22217
construction of a 6 no. storey building (over basement for services) with a gross floor area of approx. 1016 sqm comprising of 36 no. residential apartment units. Pedestrian and vehicular access via the existing Wyvern road. Proposes 160sqm of retail/office floorspace at ground floor level, balconies/terraces associated with individual apartment units, a roof garden of approx. 400 sqm and set back screened plant area of 85 sqm, 19 no. paid car parking spaces for use by the general public, associated secure bicycle and bin storage, hard and soft landscaping, ESB substation and all other associated site works and services above and below ground on an overall site area of approx. 1389 sqm
Core Refusal Reason
The proposed development represents an excessive scale of development that materially contravenes the plot ratio standards and height guidelines of the County Development Plan and Local Area Plan, resulting in significant overbearance and negative impacts on the character and amenity of the surrounding area.
Decision Maker's Conclusion
- The proposed plot ratio of 3.2 significantly exceeds the maximum permitted density of 2.0 for the 'Town Centre' zoning, constituting a material contravention of the development standards set out in the County Development Plan.
- The height and massing of the six-storey building would be unduly obtrusive and out of character with the existing urban grain, presenting a significant negative impact on the skyline of Bray.
- The development would result in excessive overbearance and overlooking of neighboring properties, particularly those on Main Street and Crutchley Lane, thereby seriously injuring the residential amenities of the area.