The new centre, on the site of the former Bray golf club, straddles the border of the two local authorities and will, the developers say, enhance the existing town by providing a range of facilities including retail, office, recreational amenities, residential and parking. However, an appeal against the planning decision is imminent, local sources say.

At the same time, plans for a second shopping precinct, the town-centre Florentine development . . . first mooted a decade ago . . . have been further thwarted by a new appeal against recently granted planning permission.

Some local residents are opposing developer Pizarro's plan to construct a high-density development on the Dargle river floodplain, because they fear it will increase the risk of flooding. They have signalled their intention to lodge an objection with An Bord Pleanala.

The size of the development was scaled back and measures were submitted to the local authority to deal with any possible flooding, after locals voiced concerns when the initial planning application was lodged in June of last year.

Now the development of the centre is linked to the construction of a flood protection scheme along the river. The scheme is currently being designed by Bray Town Council in consultation with the local community and the Office of Public Works. Once it is ready, the plan will be submitted for approval to An Bord Pleanala. The protection schemes being considered include proposals to erect flood defences such as walls and landscaped embankments.

The possibility of widening the river is also being considered as well as the feasibility of upstream storage of flood water.

Because the construction of the centre is contingent on adequate flood protection measures being put in place, many locals believe it would be counterproductive to object further to the development.

"As far as I'm concerned it's the only shot we have at getting a protection scheme in place to protect our homes, " says local town councillor, Anne Ferris (Labour), who lives beside the riverbank. "I know there are residents living here who have valid concerns. But the council has looked consistently to the government to put flood protection in place and to no avail. This might be the only way it's ever going to happen."

Residents fear a recurrence of the severe flooding which badly damaged their homes during Hurricane Charlie in 1986.

"I remember it took years for people to get their houses back in order, " says councillor David Grant (Fianna Fail).

"People are genuinely worried that it could happen again.

Given that it's the developer who will fund the scheme, it's an opportunity we shouldn't miss out on."

However, Bray Town Council cathaoirleach, Green Party councillor, Deirdre de Burca, claims the councillors' initial decision to zone the flood plain for high-density development in advance of the preparation of the protection scheme was premature. "As far as I'm concerned, it's planning back to front, " she said. "The study should have been carried out before the land was zoned for development."

She believes the protection scheme, expected to cost in the region of 20m, will only be funded by Pizarro if the developer is allowed build on the flood plain. "If the planning authorities come back and say, 'you must build on higher ground', then clearly the developer won't pay for the implementation of the scheme."

Meanwhile, the Bray and District Chamber of Commerce has welcomed the decision. "This proximity to the existing town centre, connecting both the centre and Bray town centre via a pedestrian access bridge, will maximise the integration of the new development into Bray, " said Chamber spokesman, Jason Cooke.

Paddy Kelly from Pizarro says it's impossible to say when the development might get underway. "Obviously the appeals process has to be gone through. Setting a date would mean building fences without being sure when you might jump them. We're in the risk business and delays are part and parcel of the process. The flooding issue can be overcome. London and Paris have coped with this kind of problem in the past."

He says Pizarro is anxious to ensure the development integrates seamlessly into the town. "It's something Bray needs. This will help the town become vibrant and expanding. People need homes to live in. They need services . . . shops, hotels, etc."

Meanwhile plans for the long awaited Ballymore Properties Florentine retail and residential development in the town centre have again been put on hold following an appeal to An Bord Pleanala by a nearby property owner.

The project . . . originally mooted in 1995 . . . has been held up repeatedly. "It would be wrong to blame the objectors for the delays, " Anne Ferris says. "There are legitimate concerns over issues like access, traffic congestion and the scale of this development.

But overall it's good for the town. The reality is that Bray is on its knees right now, retailwise. And we do have a vocal anti-development group in the town and they tend to object to a lot of things. Some people would like to live in a fairytale world where nothing changes.

But you can't stop progress."