Core Refusal Reason
The proposed density of 83 units per hectare is considered excessive for a site classified as a 'peripheral and/or less accessible urban location' under Ministerial Guidelines, where densities should typically be less than 45 units per hectare.
Decision Maker's Conclusion
- The Inspector disagreed with the Planning Authority's reasons for refusal regarding prematurity and visual impact, finding the site detached from motorway works and the design suitable for the topography.
- The site fails to meet the criteria for an 'Intermediate' urban location due to its walking distance from Bray town centre and high-frequency public transport.
- The proposed density (even the amended version of 69 uph) remains significantly above the recommended limit of 45 uph for peripheral urban locations, representing an overdevelopment of the site.
Cited Policies (CDP)
Objective APolicy Objective PHP18 (Residential Density)Policy Objective PHP42 (Building Design & Height)Policy Objective BHS 3 (Building Height in Residual Suburban Areas)Policy Objective T24 (Motorway and National Routes)Policy Objective T3 (Delivery of Enabling Transport Infrastructure)Section 4.4.1 (Quality Design and Placemaking)Section 12.3.1.1 (Design Criteria)Section 12.3.3.2 (Residential Density)
Decision Document Summary
The applicant sought permission for a Large-Scale Residential Development (LRD) of 108 apartments in three blocks ranging from 3 to 6 storeys on a 1.35Ha site at Love Lane, Bray. The site is characterized by steep gradients and proximity to the M11. DLRCC initially refused permission based on prematurity regarding N11/M11 junction improvements and negative visual impact. The Inspector's Report clarifies that the site is actually outside the preferred road corridor and that the unique topography ...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.
PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
Search for case on ABP