Charlemont Place

In 2019 GV8 (trading as BPG3 at the time) was engaged by Strandmount Lmited to assess the daylight sunlight levels associated with a proposed development at Charlemont Place, Dublin 2. The proposed development related principally to the delivery of a 36-bedroom aparthotel plus associated amenities.  

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Located immediately south of an established residential estate, one of the key challenges faced was the need to make the case for height on this tight urban site.  This case was made by presenting a number of supplementary studies which helped to contextualise the significance of standard test results. Supplementary analysis conducted on this project included average daylight factor analysis of the accommodation present within neighbouring properties as well as a 365 day analysis of sunlight access to neighboring gardens.  Hypothetical massing was also generated which helped to illustrate the degree to which the pursuit of full conformity with daylight guidelines would lead to the underutilisation of this central site.

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Key Services Provided Included:

• Vertical Sky Component (VSC) testing to assess loss of skylight access to neighbouring accommodation.

• Annual Probable Sunlight Hours (APSH) testing to assess the loss of sunlight to neighbouring accommodation.

• Sun on Ground (SOG) testing to assess the loss of sunlight to neighbouring recreation spaces.

• Supplementary ADF testing of neighbouring accommodation.

• Production of supplementary shadow casting imagery.

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Having reviewed GV8’s assessment of impact to neighbouring properties the Board’s Inspector concluded that:

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“The BPG3 assessment makes the case for a flexible interpretation of daylight results flexibly as recommended in BRE Guidelines Site Layout Planning for Daylight and Sunlight. It is argued that while the minimisation of impact on neighbouring buildings should always be aspired to, the associated imperative to create sustainable levels of urban density, to encourage the development of compact urban form and to make use of scarce urban land will always place restrictions on the degree to which it is appropriate to pursue full compliance with BRE Guidelines. I consider that these arguments are well made. I note that the BRE Guidance document notes that in areas with modern high-rise buildings a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings. On balance I consider that a reasonable balance has been achieved in the revised design. “

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An Bord Pleanála granted permission for this development in March 2020.

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