HomeMy WebLinkAbout2560432 - Other Assessments - Housing Quality Assessment
CLIENT: GEDA CONSTRUCTION COMPANY LTD
PROJECT: PROPOSED HOUSING
DEVELOPMENT AT TULLY, CO. MONAGHAN
Main Street, Castleblayney, Co. Monaghan, Ireland
www.cspringle.com
Phone: (042) 9746492 Fax: (042) 9746511
HOUSING QUALITY
ASSESSMENT
RECEIVED: 29/10/2025
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Consulting Engineers
Building Surveyors
Architects
1. Housing Quality Assessment
1.1 Executive Summary
This Housing Quality Assessment forms part of a planning submission for a residential
development at Tully, Co. Monaghan. The purpose of this document is to assess the proposal
and demonstrate compliance with the following:
• Design Manual for Quality Housing 2022
• Quality Housing for Sustainable Communities 2007
• Employers Requirements for Detail Design of Quality Housing 2020
• Urban Design Manual: A Best Practice Guide
• Monaghan County Council Development plan 2019-2025
1.2 Project Overview
CS Pringle have been commissioned by GEDA Construction Company Ltd to design a multi-unit
residential housing development at Tully, Co. Monaghan. The site is located off the R188 Cootehill
Road and is a greenfield site situated between two existing housing developments Tully estate and
Manor Wood. This proposal will utilise a gap site within the existing built environment and address
current housing need in Monaghan town.
This report should be read in conjunction with all drawings, documents and specifications provided
with the Planning Application. RECEIVED: 29/10/2025
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Consulting Engineers
Building Surveyors
Architects
Figure 1Aerial Imagery with Site outlined in RED
2.0 Housing Quality Assessment
2.1 Residential Zoning
The land is zoned Proposed Residential A in Monaghan County Council Development Plan 2019-
2025. The objective for this land use zoning category is ‘to provide for new residential development
and for new and improved ancillary services’
2.1 Dwelling mix
There are a number of different house types to be included in the proposed development. This mix
has been selected based on feedback from local estate agents on the current trends and needs of
the housing market in Monaghan Town. The mix is as follows:
Proposed Unit Type Description No. of units
House Type A1,2,3 3 Bed Two Storey 22 No.
House Type B1,2,3 4 Bed Two Storey 8 No.
House Type C1 2 Bed Single Storey 4 No.
House Type C2 3&4 Bed Single Storey 2 No.
House Type D1 2 Bed Terraced (3 block) 3 No.
House Type D2 2 Bed Terraced (4 block) 8 No.
House Type E1 2&4 Bed Two Storey 2 No.
Total Houses Proposed 49 No. RECEIVED: 29/10/2025
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Consulting Engineers
Building Surveyors
Architects
It is considered that this proposal will make a positive contribution to the existing dwelling mix in the
locality as well as providing dwelling types which are not widely available in the current market.
2.2 Residential Density
The proposed site is of greenfield nature with a total site area of 2.28 Ha.
There are 49 no. houses proposed of varying types as per pervious section above. Each dwelling
has its own private amenity space which meets the area requirements as outlined by Monaghan
County Council and every dwelling plot has minimum 2 no. park spaces. The housing density
proposed is approx. 20 houses per hectare which is considered acceptable for the nature and
location of the site in the context of the surrounding built environment.
2.3 Public Open Space
There is one main central overlooked active public open space proposed totalling 2565m² as well
as passive open space to the South of the site totalling 1100m². The total public open space being
provided is 3665m² which equates to 16% which is in accordance with Monaghan County Council
requirement of 15% It should be noted that the site is located on the outskirts of Monaghan town
and there are a lot of accessible amenity spaces in Monaghan town.
2.4 Separation Distances
All proposed dwellings will have a minimum of 22m between first floor windows of habitable rooms
including existing surrounding dwellings.
