Core Refusal Reason
The proposed amendment to Apartment 24 fails to meet minimum floor area and internal room width standards required by national guidelines, resulting in a substandard residential unit with inadequate privacy and amenity.
Decision Maker's Conclusion
- The revised design fails to comply with the mandatory standards set out in 'The Sustainable Urban Housing: Design Standards for new Apartments Guidelines (2022)', specifically regarding minimum floor areas and internal room widths.
- The proposal lacks an adequate privacy buffer by abutting directly onto public amenity space and reduces separation distances on a constrained site, eroding the sense of space and residential amenity.
- The reconfiguration of the living/dining area and the reduction in terrace size would result in diminished light and a substandard level of amenity for future occupants.
Cited Policies (CDP)
CPO 6.3Bray MD LAP 2018 Zoning: GTH
Decision Document Summary
This application sought permission for amendments to a previously permitted development at 5 Albert Avenue, Bray, specifically the alteration of ground floor Apartment No. 24 in Block B. The site is a 0.274ha former warehouse location adjacent to Bray DART station, zoned as a 'Town Gateway and Transportation Hub'. Wicklow County Council refused the application because the proposed unit size (69.64sqm) and internal room widths fell below the minimum requirements of the 2022 Apartment Guidelines. ...SOURCE PDFOpen Original
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