Lyrath House a 17th century estate house is set in 170 acres of mature parkland and just 2 kilometres from beautiful Kilkenny City.


Development of Hotel

This project involved the construction of a 5 star 140-bedroom hotel with extensive conference Facilities.

This project was procured as a traditional contract leading to a Design and Build ethos being imposed by the strong relationship between the client, contractor and Hayes Higgins Partnership.

The building is constructed with two sub-floor levels and four upper floors and constructed in structural steel framing and loadbearing block supporting precast floors and roof and clad in brick and timber.

Also being constructed is an additional swimming pool and Spa an 80 bed economy hotel and numerous ancillary equestrian facilities, estates lodges and bespoke dwellings.



Name of Project: Lyrath Estate Hotel Kilkenny

Means of Procurement: Design and Build

Client: Xavier McAuliffe, Lyrath Estate Hotel, Kilkenny


Conservation Works to 17th Century Estate House

All Structural strengthening of existing floors and roofs was carried out using timbers sourced from renewable sources.

Strengthening of timbers was carried out by pairing up to weaker members or replacement. Steel plates in the form of flitch beams and the use shallow bow string trusses were also used to strengthen dilapidated structures.


Specialist Design Service provided:
  1. Temporary works design.

  2. Method statements for basement excavations.

  3. Double height underpinning of Grade 1 listed building.

  4. Condition surveys of existing buildings including crack monitoring.

  5. Liaison with Heritage officer and conservation Architect.



Transport Studies and Highways Design Services to infrastructure development of 72 Ha campus and linkages to main roads.

Description of Role:

Civil Structural Engineers

Means of Procurement:

Design and Build

Total Capital Value:


Design Team:

Architect: Bluett & O Donoghue
Civil Structural: Hayes Higgins Partnership
Quantity Surveyor: Nolan Ryan Partnership
Mechanical Electrical:Leo Lynch