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HomeMy WebLinkAbout2560432 - Other Assessments - Concept Statement 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 CONCEPT STATEMENT RECEIVED: 29/10/2025 Page 1 of 25 Consulting Engineers Building Surveyors Architects Site Description The site is located at Tully, Co. Monaghan and is accessed off the main R188 Cootehill Road. The site is a green field infill site located between two existing housing developments: Manor Wood and Tully Estate. The proposed site is approx. 2.39 Hectares in size and has sloping topography from North to South. The development will consist of the provision of 49 no residential units, parking, access road, site services and all ancillary and associated site works. Site constraints 1. Existing housing backing onto the North of the Site. 2. Existing Housing backing on to the South of the Site. 3. Steep Topography. 4. Restricted access width to main site. 5. Viability of Main Public Services in the locality. 1 3 2 4 2 RECEIVED: 29/10/2025 Page 2 of 25 Consulting Engineers Building Surveyors Architects SITE ANALYSIS – FEATURES SITE ANALYSIS – VEHICULAR/ PEDESTRIAN MOVEMENTS RECEIVED: 29/10/2025 Page 3 of 25 Consulting Engineers Building Surveyors Architects SITE ANALYSIS – VIEWS RECEIVED: 29/10/2025 Page 4 of 25 Consulting Engineers Building Surveyors Architects Site Design Approach The overriding design intention is to create an inclusive and coherent community based on best practice urban planning principles, giving residents a sense of place, ownership and identity. The following key design aspirations have underpinned the design process of the layout to date: • Creation of a high-quality living environment for residents and enhancement of the social, environmental and visual quality of the area as a whole. • Design of the layout to discourage antisocial behaviour, particularly by ensuring that all access ways and public areas are overlooked by dwellings. • Elimination of barriers to accessibility for all users. • Promoting the concepts of enclosure, clear separation of public/private realm and good permeability as the means to achieve a high-quality living environment. Proposed Development Public Open Space There is a large main public open space 2565m² central to the site as well as smaller passive open space amounting to 1020m² which brings the total site open space over 3585m². This is around 15% of the total site area which is in accordance with Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024. Streets, Roads and Footpaths The proposed site is accessed off the main R188 Cootehill Road. This road layout has been assessed by a Road Safety Auditor and the estate road is being constructed in accordance with the recommendations outlined therein. All parking for the dwellings has been provided to the front or to side of each dwelling and is located so they will be overlooked by the residents and in close proximity of each individual dwelling. Given the location of the parking spaces and the use of boundary fences etc there is a clear demarcation of parking spaces for each unit also. Boundary Treatments There will be two no. boundary treatments used throughout this development as follows: • Concrete posts with treated timber boards 150x25mm 2m high between rear gardens, • Concrete posts with treated timber boards 150x25mm 1m high between front gardens, • There are also a number of retaining walls which will be a dry segmental type wall of varying heights. RECEIVED: 29/10/2025 Page 5 of 25 Consulting Engineers Building Surveyors Architects A tree survey was undertaken along the Eastern boundary of the site. There is a mix of t rees with varying species and maturity. Heights range from 13.77m to 23.08m. It is proposed to retain and protect these trees and hedgerow along the boundary. See survey below: Topography The site is of a steep sloping nature around 1:7 from North to South. The houses and associated access roads have been positioned along the natural contour of the land as far as possible at a reduced formation level. Views The surrounding area comprises housing developments to the North and South with agricultural land to the west. Predominant views will be toward the proposed central green open space. Dwelling Types A range of dwelling types and scales have been developed to avoid a monotonous arrangement lacking in character. RECEIVED: 29/10/2025 Page 6 of 25 Consulting Engineers Building Surveyors Architects A mix of houses for range of users has been provided to meet the specific housing need identified in the local community. The housing is of two, three and four bed nature varying from semi-detached, single storey and two storey. See below: The following residential mix will be provided within the development: • 8 No. Type A1 - Two Storey 3 Bed Semi-detached Units • 12 No. Type A2 - Two Storey 3 Bed Semi-detached Units • 2 No. Type A3 - Two Storey 3 Bed Semi-detached Units • 4 No. Type B1 - Two Storey 4 Bed Semi-detached Units • 4 No. Type B2 - Two Storey 4 Bed Semi-detached Units • 4 No. Type C1 – Single Storey 2 bed Semi-detached Unit • 2 No. Type C2 - Single Storey 4 Bed