPLEYS LLP 1 Daylight & Sunlight Amenity Study Report Version 1

3 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. RAPLEYS LLP 2 Daylight & Sunlight Amenity Study Report Version 1

4 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 dan.tapscott@rapleys.com Signature Checked by Dan Tapscott Dan Tapscott (Sep 25, 2017) Balvinder Sagoo BSc (Hons) MRICS balvinder.sagoo@rapleys.com Signature Balvinder Sagoo Balvinder Sagoo (Sep 25, 2017) FOR AND ON BEHALF OF RAPLEYS LLP SEPTEMBER 2017 RAPLEYS LLP 3 Daylight & Sunlight Amenity Study Report Version 1

5 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 on 19 September 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 subconsultant and the survey area for their scan was determined following our site inspection. RAPLEYS LLP 4 Daylight & Sunlight Amenity Study Report Version 1

6 3.9 Internal room layout information has been obtained by the laser scan and is based upon the experience of our design analysts Details of the proposals forwarded by the design team were incorporated into a 3D AutoCAD model 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 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. RAPLEYS LLP 5 Daylight & Sunlight Amenity Study Report Version 1

7 4 DAYLIGHT & SUNLIGHT AMENITY PLANNING GUIDANCE 4.1 The Local Development Plan identified as being relevant to our review is Swansea Local Development Plan : Deposit Plan July 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 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 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. RAPLEYS LLP 6 Daylight & Sunlight Amenity Study Report Version 1

8 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 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 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) 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. RAPLEYS LLP 7 Daylight & Sunlight Amenity Study Report Version 1

9 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 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. RAPLEYS LLP 8 Daylight & Sunlight Amenity Study Report Version 1

10 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. RAPLEYS LLP 9 Daylight & Sunlight Amenity Study Report Version 1

11 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 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. RAPLEYS LLP 10 Daylight & Sunlight Amenity Study Report Version 1

12 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. RAPLEYS LLP 11 Daylight & Sunlight Amenity Study Report Version 1

13 Appendix 1 IDENTIFICATION DRAWINGS

14 Analysis 79 Produced using Waldram Tools MBS Survey Software Ltd ( Existing Model & Surrounding Model Models derived from 3d terrestrial laser scan survey pointcloud. Ty Gwenllian 1 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 pdf Proposed Model Bethesda Street Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. High Street Palace Theatre Prince of Wales Road John Street Friendship House Dance Studio Bethesda Court Jockey Street Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Drawing Title Existing Site Plan Scale Date Drawn NTS SEPTEMBER RAK Site Plan Ty Bryn Glas 55 Spring Gardens, MANCHESTER M2 2BY Tel:

15 Analysis 79 Produced using Waldram Tools MBS Survey Software Ltd ( Existing Model & Surrounding Model Models derived from 3d terrestrial laser scan survey pointcloud. Ty Gwenllian 1 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 pdf Proposed Model Bethesda Street Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. High Street Palace Theatre Prince of Wales Road John Street Friendship House Dance Studio Bethesda Court Jockey Street Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Drawing Title Proposed Site Plan Scale Date Drawn NTS SEPTEMBER RAK Site Plan Ty Bryn Glas 55 Spring Gardens, MANCHESTER M2 2BY Tel:

16 Palace Theatre Ty Gwenllian Analysis Produced using Waldram Tools MBS Survey Software Ltd ( 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 pdf Proposed Model High Street Bethesda Court Prince of Wales Road Friendship House 79 Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. 1 Bethesda Street Ty Bryn Glas Jockey Street Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Drawing Title Existing 3d View Looking Northwest. Scale Date Drawn NTS SEPTEMBER RAK d View 55 Spring Gardens, MANCHESTER M2 2BY Tel:

17 Palace Theatre Ty Gwenllian Analysis Produced using Waldram Tools MBS Survey Software Ltd ( 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 pdf Proposed Model High Street Bethesda Court Prince of Wales Road Friendship House 79 Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. 1 Bethesda Street Ty Bryn Glas Jockey Street Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Drawing Title Proposed 3d View Looking Northwest. Scale Date Drawn NTS SEPTEMBER RAK d View 55 Spring Gardens, MANCHESTER M2 2BY Tel:

18 Analysis Produced using Waldram Tools MBS Survey Software Ltd ( 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 pdf Proposed Model Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. Ty Bryn Glas Bethesda Street 1 79 Dance Studio Friendship House Bethesda Court Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Palace Theatre Drawing Title Existing 3d View Looking Southeast. Prince of Wales Road Scale Date Drawn NTS SEPTEMBER RAK d View Ty Gwenllian High Street 55 Spring Gardens, MANCHESTER M2 2BY Tel:

