2560550

change of use of existing 1st floor nightclub area to hotel accommodation, modest side extension at 1st floor for office space and an additional two storey extension above existing nightclub with bedroom and ancillary accommodation. (35 no. ensuite bedrooms) and all associated siteworks. This is a protected structure Ref: B88

Refused

Core Refusal Reason

The proposed development's modern design, scale, and height are considered inappropriate for the site's context, potentially causing a negative visual impact on the Victorian protected structure and the historic Bray seafront streetscape.

Decision Maker's Conclusion

  • The proposed flat-roof extension exceeds the height of the original protected structure's roof ridge and lacks sympathetic Victorian finishes, failing to demonstrate protection of the building's architectural character.
  • The application lacks critical technical details concerning fire safety regulations, including independent escape routes for different purpose groups and adequate fire tender access.
  • There is a failure to provide necessary engineering reports regarding the development's impact on the adjacent railway corridor and a lack of detailed sustainable urban drainage (SuDS) measures.

Cited Policies (CDP)

CPO 8.10CPO 8.11CPO 8.13CPO 8.14CPO 8.15CPO 8.16CPO 8.17CPO 11.1CPO 11.2CPO 11.3CPO 11.10CPO 11.11CPO 11.19CPO 11.30

Decision Document Summary

This application relates to 'The Palm' on Strand Road, Bray, a three-storey Victorian protected structure. The applicant, Beachline Limited, proposed converting a first-floor nightclub into hotel rooms and adding a two-storey extension to provide 35 additional ensuite bedrooms. Although the site is zoned for seafront tourism uses, the proposal was deemed potentially injurious to the heritage value of the protected structure and the visual amenity of the area due to the extension's modern design ...
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