Proposed Variation 2b
Proposed Variation 2b to Kilkenny City and Environs Development Plan 2014-2020
To align the minimum development standards for new apartments with the Department’s Guidelines for Planning Authorities on Sustainable Urban Housing: Design Standards for New Apartments.
Further to the publication of the Department of the Environment, Community and Local Government’s Guidelines for Planning Authorities on Sustainable Urban Housing: Design Standards for New Apartments (2015), Kilkenny County Council is now proposing to make a Variation to Chapter 11 of the Kilkenny City and Environs Development Plan to include the minimum development standards in line with the Department’s Guidelines.
The proposed variation is outlined below:
Section 11.5 of the Kilkenny City and Environs Development Plan 2014- 2020 relates to Apartment development standards. The existing policy of the plan is set out below, together with the proposed insertions in italics, and deletions in strikethrough.
11.5 Apartments
The design and layout of new apartments should provide comfortable accommodation for a variety of household types and sizes – including families with children - over the medium to long term. Regard should be given to relevant Government Guidelines, including Sustainable Urban Housing: Design Standards for New Apartments (2015). All apartment schemes should provide for a mix of units; comprising of one bedroom, two-bedroom and family units.
A planning application for an apartment scheme shall be accompanied by a detailed schedule of the proposed development including total number of apartments proposed by type, apartment floor area, number of bedrooms, open space area, storage area etc. Failure to submit this schedule with the planning application may result in delays as a result of a request for further information.
In general, apartments will be required to have the following minimum floor areas measured internal wall to wall (the required minimum floor areas are 10% larger than those stated Sustainable Urban Housing: Design Standards for New Apartments).
Table 11.1 Minimum Floor Areas for Apartments |
|
Apartment type |
Minimum floor area |
One Bed |
|
Two Bed |
|
Three Bed |
|
Four Bed |
117sq.m |
Table 11.1a Minimum aggregate floor areas for living/dining/kitchen rooms
Minimum widths for the main living/dining rooms Apartment type |
Width of living/dining room |
Aggregate floor area of living / dining / kitchen area* |
Studio |
5m** |
30 sq m** |
One bedroom |
3.3 m |
23 sq m |
Two bedrooms |
3.6 m |
30 sq m |
Three bedrooms |
3.8 m |
34 sq m |
* Note: An enclosed (separate) kitchen should have a minimum floor area of 6.5 sq. metres. In most cases, the kitchen should have an external window.
** Note: Combined living/dining/bedspace
Table 11.1b Minimum bedroom floor areas/widths
Minimum bedroom floor areas/widths Type |
Minimum width |
Minimum floor area |
Studio |
5m** |
30 sq m** |
Single bedroom |
2.1 m |
7.1 sq m |
Double bedroom |
2.8 m |
11.4 sq m |
Twin bedroom |
2.8 m |
13 sq m |
* Note: Minimum floor areas exclude built-in storage presses.
** Note: Combined living/dining/bedspace
Table 11.1c Minimum aggregate bedroom floor areas
One bedroom |
11.4 sq m |
Two bedroom |
11.4 + 13 sq m = 24.4 sq m |
Three bedrooms |
11.4 + 13 + 7.1 sq m = 31.5 sq m |
The standards apply to units on one floor; duplexes should provide the additional floor area required to provide for stairways and landings in accordance with the Building Regulations (approximately 10 sq. metres). All living rooms, kitchens and bedrooms should minimise overlooking of adjoining/adjacent residences and should be so located so to avoid facing towards nearby high boundary or gable walls.
11.5.1 Apartments - Private and public open space
Private open space can be provided in the form of rear gardens or patios for ground floor units, and balconies at upper levels. It is important that in the latter case, adequate semi-private or communal open space, in the form of landscaped areas, should also be provided. Roof gardens offer only limited potential in this regard, due to climatic and safety factors, and should not form the major share of such space. Roof gardens will only be considered provided they are easily accessible, secure and attractively landscaped. Private open space at ground floor level should receive some sunlight, but also needs some form of screening to ensure privacy.
The following open space requirements apply:
Table 11.2: Open Space Requirements for Apartments |
||
Apartment Type |
Minimum private open space |
|
One bedroom |
|
|
Two/three bedrooms |
|
|
Four bed |
20sq.m |
|
Table 11.2a Minimum floor areas for communal amenity space |
||
Apartment Type |
Minimum communal amenity space |
|
Studio |
4 sq m |
|
One bedroom |
5 sq m |
|
Two bedroom |
7 sq m |
|
Three bedroom |
9 sq m |
|
Balconies (or glass-screened “winter gardens”) need to be of a certain minimum width to be useful from an amenity viewpoint, being able to accommodate chairs and a small table. A minimum width of 1.5 metres for one-bedroom units, and 1.8 metres for apartments with 2 or more bedrooms, is recommended, generally extending for the full length of the external living room wall. While wider balconies might be desirable in certain cases, this has to be balanced against the need to avoid overshadowing the living room.
Table 11.3: Minimum Balcony Areas for Apartments |
|
Apartment Type
|
Minimum Balcony Floor Area |
One bedroom |
5sqm |
Two bedrooms |
7sqm |
Three bedrooms |
9sqm |
Four Bedrooms |
13sqm |
Site conditions, such as elevations facing north or overlooking busy streets, or tall buildings, may diminish the amenity value of balconies. Balconies may not be appropriate in historic areas. In such cases, it will be the designer’s responsibility to provide some form of compensating amenity for the occupants. This might take the form, for instance, of above-average sized living rooms and generous landscaped communal open spaces.
Balustrading to balconies should be safe for children. Vertical privacy screens should generally be provided between adjoining balconies.
Table 11.4: Minimum storage space requirements for apartments |
|
Apartment Type |
Minimum Storage Space Required |
One bedroom |
3sqm |
Two bedrooms |
6sqm |
Three or more bedrooms |
|
|
|