221357
proposed development shall provide for a change of use from existing retail/retail storage and plant room use (approx. 2,128 sqm) to residential use to provide for 25 no. apartments in the form of 10. no. 1 bed units, 9 no. 2 bed units and 6 no. 3 bed units at first and second floor level of existing Blocks 1 and 2 (existing height 3 storeys)of the overall Bray Central development. There are no revisions proposed to the existing external elevations of Blocks 1 and 2. Exiting basement (Level -1) shall now provide for the designation of 10 no. existing car parking spaces to cater for the new residential proposal; 64 no. new bicycle spaces; and 2 no. new designated residential bin storage areas. The development shall also provide for communal open space at Level 2 of Block 2; private open space in the form of balconies and associated boundary treatment; and all associated site development, infrastructure, and landscape works
Core Refusal Reason
The proposal to convert retail and ancillary floor space to residential use at a strategically important town centre site materially contravenes development plan objectives to expand retail capacity and would result in a substandard residential development.
Decision Maker's Conclusion
- The conversion of retail and plant space to residential use at the 'Florentine' site materially contravenes the Wicklow County Development Plan 2022 objectives to expand comparison retail floor space and maintain the vitality and viability of Bray as a Level 2 Major Town Centre.
- The proposed development is considered substandard as it fails to comply with the 'Sustainable Urban Housing: Design Standards for New Apartment Guidelines 2022' regarding the provision of separate storage and adequate communal amenity space.
- The applicant failed to provide sufficient information to demonstrate that the proposed apartments would be protected from adverse noise and vibration or that the development would not result in the overlooking of adjoining properties.