BREAKING: Decision on plans for new Tesco, café and housing units in Kilkenny

Planning permission has been granted to Tesco Ireland Ltd for development at a site measuring c. 3.91 hectares, situated on lands known locally as the former mart site located at New Road, Castlecomer Road and Old Mart Street, Kilkenny. 

The development will include residential units, an assisted care unit, retail units (including new Tesco store), a café, car parking, open spaces, landscaping, and various supporting infrastructure and site works.

The residential part of the development will consist of 80 residential units and one assisted care unit, distributed across eight blocks.

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The total gross floor area for the residential buildings will be approximately 7,489 square metres.

The development will also provide 90 car parking spaces for residents.

Additional features include public open space, communal space, private space for individual dwellings, private balconies and terraces for duplex and apartment units, hard and soft landscaping, lighting, a play area, bin and bicycle stores, and all associated site development works, service, and utility connections.

Access to the residential development will be provided via a new vehicular and pedestrian entrance off New Road. This access point will be located between Block B and Block F.

The development will also include a new bus stop on Castlecomer Road, which will be served by pedestrian and cycle access routes, as well as a pedestrian plaza.

The 80 residential units and one assisted care unit will be provided as follows:

Block A will be two storeys and will contain three 3-bedroom houses and one 4-bedroom house.
Block B will be two storeys and will contain three 3-bedroom houses and one 4-bedroom house.
Block C will be two storeys and will contain four 3-bedroom houses and two 4-bedroom houses.
Block D will be two storeys and will contain two 3-bedroom houses and one 4-bedroom house.
Block E will be part single storey and part three storeys. It will contain three 3-bedroom duplexes above one 4-bedroom assisted care unit at ground floor level.
Block F will be three storeys and will contain six 1-bedroom apartments and twelve 2-bedroom apartments.
Block G will be four storeys and will contain sixteen 2-bedroom apartments and eight 3-bedroom duplexes.
Block H will be four storeys and will contain twelve 2-bedroom apartments and six 3-bedroom duplexes.

The retail element of the development will consist of two blocks: Block I and Block J.

Block I will consist of a single-storey retail unit with a gross floor area of approximately 5,387 square metres.

This will include a convenience net sales area of approximately 2,598 square metres and a comparison net sales area of approximately 845 square metres.

The unit will also include a licensed alcohol sales area, a community room of approximately 28 square metres, a deposit return scheme, storage areas, ancillary offices, staff facilities, a cage marshalling area, bin storage, and a service yard that includes a grocery home shopping delivery vehicle docking area. Access for service vehicles will be provided from Castlecomer Road.

Additional features of Block I will include sheltered trolley bays, a click and collect set-down area with a canopy, associated signage including illuminated elevation signs, and two freestanding signs each measuring 7 metres by 2.3 metres (one adjacent to the vehicular access at Old Mart Street and one adjacent to the service yard access on Castlecomer Road).

The block will also provide an attenuation tank, plant services, a substation of approximately 31 square metres, and feature and street lighting.

There will be 189 car parking spaces, including spaces designated for parents with toddlers, accessible spaces, and electric vehicle spaces. There will also be 40 cycle parking spaces.

Block J will consist of a single-storey café unit with a gross floor area of approximately 258 square metres. This will include signage and an external seating area.

Access to Blocks I and J will be provided via a new vehicular junction off Old Mart Street. There will also be a toucan crossing and pedestrian and cycle access routes.

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The development will include a shared pedestrian and cycle linear open space along the western boundary of the site.

This will link New Road and Old Mart Street. An Environmental Impact Assessment Report (EIAR) and a Natura Impact Statement (NIS) were submitted as part of the planning application.

FURTHER INFORMATION

When considering the application, Kilkenny County Council requested a number of further items of information from the applicant.

They asked the applicant to provide detailed information to ensure the development meets design, planning, and environmental standards.

They also wanted confirmation that all housing units comply with space standards, clarity on how housing density and open space are calculated, and adjustments to ensure the public open space is genuinely usable.

The Council highlighted concerns about the architectural design of key parts of the site, asking for improvements at prominent corners and elevations, as well as additional photomontages to show what the development will look like from various viewpoints.

The Council sought updates on transport and parking arrangements. This includes revising the Traffic and Transport Assessment to reflect all uses on the site (including the café), addressing parking shortfalls, and assessing alternative junction designs for better pedestrian and cyclist safety.

