The Impact of New Developments

The Principality of Monaco continues to evolve decade after decade. Rapid urbanization combined with the territory’s extreme constraints leaves little room for outward expansion. Aside from rare and costly land reclamation projects, Monaco has little choice but to rebuild upward and make use of every available square meter, often at the expense of existing situations.

Without challenging architectural choices or planning approvals, this analysis focuses on the potential effects of new developments on existing buildings and their practical consequences for occupants.

A concrete example is the public Larvotto Supérieur project, located on a small, elevated plot above Boulevard du Larvotto. Preparatory works are underway.

The development will comprise 35 state-owned apartments across roughly ten floors above ground level, with completion expected in 2027. It sits within an extremely dense urban environment, directly surrounded by established residential buildings including L’Estoril and, more significantly, La Radieuse immediately to the rear.

This insertion represents both efficient land use and a challenge in terms of visual and environmental coexistence with neighbouring buildings.


View impact on neighbouring buildings

The new structure alters the immediate surroundings.

La Radieuse, located directly behind the site, will see its outlook toward the east and south partially restricted by the new building volume. While the project is not as tall as some surrounding towers, the introduction of a continuous built mass where open space previously existed inevitably changes view corridors.

Apartments on the mid and lower floors of La Radieuse face a tangible risk of partial or full obstruction of open or sea views, reducing the sense of openness that still characterizes parts of the Larvotto district.


Privacy and visual proximity

The distance between façades will decrease significantly. Where some separations currently exceed 35 meters, the new building could stand approximately 12 meters from La Radieuse.

This proximity increases direct overlooking between apartments. Access walkways and windows facing the existing building may intensify the perception of mutual visibility and reduce privacy, even if regulatory distances are respected.


Daylight and sunlight impact

In Monaco’s dense context, sunlight impact depends on orientation, distance and building height.

At around 35 meters tall, the new structure is moderate by local standards but still close enough to create new shadow zones. Lower floors of La Radieuse are likely to experience reduced direct sunlight, particularly in winter when the sun is lower in the southeast.

Apartments facing east or southeast will be most affected during peak daylight hours. Reduced sunlight may increase reliance on artificial lighting and create a darker perception of interior spaces.


Mitigation strategies

Design elements can mitigate some impacts: vegetated façades, setbacks, balconies and fragmented volumes can soften visual mass and reduce direct confrontation between buildings.

These measures do not eliminate proximity effects but can improve environmental quality and visual comfort.


Social and legal considerations

In a territory as dense as Monaco, coexistence between new developments and existing buildings inevitably creates tension. Projects may comply fully with planning regulations, yet impact studies often focus more on infrastructure and traffic than on direct neighbouring effects. Public consultation remains limited.


Quality of life considerations

Loss of sunlight or privacy can be measured objectively, but perception varies by apartment. Each unit must be assessed individually.

Significant changes to views or natural light can affect perceived comfort and, over time, property value - particularly in areas where open views and sunlight carry strong market premiums. High architectural quality and landscaping integration can partially offset these effects.


Summary

The Larvotto Supérieur development will tangibly alter the immediate environment of La Radieuse:

- reduced natural light in some primary roomsgreater reliance on artificial lighting
- increased sense of enclosure
- measurable loss of sunlight and privacy for certain apartments

These impacts may influence the value and liquidity of some neighbouring properties, though they remain consistent with Monaco’s structural densification trend.