Syntegra Consulting provides a unique and bespoke service related to Daylight/Sunlight/Overshadowing reports called Maximum Envelope Analysis.
This helps us when advising on the massing available to maximise your GEA* to which a building can be built without obstructing daylight and sunlight to surrounding properties.
*GEA: Gross External Area
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Answer: A Maximum Envelope Analysis, also called a development envelope study or massing study, determines the largest building volume that can be accommodated on a site without causing unacceptable impacts on neighbouring properties in terms of daylight, sunlight, overshadowing and rights of light. It uses 3D modelling to test alternative heights and massing against BRE 209 criteria and, where relevant, rights of light thresholds.
The analysis is typically undertaken at feasibility or concept stage to inform site acquisition, development appraisals and the architectural brief.
Answer: Daylight and sunlight impacts on neighbours are one of the most common reasons for objections, design changes and refusals in urban areas. Establishing the acceptable envelope before design work begins allows developers to understand the realistic capacity of a site, avoid abortive design, price land accurately and present a scheme that planning officers can support. It also identifies where rights of light risks may constrain the massing.
Answer: The consultant builds a 3D model of the site and surrounding buildings, identifies neighbouring windows and amenity spaces, and iteratively tests building envelopes to establish the massing that keeps Vertical Sky Component, No Sky Line, Annual Probable Sunlight Hours and overshadowing within BRE guideline values or acceptable departures. Where rights of light are relevant, the Waldram method is used to test the envelope against the legal thresholds.
Answer: The output is typically a set of 3D envelope models, sections and plans showing the maximum permissible massing, together with a report explaining the constraints, the neighbouring receptors that limit development and the trade-offs between different options. The envelope can be provided in CAD or BIM formats for the architect to design within.
Answer: The envelope study informs the design, while the full Daylight and Sunlight Assessment tests the final proposed scheme for the planning application. Designing within an established envelope greatly increases the likelihood that the final assessment will demonstrate compliance and reduces the risk of late redesign. The two studies are usually commissioned from the same consultant to ensure consistency.
Answer: Syntegra Group provides development envelope and massing studies, daylight and sunlight assessments and rights of light consultancy for developers, architects and investors across the UK. Our consultants use recognised BRE methodologies and advanced 3D modelling to establish deliverable envelopes at feasibility stage, and we carry the analysis through to the planning-stage assessment to give clients certainty and continuity.
