Core Refusal Reason
The development is considered substandard due to poor urban design, inadequate private open space, and a failure to appropriately assess or protect the architectural heritage of the site and its adjoining Protected Structure.
Decision Maker's Conclusion
- The design and layout are considered substandard in terms of urban design and visual impact, particularly regarding the setting of the neighbouring Protected Structure and the lack of a holistic development approach for the landholding.
- The Architectural Impact Assessment was deemed wholly unacceptable as it lacked professional assessment, failed to justify the demolition of a historic roofless structure (identified as a famine house), and did not address the deterioration of the adjoining protected dwelling.
- The proposal fails to meet the minimum Development Plan requirements for private open space for 3-bedroom units and includes an unacceptable layout with limited passive surveillance and unclear maintenance responsibilities.
Cited Policies (CDP)
Kilkenny City and County Development Plan 2021-2027Figure 4.13JACA 1JACA 12
Decision Document Summary
Riverstick Industries Ltd sought permission for the demolition of an existing structure and the construction of two semi-detached houses at Foulscourt, Johnstown, Co. Kilkenny. The site is located within the curtilage of a Protected Structure and an Architectural Conservation Area. The application was refused because the layout was deemed haphazard and piecemeal, the architectural heritage assessment was insufficient to justify the demolition of a historic structure, and the development failed t...SOURCE PDFOpen Original
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