BREAKING: An Coimisiún Pleanála make decision on hotel planned for Kilkenny

Plans for a new landmark hotel in Kilkenny City have been dealt a huge blow as An Coimisiún Pleanála have decided to refuse to grant planning permission - overturning the decision of Kilkenny County Council.

The proposed hotel site was for lands south of MacDonagh Junction Railway Station, currently used as a 45-space car park.

According to the inspector's report, "the development as applied for was to consist of the construction of a 7-storey hotel comprising ensuite bedrooms, ground floor restaurant and bar, hotel foyer and reception, gym, first floor function room, meeting rooms, first floor outdoor terrace, fifth floor bar/restaurant with outdoor terraces and balcony and sixth floor outdoor swimming pool area and bar/restaurant with outdoor terrace.

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"A public plaza area was also proposed along the west of the site. A vehicle set down area was proposed along Dublin Road. The proposal included green roofs, 18 bicycle parking spaces, ESB substation, landscaping and drainage works.

"Works to demolish a limestone wall, which is part of the protected structure of MacDonagh Station and its reuse within the site was also proposed."

Kilkenny County Council requested multiple items of further information from the applicant, Spark Way Limited, before deciding to grant planning permission (subject to 18 conditions) back in February.

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That decision was subsequently appealed to An Coimisiún Pleanála, who decided, in line with an inspector's report, to overturn the local authority's decision and refuse to grant permission.

Their reasoning for refusal is outlined as follows: "On the basis of the information provided with the application and the appeal, and in the absence of a Natura Impact Statement, the Commission cannot be satisfied that the proposed development individually, or in combination with other plans or projects would not result in adverse effects on the integrity of River Nore and River Barrow Special Area of Conservation (Site Code: 002162) and the River Nore Special Protection Area (Site Code: 004233) in view of the sites’ Conservation Objectives. In such circumstances the Commission is precluded from granting approval/permission under the provisions of Article 6(3) of the Habitats Directive (92/43/EEC).

"Having regard to the constraints (dimensions, shape), prominent and sensitive location of the site adjacent to John Street Architectural Conservation Area (ACA) and Saint John’s Church and MacDonagh Railway Station, which are both protected structures, and having regard to Section 13.6 of the Kilkenny City and County Development Plan 2021-2027, Volume 1 it is considered that the site is (in effect) a transition zone and the applicant has not provided sufficient detailed information to justify that the architectural design, scale, height, massing and use of materials would not seriously detract from the ACA and protected structures or adversely affect the character of the adjoining Saint John Street ACA and the settings of the MacDonagh Railway Station and Saint John’s Church.

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"The proposed development would, therefore, seriously injure the amenities in the vicinity and wider townscape, contrary to the provision of Section 13.6 of the Kilkenny City and County Development Plan 2021-2027, Volume 1 and the provisions contained within the 'Urban Development and Building Heights Guidelines for Planning Authorities 2018’. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area."

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