Semi-detached Units • 3 No. Type D1 - Two Storey 2 Bed 3 block Terraced Units • 8 No. Type D2 - Two Storey 2 Bed 4 block Semi-detached Units • 2 No. Type E1 - Two Storey 2 Bed 4 block Semi-detached Units Total: 49 No. Units. The single storey dwellings are intended for elderly residents or residents with disabilities and are intentionally located at the lower end of the site where footpath gradients are flatter. Given the development is of a linear nature, a mix of dwelling styles have been utilised to provide variation in the building line and street scape. The use of dwelling designs with varying elevations affords scope for Architectural expression to create a varied and balanced streetscape. House Design The variety of house types are designed with a similar depth to allow ease of interchange of types within a cohesive streetscape and efficient layout. Space standards for all the dwellings are in accordance and often exceed the requirements set out in the Design Manual for Quality Housing 2022 document and the relevant sections of the Monaghan County Council Development Plan 2025-2031. Use of natural daylight and sunlight has been maximised, with all windows sized to allow good daylight penetration and benefit from solar gain year round. RECEIVED: 29/10/2025 Page 7 of 25 Consulting Engineers Building Surveyors Architects The arrangement of living/ kitchen/ dining spaces to the rear of the dwellings affords privacy and also encourages interaction with the gardens to the rear with generous French doors giving ease of access and continuity between inside and outside for the building occupants. Practical aspects of access and use have been considered in detail, with particular reference to part M of the Building Regulations. Storage spaces are distributed throughout the circulation areas, living spaces and bedrooms, with kitchen cupboard spaces and worktops being provided to meet (or exceed where possible) the requirements set out in table 5.2 of the Design Manual for Quality Housing 2022 document. Refuse storage is out of sight to the rear of the dwellings with all dwellings having side access without the need to bring the refuse bin through the house to the front. The front curtilage includes lawns with low level Box Hedging along the party line which is of low maintenance and contributes to a well landscaped streetscape. Driveways are envisaged to be tarmacadam with concrete footpaths which will match the landscaping used in phase 1 of this development. Private open space to each of the dwellings is provided by way of a secure garden to the rear of each house or in some isolated instances to the side of the dwelling. Access to the gardens is secured by a timber gate from the side of the dwelling The garden sizes provided well exceeds the space requirements outlined in the Design Manual for Quality Housing 2022 and Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024. All dwellings will be of contemporary design with standard forms and pitched tile roofs, with smooth render finish. All houses have been designed so the occupants of one dwelling can enjoy their own dwelling without nuisance being caused by neighbours with private amenity space located to the rear of the dwelling. RECEIVED: 29/10/2025 Page 8 of 25 Consulting Engineers Building Surveyors Architects Concept Site Plan RECEIVED: 29/10/2025 Page 9 of 25 Consulting Engineers Building Surveyors Architects Part V Requirement This application has a Part V requirement which the provision of 10 No. dwellings. It is proposed to satisfy the requirements of Part V of the Planning and Development Act as outlined below: See Site Layout for locations. Costings Indicative costings outlined below for Part V dwellings subject to future agreement with Monaghan County Council: Site Services This development will require the provision of all required services including Foul, Storm (including suitably sized attenuation system), Watermain, ESB & EIR. Pre-connection enquires have been made with the relevant service providers who have confirmed adequate capacity to service the site. The foul and watermain are feasible with some upgrades to existing infrastructure to ensure capacity. This will include the diversion of storm water away from the public foul sewer and to a new standalone storm sewer which will discharge to watercourse along Glen Road. A proposal for this has been prepared that will create sufficient comparative capacity in the main House Type No. Houses Description Gross Floor Area (m²) Site Cost Per Unit Construction Cost per M² Development Cost per Unit Net Cost per Unit VAT @ 13.5%Total Cost (Incl. VAT) A2 2 3 Bed, 5 Person Dwelling 97.44 25,000.00€ 1,850.00€ 33,890.00€ 239,154.00€ 32,285.79€ 271,439.79€ C1 5 2 Bed, 3 Person Dwelling 66.9 25,000.00€ 1,850.00€ 33,890.00€ 182,655.00€ 24,658.43€ 207,313.43€ C2 1 4 Bed Dwelling 110.5 25,000.00€ 1,850.00€ 33,890.00€ 263,315.00€ 35,547.53€ 298,862.53€ D2 2 2 Bed, 4 Person Dwelling 84.96 25,000.00€ 1,850.00€ 33,890.00€ 216,066.00€ 29,168.91€ 245,234.91€ Total 10 RECEIVED: 29/10/2025 Page 10 of 25 Consulting Engineers Building Surveyors Architects sewer to take the proposed wastewater from