Observation pack · Kilkenny County Council

Rodini , Waterford Road , Kilkenny

for demolition of our existing single storey dwelling with guest B&B accommodation and construction of a new two storey dwelling with guest B&B accommodation, alterations to existing site entrance, plus all associated site works

Observations close 20 Nov 2026 29 days left

5 weeks from receipt (received 16 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 10 Dec 2026

The application

Reference: 2660660 · full record
Authority: Kilkenny County Council
Type: PERMISSION
Status: PRE_VALIDATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 840 m²
Received: 16 Oct 2026
We first saw it: 21 Oct 2026, 02:10
Decision due: 10 Dec 2026
Decision: N/a

The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/KilkennyCC/AppFileRefDetails/2660660/0.
Write your observation.Quote 2660660 at the top, give your name and the address the authority should reply to, and confine it to planning matters — zoning objective, height, overlooking, traffic, drainage, heritage. What you say here is what you can later appeal on.
Pay the €20 fee.Every submission needs it; without it the observation is invalid and is returned. Kilkenny County Council takes it online with the submission or at the counter.
Submit before 20 Nov 2026.Online through the register above, or in writing to the Planning Department, Kilkenny County Council. The test is the date the authority receives it, not the date you post it.
Keep the acknowledgement.The council's receipt is your proof of a valid observation — see below.

Statutory basis. Section 34(1) of the Planning and Development Act 2000 (as amended) requires a planning authority to consider any submission or observation made to it in accordance with the Regulations. Article 29 of the Planning and Development Regulations 2001 (as amended) sets the window: a submission or observation must be received by the authority within five weeks beginning on the date of receipt of the application, and must be accompanied by the prescribed fee of €20. A submission received after the window, or without the fee, is invalid and the authority must return it.

After you submit: keep the acknowledgement. Under the 2024 Act it secures your right to appeal — only the applicant and a person who made a valid observation may bring the council's decision to An Coimisiún Pleanála, within four weeks of the decision. Making a valid observation is also what buys a right of appeal: under s.37(1) of the 2000 Act, only the applicant and a person who made a valid submission or observation to the planning authority may appeal the decision to An Coimisiún Pleanála (within four weeks of the decision). Missing the five-week window closes both doors.

What the site is zoned

Code	Objective	Plan	In force
R2 Existing residential	Existing Residential: To protect, provide and improve residential amenities	kilkenny city and county development plan 2021 2027	15 Oct 2021 → 14 Oct 2027
S5 Sustainable neighbourhood infrastructure	Community Facilities: To protect, provide and improve community facilities	kilkenny city and county development plan 2021 2027	15 Oct 2021 → 14 Oct 2027
R2 Existing residential	Existing Residential: To protect, provide and improve residential amenities	kilkenny city and county development plan 2021 variation 8b	15 Oct 2021 → 15 Oct 2027
S5 Sustainable neighbourhood infrastructure	Community Facilities: To protect, provide and improve community facilities	kilkenny city and county development plan 2021 variation 8b	15 Oct 2021 → 15 Oct 2027

An application that accords with the zoning objective is hard to resist on principle; one that does not may be a material contravention, which the council can only grant by the s.34(6) procedure with its own notice and window.

Source: Kilkenny County Council development plan zoning · fetched 4 Oct 2026, 23:04

Source	Licence	Fetched	Link
Kilkenny County Council development plan zoning	—	4 Oct 2026, 23:04	open

Designations on or near the site

Nothing designated within 100 m of the site.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Distance	Description
2660157	Conditional	11 May 2026	320 m	to build an extension to the side and rear of existing dwelling house and all associated site development works
2660088	Conditional	5 May 2026	356 m	to construct a granny flat extension to the side of dwelling to include the conversion of existing garage to form part of the granny flat extension and all other associated site works
2660064	Conditional	31 Mar 2026	145 m	for the construction of a single-storey, flat-roofed modular building with a gross floor area of 51 sq. m, to be used as an activity room ancillary to the existing cancer support centre. The proposed development, together with all associated site development and ancillary works, will be located to the rear of the existing property
2560705	Conditional	5 Jan 2026	159 m	for the construction of a single storey extension consisting of one additional classroom with toilet facilities, link corridor, connection to existing school services and all associated site works
2560694	Conditional	9 Dec 2025	145 m	to retain and re-align the existing entrance to the property, for re-arrangement of the permitted internal car park to the front of the property, for retention of minor alterations to the existing building of previous permitted works under Planning Ref No 23/60375 and Planning Ref No 2460077 to include for additional floor area (5.7M2) to the escape stair enclosure, for the installation of 2 no. fixed opaque windows to the North Side Elevation of the building, for the removal of the existing dormer roof windows (2 to front, 1 to rear) and to replace with 3 no. Velux roof windows, for alterations to the location of access ramps and steps to the building, for the retention of a canopy at eaves level to the front, side and rear of the building together with all other associated site works
2560611	Conditional	13 Nov 2025	481 m	for development. The development consists of the construction of a new first floor mezzanine storage space, internal alterations at ground floor level, the provision of a new window and fire escape door to the rear elevation and associated works
2460653	Conditional	31 Jul 2025	488 m	for 1) Small frame steel shed for window tinting. 2) Proposed automatic car wash. 3) Modifications to entrance for automatic car wash and all associated site works
2560265	Conditional	9 Jul 2025	134 m	for the construction of a singe storey extension to the rear of an existing single storey dwelling, comprising 2 no. en-suite bedrooms, an extended kitchen area and all associated works

Appeals

ACP case	Type	Outcome	Decided	Distance
311089	—	Granted with conditions	6 Apr 2022	0 m

If neighbours here have appealed before and lost, the inspector's report on that case is the single most useful thing to read.

What has happened on this file

16 Oct 2026 New application · observations close 20 Nov 2026
16 Oct 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 21 Oct 2026, 02:10. Not legal advice — confirm the deadline with Kilkenny County Council before relying on it.