19 Analysis Produced using Waldram Tools MBS Survey Software Ltd ( 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 pdf Proposed Model Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. Ty Bryn Glas Bethesda Street 1 79 Dance Studio Friendship House Bethesda Court Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Palace Theatre Drawing Title Proposed 3d View Looking Southeast. Prince of Wales Road Scale Date Drawn NTS SEPTEMBER RAK d View Ty Gwenllian High Street 55 Spring Gardens, MANCHESTER M2 2BY Tel:

20 Appendix 2 DAYLIGHT & SUNLIGHT VSC & APSH RESULTS

21 Project Name: Jockey Street, Swansea Project No.: 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 Criteria Winter Pr/Ex Meets BRE Criteria Ty Gwenllian Ground R1 Residential Living Room W1 Existing YES YES YES Proposed R2 Residential Bedroom W2 Existing YES YES YES Proposed First R1 Residential Living Room W1 Existing YES YES YES Proposed R2 Residential Bedroom W2 Existing YES YES YES Proposed R3 Residential Bedroom W3 Existing YES YES YES Proposed Second R1 Residential Living Room W1 Existing YES YES YES Proposed R2 Residential Bedroom W2 Existing YES YES YES Proposed R3 Residential Bedroom W3 Existing YES YES YES Proposed Bethesda Court Ground R1 Residential Bedroom W1 Existing YES *North* *North* Proposed W2 Existing YES *North* *North* Proposed R5 Residential WC W6 Existing NO YES *North* *North* Proposed R6 Residential WC W7 Existing NO YES *North* *North* Proposed R7 Residential Bedroom W8 Existing NO YES *North* *North* Proposed W9 Existing NO YES *North* *North* Proposed R8 Residential Bedroom W10 Existing YES *North* *North* Proposed R9 Residential Bedroom W11 Existing YES *North* *North* Proposed 9.55 R10 Residential WC W12 Existing YES *North* *North* Proposed 7.47 R13 Residential Bedroom W18 Existing YES YES YES Proposed

22 Project Name: Jockey Street, Swansea Project No.: 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 Criteria Winter Pr/Ex Meets BRE Criteria R14 Residential Bedroom W19 Existing YES YES NO Proposed R15 Residential Bedroom W20 Existing YES *North* *North* Proposed W21 Existing YES *North* *North* Proposed R16 Residential WC W22 Existing YES *North* *North* Proposed First R1 Residential Bedroom W1 Existing YES *North* *North* Proposed W2 Existing YES *North* *North* Proposed R2 Residential Bedroom W3 Existing YES *North* *North* Proposed R3 Residential Bedroom W4 Existing YES *North* *North* Proposed R4 Residential WC W5 Existing YES *North* *North* Proposed R8 Residential WC W10 Existing YES *North* *North* Proposed R9 Residential WC W11 Existing YES *North* *North* Proposed R10 Residential Bedroom W12 Existing YES *North* *North* Proposed W13 Existing YES *North* *North* Proposed R11 Residential Bedroom W14 Existing YES *North* *North* Proposed R12 Residential Bedroom W15 Existing YES *North* *North* Proposed R13 Residential WC W16 Existing YES *North* *North* Proposed R16 Residential Bedroom W19 Existing YES YES YES Proposed R17 Residential Bedroom W20 Existing YES YES YES Proposed R18 Residential Bedroom W21 Existing YES YES NO Proposed R19 Residential Bedroom W22 Existing YES *North* *North* Proposed W23 Existing YES *North* *North* Proposed 29.29

23 Project Name: Jockey Street, Swansea Project No.: 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 Criteria Winter Pr/Ex Meets BRE Criteria R20 Residential WC W24 Existing YES *North* *North* Proposed Second R1 Residential Bedroom W1 Existing YES YES YES Proposed W2 Existing YES *North* *North* Proposed W3 Existing YES *North* *North* Proposed R2 Residential Bedroom W4 Existing YES *North* *North* Proposed R3 Residential Bedroom W5 Existing YES *North* *North* Proposed R4 Residential WC W6 Existing YES *North* *North* Proposed R8 Residential WC W11 Existing YES *North* *North* Proposed R9 Residential WC W12 Existing YES *North* *North* Proposed R10 Residential Bedroom W13 Existing YES *North* *North* Proposed W14 Existing YES *North* *North* Proposed R11 Residential Bedroom W15 Existing YES *North* *North* Proposed R12 Residential Bedroom W16 Existing YES *North* *North* Proposed R13 Residential WC W17 Existing YES *North* *North* Proposed R16 Residential Bedroom W20 Existing YES YES YES Proposed R17 Residential Bedroom W21 Existing YES YES YES Proposed R18 Residential Bedroom W22 Existing YES YES YES Proposed R19 Residential Bedroom W23 Existing YES *North* *North* Proposed W24 Existing YES *North* *North* Proposed R20 Residential WC W25 Existing YES *North* *North* Proposed 30.99