They asked for proposals to enhance traffic calming, footpaths, bus stop connectivity, and lighting design. A full quality audit covering road safety, pedestrian and cycling routes, and accessibility for all users was also required.

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On environmental matters, the Council requested details on drainage, nature-based solutions, and groundwater management, along with updated plans for dust, noise, and vibration control during construction.

They asked for a full Construction Environmental Management Plan and a waste management plan for both the build and operation phases. Because of the site's history as made ground, they also required a contamination risk assessment and plans for removal of any hazardous material.

Finally, the Council requested that an archaeological impact assessment.

PLANNING DECISION CONDITIONS

Permission was granted to Tesco Ireland Ltd by the planning authority of Kilkenny County Council, subject to 28 conditions.

The developer must pay a development contribution for public infrastructure. The amount is based on the rate at the time development starts and may change if a new scheme applies.

Before starting, the developer must provide security (cash, bond, or similar) to ensure completion of roads, footpaths, lighting, water, drainage, and open spaces, with agreement from the Council.

The public plaza and promenade linking to Castlecomer Road must be largely completed before the retail part opens.

All public road and travel infrastructure works must be completed before the retail part opens. The developer must follow the Quality Audit and Road Safety Audit recommendations. The design and layout of bus stops, road improvements, car park access, and traffic systems must be agreed with the Council. The cost of these works is the developer’s responsibility.

A Mobility Management Plan must be prepared. The retail car park layout must improve accessibility. EV charging points and energy-efficient lighting must be provided. A Construction and Traffic Management Plan must be prepared and updated as needed. Speed limit and crossing signage, dished kerbing, and tactile paving must be provided.

The developer must enter into agreements with Uisce Éireann for water and wastewater connections and follow their standards.

A landscape management plan for at least three years must be in place to ensure proper care of planting, including replacement and maintenance.

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The final colour, texture, and materials for external finishes of the houses must be agreed with the Council before work starts.
All cables must be underground, with infrastructure for broadband and data services provided.

‘As-built’ drawings showing actual locations of services and equipment must be submitted within six months of completion.

The developer must maintain shared areas and infrastructure until the Council takes over. If the development is to be taken in charge, the Council’s protocol applies.

Estate names, house numbers, and signage must be agreed with the Council. Names should preferably reflect local history or culture and use Irish where possible.

Within 8 weeks of the grant of permission, the developer must enter into a Part V agreement for social or affordable housing.

Car parking spaces must be clearly marked. Shared parking and ramps must use specified surfacing. Tactile paving and dished kerbs must be provided at crossings and entrances. Safe cycle parking must be provided without causing obstructions.
Any services that need to be relocated must be done at the developer’s expense.

Houses and duplexes must be first occupied by individual buyers (not companies) or those eligible for social or affordable housing, unless after two years they remain unsold, with evidence submitted to the Council.

An archaeologist must monitor topsoil stripping, and if remains are found, work must stop in that area until further directions are received.

Detailed waste management, groundworks, and remediation plans must be submitted and approved before construction starts. Waste must be managed by licensed contractors and records kept. Protection measures for groundwater and surface water during works like concrete washing must be in place.

All mitigation measures from the Natura Impact Statement must be implemented in full.

A Construction Environmental Management Plan must be submitted and followed during the build, ensuring noise, air, and odour emissions don’t harm the environment or nearby amenities.

Noise and dust must be kept within agreed limits during and after construction. A noise assessment must be done, and measures to reduce traffic and commercial noise must be implemented.

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If unexpected light pollution occurs that affects others, extra measures must be taken as required by the Council.
All environmental protection measures in the submitted documents must be followed during construction.

Tank and drum storage areas must be bunded and managed safely to prevent pollution. Run-off and drainage must be properly controlled.

The cause of groundwater issues on site must be investigated and fixed. Only clean stormwater can enter the drainage system. There must be no discharge onto roads or other lands. Wheel washing and petrol interceptors must be maintained, and wastewater managed properly.

An Ecological Clerk of Works must oversee environmental compliance during construction.

The developer must carry out any further monitoring or investigations requested by the Council to ensure no harm to the environment or amenities.

The design and details of brand signage at the retail building’s corner facing Castlecomer Road and Old Mart Road must be agreed with the Council before starting work.

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POSSIBLE APPEAL?

A number of third party submissions expressing concern at certain aspects of the proposed development were submitted during the planning process.

Third parties who have made submissions retain the right to appeal the decision of the local authority to An Coimisiún Pleanála – Ireland’s national independent planning body (formerly known as An Bord Pleanála).

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