2360145
for (1) a change of use of the existing two storey farmhouse, staff quarters, stable block, and 2 no. agricultural outbuildings to guest/short term let accommodation to form 4 separate units (2) refurbishment of the existing two storey farmhouse house and staff quarters comprising of alterations and a single storey extension to link both buildings and form a part two storey and part single storey 4 bedroom unit (3) refurbishment of the single storey stable block comprising of alterations and a single storey extension to form a single storey 3 bedroom unit (4) refurbishment of the existing part two storey part single storey agricultural outbuilding comprising of alterations including increasing the height of the roof and insertion of rooflights to form a two storey 4 bedroom unit (5) refurbishment of the existing single storey adjoining agricultural outbuilding comprising of alterations, roof replacement and a single storey extension to form a single storey 3 bedroom unit (6) alterations and modifications to elevations/facades of all buildings (7) repair and re-roofing of the existing barn structure to form a barbecue station, outdoor dining area and games area (8) private and communal amenity and recreational open space (9) provision of car and bicycle parking spaces (10) a new wastewater treatment system and raised bed soil polishing filter (11) new borewell (12) new boundary treatments and landscaping (13) resurfacing of the existing access lane and creation of a new passing bay and (14) all associated site works.
Core Refusal Reason
The proposal fails to demonstrate a functional need for short-term holiday accommodation in a remote rural location, lacks integration with local tourism infrastructure, and presents significant concerns regarding traffic safety, archaeological impact, and public health.
Decision Maker's Conclusion
- The applicant failed to demonstrate a functional need or link to local tourism attractions for the proposed holiday units, rendering the development contrary to the rural tourism policies of the Kilkenny City and County Development Plan 2021-2027.
- The development is located within a sensitive archaeological landscape associated with Freestone Hill, and it has not been proven that the project would not negatively impact this heritage.
- Significant technical deficiencies exist regarding traffic safety at the junction with the R712 and the adequacy of the wastewater treatment system to protect public health and groundwater.