HomeMy WebLinkAbout2547 - Chief Executives AI OrderMONAGHAN CO. COUNCIL
NING AND DEVELOPMENT ACT 2000 (as amended
Chief Executive's Order No:
Reference Number:
Name of Applicant:
P853-25ai
25/47
GEC Development and Construction Ltd.
Address: Mc Namee Chartered Building Surveyors
Bantry House
Jocelyn Place
Dundalk
Co. Louth
Nature of Application: Permission for the development will consist of: the
construction a new residential development comprising 9
no. age friendly single storey dwellinghouses that includes
a terrace of 7 no. dwelling houses - (5 no. 2 bedroomed
houses and 2 no. 3 bedroomed houses) and 2 no. 2
bedroomed semidetached houses and all ancillary and
associated site development works including site clearance
works, new vehicular and pedestrian access off the N53
Dundalk Road, car parking spaces, communal open space
area, hard and soft landscaping and boundary treatment
works
Location of Development: Connabury Castleblayney Co. Monaghan
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I hereby order that pursuant to the provisions of the Planning and Development Act 2000 (as
amended) and Article 33 of the Planning and Development Regulations 2001 (as amended), the
further information set out on the attached schedule be requested from the applicant.
SENIOR PLANNER
DATE i'
25/47 GEC Development and Construction Ltd. Connabury Castleblayney Co. Monaghan.
ADDITIONAL INFORMATION
Note: No inference is given in requesting this Further Information that planning permission will
ultimately be forthcoming. It is recommended that you and/or your assigned agent liaise with
Monaghan County council Roads / Planning Sections prior to the preparation and submission of this
Further Information. The submission should take a coherent account of any issues that
overlap/interlink.
1. The application as submitted is considered insufficient in terms of road/traffic safety. In this
regard the applicant is requested to submit the following information:
a) A Stage 1 & 2 Road Safety Audit in accordance with TII Publications. The submitted
audit shall the assess the impact of the development in terms of road safety from
the point of view of all road users including drivers, motorcyclists, pedestrians,
cyclists, etc.
b) Revised drawings incorporating all design measures required to address any
problems highlighted in the Stage 1 & 2 Road Safety Audit.
2. The site is zoned 'Proposed Residential B', the objective for which, according to the
Development Plan, is to "facilitate the provision of serviced residential sites and low -density
residential development...". In this regard there are concerns that the proposed residential
density is contrary to the zoning objective. The applicant is therefore requested to submit
amended details/documentation to address such concerns.
3. The Planning Authority has concern with the layout / quantum of development proposed
and in particular dwelling No's 1 and 9 which are considered contrary to an established
building line and to have potential to be overbearing to immediately abutting dwellings. The
applicant is therefore requested to submit amended details/documentation to address such
concerns.
4. The following public lighting information is required:
• The new junction onto the public road N-53 shall be designed in accordance to
BS5489, Lighting Design Standards.
• Submit a Lighting Design Report for the development showing the new junction to
the existing public road N-53 taking into account; the conflict area lighting
requirements at the entrance with the public road, the footpath lighting
requirements, the existing street lighting in place, ensure uniformity of lighting,
minimise light spill into neighbouring private properties.
• Include individual grid lighting reports for; the whole project, the development only,
the road connecting it to the development and the junction with the existing road,
and the new footpath to be constructed onto the public road. The Lighting Design
Report shall be carried out by a competent, qualified Lighting Designer. The applicant
must liaise with Monaghan County Council's Public Lighting Officer regarding the
specification of the existing street lighting in place.
• All lighting columns shall be placed on the inside/rear of footpaths to minimise
physical obstruction to pedestrians and reduce risk of impact from vehicles and shall
be placed in line with property boundaries or building lines. Lights to be considered
for future adoption by Monaghan County Council, shall not be mounted on walls of
any buildings
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All lanterns shall be accessible for maintenance purposes from hoist parked on the
public road. In situations where this is not possible, then collapsible columns,
capable of safe operation by one operator, shall be used.
Submit a planting layout drawing clearly indicating exclusion zones where no
planting of trees or shrubs will take place, i.e. there shall not be any mature tree
within 6m horizontal distance of a 6m lighting column or within 8m horizontal
distance of an 8m lighting column, etc.
5. Policy LCP1 of the Plan requires that proposals for landscaping comply with Section 15.22.4
of the Monaghan County Development Plan 2025-2031. Submitted landscaping details are
considered insufficient. In this regard, the applicant shall submit a revised Landscaping Plan,
with additional landscaping proposed if necessary, having regard to Section 15.11.4 of the
Development Plan with particular emphasis on a) the number, species, location, height at
planting, height at maturity and an implementation timescale for all proposed planting, and
b) surfacing material for 'home zone roadway'.
6. Policy MURP 1 and Section 15.8.1 of the Development Plan set out that planning applications
for residential and mixed -use developments within settlements shall be accompanied by a
Design Concept Statement demonstrating how the proposed development complies with
Development Plan requirements and with the twelve criteria set out in the Urban Design
Manual (2009). The Design Concept Statement shall outline the overall design concept and
objectives for the site and include a conceptual site layout plan detailing the characteristics
of the site, information on any special designations, infrastructural needs (including
community facilities) and an explanation of the rationale behind the final design. The
applicant is therefore requested to submit amended details/documentation in this regard.
7. Section 15.8.2 'Orientation & Separation of Dwellings' of the Monaghan County
Development plan 2025-2031 stipulates that 'individual pedestrian access to rear garden
areas should generally be provided for every property'. In conjunction with this matter it is
noted Section 15.25 of the Development Plan states that development proposals shall
normally be required to provide within the site suitable provision for the parking/storage of
bicycles and scooters. Having particular regard to proposed dwelling units Noss 04 -08, the
applicant is requested to provide additional information to demonstrate how these
requirements are to be complied with.
8. Section 18.8.12 of the Development Plan states that public open space shall be provided in
accordance with the standards set out in the Sustainable Residential Development and
Compact Settlements, Guidelines for Planning Authorities (2024), specifically Policy and
Objective 5.1— Public Open Space. These Guidelines require public open space provision of
not less than a minimum of 10% of net site area. The submitted plans indicate that public
open space provision is below that required. The applicant is therefore requested to submit
amended details/documentation in this regard.
9. The Planning Authority notes that the proposed development does not provide for any
visitor parking. The applicant is therefore requested to submit amended drawings providing
for visitor parking, or provide evidence -based justification as to why visitor parking is not
proposed.
10. The Planning Authority has received a number of third -party submissions in respect of the
proposed development. The applicant is invited to review the content of same and provide a
detailed response to the issues raised.
Applicant should note that the information required above may constitute significant additional
information. In the event of the information being significant, in accordance with Article 35 of the
Planning and Development Regulations (2001) as amended, revised site notices shall be erected on
site and shall be submitted to the Planning Authority along with a revised press notice indicating the
revisions to the application.
The planner dealing with this application is Darragh McAdam