2460477

change of use from former restaurant use (now vacant) to single apartment on first and second floors with new windows and doors giving access to new balconies at both levels to rear and with 4 no. rooflights and with alterations to front entrance at ground floor level moving entrance doors forward to public footpath and with connection to all services and associated site works

Refused

Core Refusal Reason

The proposal would unacceptably constrain the future development potential of adjoining lands due to overlooking from new rear openings and would consolidate unauthorized development regarding the conversion of a mezzanine floor.

Decision Maker's Conclusion

  • The addition of windows, doors, and balconies to the rear elevation would overlook and result in an unacceptable constraint on the future development potential of adjoining lands to the west.
  • The proposal represents the consolidation of unauthorized development on the site, specifically the conversion of a mezzanine floor into a full second floor of accommodation.
  • The development is contrary to the objectives of the County Development Plan and would undermine planning regulations and the proper planning and sustainable development of the area.

Cited Policies (CDP)

CPO 6.3CPO 6.4CPO 6.5Bray Municipal District Local Area Plan 2018-2024 Zoning: TC

Decision Document Summary

The proposal sought to convert a vacant former restaurant at No. 113 Main Street, Bray, into a single apartment across the first and second floors, involving new rear balconies, windows, and front entrance alterations. While the principle of 'Living Over the Shop' is supported by the Town Centre zoning, the application was refused because the new rear-facing openings would overlook and restrict the development of adjacent commercial lands. Additionally, the planner identified that the applicatio...
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