Category: Overlooking

Overlooking – Avoiding ‘Direct Lines of Sight’

When considering Overlooking you need to avoid having a ‘Direct Line of Sight’ into:

  • A  Habitable Room window. (The following link explains what a habitable room is: Habitable Room )
  • A Secluded Private Space – Area primarily intended for outdoor recreation activities screened for at least 90% of its perimeter by a wall, fence or other barrier that is at least 1·5m high.

 

Window Location

Windows are not considered to be overlooked if:

  • One of the rooms in considered ‘Non- Habitable’ ; or
  • There is a minimum offset of 1·5m from the edge of one window to the edge of the other; or
  • The sill height of the ‘Overlooking’ window is at least 1·7m above floor level.

 

Obscured Window View

Another solution is to obscure the “Direct line of Sight’ by:

  • Installing frosted glass or other obscured glazing in any part of the window below 1·7m above floor level. (Any window opening, when open, should not provide a direct line of sight) ; or
  • Obscure with a permanent, fixed screen that has no more than 25% of its area open. An example of this type of screen is pictured below.

 

Screening Raised Open Spaces

A raised open space is considered to not Overlook a ‘Habitable Room’, or ‘Secluded Open Space’, if the ‘Direct Line of Sight is obscured by a permanent and fixed screen which has no more than 25% of its area open.

 

Non – Complying Designs

It may be possible to obtain consent for a non-complying design following a report to the council,  although this will be difficult and is unlikely to endear you to your neighbour . . . . . Not Recommended!

 

Also see the post: Direct Line of Sight

Overlooking – Direct Line of Sight

An important issue when building a new house is Overlooking . . . . . . you won’t want to be overlooked by your neighbours . . . . . . and you need to avoid overlooking them, otherwise they will have grounds to object to your new house!

The Regulations refer to a ‘Direct Line of Sight’ which has a particular meaning . This is based on:

  • The view below a horizontal line 1.7m (a typical eye line) above the floor
  • A horizontal view of 45 degrees either side of straight in front of the view.
  •  A horizontal distance of 9m

This is further is illustrated below:

View from a Habitable Room

The regulations are concerned with the view from a  ‘Habitable Room’ such as a living room, but not a ‘Non Habitable Room’ like a corridor. (see the following link to find out which are Habitable, and Non-Habitable rooms. See this link: Habitable Room )

Vertical Line of Site

Horizontal Line of Sight

 

View from a Raised Open Area

A Raised Open Space is an area of more than 2m2  above normal ground level and can include: Balconies, Patios,  Decks,  Terraces, or a landing.

Vertical Line of Site

Horizontal Line of Sight

Exclusion

There is no ‘Direct Line of Sight’ if . . . . . The floor level of the room or the raised open space is less than 800mm above ground level at the boundary, and there is a visual barrier at least 1·8m high at the boundary.

 

This link will explain: How To Avoid Overlooking

 

 

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