BREAKING: Plans for new multi-storey hostel in the heart of Kilkenny

A planning application has been lodged to Kilkenny County Council by Liam Kehoe for the development of a site at Pennyfeather Lane, Kilkenny City.

Planned are clearance works on a .034ha site (including the demolition of an existing single-storey building) and the construction of a four-storey hostel with setback fourth-floor level and a plantroom at roof level.

A reception area, toilet facilities and 13 bedrooms are planned (with a mix of ensuites and off-suite facilities).

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Also sought in the planning application is permission for drainage works, connection to services and all associated site development works to facilitate the development.

The proposed development site is located within the 'Patrick Street Architectural Conservation Area'.

In the cover letter attached to the planning application, it is noted that the development 'aims to enhance the hospitality infrastructure of the city, providing modern amenities and services to residents and visitors alike'.

The cover letter also states that the 'applicant currently runs the existing successful Lanigan’s hostel business in Kilkenny City and has done so for many years'.

"He has seen firsthand the need for additional accommodation of this type in the city centre," the statement added.

The cover letter notes a 'concerted effort to rejuvenate the lanes of Kilkenny by the local authority'.

"This development aims to do just that, transforming it into a vibrant and secure lane that will enhance the overall appeal of the city centre will providing much needed accommodation for visitors to the city.

"This project will breathe new life into these neglected areas, fostering a safer and a more inviting environment for residents and visitors alike.

"This regeneration effort will contribute significantly to the urban renewal of Kilkenny City, promoting a positive and dynamic cityscape."

The cover letter continues: "The project will involve the demolition of an existing single-storey building which has been vacant for many years and is in a dilapidated state. The demolition of this building will make way for the proposed hostel development.

"The hostel rooms are designed to be economic, in line with accommodations found in modern Irish and European cities. This will provide an affordable option for guests while maintaining quality, ensuring comfort and satisfaction for travellers.

"There will be no deliveries using or stopping on Pennyfeather Lane. Deliveries will use the existing delivery bays on High Street and Friary Street only as agreed with the Kilkenny Municipal District Office and Active Travel Office.

"Patrons of the hostel will be encouraged to avail of the taxi rank on The Parade as a drop-off and pick-up point. It is expected people requiring drop off and pick up at the hostel entrance will be limited to those with mobility issues.

"Pennyfeather Lane is a quiet street with minimal through traffic and we don’t envisage any disruption but instead encourage pedestrians’ and cyclist to use the lane more frequently.

"In support of sustainable transportation options, the development includes 5 bicycle parking spaces, encouraging eco-friendly travel.

"Careful attention has been given to ensure the hostel fits seamlessly within the existing urban fabric through its use of materials. The proposed development backs on to the seven-story Ormonde Car Park and will help mask the obtrusive nature of its elevation and provide an enhance streetscape for that harmonises with the city's scale and overall cityscape.

"Given the site's dense urban environment, significant measures have been taken to protect the privacy of neighbouring properties, which are predominantly commercial."

At present, this planning application is awaiting validation by the planning authority at Kilkenny County Council.

Subject to validation, a decision is expected by July 8, 2025.

The decision timeframe may be extended if the planning authority requires further information from the applicant.

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NEARBY DEVELOPMENTS

The development site is located in an area of Kilkenny City that has seen some major developments in the accommodation sector in recent times.

In late April, following enquiries from Kilkenny Live, the nearby Kilkenny Ormonde Hotel confirmed that "a process is currently underway regarding the potential sale of the Kilkenny Ormonde Hotel, the Ormonde Street Car Park and our sister hotel, the Absolute Hotel, Limerick, as a going concern."

Back in June 2024, Penny Pudding Limited announced their intention to apply for planning permission to develop a six-storey hotel on the corner of Pennyfeather Lane (where the application that the focus of this article is to be sited) and Pudding Lane in Kilkenny City.

It has been hoped that the construction of this new hotel on Pennyfeather/Pudding Lane in Kilkenny City will commence in 2025, and be open for business in the 2027 season, subject to planning approval.

According to the designers, the proposed hotel development 'aims to regenerate these lanes, transforming them into vibrant, well-lit, and secure corridors that enhance the overall connectivity and appeal of the city centre'.

"By introducing new commercial activity and improved infrastructure, the project will help breathe new life into these neglected areas, fostering a safer and more inviting environment for residents and visitors alike," they said.

"This regeneration effort will contribute significantly to the urban renewal of Kilkenny City, promoting a positive and dynamic cityscape.

"As part of this initiative the proposed development is set back from the original building line to form a new small-town square at this location, to further improve the attractiveness of the lane.

"This urban gesture is intended to significantly improve the site's presentation and visitor experience. 
"In collaboration with local authorities, the new square will be repaved and renovated with trees and street furniture.

"Careful attention has been given to ensure the hotel integrates within the city’s existing urban fabric.

"It is proposed to use selected local cut stone on the principal elevations, with the roof featuring a series of traditional inspired roof skyline forms.

"The roof and other features are clad in natural zinc, which provide a durable and aesthetically pleasing addition to Kilkenny's skyline.

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"Recognising the importance of Kilkenny's laneways, it is envisaged that this proposal can act as a potential catalyst for the regeneration of the city's lanes, enhancing both their functionality and aesthetic appeal.

"The southern boundary, adjacent to the seven-storey Ormonde Car Park, will present an elevational treatment that harmonises with the city's scale and overall cityscape."

Meanwhile, a development site on Lower New Street and Walkin Street remains for sale.

The site has full planning permission for the demolition of existing buildings (former Smithwicks Cash and Carry) and the construction of a 154-bedroom hotel, 37 short let apartments and 12 residential apartments.

Two major Kilkenny City tourist hostels have shut up shop in recent years and this new four-storey hostel proposed for Pennyfeather Lane may go some way to rebalancing this, subject to the necessary planning approval.

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