22543
the change of use of existing 2 storey semi detached dwelling house to 5 no. apartments. The development will include: Demolition of: 2 sheds, one of 4m2 and another of 23m2m a 21m2 log cabin, a 108m2 rear two storey element and a 7m2 front conservatory/porch. The relocation and widening of existing vehicular entrance. Three storey extension to the rear of existing building, with balconies to the rear/west elevation, including the removal of part of the existing dwelling roof and the provision of a section of the proposed third floor level in its place, set back from the front elevation, with balconies to the front/east, all totalling 556m2. Renovation of the existing property to include elevational changes to the east, west and north elevations. Changes to include additional windows to north, the widening of existing openings to provide doors to front/east, the provision of 2 no. terraces at ground floor and provision of 2 no. balconies at first floor to the front/east elevation. The removal of quoins and chimneys breasts. All works including ancillary site works
Core Refusal Reason
The proposed development was refused due to its incongruous design which negatively impacts the Victorian architectural character of the Bray seafront and the lack of sufficient evidence to rule out significant overshadowing of neighboring properties.
Decision Maker's Conclusion
- The proposed roof extension is incongruous in design and out of character with the Victorian streetscape, adversely affecting the architectural character of the seafront area and intruding on views of protected structures.
- The development contravenes the objectives set out in the Bray Municipal District Local Area Plan regarding the protection of built heritage and character.
- Insufficient evidence was provided to demonstrate that the proposal would not significantly impact the sunlight and daylight of neighboring properties to the north, thereby injuring residential amenities and depreciating property values.