this development. See proposal enclosed in application. Any new infrastructure required will meet the requirements of the relevant utility providers. Childcare Provision This development does not meet the minimum threshold of 75 units required to provide a childcare facility under Section 15.8.15 of the Monaghan County Development Plan 2025–2031 nor has there been any developments commenced in the last 3 years in the vicinity that would bring the cumulative total to over 75 units which would require a childcare facility in the area. National Planning Framework This section looks at planning policies on a National level. The National Planning Framework 2040 states: “A New Strategy for Managing Growth From an administrative and planning point of view, Ireland is divided in to three regions: the Northern and Western, Southern, and Eastern and Midland Regional Assembly areas. We need to manage more balanced growth between these three regions because at the moment Dublin, and to a lesser extent the wider Eastern and Midland area, has witnessed an overconcentration of population, homes and jobs. We cannot let this continue unchecked and so our aim is to see a roughly 50:50 distribution of growth between the Eastern and Midland region, and the Southern and Northern and Western regions, with 75% of the growth to be outside of Dublin and its suburbs.” The proposed development is in line with this policy as the development of this site allows for a more balanced regional growth in instances where they can be readily serviced such as this one. The framework goes on to say that: “A major new policy emphasis on renewing and developing existing settlements will be required, rather than continual expansion and sprawl of cities and towns out into the countryside, at the expense of town centres and smaller villages. The target is for at least 40% of all new housing to be delivered within the existing builtup areas of cities, towns and villages on infill and/or brownfield sites. The rest of our homes will continue to be delivered at the edge of settlements and in rural areas.” RECEIVED: 29/10/2025 Page 11 of 25 Consulting Engineers Building Surveyors Architects This development is considered an infill site in an otherwise built up area with existing housing developments on each side; Tully estate and Manor Wood. The framework has other relevant objectives to this development: • Objective 3A - Deliver at least 40% of all new homes nationally, within the built-up footprint of existing settlements. • Objective 15 - Support the sustainable development of rural areas by encouraging growth and arresting decline in areas that have experienced low population growth or decline in recent decades and by managing the growth of areas that are under strong urban influence to avoid over-development, while sustaining vibrant rural communities. • Objective 18b - Develop a programme for ‘new homes in small towns and villages’ with local authorities, public infrastructure agencies such as Irish Water and local communities to provide serviced sites with appropriate infrastructure to attract people to build their own homes and live in small towns and villages. • Objective 32 - To target the delivery of 550,000 additional households to 2040. Considering the site is within an existing settlement, can be easily serviced with water, wastewater, esb and broadband, the proposed development is in line with the objectives outlined above and supports the sustainable development of the area which will direct population into the settlement rather than dispersed development throughout the surrounding rural countryside. The framework states that “The key issue addressed in this Framework is where best to plan for our growing population and economy. In doing so, it is necessary to learn from past experiences and outline a new way forward that can channel future growth. The NPF will be aligned with and supported by new and improved investment and governance arrangements. As a strategy, all aspects are to be implemented together and are mutually complementary”. Ireland’s Rural Fabric Reversing town/village and rural population decline, by encouraging new roles and functions for buildings, streets and sites. Supporting the sustainable growth of rural communities, to include development in rural areas. Implementing a properly planned local authority led approach to identifying, meeting and managing the real housing needs arising in countryside areas. Improving local connectivity to principal communication (broadband), energy, transport and water networks. Promoting new economic opportunities arising from digital connectivity and indigenous innovation and enterprise as well as more traditional natural and resource assets (e.g. food, energy, tourism), underpinned by the quality of life offering. RECEIVED: 29/10/2025 Page 12 of 25 Consulting Engineers Building Surveyors Architects Making better use of under-utilised land and buildings, including ‘infill’, ‘brownfield’ and publicly owned sites and vacant and under-occupied buildings, with higher housing and jobs densities, better serviced by existing facilities and public transport. The