PRIVACY AND OVERLOOKING no overlooking potential overlooking some overlooking DAYLIGHT AND SUNLIGHT full daylight and sunlight occasional overshadowing some overshadowing
Chapter 11 I Placemaking and Managing Development
110 Source: Cork City Urban Density, Building Height and Tall Building Study.
Daylight Sunlight and Overshadowing (DSO) 11.95 Achieving urban densities that are higher than 40 dph (a suburban density threshold) will result in a degree of reduction in the amount of daylight and sunlight that homes can expect. 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. Daylight, Sunlight and Overshadowing (DSO) assessment, utilising best practice tools, should be scoped and agreed with the Planning Authority prior to application 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.
11.96 In this regard, and in order to maximise available light, glazing to all habitable rooms should generally not be less than 20% of the wall area of any habitable room. Development shall be guided by the principles of ‘Site Layout Planning for Daylight and Sunlight, A guide to good practice’ (Building Research Establishment Report, 2011) and any updated guidance. 11.97 A daylight analysis will be required for all proposed developments of more than 50 units and in relation to smaller applications where there are impacts on habitable rooms and the nature of the impact is not clear (e.g. if simple rules of thumb cannot be effectively applied to determine daylight levels on adjacent properties). 11.98 It is very important that DSO assessment is clearly set out to aid the planning assessment and is legible to non-technical people. To this end assessments should include an assessment of the scheme utilising best practice tools, such as BRE guide ‘Site Layout Planning for Daylight and Sunlight’ (2nd edition) or BS 8206-2: 2008 – ‘Lighting for Buildings – Part 2: Code of Practice for Daylighting’ to satisfy minimum standards of daylight provision. In doing this it is very important that all measures of daylight (Vertical Sky Component, Average Daylight Factor and No Skyline) and sunlight (annual probable sunlight hours) are assessed in order to avoid presenting a partial, or biased, analysis of performance.
11.99 Assessments should clearly:
1. Assess the DSO levels of the scheme itself; 2. Define appropriate case studies in relation to housing typologies impacted by the development and their DSO performance in relation to approved schemes; 3. Assess the DSO levels of the buildings and spaces impacted by the scheme;
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Cork City Development Plan 2022-2028 I Volume 1
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