An Coimisiún Pleanála approves compulsory purchase order of historic Tipperary building
Objections fail to prevent compulsory purchase of long-vacant Cashel hotel and tower
An Coimisiún Pleanála has approved the compulsory purchase of the Kearney’s Castle property at 16 and 17 Main Street in Cashel, County Tipperary, clearing the way for Tipperary County Council to take control of the long-derelict site in the town centre.
A number of objections were submitted during the process, including submissions from solicitors acting on behalf of members of the Cummins family and from Allied Irish Bank, which is involved in ongoing legal proceedings relating to the property.
The decision relates to a 12-bedroom hotel and restaurant complex which includes a 15th century tower house known locally as Kearney’s Castle. The property, which is listed on the National Inventory of Architectural Heritage and rated as being of regional importance, has been vacant since December 2016.
The site was added to the derelict sites register in 2024 after falling into significant disrepair following its closure. It is located on Cashel’s Main Street, directly opposite the town’s tourism office and heritage centre.
In its assessment, the planning inspector described the property as an “iconic statement along the streetscape” and noted the significance of the historic structure within the town centre setting.
The report also recorded that “the stone house tower dating back to the 15th century is known locally as Kearney’s Castle,” adding that the wider site had previously operated as a hotel before becoming vacant. The inspector further stated that “the entire site and buildings were vacant at the time of my site inspection,” and noted that while the structures appeared to be in reasonable external condition, the site remained unused and fell within the Council’s derelict sites list since 2024.
There were three submissions made in relation to the proposed acquisition, which were submitted to An Coimisiún Pleanála. In a submission dated 24 September 2025, solicitors acting on behalf of Shane and Margaret Cummins, as well as Margaret Cummins in her capacity as administrator of the estate of the late Seamus Cummins, stated that “the above-mentioned parties have not received papers or an offer from Tipperary Co. Co.” The submission also sought “clarification of the areas referred to in the notice” and requested “a map of same.”
In a second submission dated 8 October 2025, solicitors acting on behalf of Michael Cummins stated that “the building is the subject of ongoing litigation with AIB bank.”
In a third submission dated 23 October 2025, solicitors acting on behalf of Allied Irish Bank plc stated that the property is subject to ongoing legal proceedings in both the Circuit Court and High Court, and confirmed the bank is seeking possession following borrower default, with members of the Cummins family named as defendants.
The bank formally objected to the proposed compulsory purchase order, citing its registered legal interest and ongoing efforts to secure possession. It also said it would be open to engaging on compensation under the relevant provisions of the Act.
The Commission confirmed that Tipperary County Council had applied for consent to acquire the property under the Derelict Sites Act, and that all submissions would be considered in its determination. It also noted that solicitors for Shane and Margaret Cummins confirmed they did not object to the proposed acquisition.
Despite all this, the planning inspector concluded that the public interest in addressing dereliction outweighed competing considerations. The report stated that the property “detracts to a material degree from the amenity, character or appearance of land in the neighbourhood because of the neglected, unsightly or objectionable condition of the property,” which is a key threshold for compulsory acquisition under derelict sites legislation.
The inspector also warned of the long-term risks to the historic structure, noting: “I would be seriously concerned for the future of the castle building if it is not maintained on a regular basis given its age and current structural condition.”
The report concluded that compulsory acquisition was necessary to render the site non-derelict and prevent further decline, stating that the objection “cannot be sustained” when weighed against the public interest and the need for regeneration.
While the future use of the property has not yet been confirmed, it is understood that it may form part of wider regeneration plans for Cashel, including potential development of a visitor or interpretive centre linked to the nearby Rock of Cashel.
Local political reaction has been broadly positive. Fine Gael TD Michael Murphy described the decision as “really positive news,” calling the site a key strategic location in the heart of Cashel. He said it is now important that the council engages with the local community, local businesses, and national stakeholders to progress the next phase of development.
Cashel-based Fine Gael councillor Mary Hanna Hourigan also welcomed the decision, saying the council had worked closely on the matter and that it is positive to see the long-closed property moving back into use. She said the next step will be for the council to determine the future use of the site.