Rebuilding Ireland Action Plan has five pillars to address shortage in housing 4 of which are relevant to this development are outlined below: “Pillar 1 – Address Homelessness Provide early solutions to address the unacceptable level of families in emergency accommodation; deliver inter-agency supports for people who are currently homeless, with a particular emphasis on minimising the incidence of rough sleeping, and enhance State supports to keep people in their own homes. Pillar 2 – Accelerate Social Housing Increase the level and speed of delivery of social housing and other State supported housing. Pillar 3 – Build More Homes Increase the output of private housing to meet demand at affordable prices. Pillar 4 – Improve the Rental Sector Address the obstacles to greater private rented sector delivery, to improve the supply of units at affordable rents.” The supply of residential units on this site is consistent with the pillars outlined above. It is apparent that this development located in an existing settlement which is fully serviced and also a gap site between existing housing which will provide housing to the local area is in line with policies outlined in the National Planning Framework. The Regional Spatial and Economic Strategy (RSES) 2020-2032 Northern and Western Regional Assembly Section 1.6 states: “What is immediately striking about the region is that it comprises many of the areas that would traditionally be considered ‘rural’ within Ireland. That is to say, the entire province of Connacht and Cavan, Donegal and Monaghan from the province of Ulster are contained within the region.” From the graph below (Figure 8) it becomes clear that Galway has been the primary beneficiary of population growth within the region over the last two decades. It comprises approximately 38% of the total increase or 69,204 persons. Donegal accounted for 16% of the total, Cavan saw 13% RECEIVED: 29/10/2025 Page 13 of 25 Consulting Engineers Building Surveyors Architects and Mayo 11%. Roscommon, Monaghan, Sligo and Leitrim accounted for 7%, 6%, 5% and 4% of the total increase respectively. All eight counties saw their pattern of growth stunted during the 2011 to 2016 period, although perhaps worryingly both Donegal and Mayo recorded decreases in their population during this spell. Monaghan’s 6% increase in the region’s population demonstrates that the county is regarded as a rural area. This development will aid in increasing the county’s apportionment in the region’s population increase. The regional policy objective RPO 3.1 states: • “Delivering on the population targets for the Metropolitan and Regional Growth Centres through compact growth: • Delivering significant compact growth in Key Towns; and • Developing derelict and underutilised sites, with an initial focus within town cores” The proposed development is an underutilised infill site which can be serviced with local infrastructure. Population growth within Monaghan shall be targeted at delivery of compact growth and also at the cohort of the population that have historically sought to build individual houses in the countryside. Thus, a mix of housing densities and plot ratio’s shall be targeted and consideration shall be given to the difficult drumlin topography of Monaghan Town. RECEIVED: 29/10/2025 Page 14 of 25 Consulting Engineers Building Surveyors Architects This proposed development delivers compact growth within a settlement which provides alternative accommodation to on-off single houses dispersed in the surrounding countryside. Section 3.5 REGENERATION AND REVITALISATION The future role and function of our large network of smaller towns and villages across the region need to be re-imagined, addressing economic, physical and social decline issues. The regeneration of our smaller towns and villages is now a major priority action for our region, which provides an opportunity to address legacy issues and to turn around their fortunes. The health of our villages and towns can be significantly influenced through the delivery of new housing through the utilisation of existing buildings, brownfield/infill sites or otherwise. The NPF target for at least 40% of all new housing to be delivered within the existing built-up areas of cities, towns and villages on infill and/or brownfield sites is an important opportunity for our smaller towns and villages to be re-imagined and therefore it is included as a key objective. Additionally, given the extent of vacant and derelict buildings within the countryside, it is appropriate to set a target that 20% of rural housing to be delivered on brownfield sites, subject to planning considerations including those outlined above. The utilisation of this infill site accords with the above policies of regenerating towns and villages through the utilisation of brownfield/infill sites. The Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas 2024 sets out relevant National Policy in respect of Sustainable Residential Development in Urban Areas. The guideline section 4.3 (i) “The design process should start with analysis and appraisal to establish the characteristics of the area and its surrounds, including information on the function, form and qualities of an area… However, it will usually be necessary to undertake more detailed/up- to-date surveys and assessments to get a full understanding of the site. This information will support an analysis of options and inform decisions in relation to how the features of the area should shape future development and how new development will integrate within its context.’ A detailed and through assessment has been carried out in preparing this planning application. This development has been designed in a harmonised way considering ecological, physical and socio-economic characteristics of the area resulting in a housing development which is easily navigated, spacious private and public open space which is overlooked by all dwellings given it a RECEIVED: 29/10/2025 Page 15 of 25 Consulting Engineers Building Surveyors Architects sense of security as well as a cluster of housing with a good mix of houses types which creates a diverse and intergenerational housing community and a development that easily integrates into the existing surrounding built environment. The Guidelines encourages densities of 40-100 dwellings per hectare for Key towns/ large towns (>5,000 population) – suburban/ urban extension and 40-100 dwellings per hectares for centre and urban neighbour hoods. The design of the proposed development has an overall density of 21 dwellings per hectare. This scheme provides a good alternative to dispersed one off houses in the rural countryside. Monaghan County Council Development Plan 2025-2031 Monaghan town is an established Tier 1 Principal/ key town. The site is within the designated settlement envelope and is currently zoned a Residential A. The Principal Town Objective SHO 1 is ‘To facilitate the development of Monaghan Town in order to maintain its position as the Principal/Key Town in the County at the top of the settlement hierarchy and to ensure that its population and development growth takes place in an orderly and sustainable manner.’ It is considered that this development is sustainable in that it is utilising a zoned infill site that will compliment and enhance the existing surrounding built environment. The councils core strategy is set out below in table 2.5: RECEIVED: 29/10/2025 Page 16 of 25 Consulting Engineers Building Surveyors Architects It is clear that the scale and nature of this proposed housing development will help achieve the desired housing levels of the area but not to an extent that would be contrary to the above Core Strategy Policy. RECEIVED: 29/10/2025 Page 17 of 25 Consulting Engineers Building Surveyors Architects Urban Design Assessment The following sections demonstrate how the proposed development corresponds to the 12 criteria of best architectural practice as listed in the Urban Design Manual (2009). 1. Context The site is located to the west of Monaghan town centre and is an infill site within two existing residential settlements to the North and South, Manor Wood and Tully Estate. This ensures zoned gap site is ultilised rather than on the outer edge of the settlement envelope of the town aiding urban sprawl. Monaghan with a town and environs population of 7,894 is the largest town in the County and is strategically located at the intersection of the N2 Dublin – Derry/Letterkenny route and N12/N54 routes which link Belfast to Galway and the Midlands. The land use zoning is ‘Residential A’ as defined on the Monaghan Town (Map MTDP1) of Monaghan County Development Plan 2025 -2031. The adjacent lands to the West is of the site is agricultural lands zoned as ‘Strategic Residential Reserve’. To the east of the site is the N2 Monaghan Town bypass, beyond which the adjacent land is in agricultural use. To the West there is private residential dwellings. It is an objective of the Proposed Residential A zone within the plan to ‘Provide for new residential development and for new and improved ancillary services.’ The site comprises 2.39 Hectares of greenfield site. Constraints exist such as steep sloping site and surrounding residential developments. The dwelling proposed are a mix of single and two storey detached and terraced style units. Each dwelling has its own parking spaces, private amenity space and is of sufficient size to meet all relevant space requirements. Principles dictating the layout and quality of the design are based on delivering a well-integrated housing development respectful of the town’s existing characteristics and respectful of the existing adjacent development. All residential units are dual or triple aspect. RECEIVED: 29/10/2025 Page 18 of 25 Consulting Engineers Building Surveyors Architects 2. Connections The location of the development within Monaghan Town will provide residents with good connections to a wide range of local facilities and the public transport network. Town centre living promotes walking and cycling among residents which reduces the impact of vehicular traffic on local roads in the area. The proposed access vehicular road through the proposed development, is accessed via from the Glen Road R188 through the existing housing development and has been