23648

a) the removal of container and demolition of existing outbuildings; b) access lane and gate to Kilbride Cottage; c) construction of 2no. 2 bed duplex apartments, at first and second floor balconies; d) vehicular access from Kilbride Lane with bike and bin storage at ground floor; e) boundary treatments and all associated siteworks within a three storey building

Refused

Core Refusal Reason

The proposed development's excessive height, scale, and design would result in an overbearing impact on neighboring properties and form an incongruous feature within the existing streetscape.

Decision Maker's Conclusion

  • The proposed 9.5m building height and overall scale are considered excessive for the site context, creating an overbearing impact on adjacent low-ridge residential units.
  • The design of the southwest elevation and the use of inappropriate materials for the massing and boundary treatment fail to respect the established character of Kilbride Lane.
  • The proposed vehicular entrance at a narrow footpath near a busy, traffic-controlled junction poses a significant traffic hazard and potential for pedestrian conflict.

Cited Policies (CDP)

CPO 6.22Appendix 1: Development and Design Standards - House ExtensionsBray MD Local Area Plan 2018-2024

Decision Document Summary

This application sought permission for two 2-bedroom duplex apartments at Kilbride Cottage, Killarney Road, Bray, a site located at a busy junction near the town centre. The proposal was refused by Wicklow County Council because the 9.5m height and scale of the building were deemed overbearing and out of character with the surrounding residential area. Furthermore, the planning authority cited concerns regarding the architectural design's failure to integrate with the streetscape and the potenti...
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