Core Refusal Reason
The proposed development constitutes significant overdevelopment of the site, with a density of 285 units per hectare (upha) that nearly doubles the maximum recommended range of 50-150 dph for Metropolitan Towns.
Decision Maker's Conclusion
- The proposed density of 285 dph is significantly above the 50-150 dph range set out in the Sustainable Residential Development and Compact Settlement Guidelines (2024) and is considered overdevelopment without adequate justification.
- The application fails to demonstrate compliance with SPPR 3 regarding the availability of sunlight, daylight, and cross-ventilation, particularly concerning the impact of high density and opaque glazing on residential amenity.
- The proposed use of seam cladding as an external finish is deemed potentially inappropriate for the area's character and lacks sufficient justification or physical material samples.
Cited Policies (CDP)
CPO 5.21CPO 6.3CPO 6.13CPO 6.15CPO 6.27Objective R2 (Bray MD LAP)SPPR 3SPPR 4
Decision Document Summary
The applicant sought permission for the demolition of a 185sqm warehouse and the construction of a three-storey residential building comprising 3 one-bedroom apartments and 3 two-bedroom duplexes at Saint Kevin's Square, Bray. Although the site is zoned 'Town Centre' where residential use is acceptable in principle, the proposal was rejected primarily due to its excessive density, which far exceeds national and local planning standards. Additionally, the development failed to meet mandatory requ...SOURCE PDFOpen Original
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