Dublin City Development Plan 2022–2028 – Volume 1: Written Statement (as varied by Variations Nos. 1–11)

1. Page 611

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   Development Standards | Chapter 15 601 15.9.8 Communal Amenity Space All new apartment developments are required to provide for communal amenity space externally within a scheme for the use by residents only. Communal open space provision is in addition to any private or public open space requirements. Communal amenity spaces may comprise of courtyard spaces and linear open spaces adjacent to the development. The minimum areas for private amenity are set out in Appendix 1 and Section 4.10 to 4.12 of the Sustainable Urban Housing: Design Standards for New Apartments (2020) for details. Communal amenity space must be clearly defined and distinguished within a scheme and clearly identified as part of any planning application. The communal amenity areas should be of high landscape quality and provide for adequate daylight and sunlight access throughout the year. The communal amenity area should be functional and usable to a range of activities including, children’s play (see Section 15.8.8 for further details), passive recreation and leisurely activities such as games and exercise. Communal amenity space should be located in areas that are overlooked and passively supervised. Where ground floor balconies/terraces bound directly onto communal spaces the use of a separation strip of low level planting between the two areas will be encouraged. Regard must also be had to future maintenance of amenity spaces in order to ensure that this is commensurate with the scale of development and does not become a burden on residents. On refurbishment or infill sites of up to 0.25 ha, the communal amenity requirements may be relaxed on a case by case basis. Development proposals shall demonstrate that the communal open space: ▪ Complies with the minimum standards based on each individual unit. ▪ Will be soft and/or hard landscaped with appropriate plant species and landscaping materials such as those with good resistance to accidental damage and low maintenance characteristics. ▪ Is secure for residents and benefits from passive surveillance. ▪ Considers the needs of children in particular in terms of safety and supervision and is fully accessible to all. ▪ Achieves good sunlight penetration – see Appendix 16. ▪ Has appropriate arrangements for maintenance and management such as a conveniently accessed garden maintenance and storage area with water and drainage connections. 15.9.9 Roof Terraces Roof terraces may be provided in certain circumstances subject to an assessment of accessibility, safety and micro-climatic impacts. Roof terraces will not be permitted as the

2. Page 612

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   Development Standards | Chapter 15 602 primary form of communal amenity space but may contribute to a combination of courtyard and or linear green space. The provision of roof terraces does not circumvent the need to provide an adequate accessible ground floor residential amenity that achieves adequate sunlight and daylight levels throughout the day unless exceptional site specific conditions prevail. It must be demonstrated that roof terraces are suitable for the intended use in terms of wind comfort levels, daylight and sunlight, noise impacts and safe and secure accessibility for all users, particularly children. Roof terraces must also accommodate landscaping features such as tree planning, shrubs and outdoor seating in order to create a quality green environment. Any such planting should be of species which can thrive in low soil depth planters and when exposed to wind conditions. How such roof terraces are to be maintained and managed must also be demonstrated. See also Appendix 11 for guidance on green roofs. 15.9.10 Internal Communal Facilities Large scale developments in excess of 100 or more units are encouraged to provide for internal communal facilities for use by residents. These facilitates include laundry rooms, community or meeting rooms, management offices, co – working spaces etc. Other uses such as gyms or co-working spaces can also be provided and available to non-resident users also. The range of uses proposed should be discussed with the planning authority at pre application stage. 15.9.11 Security New apartment developments should incorporate safe and secure design principles throughout the scheme by maximising natural surveillance of all common areas, streets and parking areas. The design of the development should ensure activity along all building facades to create a sense of safety and security. The location of entrance doors and lobbies should be located in highly visible areas of the building and should be well lit and overlooked. Ground floor level apartments should be provided with a privacy strip of approximately 1.5m in order to maintain adequate security and privacy within the unit. 15.9.12 Access and Services Pedestrian and vehicular access points should be clearly identified and located in areas that are physically overlooked. Pedestrian access should cater for all users including disabled persons and the elderly. Internally within a scheme, access to each individual unit should be clearly identified and well lit through natural light where feasible.

3. Page 613

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   Development Standards | Chapter 15 603 Service ducts should be easily accessible from common circulation area to facilitate maintenance. 15.9.13 Refuse Storage Refuse storage and collection facilities should be provided in all apartment schemes. Refuse storage should be accessible to each apartment stair/ lift core and be adequately sized to cater for the projected level of waste generation, types and quantities. All applications for 30 or more apartments should be accompanied by an Operational Waste Management Plan that clearly identifies the projected quantities of waste and the proposed waste collection strategy. Refer to Appendix 7 and Policy SI29 and SI30 for further details. 15.9.14 Lifecycle Reports All residential developments should include a building lifecycle report that sets out the long term management and maintenance strategy of a scheme. The lifecycle report should include an assessment of the materials and finishes proposed, the ongoing management strategy, the protocol for maintenance and repair, the long term maintenance costs for residents and the specific measures that have been taken to effectively manage and reduce the costs for the benefit of residents. The reports should address each of the following headings: ▪ Assessment of Long Term Running and Maintenance Costs o Property / Owner Management Company and Common Areas o Service Charge Budget ▪ Measures to Manage and Reduce Costs o Treatment, Materials and Finishes o Construction Methodology o Material Specification o Landscaping o Waste Management o Human Health and Well –being o Residential Management o Energy and Carbon Emissions o Transport and Accessibility Compliance and acknowledgement of the provisions set out in the Multi-Unit Developments Act 2011 for the ownership and management of multi- unit developments should also be included.

4. Page 614

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   Development Standards | Chapter 15 604 15.9.15 Operational Management and Maintenance On-going planned maintenance ensures the longevity of architectural and landscape design, sustains and increases the value of the property and minimises the life-cycle cost of development to owners and residents. Service ducts serving two or more apartments should as far as practicable be accessible from common circulation areas to facilitate easy maintenance. The running of services overhead, particularly above the ceiling of a different unit should be avoided. To prevent demands for the installation of numerous individual satellite dishes on visible parts of the façades or roof of apartment buildings, provision should be made for locating communal or individual dishes on less visible parts of the building, such as at roof level. Ideally larger schemes will provide space for maintenance facilities such as a management room, maintenance store(s) and in some circumstances accommodation for a caretaker should be included. All apartment developments will be required to address the maintenance and management of a development to clarify the overall operational management plan for the development together with the maintenance strategy for the upkeep of the building. These plans will assist the planning authority in considering the long term contribution of the development and the strategy and objectives for the maintenance and operation of the development. 15.9.16 Microclimate – Daylight and Sunlight, Wind and Noise All apartment schemes should be accompanied by an assessment of the microclimatic impacts including daylight and sunlight, noise and wind. These assessments should outline compliance with the relevant standards and ensure a high level of residential amenity is provided both within the apartment unit and within the surrounding residential properties. 15.9.16.1 Daylight and Sunlight Good daylight and sunlight contribute to making a building energy-efficient; it reduces the need for electric lighting, while winter solar gain can reduce heating requirements. Daylight animates an interior and makes it attractive and interesting, as well as providing light to work or read by. A daylight and sunlight assessment should be provided to assess the impact of the proposed development on the surrounding properties and amenity areas outside the site boundary and assess the daylight and sunlight received within each individual unit and communal areas of a proposed scheme. A best practice guide for the assessment and methodology of Daylight and Sunlight Assessments is set out in Appendix 16.

5. Page 615

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   Development Standards | Chapter 15 605 15.9.16.2 Wind A wind assessment will be required in certain circumstances where taller buildings are proposed or where there is potential for wind tunnelling in order to analyse the pedestrian wind comfort levels received in proposed balconies, communal amenity spaces, roof gardens and at the entrance points to the scheme. The Lawson Comfort Criteria sets out an appropriate pedestrian comfort levels in a given space based on suitability for pedestrian activities. The purpose of the assessment is to clarify that the intended use of a space is suitable and to identify mitigation measures required (if any). The activities and locations can be defined as follows: Table 15-6: Activities and Locations to be considered in Wind Assessments Activity Description Locations Sitting Regular use for reading a newspaper and easting / drinking Private balconies / communal courtyards / roof terraces Standing Appropriate for bus stops, window shopping, building entrances and public amenity spaces such as parks All entrances / public open space areas Strolling General area of walking and sightseeing New streets and internal walkways Business Walking Local areas around tall buildings where people are not expected to linger City centre public streets only. All areas within a development should be at a satisfactory level to ensure maximum comfort levels for all users. 15.9.16.3 Noise Noise impact assessments are used to assess the noise levels received within a development and to identify the potential noise impact generated from a development. Acoustic privacy is a measure of sound insulation between dwellings and between external and internal spaces. All apartment developments should be designed as to ensure noise transmission between units and from external or internal communal areas is minimised. Guidance for noise reduction in building is set out in BS 8233:2014. The following principles are recommended for minimising disruption from noise in dwellings:

