2360340
for the renovation, extension, and change of use of two existing houses (The “Nurse’s Cottage” and No. 18 High Street, The Square, Castlecomer) to guest bedroom Townhouse accommodation for The Avalon House Hotel along with all associated site and development works. All works to take place at the “Nurse’s Cottage” and No. 18 High Street adjacent to the Avalon House Hotel, High Street, The Square, Castlecomer, Co. Kilkenny. The Avalon House Hotel is listed on the Record of Protected Structures for Kilkenny (C494) and on the NIAH Register (Ref 12301005). The Nurse’s Cottage is listed on the Record of Protected Structures for Kilkenny (C493) and on the NIAH Register (Ref 12301004) and No. 18 High Street is also listed on the Record of Protected Structures for Kilkenny (C677) and on the NIAH Register (Ref 12301003). The development site lies within the area of Archaeological Protection (RMP KK005-082 Historic Town) and within the Architectural Conservation Area for Castlecomer as defined in the Kilkenny County Council Development Plan. The site is within the Zone of Archaeological Potential for Castlecomer as identified on the Urban Archaeological Survey for County Kilkenny
Core Refusal Reason
The application was refused due to a lack of public water supply capacity and the failure of the applicant to demonstrate that the proposed works would not negatively impact the character and conservation status of the Protected Structures.
Decision Maker's Conclusion
- The proposed development is considered premature due to a deficiency in the provision of mains potable water supply and the lack of scheduled upgrades by Uisce Éireann to accommodate the increased demand.
- The Architectural Heritage Impact Assessment submitted was deemed inadequate, failing to provide a sufficient rationale for the proposed works or demonstrate that the development would not significantly impact the special character of the Protected Structures.
- The proposal is contrary to the proper planning and sustainable development of the area as it fails to comply with specific water supply policies and heritage protection standards set out in the Kilkenny City and County Development Plan 2021-2027.