22124
for demolition of No 19 Friary Street, Kilkenny R95 E76V, permission is sought for the provision of temporary structural works, the reconstruction of the front facade to Friary Street and the construction of a new residential apartment development consisting of 16 two bedroom apartments, associated stair cores, communal refuse and storage areas, bicycle parking provision, internal hard and soft landscaped courtyard plus all associated site works. No. 19 Friary Street is located within the St. Mary's Architectural Conservation Area
Core Refusal Reason
The proposed development constitutes overdevelopment of the site, characterized by excessive height and bulk that would negatively impact residential amenities through overshadowing and loss of light, while failing to protect the architectural heritage of the St. Mary's Architectural Conservation Area (ACA) and the NIAH-listed structure.
Decision Maker's Conclusion
- The development represents an overdevelopment of the site with a plot ratio of 2.16, resulting in excessive height and bulk that would be overbearing and cause significant overshadowing and loss of light to neighboring residential properties and amenity spaces.
- The proposal fails to protect or enhance the character of the St. Mary's Architectural Conservation Area (ACA) and involves the unjustified demolition of a structure listed on the National Inventory of Architectural Heritage (NIAH), which is considered an integral part of the historic streetscape.
- The design does not sufficiently respect the scale and massing of the surrounding low-level residential context, particularly regarding the impact on the Presentation Sisters' grounds and adjacent dwellings on Friary Street.