24 Project Name: Jockey Street, Swansea Project No.: 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 Criteria Winter Pr/Ex Meets BRE Criteria Third R1 Residential Bedroom W1 Existing YES *North* *North* Proposed W2 Existing YES *North* *North* Proposed R2 Residential Bedroom W3 Existing YES *North* *North* Proposed R3 Residential Bedroom W4 Existing YES *North* *North* Proposed R4 Residential WC W5 Existing YES *North* *North* Proposed R8 Residential WC W10 Existing YES *North* *North* Proposed R9 Residential WC W11 Existing YES *North* *North* Proposed R10 Residential Bedroom W12 Existing YES *North* *North* Proposed W13 Existing YES *North* *North* Proposed R11 Residential Bedroom W14 Existing YES *North* *North* Proposed R12 Residential Bedroom W15 Existing YES *North* *North* Proposed R13 Residential WC W16 Existing YES *North* *North* Proposed R16 Residential Bedroom W19 Existing YES YES YES Proposed R17 Residential Bedroom W20 Existing YES YES YES Proposed R18 Residential Bedroom W21 Existing YES YES YES Proposed R19 Residential Bedroom W22 Existing YES *North* *North* Proposed W23 Existing YES *North* *North* Proposed R20 Residential WC W24 Existing YES *North* *North* Proposed 29.61

25 Appendix 3 DAYLIGHT DISTRIBUTION RESULTS

26 Project Name: Jockey Street, Swansea Project No.: Report Title: DD Results Date of Analysis: September 2017 Floor Ref. Room Ref. Property Type Known / Assumed Room Use. Room Area Lit Area Existing Lit Area Proposed Pr/Ex Meets BRE Criteria Within 10%? Ty Gwenllian Ground R1 Residential Living Room Area m % of room 93% 93% 0.99 YES R2 Residential Bedroom Area m % of room 92% 92% 1.00 YES First R1 Residential Living Room Area m % of room 94% 94% 0.99 YES R2 Residential Bedroom Area m % of room 94% 94% 1.00 YES R3 Residential Bedroom Area m % of room 67% 67% 1.00 YES Second R1 Residential Living Room Area m % of room 93% 93% 0.99 YES R2 Residential Bedroom Area m % of room 94% 94% 1.00 YES R3 Residential Bedroom Area m % of room 75% 75% 1.00 YES Bethesda Court Ground R1 Residential Bedroom Area m % of room 87% 87% 0.99 YES R5 Residential WC Area m % of room 97% 72% 0.74 NO YES R6 Residential WC Area m % of room 97% 70% 0.72 NO YES R7 Residential Bedroom Area m % of room 98% 82% 0.83 YES R8 Residential Bedroom Area m % of room 47% 47% 1.00 YES R9 Residential Bedroom Area m % of room 29% 29% 1.00 YES R10 Residential WC Area m % of room 25% 25% 1.00 YES R13 Residential Bedroom Area m % of room 16% 16% 0.99 YES R14 Residential Bedroom Area m % of room 35% 35% 0.99 YES R15 Residential Bedroom Area m % of room 98% 85% 0.86 YES R16 Residential Unknown Area m % of room 89% 89% 0.99 YES First R1 Residential Bedroom Area m % of room 95% 95% 0.99 YES R2 Residential Bedroom Area m % of room 93% 93% 1.00 YES R3 Residential Bedroom Area m % of room 90% 90% 0.99 YES R4 Residential WC Area m % of room 81% 81% 0.99 YES R8 Residential WC Area m % of room 96% 92% 0.96 YES R9 Residential Bedroom Area m % of room 96% 92% 0.95 YES R10 Residential Bedroom Area m % of room 98% 98% 0.99 YES R11 Residential Bedroom Area m % of room 61% 61% 1.00 YES

