Green light for new 'cafe bar restaurant' and accommodation in Kilkenny
Permission granted by Kilkenny County Council for development at High Street and Kieran Street in Kilkenny City
One to One Cellular Ltd have been granted planning permission (subject to ten conditions) for development at 77 High Street, Kilkenny and 41 Kieran Street, Kilkenny.
The development is to include the refurbishment of the existing property (a protected structure) to incorporate six hotel style rooms in 77 High Street (connected to 76 High Street at first and second floor levels) and the construction of a setback third floor level extension to 77 High Street.
The plans also seek to provide a ‘licenced cafe bar restaurant’ at ground and lower level of 77 High Street, to provide a further two hotel style rooms at first and second floor levels of 41 Kieran Street and the conversion of the ground floor level of 41 Kieran Street from retail use to reception and retail.
A cover letter submitted with the original application makes the case for the development by stating: “By developing 77 [High Street], a significant empty unit on High Street will become fully utilised on all levels.
“The provision of this high-quality boutique accommodation at this key position along the Medieval Mile route will do much to strengthen the important Medieval Mile project as a support to tourism in Kilkenny.
“Crotty’s has been closed since 2019. The tenant (Infocus Opticians) at 41 Kieran Street have given notice that they wish to move to another property within the city core which will in turn help with the sustainable use of another property within the city core.
“One to One Cellular Ltd’s large-scale investment in these properties will, as well as construction employment, create long term sustainable jobs within the accommodation and restaurant café/bar contained in the proposal.
“It will also give significant active frontage to Kieran Street. One to One Cellular intend to manage and run the full property as a single entity.”
Following the lodgement of the application to Kilkenny County Council, a submission was made in relation to the plans by the Kilkenny Archaeological Society (KAS) Conservation Committee.
In their submission, they stated that “it is apparent from the archaeological assessment submitted with this application that the buildings are in need of restoration and refurbishment.”
KAS “welcome such development if it is done in a way that respects the status of 77 High Street as a protected structure, includes professional supervision of archaeological investigations, sensitively restores buildings, and maintains the integrity of its burgage plot, boundary walls and courtyard.”
Another submission raised concerns about potential impacts of the development on an adjoining property.
Kilkenny County Council then requested further information from the applicant, noting: “From the application and pre-planning discussions it would seem as if access via the doorway from Kieran Street to the Courtyard via a hole in a 17th Century wall is essential for access and to facilitate the storage of waste etc.
“A submission was received stating there is no right of way over the neighboring property to facilitate this access. It is also stated that the storage of waste in the courtyard would be undesirable due to the possibility of infestation or vermin. The applicant shall clarify the right of way from Kieran Street and accordingly the new access to the lobby in the basement of High Street /First Floor St Kieran’s Street.
The local authority also referenced “concern about the valley which is to be created to the roof at number 41 Kieran Street and the potential for leaves debris etc. to collect and spill onto neighboring roofs. The applicant shall consider the submission and submit proposals to allay these concerns.”
A further eight items of information were requested from the applicant by the planning authority and responses to these items were furnished by the applicant before a decision on the application was considered.
Planning permission was subsequently granted by Kilkenny County Council, subject to ten conditions, on June 10, 2026.
Amongst the conditions is that ‘no internal illuminated signage will be permitted and signage approved shall only be downlit, uplit or backlit’ and that ‘the development shall be used for short stay accommodation only and for a period not exceeding 21 days’.
The applicant shall be required, if requested by Kilkenny County Council, to carry any other such investigation and monitoring as may be deemed necessary to demonstrate that onsite activity, granted under this permission, is not resulting in significant impairment of, or significant interference with amenities, or the environment, on or beyond the site.
There remains a possibility that the decision from Kilkenny County Council to grant permission for the development (subject to conditions) may be appealed to An Coimisiún Pleanála.