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BEAM P
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ERSION
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9 N
EIGHBOURHOOD
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AYLIGHT
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CCESS
Copyright © 2012 BEAM Society Limited. All rights reserved.
Page 49
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LANNING AND
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ESIGN
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E
XCLUSIONS
Buildings where daylight is of no value to neighbouring properties.
O
BJECTIVE
Encourage building development which is sensitive to the needs of
neighbours in respect of preserving daylight and views.
C
REDITS ATTAINABLE
1
P
REREQUISITES
Compliance with Building (Planning) Regulation (CAP 123F) Regulation
37.
C
REDIT REQUIREMENT
1 credit for designs for which the access to daylight of neighbouring
sensitive buildings is maintained to the prescribed level.
A
SSESSMENT
Neighbouring buildings, both existing and planned, shall be assessed to
determine the value of daylight (and to some extent sunlight) to sensitive
buildings. Assessment shall be by appropriate computer and/or physical
modelling.
Sensitive building is defined as follow:
(i)
residential buildings;
(ii)
non-residential buildings:
-
premises that requires daylight to enhance the lighting
environment for the occupants to perform tasks, such as offices
and schools;
-
premises that require daylight for energy saving and an
improved environment for the transient stage of occupation,
such as the circulation area of shopping centers and indoor
games halls; and
-
premises that require daylight primarily for view, such as hotels
and hospitals.
The Client shall submit a report prepared by a suitably qualified person
containing a comprehensive analysis (calculations and drawings) that
qualifies and quantifies the extent to which the building development will
impact on the sensitive neighbouring buildings in respect of access to
daylight.
Change in the access to daylight may be objectively assessed in terms
of the change in Vertical Daylight Factor (VDF) on the facades of
sensitive receivers, or change in viewing angle, whichever is deemed
most appropriate.
Where the VDF on the facade of the lowest floor of the sensitive receiver
most affected is either unchanged or is no less than 12%, or the viewing
angle is reduced by less than 5%, the credit shall be awarded.
B
ACKGROUND
Tall buildings can cause substantial overshadowing of neighbouring
developments and amenities, affecting both direct and indirect sunlight
and light from the sky. The profile of a building and its layout with respect
to neighbouring buildings impacts on beneficial views, such as to the
harbour or to mountains and open spaces, as well as affecting natural
breezeways around the development.
The impact of a new building on all existing or planned neighbouring
buildings where daylight and sunlight is of value, such as residential
buildings, hospitals, schools, etc should be assessed. Wherever possible
the access to these beneficial natural elements should be safeguarded.
This issue reinforces the concept of ‘good neighbour buildings’.