Kilkenny City Hotel Project Denied by National Planning Body

Plans for a new hotel in Kilkenny City, intended to be a prominent addition to the area, faced a significant setback when the national planning authority, An Coimisiún Pleanála, overturned a previous decision by Kilkenny County Council. The council had granted planning permission for the proposed development, which was to be located on land south of MacDonagh Junction Railway Station, currently serving as a car park with 45 spaces.

The ambitious project included the construction of a seven-storey hotel featuring ensuite bedrooms, a ground-floor restaurant and bar, a hotel foyer and reception area, a gym, various meeting rooms, and a sixth-floor outdoor swimming pool. Additionally, plans called for a public plaza, bicycle parking, and landscaping. The proposal also aimed to incorporate environmentally friendly features, such as green roofs.

Kilkenny County Council initially approved the plan in February 2024, subject to 18 conditions, after seeking further information from the applicant, Spark Way Limited. The decision was subsequently appealed, leading to a review by An Coimisiún Pleanála, which ultimately decided against the project.

The national planning authority cited significant environmental concerns as the primary reason for its refusal. According to the inspector’s report, the commission could not be assured that the development would not adversely impact the integrity of the River Nore and River Barrow Special Area of Conservation or the River Nore Special Protection Area, due to the absence of a Natura Impact Statement. This situation prevented the commission from granting approval under the provisions of Article 6(3) of the Habitats Directive (92/43/EEC).

In addition to environmental considerations, the report highlighted the site’s location in a transition zone adjacent to the John Street Architectural Conservation Area and several protected structures, including Saint John’s Church and MacDonagh Railway Station. The authority concluded that the proposed hotel’s design, scale, and materials would detract from the character of these areas and significantly impair the amenities of the surrounding environment.

The decision has drawn mixed reactions from the Kilkenny community, with some expressing disappointment over the lost potential for economic growth and tourism, while others support the protection of the area’s historical and environmental integrity. The Kilkenny City and County Development Plan 2021-2027 emphasizes maintaining the balance between development and conservation, a principle that weighed heavily in this case.

As community members continue to discuss the implications of this ruling, the future of the proposed hotel remains uncertain. Local stakeholders may seek alternative development plans that align with both regulatory requirements and community interests.