Chapter 11 I Placemaking and Managing Development
100 - 200 dph
This rule-of-thumb was derived from the Parker Morris Standards of 1919 and was intended to provide adequate privacy for people to enjoy their back gardens. Best practice has since evolved, and lesser separation distances are often appropriate, particularly in an urban context, subject to design solutions and site-specific context. All development proposals will be required to demonstrate that they have been designed to avoid overlooking. 11.102 There are no minimum separation distances for front and street-facing elevations, and distances will generally be derived by the street typology. 11.103 Proposals for apartment developments and those over three storeys high, shall provide for acceptable separation distances between blocks to avoid negative effects. 11.104 Overbearance in a planning context is the extent to which a development impacts upon the outlook of the main habitable room in a home or the garden, yard or private open space servicing a home. In established residential developments any significant changes to established context must be considered. Relocation or reduction in building bulk and height may be considered as measures to ameliorate overbearance. 11.105 Overlooking may be overcome by a multitude of design tools, such as: 1. Building configurations (bulk and massing); 2. Elevational design / window placement; 3. Using oblique windows; 4. Using architectural features; 5. Landscape and boundary treatments.
4. Provide drawings and schedules within the assessment that enable the performance of individual rooms to be legible, including identification of the room type and any other mitigating factors (e.g. balconies / trees). Schedules should clearly include the numerical performance and colour code the results to enable relative performance to be legible (i.e. values, room type, habitable room / non- habitable rooms, numerical category and pass/ fail). The room types of impacted dwellings should always be identified;
The table below shows how the relationship between developments at different housing densities and the range of planning standards relevant to new developments will need to vary as densities increase. Whilst new developments of all densities will need to be assessed against all relevant planning policies and standards, it might be appropriate to apply standards more flexibly as densities increase.
5. Provide an overview of the assessment that clearly set out the performance of the application scheme itself, including any mitigating circumstances; 6. Provide an overview of the impacts of the DPH
0 - 10 10 - 25 25 - 40 40 - 70 70 - 100 100 - 200 200 - 400 400 - 600
scheme on surrounding buildings / homes and their constituent rooms, including any mitigating circumstances and clearly indicate any factors not calculated (e.g. trees); 7. In any assessment impacts should be illustrated in relation to the baseline and the cumulative impacts of schemes benefitting from planning permission “committed schemes”). HOUSING MIX detached semi-detached mews short terrace rows terraced townhouses maisonettes / duplex Separation, Overlooking and Overbearance AMENITY SPACE large front and back garden large back garden small garden/terrace large balcony /roof terrace small balcony communal garden space communal roof terrace 11.100 Privacy and overlooking are important for quality of life. Levels of privacy will gradually diminish as urban densities increase above 25 dph. This will be taken into account in assessing planning applications. 11.101 Traditionally a minimum separation distance of 22m between the rear elevations of buildings was required to provide sufficient privacy and avoid overlooking of back gardens. dedicated communal car park dedicated podium level parking dedicated underground parking no parking / support car club low-mid rise apartments mid-high rise apartments PARKING PROVISION 2+ parking spaces on the property 1 parking space on the property on street car parking
PRIVACY AND OVERLOOKING no overlooking potential overlooking some overlooking DAYLIGHT AND SUNLIGHT full daylight and sunlight occasional overshadowing some overshadowing
Source: Cork City Urban Density, Building Height and Tall Building Study.
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Cork City Development Plan 2022-2028 I Volume 1
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