2.5 Site Safety and Security
Windows to habitable rooms on all elevations provide passive surveillance of communal external
areas within the curtilage of the site including, parking areas and the active open green space.
A public lighting scheme will be included in the detailed design to ensure safety and security at
night.
Each dwelling will have its own private amenity space, mainly to the rear of the dwelling which will
provide a secure place for storage of bicycles etc.
2.6 Accessibility
As required by Part M, Access and Use, of the Building Regulations, the buildings are designed to
ensure that people can safely and conveniently approach and gain access to all the units. RECEIVED: 29/10/2025
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Consulting Engineers
Building Surveyors
Architects
2.7 Communal Amenity Space
The minimum requirement of Communal Amenity Space for the proposal is 3,665m² of accessible,
secure and usable outdoor space. (>15% of the site area 22,800sqm). This open space is central
to the development and is overlooked by the proposed dwellings on all sides.
2.8 Bicycle Storage
For bicycle storage all residents have private gardens for safe storage of these (note- the
design does not require bicycle access via a living area as all gardens have direct access
from the public areas), this includes for apartment visitor spaces which are required at 1
no. visitor bicycle space per two housing units. The bicycle storage encourages a
sustainable mode of transport.
2.9 Car Parking
Car parking requirements are set out in Monaghan County Council Development Plan 2019-2025,
Table 15.6 which outlines that each dwelling should have a minimum of 2 parking spaces. Every
dwelling proposed will have a minimum of 2 car parking spaces provided.
Parking spaces are overlooked by the dwellings to maximise natural surveillance for improved
security.
2.10 Refuse Bin Storage
Each of the proposed dwellings have private amenity space sufficient to store their minimum of 3
no. bins (i.e. black, brown & green bins). All private amenity spaces have rear direct access so bins
do not have to be brought through their dwellings for collection. This will encourage residents to
sort and store recycling correctly prior to collection and in turn maximise recycling. Private amenity
space is in view of each residents’ own living accommodation and therefore will encourage them to
keep it tidy.
2.11 Gross Floor Area of Dwellings
All of the proposed units achieve and exceed the minimum floor area standard as defined in the
Design Manual for Quality Housing 2022. See schedule of accommodation below.
RECEIVED: 29/10/2025
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Consulting Engineers
Building Surveyors
Architects
2.12 Space Standards
The proposed units have been planned to ensure compliance with space standards and guidelines
in Monaghan County Council Development Plan 2019-2025 in respect of the following:
• Groos floor area
• Individual room sizes
• Aggregate floor areas
• Principal room dimensions
• Private Amenity space
2.13 Layouts of individual units
The floor plans provided in this planning application demonstrate:
• Typical arrangement of furniture for each room
• Freedom of circulation, appropriate to activities
• Potential for movement of larger items of furniture into and between rooms
• Living space appropriate for small family gatherings, including occasional visitors
• Working area and storage facilities appropriate to likely activities (e.g. the kitchen) Door
swings do not interfere with other doors, furniture or circulation routes.
• Principal room dimensions.
2.14 Aspect of Dwellings
All proposed residential dwellings are dual or triple aspect.
2.15 Ceiling Height
All proposed dwellings will have minimum 2.4m clear floor to ceiling height. This is in line with
Design Manual for Quality Housing (2022) and Part F of the Building Regulations.
2.16 Kitchens
Kitchens are located adjacent to dining and living areas. Sizes and layouts have been designed to
provide:
• Adequate high and low level storage;
• Adequate worktop surface and space for appliances
• Optimum work sequence.
• Efficient ducting for services. RECEIVED: 29/10/2025
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Consulting Engineers
Building Surveyors
Architects
• Stores are also provided accessible adjacent to kitchens (or close to) which residents can
use to store dry recyclables before moving them out to their external bins.
2.17 Integral Storage
The Schedule of Accommodation below demonstrates that each unit meets the minimum internal
storage requirements as outlined in Design Manual for Quality Housing (2022).