designed in accordance with DMURS requirements with traffic calming measures in place to deter speeding and prioritise and encourage pedestrian movement. A traffic and transport assessment has been undertaken and can be referred to within the Further Information submission. The proposed site is less than 15- minute walking distance of Monaghan’s town centre. There are proposed pedestrian footpaths on site to connect to existing footpaths along the Dublin Road providing access to the centre. The site is within 9-minutes walking distance to the Ulster Canal Greenway. The proposed site is also in walking distance of local and regional bus routes as show below: RECEIVED: 29/10/2025 Page 19 of 25 Consulting Engineers Building Surveyors Architects 3. Inclusivity There is a broad mix of proposed dwellings from single storey to two storey, detached and terraced and 2 bedrooms to 4 bedrooms. These mixed housing units are proposed to meet the aspirations of a range of people and households. The scheme has been developed with due regard to the principles of universal design to achieve a layout enabling easy access by all. All dwellings have level access and any changes in level have been designed in accordance to the recommendations of TGD Part M. The design and layout of all public areas is Part M compliant and easily negotiated internally on foot or by bicycle so that the scheme is accessible and open to all. There is a clear definition between amenity spaces, footpaths and roads to provide good separation of pedestrian and vehicular traffic. Where a shared surface is proposed around the public open space there are pedestrian step-off zones providing safe access to each of the dwellings. Unit types A and J are bungalows they are designed to universal design with elderly or less abled bodied people in mind. The public open space is accessible and open to all of the occupants and will help to promote social interaction. The general layout of the housing has been considered so that dwellings are RECEIVED: 29/10/2025 Page 20 of 25 Consulting Engineers Building Surveyors Architects orientated to provide passive surveillance over the public amenity spaces, access road and footpaths within the development. Good passive surveillance is proven to negate anti-social behaviour. New dwellings present a positive aspect to passers-by, with no unnecessary physical and visual barriers. 4. Variety The mix of dwellings proposed will compliment the limited number of existing housing stock within the vicinity of the site and wider town setting. Mixed communities can be created by providing a range of unit types as the proposed units will be suitable for both young and old tenants including different familiy sizes. This housing development proposes 10 no. varied house types with a range of number of bedrooms and overall capacity and is in line with Monaghan County Development Plan 2025 – 2031 Dwelling Soft landscaping will incorporate a range of planting of herbaceous plants, shrubs, tree’s and lawns. This aims to promote biodiversity value and visual amenity and variety all year round. 5. Efficiency The site comprises 2.39 ha of greenfield land and is currently zoned as Proposed Residential A within the current Monaghan County Development Plan 2025 – 2031. There are 49 no. units proposed, mainly semi-detached. Overall, the proposed site density is 21 dwellings per hectare (49 units in 2.39ha). The proposed density within the scheme takes into account proximity to the town centre as well as the objectives of good design. We feel that this level of density is appropriate for this site so as not to detract from the quality of living of the residents and protect the established character and amenities of adjacent residential area. The development of this site considered a gap site between existing residential developments should be looked favourably on over a new greenfield site on the outskirts of the town. All units within the scheme are designed with efficient use of plot area and in respect of building regulations so that they meet the highest design standards. Gardens have been positioned to the rear of the units to provide maximum privacy for the tenants. Landscaped public open space area and biodiversity corridor is designed to provide amenity and biodiversity, protect buildings and spaces from the elements and incorporate sustainable urban drainage systems. RECEIVED: 29/10/2025 Page 21 of 25 Consulting Engineers Building Surveyors Architects The windows particularly to living spaces have been sized to make the most use of solar gain and all units are either dual or triple aspect which makes the best use of solar gain throughout the day. 6. Distinctiveness The scheme makes the most of existing landform to create a distinctive layout that establishes a strong identity for the area and is a positive addition to the locality. The public open space including the formal play area will provide an excellent amenity for the residents. A variety of house types in different configurations make for a diverse streetscape within the development but are also very different to the existing surrounding residential developments