27 Project Name: Jockey Street, Swansea Project No.: Report Title: DD Results Date of Analysis: September 2017 Floor Ref. Room Ref. Property Type Known / Assumed Room Use. Room Area Lit Area Existing Lit Area Proposed Pr/Ex Meets BRE Criteria Within 10%? R12 Residential Bedroom Area m % of room 54% 54% 1.00 YES R13 Residential WC Area m % of room 51% 51% 1.00 YES R16 Residential Bedroom Area m % of room 22% 22% 0.99 YES R17 Residential Bedroom Area m % of room 32% 32% 1.00 YES R18 Residential Bedroom Area m % of room 60% 60% 0.99 YES R19 Residential Bedroom Area m % of room 98% 95% 0.96 YES R20 Residential WC Area m % of room 89% 89% 0.99 YES Second R1 Residential Bedroom Area m % of room 99% 98% 0.98 YES R2 Residential Bedroom Area m % of room 94% 94% 1.00 YES R3 Residential Bedroom Area m % of room 90% 90% 1.00 YES R4 Residential WC Area m % of room 84% 84% 1.00 YES R8 Residential WC Area m % of room 96% 96% 0.99 YES R9 Residential WC Area m % of room 96% 96% 0.99 YES R10 Residential Bedroom Area m % of room 98% 98% 0.99 YES R11 Residential Bedroom Area m % of room 88% 88% 1.00 YES R12 Residential Bedroom Area m % of room 96% 96% 1.00 YES R13 Residential WC Area m % of room 85% 85% 1.00 YES R16 Residential Bedroom Area m % of room 34% 34% 0.99 YES R17 Residential Bedroom Area m % of room 62% 62% 1.00 YES R18 Residential Bedroom Area m % of room 82% 82% 0.99 YES R19 Residential Bedroom Area m % of room 98% 98% 0.99 YES R20 Residential WC Area m % of room 91% 91% 1.00 YES Third R1 Residential Bedroom Area m % of room 99% 99% 0.99 YES R2 Residential Bedroom Area m % of room 92% 92% 1.00 YES R3 Residential Bedroom Area m % of room 88% 88% 1.00 YES R4 Residential WC Area m % of room 84% 84% 1.00 YES R8 Residential WC Area m % of room 95% 95% 0.99 YES R9 Residential WC Area m % of room 95% 95% 0.99 YES R10 Residential Bedroom Area m % of room 98% 98% 0.99 YES R11 Residential Bedroom Area m % of room 97% 97% 1.00 YES R12 Residential Bedroom Area m % of room 96% 96% 1.00 YES R13 Residential WC Area m % of room 94% 94% 1.00 YES

28 Project Name: Jockey Street, Swansea Project No.: Report Title: DD Results Date of Analysis: September 2017 Floor Ref. Room Ref. Property Type Known / Assumed Room Use. Room Area Lit Area Existing Lit Area Proposed Pr/Ex Meets BRE Criteria Within 10%? R16 Residential Bedroom Area m % of room 47% 47% 1.00 YES R17 Residential Bedroom Area m % of room 96% 96% 1.00 YES R18 Residential Bedroom Area m % of room 86% 86% 0.99 YES R19 Residential Bedroom Area m % of room 98% 98% 0.99 YES R20 Residential WC Area m % of room 89% 89% 1.00 YES

29 Appendix 4 DAYLIGHT DISTRIBUTION CONTOUR DRAWINGS

30 Ground Floor Ty Gwenllian First Floor Ty Gwenllian Analysis Produced using Waldram Tools MBS Survey Software Ltd ( 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 pdf Proposed Model Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. KEY Room Area (Measured Layout) Room Area (Assumed Layout) Existing No Sky Area Proposed No Sky Area Area of Loss/Gain Second Floor Ty Gwenllian Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Drawing Title Daylight Distribution Contours Scale Date Drawn NTS SEPTEMBER RAK Spring Gardens, MANCHESTER M2 2BY Tel:

31 Ground Floor Bethesda Court First Floor Bethesda Court Second Floor Bethesda Court Analysis Produced using Waldram Tools MBS Survey Software Ltd ( 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 pdf Proposed Model Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. KEY Room Area (Measured Layout) Room Area (Assumed Layout) Existing No Sky Area Proposed No Sky Area Area of Loss/Gain Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Drawing Title Daylight Distribution Contours Scale Date Drawn NTS SEPTEMBER RAK Spring Gardens, MANCHESTER M2 2BY Tel:

32 Third Floor Bethesda Court Analysis Produced using Waldram Tools MBS Survey Software Ltd ( 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 pdf Proposed Model Models derived from supplied 3d data, received Ref Site Model skp. Fitted using supplied 2d data, received Ref.1-4 floor plan.dwg & proposed section -.pdf. KEY Room Area (Measured Layout) Room Area (Assumed Layout) Existing No Sky Area Proposed No Sky Area Area of Loss/Gain Client Kevin Demirci Properties Limited Job Title Jockey Street, Swansea, SA1. Drawing Title Daylight Distribution Contours Scale Date Drawn NTS SEPTEMBER RAK Spring Gardens, MANCHESTER M2 2BY Tel: