HomeMy WebLinkAbout2560463 - Report Received from Internal Staff - Environment No 2ENVIRONMENTAL REPORT
To: Donna McEvoy – A/Executive Scientist
From: Martina McPhillips (Environment Section – Waste Team)
Re: 2560463 Ronan Boyd Binmore, Castleblaney, Co. Monaghan.
Consultants: Michael Hetherton Architectural and Engineering Services Ltd.
Permission: planning permission for a development which will consist of the re-contouring of
existing undulating agricultural farmland to include the importation of green field
soil and stone in order to raise the levels of the land together with all ancillary site
development works under an Article 27 declaration. The lands will be covered with
topsoil and reseeded with grass when completed
This site relates to an activity authorised under the waste management (Facility Permit & Registration)
regulations 2007 S.I. No. 821/2007]
Planner: Catherine McGuigan
Date: 16/12/2025
__________________________________________________________________________________
Background
The proposed development is located on a poor aquifer in an area of Extreme groundwater
vulnerability. The development site is located within the Dromore_SC-010 Subcatchment and
classified as having Moderate ecological status under the Water Framework Directive.
Pressures include agriculture.
A Water/Environmental Protection Plan checklist has been submitted with the application.
The total area of the site is 3.839 hectares. This development proposes the importation of
55,880 tonnes of greenfield soil and stone to be infilled on site to raise ground levels between
1m and 3m across the site. The maximum depth of cut material is to be 2.306m and the
maximum depth of fill material is 4.540m. The total bank area, including both the fill and cut
area is 15,695.3m2, which on conversion is equal to 1.56953 ha. Infill area is below the
threshold for Environmental Impact Assessment Screening.
Upon completion of the works, the lands will be covered with topsoil and reseeded with grass
and returned to agricultural use. Planning application does not give a clear timeline for
infilling.
A 2-D topographical survey was submitted with the application showing existing and
proposed levels and contours.
It was noted from Wetland Surveys, part of the proposed site lies within a wetland area and
therefore subject to national and local environmental regulations (e.g., EU Habitats Directive
in Ireland). There is a drainage ditch that runs down along the eastern boundary of the site.
No buffer zones demonstrated on site maps to prevent sediments entering the drainage ditch.
A site walkabout confirmed the presence of invasive plant, Japanese knotweed, at two
locations just outside the proposed site boundary but within the landowner’s holdings.
A Habitat Directive Screening Report, prepared by ESC Environmental Ltd, has been submitted
with the application. This report notes that there are no designated sites located within 15
km of the site location.
The greatest potential for impact is via surface water runoff from the site. There are
watercourses on the western and northern boundaries of the site which is vulnerable to the
chance of siltation due to the deposition of soil on site.
Dust emissions are considered to be short-term and it impacts if any will be reduced by the
site being surrounded by trees and hedgerows. Screening reports concludes that the site
activities relating to the proposed site development is not likely to cause any significant
impact either directly or indirectly on the identified Natura sites. A Stage 2 Natura Impact
Statement (NIS) is not required.
Construction Environmental Management Plan, prepared by Dylan Cox from ESC
Environmental Ltd, submitted with the application. The CEMP outlines the work practices,
construction management procedures, management responsibilities, mitigation measures
and monitoring proposals that are required.
Recommendation:
I recommend that this application be granted.
Conditions to be included:
Prior to commencement of development, conditions a and b below, to be submitted to
Environment Services for review and approval.
a) A revised site layout plan (1:500) clearly demonstrating:
I. An adequate buffer zone from drainage ditch identified on the development
site and surrounding lands.
II. The applicant shall demonstrate on the revised site layout plan the location of
a wheel wash structure and a waste quarantine area onsite.
b) the applicant shall consult with a qualified environmental consultant to confirm the
absence of the invasive Japanese Knotweed within the proposed site boundary.
Submit a letter/report of the findings to Environment services. If Japanese Knotweed
found to be present, applicant shall submit a Japanese Knotweed management plan
outlining a strategy to control and eradicate the plant on site, submit all receipts.
c) Any excess soil generated during the construction phase which cannot be reused on
site shall be disposed/recovered at an appropriately permitted facility in accordance
with the requirements of the Local Government (Waste Management) Act 1996 as
amended using authorised waste collectors authorised to collect the type of material
for disposal at authorised treatment facilities
d) Any infill material imported on site shall conform to one of the following;
i. Economic operator shall utilise EPA Article 27 notification in moving soil infill
material from one site to another. Official correspondence from the EPA
granting approval shall be submitted to the Planning Authority prior to
commencement of development.
or
ii. If using waste material as infill and prior to acceptance of material a valid
permit must be issued by Monaghan County Council in accordance with the
Waste Management (Facility Permit and Registration) Regulations 2007 as
amended.
or
iii. Buy topsoil material as a product for final landscaping purposes only.
Documentation demonstrating purchases shall be submitted to Planning
Authority.
e) The developer shall ensure that adequate measures and precautions are in place for
the construction phase to ensure there is no discharge of polluting matter/sediment
laden waters discharging from the site to any watercourse. These measures shall take
account of the Guidance produced by Inland Fisheries Ireland titled “Requirements for
the Protection of Fisheries Habitat during Construction and Development Works at
River Sites”, available to download at
https://www.fisheriesireland.ie/documents/624-guidelines-on-protection-of-
fisheries-during-construction-works-in-and-adjacent-to-waters/file.html
f) The applicant shall maintain a buffer zone of a minimum of 10m between the area of
infilling and the perimeter boundaries of the site and any watercourse/land
drain/wetland area within the site. No material shall be deposited within this area.
g) The applicant shall erect a silt fence to ensure the maintenance of a 10m buffer strip
from all watercourses/wetlands. This fence is to be erected prior to the
commencement of any filling activities.
h) Monaghan County Council and Inland Fisheries Ireland shall be informed promptly of
an accidental spillage of sediment laden waters, fuel, machine oil or any polluting
discharge which may threaten the quality of any watercourse or groundwater body.
i) Any fuels, oils, greases, hazardous liquid wastes and hydraulic fluids within the site
area shall be stored on site, away from any watercourses in a bunded, leak-proof, and
lockable storage area. Note that bunds are to be designed to contain 110% of the
capacity of the largest storage container located within the bund. There shall be no
overflow drain facility from any bunds on site, and all filling and off-take points shall
be located within a bund.
j) Any contaminated soil and stone/hazardous waste arising from either the
construction phase of the development or entering the site shall be stored in a suitable
receptacle in the designated quarantine area prior to removal off site to an authorised
facility.
k) Emergency spill kits shall be maintained onsite at all times in the event of an accidental
spill. Drip trays and absorbent mats shall also be maintained onsite at all times.
l) The importation of inert soil and stone shall be carried out only between the hours of
08:00 and 18:00 from Monday to Friday and between the hours of 08:00 and 13:00 on
Saturdays.
m) Machinery used onsite shall be parked away from any watercourses, and any repair
work required shall be untaken off-site.
n) The applicant shall propose a suitable wheel wash structure or alternative solution in
order to keep the access roads clear of silt and debris and submit details
o) A suction sweeper or similar is to be made available at all times to ensure that the
public roads leading to the site are kept in a clean and safe condition.
p) The applicant shall ensure completely separate foul and surface water drainage
systems are in place.
q) Facilities shall be provided for the collection and segregation of recyclable waste.
Wastes shall be collected for recycling/reuse whenever feasible or otherwise disposed
of in accordance with the Waste Management Act 1996 as amended.
Prepared By:
Date 16/12/2025
Environment Technician
Approved Date: 17/12/2025
A/Executive Scientist