6. Page 616

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   Development Standards | Chapter 15 606 ▪ Utilise the site and building layout to maximise acoustic privacy by providing good building separation within the development and appropriate noise insulation measures to reduce noise transfer and vibration to neighbouring buildings and noise sources. ▪ Arrange units within the development and the internal layout to minimise noise transmission by locating busy, noisy areas next to each other and quieter areas next to quiet areas. ▪ Keep stairs, lifts, and service and circulation areas away from noise sensitive rooms like bedrooms. Particular attention should be paid to the siting and acoustic isolation of the lift motor room. Proposals close to noisy places, such as busy streets / railway lines, may need a noise impact assessment and mitigation plan. (Noise maps and Noise Action Plan are available at www.dublincity.ie). Please also refer to Section 15.18.9 – Noise which provides details on areas of the city with greater potential to be affected by noise given proximity to critical infrastructure such as Dublin Airport. 15.9.17 Separation Distances (Apartments) Traditionally a minimum distance of 22m is required between opposing first floor windows. In taller blocks, a greater separation distance may be prescribed having regard to the layout, size, and design. In certain instances, depending on orientation and location in built-up areas, reduced separation distances may be acceptable. Separation distances between buildings will be assessed on a case by case basis. In all instances where the minimum separation distances are not met, each development will be assessed on a case by case basis having regard to the specific site constraints and the ability to comply with other standards set out within this chapter in terms of residential quality and amenity. 15.9.18 Overlooking and Overbearance ‘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 service 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. Overlooking may be overcome by a variety of design tools, such as: ▪ Building configurations (bulk and massing). ▪ Elevational design / window placement. ▪ Using oblique windows.

7. Page 617

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   Development Standards | Chapter 15 607 ▪ Using architectural features. ▪ Landscape and boundary treatments. Note: Section 15.10 Build to Rent Residential Developments has been omitted under Variation No. 5 of the Dublin City Development Plan 2022-2028. Please see Appendix 19 of the Development Plan for Transitional Arrangements for Certain Development Proposals for or including Build-To-Rent. 15.11 House Developments For guidance and standards relating to ancillary residential accommodation including: residential extensions, detached habitable rooms, porches, alterations at roof level/attics/dormers /additional floors, sub-division of dwellings, ancillary family accommodation, home based economic activities and demolition and replacement dwellings see Appendix 18. 15.11.1 Floor areas Houses shall comply with the principles and standards outlined in Section 5.3: ‘Internal Layout and Space Provision’ contained in the DEHLG ‘Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes Sustaining Communities’ (2007) which can be accessed at https://www.gov.ie/en/publication/60868-quality-housingfor-sustainable-communities/ 15.11.2 Aspect, Daylight / Sunlight and Ventilation The orientation and layout of house units should maximise the use of natural daylight and sunlight as much as possible. Where feasible, the main habitable rooms (living / kitchen) should have south and/or west facades. Rear private garden should be sufficiently sized and orientated to ensure direct sunlight access is achieved for part of the day on March 21st. Living rooms shall not be lit solely by roof lights. Bedrooms solely lit by roof lights will be considered in certain circumstances on a case by case basis. All habitable rooms must be naturally ventilated and lit. Further details and guidelines for Daylight and Sunlight Assessments are set out in Appendix 16. 15.11.3 Private Open Space Private open space for houses is usually provided by way of private gardens to the rear of a house. A minimum standard of 10 sq. m. of private open space per bedspace will normally be applied. A single bedroom represents one bedspace and a double bedroom represents two bedspaces. Generally, up to 60-70 sq. m. of rear garden area is considered sufficient for houses in the city. In relation to proposals for house(s) within the inner city, a standard of 5– 8 sq. m. of private open space per bedspace will normally be applied.

8. Page 618

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   Development Standards | Chapter 15 608 These standards may be relaxed on a case by case basis subject to a qualitative analysis of the development. Where dwellings have little or no front gardens in urban settings, it is important that ‘defensible space’ is created behind the public footpath, for example, by means of a planting strip, and the design of ground floor windows will need to be carefully considered. Rear gardens and similar private areas should: be screened from public areas, provide safe and secure play areas for children, be overlooked from the window of a living area or kitchen, have robust boundaries, and not back on to roads or public open spaces. 15.11.4 Separation Distances (Houses) At the rear of dwellings, there should be adequate separation between opposing first floor windows. Traditionally, a separation of about 22 m was sought between the rear first floor windows of 2-storey dwellings but this may be relaxed if it can be demonstrated that the development is designed in such a way as to preserve the amenities and privacy of adjacent occupiers. Careful positioning and detailed design of opposing windows can prevent overlooking with shorter back-to-back distances and windows serving halls and landings which do not require the same degree of privacy as habitable rooms. 15.12 Standards for Other Residential Typologies New residential development in the city mainly comprises of apartment schemes with some limited residential housing schemes, however there are other distinct residential typologies that require specific guidance. The following sections set out the requirements for the variety of other residential typologies that can be found in the city. 15.13 Other Residential Typologies 15.13.1 Student Accommodation The City Council supports the provision of high-quality, professionally managed, purposebuilt third-level student accommodation, either on campus or in accessible locations adjacent to quality public transport corridors and cycle routes, in a manner which respects the residential amenities of the locality28. Proposals for student accommodation shall be in accordance with Policy QHSN45. Student accommodation should make a positive contribution to the built environment, in terms of design quality, scale, height and the relationship to adjacent buildings. The external layout, 28 A student means a person who is registered with a third-level educational institution which is designated as such by the Department of Education and Science or by ACELS (Accreditation and Co-ordination of English Language Services) under the auspices of the DES.

