HomeMy WebLinkAbout2560200 - F.I. Request LetterComhairle Contae Mhuineacháin
Oifigi an Chontae - An Gleann - Muineachán
047-30532
eolas@monaghancoco.ie
@MonaghanCoCo
Monaghan County Council
County Offices - The Glen - Monaghan
www.monaghan.ie
info@monaghancoco.ie
facebook.com/MonaghanCoCo
Fáiltíonn an tÚdarás Áitiúil roimh chomhfhreagras i nGaeilge
Pleanáil/Planning 047-30532 | planning@monaghancoco.ie
16/07/2025
JES Holdings Ltd
Finegan Jackson Ryan McEneaney
Drumconrath Road
Carrickmacross
Co. Monaghan, A81 YX28
Re: Planning and Development Act 2000 (as amended).
Planning and Development Regulations 2001 (as amended).
25/60200 - permission for the demolition of existing structure ruins and boundary wall
and gate entrance at Parnell Street, the construction of 3no. 3 storey, terraced
apartment buildings consisting of: 3no. 1-bed units at ground floor level and 3no. 2-bed
units at first/second floor level, connections to existing public services, revised
boundaries and all associated site works at Parnell Street Drummond Etra
Carrickmacross.
_______________________________________________________
Dear Sir/Madam,
With reference to the above application I am to inform you that the information
submitted is not adequate to enable a decision to be made.
In accordance with the provisions of Article 33 of the Planning and Development
Regulations 2001 (as amended) you are hereby requested to submit further information
as set out on the attached page.
Article 33(3) states that “where a requirement under sub-article (1) or sub-article (2)
(Clarification) is not complied with within the period of 6 months from the date of the
requirement for further information, or such additional period, not exceeding 3 months,
as may be agreed by the Planning Authority, the planning application shall be declared
to be withdrawn”.
It should be noted that you will be required to give notice in an approved newspaper
under article 35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the
Planning and Development Regulations 2001 (as amended) if the further information
received is considered to contain significant additional data.
Please Note: 4 copies of Additional Information to be submitted. In the case of
Significantly Different Information, 6 copies of additional information to be submitted.
Yours faithfully,
__________________________
ADMINISTRATIVE OFFICER
25/60200 JES Holdings Ltd. Parnell Street Drummond Etra Carrickmacross
ADDITIONAL INFORMATION
Note: A pre-application consultation did not take place. You and/or your assigned agent are advised
to liaise with the Planning Section prior to the preparation and submission of this Further
Information.
The submission should take a coherent account of any issues that overlap/interlink.
Should the Further Information materially/significantly alter the proposed development, you are
obliged to re-advertise same in accordance with Article 35 of the Planning and Development
Regulations 2001 (as amended).
1. Policy PSP 1 of the County Development Plan 2025-2031 sets out that proposals for
development works within the vicinity of a protected structure shall comply with Section
15.3.1 of the Monaghan County Development Plan. Section 15.3.1 sets out, amongst other
things, that development proposals shall complement and be sympathetic to the (protected)
structure and its setting in terms of its design, scale, height, massing and use of materials.
Furthermore, Sections 15.2.6, 15.2.9, and 15.2.10 set out that new development should be
of appropriate scale/mass, have regard to streetscape roof form, and avoid adverse impacts
to neighbours.
The Planning Authority has significant concerns with the scale/form and appearance of the
proposed development. Accordingly, please submit a revised/reduced development design
which is not incongruous, of excessive scale and has due regard to adjoining developments in
relation to massing, height, footprint, and roof form.
2. The Sustainable Urban Housing: Design Standards for New Apartments Guidelines (2023)
requires that apartment schemes should provide:-
a) Storage for bulky items outside individual units.
b) A minimum of 1.5m depth for private amenity space.
c) All amenity space be located to optimise solar orientation.
d) Sufficient communal storage area to satisfy the three-bin system for the collection of
mixed dry recyclables, organic waste and residual waste which is separate from
communal open space.
e) Cycle storage facilities in a dedicated facility of permanent construction, preferably
within the building footprint or, where not feasible, within an adjacent or adjoining
purpose built structure of permanent construction.
Submit revised plans indicating compliance with these requirements and all other
requirements set out in the Guidelines.
3. Having regard to the Sustainable Urban Housing: Design Standards for New Apartments
Guidelines (2023), the Planning Authority has concerns with respect to:-
a) The proposed amenity space (and the quality thereof) for the ground floor
apartments.
b) The access to the patio area via the bedroom and the lack of relationship with the
main living area for the ground floor apartments.
The applicant is therefore requested to provide revised plans addressing these
concerns.
4. In the interest of appropriate design and to facilitate a fully informed decision, please submit
a suitable range of contextual photomontages and street scene elevations to further exhibit
how the development will integrate into the setting. In this regard, please also submit a set
of coloured elevations for the development.
5. Submit a hydrogeological assessment (prepared by a suitably qualified hydrogeologist) to
include a groundwater and surface water assessment, identification of potential pathways to
the groundwater aquifer, the Proules River and the public water supply zone of contribution.
This plan shall identify mitigation measures to protect groundwater and surface water during
construction and operational phases of this development.
6. A third-party submission has been received raising concerns with regards to adverse impacts
to neighbouring residential amenity including overlooking and overshadowing. The Planning
Authority share these concerns and in particular there is concern that the upper floors will
unduly overlook and/or overbear upon the adjoining residential properties to the north.
Accordingly, please submit further and/or revised details, which demonstrate to the
satisfaction of the planning authority that the proposed development will not negatively
overlook and/or overbear upon the adjoining residential properties to the north.
The planner dealing with this application is Darragh McAdam