this ensures that residents can form an emotional attachment to their own home within the wider built environment. The proposed materials are a mixture of brick and white render and will add variety and distinctiveness to the different house types and units. The proposed varied pitched roofscapes compliment the roofscapes of the adjacent neighbours’ dwellings to the North and South of the site and thus provides a positive addition to the identity of the locality. When completed it is anticipated that the scheme will become a distinct residential community with a prominent sense of place unique to this site. 7. Layout The Layout has been directly informed by planning policy and guidelines in relation to creating vibrant community neighbourhoods. Integration into the wider urban context is achieved through a considered design response to the existing adjacent neighbouring dwellings and site specific conditions such as views, topography, and all other design influencing factors. The layout of the scheme focuses activity on the proposed access route by creating active frontages with front doors directly serving the parking area and also directly addressing the public open green space to the centre of the site. Generous footpaths are proposed and landscaped spaces so that residents have places to stop and talk to neighbours with space to step in with prams etc. The vehicular access routes have traffic calming features, this will discourage high speeds and prioritise pedestrian movement with sufficient crossings some of which are raised for speed reduction at junctions. The public open space will be accessible by all. This space will be clearly distinguished from the private amenity space for each resident which are all located predominantly to the rear of the proposed dwellings to maximise their privacy from surrounding properties. RECEIVED: 29/10/2025 Page 22 of 25 Consulting Engineers Building Surveyors Architects 8. Public Realm The built environment has been designed to be attractive and safe for residents. There is a clear definition between public, semi private, and private space. High quality materials are chosen to define the interfaces between these areas to enhance the overall perception of public realm. The proposed new access road joins the Glen Road R188. This new access road connects the new dwellings to the existing neighbourhood. Pedestrian footpaths and connections are provided leading into and throughout the site. All publicly accessible areas are overlooked by other residents (natural surveillance from windows) who would be able to intervene or raise the alarm to prevent crime and maintain public safety. The public open space includes pathways following the desire lines of the site. Roads and parking areas are considered as an integral landscaped element in the design of the public realm and have been assessed within the Traffic and Transport Assessment and Quality Audit included within the Further Information Response. The public open space that is proposed provides 15% public open space which is at the upper end of that specified in Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024 and a formal play area where more than 40no. units are proposed as per Monaghan County Council Development Plan 2025-2031. The public amenity space will be appropriately landscaped and allow for pedestrian connections across the site. The open spaces are overlooked by proposed dwellings for passive surveillance. 9. Adaptability The layout of each of the houses are such that future extensions/ adaptations are feasible in some aspect without ruining the character of the dwellings. All dwellings within the scheme are designed with regard to minimum space requirements set out in the Design Manual for Quality Housing (2022), Best Practice Guidelines - Quality Housing for Sustainable Communities, A Universal Design Approach 2012 as amended and other relevant guidance documents. The homes are energy-efficient and equipped for challenges anticipated from a changing climate and suitable for adaption in the future without substantially altering their character or the character of the development. Different unit types provided allow for lifetime living whereby people can trade RECEIVED: 29/10/2025 Page 23 of 25 Consulting Engineers Building Surveyors Architects up or down within the scheme should the need arise. The units are also designed so that they can be easily adapted as the needs of the users change over time. 10. Privacy and Amenity Every dwelling within the scheme has access to an area of useable, private amenity space to the rear of the property and dedicated parking bays and private landscaping to the front. Rear gardens are enclosed by 2m high hit and miss treated timber fencing. As noted in the Proposed layout Plan. Each garden provides circa 50m² of private open space for the 2 bed units with exception of No. 13 which has 37m² which is still in excess of the min 30m² requirement, circa 70m2 of private open space for the 3 bed units which is in excess of 40m² requirement and circa 70m² for 4 bed units which is in excess of the 50m² requirement as outlined in