9. Page 619

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   Development Standards | Chapter 15 609 including any necessary security arrangements, should be designed to avoid isolating developments from the surrounding community. In assessing proposals, the planning authority will have regard to the pattern and distribution of student accommodation in the locality, and will resist the overconcentration of such schemes in any one area, in the interests of achieving a sustainable mix of development, whilst also providing for successful urban regeneration, good public transport/cycling/ walking connectivity, and the protection of residential amenity. All applications for student accommodation must be accompanied by documentation outlining how the scheme will be professionally managed including confirmation that all occupiers will be students registered with a third-level institution. Documentation must also outline how the scheme will support integration with the local community, through its design and layout. Permissions for student housing will be subject to a condition requiring a planning permission for a change of use to other types of residential accommodation. The provisions of Part V (Social and Affordable Housing) of the Planning Acts do not apply to student accommodation in the City Council area. In assessing applications for purpose built student accommodation the planning authority will have regard to the following key factors: ▪ The location is appropriate in terms of access to university and college facilities by walking, cycling or public transport. ▪ The proposal will not result in an excessive concentration of student accommodation (including that in the private rented sector) to an extent that would be detrimental to the maintenance of balanced communities or to the established character and residential amenity of the locality. It is preferable in principle that student needs are met as far as possible in purpose built and managed schemes rather than the widespread conversion of family housing. In general, such provision can take place at relatively high densities. Open space and car parking provision can be tailored to reflect the nature of the proposed use. However, these considerations should not compromise design quality. Developments should be close to the universities and colleges and accessible by public transport. In assessing the degree of concentration of student accommodation, the Council will take into account the nature of the locality in terms of mix of land use and housing types, the existing and proposed number of students in the locality. To assist in this assessment the applicant will be requested to submit evidence of existing, proposed and under construction student accommodation developments within an area, including a map showing all such facilities within 1km of a proposal.

10. Page 620

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    Development Standards | Chapter 15 610 15.13.1.1 Unit Mix Student accommodation is typically provided on a ‘cluster’ type model comprising of a group of bedrooms and a shared kitchen / living/ dining space. A minimum of 3 bed spaces with an overall minimum gross floor area of 55 sq. m. up to a maximum of 8 bed spaces and a maximum gross floor area of 160 sq. m. shall be provided in any ‘cluster’ of student accommodation units. Consideration will be given to an increase in the number of bedrooms per cluster on campus locations with a maximum of 12 bed spaces per cluster. Bathrooms must be provided en-suite within each bedrooms unit. The cluster model shall provide minimum bedroom sizes as follows: Table 15-7: Minimum Bedroom Sizes for Student Accommodation Clusters Bedroom Type Bedroom Size (min) Bedroom Size including En-Suite (min) Single Study 8 sq. m. 12 sq. m. Twin Study 15 sq. m. 18 sq. m. Disabled Study - 15 sq. m. An alternative ‘studio’ model may also be considered in certain circumstances within a larger student accommodation scheme. These studio units can accommodate single or double occupancy and shall comprise of en-suite bathroom facilities and private kitchenettes/cooking facilities. These studio units shall provide a minimum of 25 sq. m. and a maximum gross floor area of 35 sq. m. 15.13.1.2 Daylight and Sunlight Student accommodation should be designed to give optimum orientation in terms of daylight to habitable rooms. Given the nature of student occupancy, the residential standards in relation to dual aspect may be relaxed. Proposed developments shall be guided by the principles and standards set out in Appendix 16. 15.13.1.3 Communal Facilities Communal facilities and services which serve the needs of students shall be provided both internally and externally within a scheme. Adequate external open space of suitable orientation should be provided within developments for the amenity of students. Generally ground floor courtyards that achieve appropriate daylighting and sun lighting will be required. In certain circumstances, terraces and roof gardens will be considered but only in addition to appropriate ground level amenity provision.

Source Dublin City Council: Dublin City Development Plan 2022–2028 – Volume 1: Written Statement (as varied by Variations Nos. 1–11) (2022–2028) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.