SEA Environmental Report for the Draft Cork City Development Plan 2022-2028
Dwelling type mix Housing Quality and Standards Objective 11.3 Housing Quality and Standards (a) High quality functional design: Housing developments should be of a high quality design and provide adequately sized rooms with comfortable and functional layouts, which are fit for purpose without differentiating between tenures. (b) Housing quality: Qualitative aspects of development are key to ensuring successful sustainable housing. Table 13.x sets out key qualitative aspects that should be addressed in the design of housing developments. (c) Dual aspect dwellings: Housing development should maximise the provision of dual aspect dwellings and normally avoid the provision of single aspect dwellings. A single aspect dwelling should only be provided where it is considered to be a more appropriate design solution than a dual aspect dwelling, and it can be demonstrated that it will have adequate passive ventilation, daylight and privacy, and avoid overheating. (d) Daylight Sunlight and Overshadowing: The design of developments should provide sufficient daylight and sunlight to new and surrounding housing that is appropriate for its context, whilst, minimising overshadowing and maximising the useability of outdoor amenity space. (e) Waste: Housing should be designed with adequate and easily accessible storage space that supports the separate collection of dry recyclables, food waste and residual waste. (f) Minimum spatial standards: Housing developments are required to meet the minimum standards defined below. Development Management Standards exist under the following headings: Qualitative design aspects to be addressed in housing developments Apartment design Quantitative Standards Qualitative Considerations in the design of apartment schemes DSO assessment, utilising best practice tools, should be scoped and agreed with the Planning Authority prior to commencement and should take into account the amenities of the proposed development, its relevant context, planning commitments, and in major development areas the likely impact on adjacent sites. Development Management Standards exist under the following headings: Separation, Overlooking and Overbearance Quantitative Standards for Houses Private space for new houses Objective 11.5 Private amenity space for Houses Houses should provide a private garden / terrace, of adequate size and proportions for the size of house proposed. The private outdoor areas should allow space for outside dining and / or clothes drying, with reasonable circulation. Private open space for houses should aim to be at least 48 sqm. However, it may be acceptable to provide a smaller area where it can be demonstrated that good quality, useable open space can be provided on site. The following factors will be material in assessing whether adequate space has been provided: (a) the density of the proposed development. (b) the context of the development in relation to the size and layout of existing residential plots and the pattern of development. (c) the orientation of the outdoor area in relation to the path of the sun. (d) the degree to which enclosure and overlooking impact on the proposed new dwellings and any neighbouring dwellings. (e) the overall shape, access to and usability of the whole space to be provided. (f) clear delineation public and private space (avoiding rear boundaries onto streets and public realm). (g) The location of the plot in relation to publicly accessible open space and the offer of that space. Purpose-Built Student Accommodation Objective 11.6 Purpose-Built Student Accommodation Planning Applications for Apartment Schemes Daylight Sunlight and Overshadowing (DSO) Objective 11.4 Daylight Sunlight and Overshadowing (DSO) All habitable rooms within new residential units shall have access to appropriate levels of natural / daylight and ventilation. Planning applications should be supported by a daylight and sunlight design strategy that sets out design objectives for the scheme itself and its context that should be included in the Design Statement. The potential impacts of the proposed development on the amenities enjoyed by adjoining properties will need to be assessed in relation to all major schemes and where separation distances are reduced below those stipulated. Cumulative impacts of committed schemes will also need to be assessed. Development proposals for purpose-built student accommodation will be assessed against the following criteria: (a) The proposed use is consistent with the land use zoning objective. (b) The proposed development provides adequate external communal space for the needs of the development, with a purpose-built student bed space being considered equivalent to a mainstream studio for the purposes of this calculation. (c) The quantum of bed spaces does not undermine the ability of Cork City Council to achieve its HNDA targets. (d) The quantum of purpose-built student accommodation development does not result in a neighbourhood with a disproportionate proportion of residents being students in order to ensure residential amenity and a balanced community. (e) The proposed development includes ancillary uses (e.g. health services / café / convenience shop /) at ground floor level in locations not served by convenient services. (f) Accommodation is provided to the quantitative standards set out in National Guidelines for student accommodation. (g) The proposed development includes internal communal facilities sufficient to meet the needs of the development. Schemes should include communal facilities appropriate to the scale of the development, including communal lounges; games rooms; bookable study rooms; gym; and TV / cinema room. (h) The proposed development includes ancillary facilities adequate to meet the needs of the development, including refuse facilities, car parking and cycle parking. (i) The building / complex is designed to minimise impacts on the surrounding area (e.g. by building noise mitigation strategies
CAAS for Cork City Council
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