2460668

for (a) the change of use from a commercial to residential property, (b) demolition and alterations to the existing building, extension to the rear of the existing building on ground and first floor, subdivision of the building into 2 No. studio apartments on ground floor and a 2-bedroom apartment on the first floor along with all necessary ancillary services and associated site works

Refused

Core Refusal Reason

Failure to demonstrate compliance with national minimum apartment floor area standards and the absence of required archaeological and architectural heritage impact assessments.

Decision Maker's Conclusion

  • The applicant failed to provide necessary Archaeological and Architectural Heritage Impact Assessments despite the site's location within a zone of archaeological potential and the building's inclusion in the NIAH.
  • The proposed residential units do not appear to meet the minimum design and floor area requirements set out in the 'Sustainable Urban Housing: Design Standards for New Apartments (December 2022)'.
  • The submitted planning documentation contains clerical errors and inconsistencies, specifically regarding the mislabeling of existing floor plans as proposed layouts.

Cited Policies (CDP)

4.5.1 City Centre ACA13.24 ShopfrontsCCACA 1

Decision Document Summary

The proposal involves the conversion of a vacant building at 53 John Street, Kilkenny, from commercial/residential use into three residential units (two studios and one 2-bed apartment), including demolition and a rear extension. The site is located within the John Street Architectural Conservation Area and a zone of archaeological potential. The planning authority determined that the application could not be granted in its current form due to the lack of heritage impact assessments and the fail...
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