Core Refusal Reason
The proposal was refused due to prematurity pending strategic road upgrades, non-compliance with minimum apartment design standards (floor area, open space, and parking), and failure to demonstrate safe access/visibility, creating a traffic hazard.
Decision Maker's Conclusion
- The development is considered premature pending the detailed design and delivery of strategic road and cycleway upgrades on Abbey Road as identified in the Ferrybank Belview Local Area Plan 2017.
- The proposal constitutes a substandard form of development that fails to meet mandatory minimum requirements for apartment floor areas, private open space, and parking standards.
- The applicant failed to demonstrate adequate sightlines and visibility at the site entrance, meaning the intensification of use would endanger public safety by reason of a serious traffic hazard.
Cited Policies (CDP)
Section 10.8 Transport Objectives (Ferrybank Belview LAP 2017)Objective 10C (Ferrybank Belview LAP 2017)Section 13.13.2 (Kilkenny City and County Development Plan 2021-2027)Table 11.2 (County Development Plan)Sustainable Urban Housing: Design Standards for New Apartments - Guidelines for Planning Authorities 2022
Decision Document Summary
Gerard Dempsey applied for permission to convert an existing detached dwelling at Sliabh Arda, Abbeylands, Ferrybank, into three two-bedroom apartments. While the site is located on zoned residential lands, Kilkenny County Council refused the application on three primary grounds. Firstly, the project is premature as it could compromise planned strategic road and cycleway improvements on Abbey Road. Secondly, the internal layout and lack of private open space failed to meet the 'Sustainable Urban...SOURCE PDFOpen Original
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