An Bord Pleanala clear the way for ambitious Castlepark conversion of Bungalow Bliss

A landmark adaptive reuse project overlooking James Fort, Charles Fort and Kinsale Harbour receives final planning approval following a successful appeal process.

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After an extensive planning process, including appeals to An Bord Pleanála (now An Coimisiún Pleanála), planning permission has been secured for Tazio, an ambitious transformation of an existing 1980s split-level bungalow in Castlepark, Kinsale.

Located on an elevated site between Dock Beach and Castlepark, the project occupies one of the most remarkable viewpoints in Kinsale. From its hillside position, the property enjoys sweeping 270-degree views across Kinsale Harbour, taking in James Fort, Charles Fort, Castlepark Marina, the Bandon River estuary and the historic maritime approaches that have shaped the town's history for centuries. The site sits at the gateway to one of Ireland's most significant historic harbour landscapes, where successive generations have watched over the strategic waterway linking Kinsale to the Atlantic Ocean.

Originally constructed as a typical "Bungalow Bliss" house during the early 1980s, the existing dwelling made only limited use of its extraordinary setting. The approved design reimagines the building as a contemporary three-level home that responds directly to the site's dramatic topography, landscape and views.

Rather than demolishing and rebuilding, the project adopts a sustainable adaptive reuse strategy, retaining significant elements of the existing structure while undertaking a deep energy retrofit targeting an A1 BER rating. Existing foundations, floor slabs and structural walls will be incorporated into the new design, substantially reducing embodied carbon while creating a high-performance home for contemporary living.

The architecture is organised around a series of interlocking volumes and mono-pitch roof forms inspired by the distinctive character of the nearby Castlepark development, while establishing a contemporary identity of its own. Extensive glazing, carefully positioned terraces and elevated living spaces have been designed to frame panoramic views of the harbour, forts and surrounding landscape while maintaining sensitivity to neighbouring properties.

The approved scheme also includes significant landscape improvements, native planting, wildflower meadow areas and biodiversity measures that strengthen the ecological value of the site while integrating the building into its coastal setting.

For RUA Architects, Tazio demonstrates the potential of adaptive reuse to unlock the value of existing buildings in exceptional locations. Through careful design, sustainable construction and a deep understanding of place, a modest twentieth-century bungalow will be transformed into a landmark contemporary home overlooking one of Ireland's most historic harbours.

Construction is expected to commence following completion of detailed design and procurement stages. many thanks to Coakley O’Neill Town Planning for thir support and guidance on the planning appeal.