An Coimisiún Pleanála has refused planning permission for a proposed development of a 67-bedroom hotel in the heart of Kilkenny city because of its negative impact on local residences.
The Commission reversed the decision of Kilkenny County Council to approve the planning application by Penny Pudding Limited to develop a multi-storey hotel on the corner of Pennyfeather Lane and Pudding Lane in Kilkenny city.
It followed the lodging of two appeals by local residents and businesses against the council's ruling.
The proposed development had also provided for the demolition of the former Mulhall’s restaurant on the 0.059-hectare site which is located in the city centre’s Architectural Conservation Area.
The developers had sought permission to construct a six-storey hotel but a condition was imposed by council planners, which was unsuccessfully appealed by Penny Pudding Limited, that one floor should be omitted as part of securing approval for the project.
However, the Commission ruled that the proposed development by reason of its overall size, scale and mass together with its close proximity to homes to the immediate north of the site would seriously injure residential amenities of adjoining properties, notwithstanding the omission of one storey.
The Commission said the proposed works would have resulted in a development which "excessively overshadows and has an overbearing impact on residential development in the vicinity."
It noted that the proposed development would be contrary to provisions of the Kilkenny City and County Development Plan 2021-2027 in relation to building heights and plot ratio.
Refusal of planning for another hotel at same site not addressed
One of the appellants complained that reasons for the refusal of planning permission for another hotel development on the same site over 15 years previously had not been addressed.
The proposal for the development of a six-storey building on the same site comprising a 15-bed hotel and three penthouse apartments was rejected by An Bord Pleanála for similar reasons relating to the impact on nearby homes after having been granted planning permission by the local authority in 2008.
The appellant also claimed the latest plans are out of character with the pattern of development in the area and represents overdevelopment of the site.
Council planners had acknowledged the importance of the latest proposal in addressing a derelict city centre site as well as its potential to improve the public realm and widen Pennyfeather Lane.
An Taisce also welcomed the development for its potential to rejuvenate laneways to the west of the city centre, although it suggested the best use of a brownfield site would be for housing rather than hotels in order to generate a more vibrant city centre.
Appeal argues that hotel would join existing multi-storey car park
In its appeal against the omission of one floor of the proposed six-storey hotel, Penny Pudding Limited argues it adjoins the existing Ormonde multi-storey car park which is even higher.
The company claimed the residential amenity of houses on Pennyfeather Lane would not be significantly impacted by the development.
It pointed out that the omission of a floor containing 14 bedrooms raised concern about the commercial viability of the project. Penny Pudding estimated that it needed a minimum of 60 bedrooms "to ensure operational efficiencies"
The company had estimated that the development would have created 22 full-time jobs.
However, an inspector with An Coimisiún Pleanála, who expressed concern about the overall design of the project, said she did not believe the development would result in significant enhancement of the streetscape to the historic lanes.
"Opportunities to provide a defining, high quality building at this important junction have not been realised," the inspector remarked.
She added: "There is no sense that the structure would create an active, attractive environment to enhance the experience of the pedestrian."