2.18 Private Amenity Space
Every home within the scheme has access to an area of useable, private amenity space to the rear
(or gable) and parking within the site. The boundary fence of the site is 1.8-2.0m high for privacy.
The walls separating the gardens are 1.8-2.0m high concrete post and timber fence panels. Each
garden to the houses provides in excess of 50m² of private open space for 2-bedroom units and
70m² for 3 bed + units.
The useable private outdoor space is directly accessible via each resident’s kitchen, living and
dining space. The private amenity space to the front of the terraced housing is in addition to the
private areas given above and help to create a buffer zone to the front of the housing from the
public road. The rear private amenity space has direct gated access to and from the parking area
for security and to avoid bringing bins or bicycles through the living accommodation.
2.19 Daylight, Sunlight
The following guidance and standards have been considered in designing the proposed
development:
• Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice (B.R.209,2011);
and B.S. 8206 Lighting for Buildings, Part 2 2008: Code of Practice for Daylighting.
All residential units are dual or triple aspect to maximise use of daylight and sunlight and where
possible houses have been orientated to maximise solar gain.
2.20 Acoustic Privacy
To ensure compliance with Part E, Sound, of the Building Regulations, the form of construction will
be in accordance with guidance in TGD Part E, 2014. Sound testing of the completed units will be
carried out to demonstrate this compliance.
2.21 Energy Performance RECEIVED: 29/10/2025
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Consulting Engineers
Building Surveyors
Architects
The detailed design of each dwelling ensures and exceeds compliance with Building Regulations
Part F: Ventilation, Part J: Heat Producing Appliances, Part L: Conservation of Fuel and Energy.
Furthermore, construction detailing will as a minimum be in accordance with DHLGH Acceptable
Construction Details.
The requirement for nearly zero energy buildings and renewable sources of energy will also be
addressed in the detailed design and construction stages.
2.23 Design Standards
The following publications have been considered in the design stage of this project:
• Monaghan County Council Development Plan 2019-2025
• Design Manual for Quality Housing (2022)
• Quality Housing for Sustainable Communities; (DEHLG, 2007)
• Sustainable Residential Development in Urban Areas; Guidelines for Planning Authorities
(DEHLG 2009)
• Recommendations for Site Development Works for Housing Areas; (DOELG 1998).
• Design Manual for Urban Roads and Streets (DMURS 2013)
• Employer’s Requirements for Detail Design of Quality Housing (DoHLGH, 2020)
• Town Centre First: A Policy Approach for Irish Towns (DoHLGH & DoRCD, 2022)
• Building for Everyone: A Universal Design Approach (NDA, 2012)
2.24 Schedule of Accommodation
See below. To be read in conjunction with the proposed planning drawings by CS Pringle.
RECEIVED: 29/10/2025
Schedule of Accommodation
House
Type
No.
Units
No.
Bedrooms
Persons Floor Area Agg. Living Area Living Room Width Agg. Bedroom Area Storage Area
Required Provided Required Provided Required Provided Required Provided Required Provided
A1,2,3 22 3 5 92 97.44 34 34 3.8 3.8 32 32.9 5 5.3
B1,2 8 4 7 110 118.38 40 39.83 3.8 3.9 43 43.8 6 8.33
C1 4 2 3 60 66.90 28 28.1 3.6 3.6 20 21.1 3 4.2
C2 2B 1 2 3 60 66.90 28 28.1 3.6 3.6 20 21.1 3 4.2
C2 4B 1 4 100 110.50 40 43.37 3.8 3.8 38.8 6 6
D1,2 11 2 4 80 84.96 30 31.5 3.6 3.8 25 26.31 4 4.3
E1 2B 1 2 4 70 84.97 28 31.5 3.8 20 31.5 3 3.3
E1 4B 1 4 110 123.73 40 44.69 3.8 3.8 43 44.70 6 6.02
Total 49
RECEIVED: 29/10/2025