COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SOUTH DUBLIN COUNTY COUNCIL

Monday, November 14, 2022

QUESTION NO. 28

QUESTION: Councillor David McManus

To ask the Chief Executive if SDCC has a preference or policy between single aspect and dual aspect design apartments, and if a statement may be available?

REPLY:

Policy related to residential standards is set out in section 12.6.7 of the South Dublin County Development Plan 2022-2028 adopted by the Members in June 2022.

SDCC policy includes standards for apartments which is taken from the ‘Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities’, DECLG (2020) and notes the requirement to comply with the Specific Planning Policy Requirements (SPPRs) set out in those guidelines.  In relation to dual aspect, the following policy which reflects SPPR 4 of the guidelines is set out in section 12.6.7 of the Development Plan:

‘Dual Aspect

Dual aspect apartments should have openable windows on two or more walls which provides a view in more than just one direction. The use of windows, indents or kinks on single external elevations, in apartment units which are otherwise single aspect apartments, is not considered acceptable and / or sufficient to be considered dual aspect and these units, will be assessed as single aspect units. Preferably, the windows may be opposite one another, or adjacent around a corner. In line with SPPR 4 of the Apartment Guidelines:

• There shall be a minimum of 33% dual aspect units required in more ‘central and accessible urban locations’, where it is necessary to achieve a quality design in response to the subject site characteristics and ensure good street frontage,
• In ‘suburban or intermediate locations’ it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme,
• For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 25ha, planning authorities may exercise further discretion to consider dual aspect unit provision at a level lower than the 33% minimum outlined above on a case-by-case basis, but subject to the achievement of overall high design quality in other aspects,
• Where single aspect apartments are provided, the number of south facing units should be maximised, with west or east facing single aspect units also being acceptable,
• North facing single aspect apartments may be considered, where overlooking a significant amenity such as a public park, garden or formal space, or a water body or some other amenity feature,
• Particular care is needed where windows are located on lower floors that may be overshadowed by adjoining buildings.'