22199

to build 40 detached, two storey and single storey, semi detached and terraced houses, together with all associated site development works, including entrance from the adjoining public road and also the installation of all necessary services installations, including connection of foul and storm to existing public main on public road adjoining and connection from existing watermain on existing public road adjoining. All on their site

Refused

Core Refusal Reason

The proposed development was refused due to its inappropriate suburban design and scale which fails to integrate with the village centre context, its prematurity pending a required settlement analysis/zoning map, and significant technical deficiencies regarding road safety and heritage impact.

Decision Maker's Conclusion

  • The standardized suburban layout, density, and scale fail to respect the immediate village centre context and historic character of Kilmacow Upper, detracting from the local sense of place.
  • The proposal is considered premature pending the adoption of a settlement analysis and zoning map for Kilmacow as mandated by Objective 4LA of the Kilkenny City and County Development Plan 2021-2027.
  • The application lacks critical information to demonstrate compliance with DMURS and fails to adequately assess the visual impact of the development on the setting of adjacent protected structures (C191 and C192).

Cited Policies (CDP)

Objective 4LAChapter 4Chapter 6Section 4.8Objective 4JObjective 4KObjective 4LObjective 4MStrategic Objective 6AStrategic Objective 6BStrategic Objective 6BaHousing Objective 6EHousing Objective 6FHousing Objective 6GHousing Objective 6HHousing Objective 6IHousing Objective 6JHousing Objective 6KHousing Objective 6KaSection 6.7Section 6.10Chapter 13

Decision Document Summary

Liam Neville Developments Ltd proposed a 40-unit residential development on a 1.69ha site in Kilmacow Upper, Kilkenny, located opposite St. Senan's Catholic Church. The Planning Authority refused permission primarily because the 'standardised suburban' design was deemed inappropriate for the village's historic core and failed to provide a unique sense of place. Furthermore, the development was judged premature as the council has yet to complete a specific zoning and analysis framework for the vi...
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