the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024. The useable private outdoor space is directly accessible via each resident’s kitchen and dining or living space. In line with Monaghan County Council Development plan 2025-2031 section 15.8.2 houses overlook streets, footpaths, pedestrian paths, cycle routes and open spaces. Houses have been designed to ensure overlooking and overshadowing of adjoining properties is minimised. Under Separation Distances from Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024 a minimum separation distance of 16m between opposing windows serving habitable rooms at the rear or side of houses above ground floor level as applicable. Where opposing windows are provided this requirement is satisfied. To the front of each unit there are two no. car parking spaces (dedicated to that unit). Each house has a concrete footpath to the perimeter of their dwelling for access. All residential units are dual or triple aspect providing residents with a great level of amenity within their home. By ensuring that at least part of the unit receives direct sunshine for part of the day, this typology reduces the need to make use of artificial lighting – thus improving the standard of living inside and using less energy. The proposed dwellings will be constructed to accommodate excellent levels of sound insulation, thermal performance and all conveniences to suit modern day living. Homes are designed to prevent sound transmission by appropriate acoustic insulation or layout. The homes are designed to provide adequate storage space not only in bedrooms and stores but sufficient kitchen storage volumes. RECEIVED: 29/10/2025 Page 24 of 25 Consulting Engineers Building Surveyors Architects 11. Parking Car parking is proposed to be in close proximity of the home’s front door with each unit having 2no. dedicated parking spaces immediately adjacent to their front doors. Parked cars are overlooked by each of the housing units to maximise natural surveillance for improved security. All the proposed car parking spaces are perpendicular with minimum space dimensions of 2.5 x 5 metres (as per Monaghan CDP). Under the Monaghan CDP communal/ visitor car parking spaces are not required to this development and electric vehicle charging points are only required (at a rate of 1no. min space as per MCDP ATIP 4 policy) where communal car parking is provided in a residential area which is not the case in this instance. For bicycle storage all houses have private gardens for safe storage of these. 12. Detailed Design The proposed housing is mainly 2 storey semi-detached housing units constructed using traditional building methods. There are a number of single storey bungalow units these units are located to the South of the site. The use of high quality materials, including brick finish, coloured render and concrete roof tiles, make for a high quality design and also a positive contribution to the locality, facilitate easy and regular maintenance and reflect the local character of the area. The landscape design facilitates the use of the public open spaces from the outset with good pedestrian connectivity provided throughout the development. Care has been taken over the siting of bin stores which in all cases will be to the rear of the dwellings out of sight and under supervision of each homeowner. There are no flues proposed and the siting of vents such as cooker extracts are to the rear of the dwellings in the majority of cases. RECEIVED: 29/10/2025 Page 25 of 25 Consulting Engineers Building Surveyors Architects Conclusion The location of the proposed site is in an area with an established pattern of residential development and is the infilling of an otherwise built up residential area. In terms of the house designs, contemporary plans have been selected suitable for modern day living with a contrast in elevations to create a diverse streetscape within the housing development. Due to the location of the site, there are main public services in the vicinity of the site with service providers confirming they have capacity for this development. Notwithstanding the site constraints, we have endeavoured to provide a development which is of high-quality design in relation to configuration, density, safety, privacy and private open space. We hope that this report clearly demonstrates how the development will contribute to the town and the local area and that there is more than sufficient infrastructure, community services, schools etc to sustain this development. The proposed development accords with the policies and objectives of the ‘Monaghan County Development Plan’, the ‘National Planning Framework’, the ‘Regional Spatial and Economic Strategy’, ‘Urban Design Manual- A Best Practise Guide’ as well as the ‘Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024’ and therefore allows for the proper planning and sustainable development of the area. I trust this will suffice all the information you require, Yours sincerely, ________________________________________________ Nathan Anscombe BSc. (Hons) Build. Surv. SCSI, SEAI Register Building Surveyor For and on behalf of CS Pringle RECEIVED: 29/10/2025