Core Refusal Reason
The proposed demolition of a traditional vernacular farmhouse capable of refurbishment contravenes development plan policies regarding the reuse of existing building stock, embodied energy, and the protection of rural heritage, while the applicants failed to demonstrate a site-specific rural housing need.
Decision Maker's Conclusion
- The existing four-bay two-story farmhouse is considered structurally sound and capable of refurbishment; therefore, its demolition is an excessive solution that results in the unnecessary loss of historic fabric and embodied energy.
- The proposal fails to comply with the Kilkenny County Development Plan 2021-2027 policies which prioritize the retention and reuse of existing structures over demolition and replacement in rural areas.
- The applicants have not demonstrated a functional or social 'rural housing need' to reside in this specific area of urban influence, as required by Section 7.8.3 of the Development Plan.
Cited Policies (CDP)
Section 7.8.5Section 7.8.3Section 9.3.8Section 9.3.6National Policy Objective 17
Decision Document Summary
The proposal sought to demolish a 144sqm traditional farmhouse to facilitate the construction of a new 469sqm dwelling, gym, and carport at Ballyconnaught, Tullogher, Co. Kilkenny. The site is located in a rural area under urban influence and contains a vacant but intact vernacular building. The application was refused because the planning authority determined the existing house should be refurbished rather than demolished to align with heritage and sustainability policies. Additionally, the app...SOURCE PDFOpen Original
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