HomeMy WebLinkAbout2560432 - F.I. Request Letter
19/12/2025
Geda Construction Company Ltd
C/O Kieran O'Reilly
Monaghan Road
Castleblayney
Co. Monaghan
A75 EP84
Re: Planning and Development Act 2000 (as amended).
Planning and Development Regulations 2001 (as amended).
25/60432 - planning Permission for development. The development will consist of: New housing
development to include 49 no. dwellings comprising; 22 no. 3 bed two-storey semi-detached
dwellings, 9 no. 4 bed two-storey semi-detached dwellings, 5 no. 2 bed single-storey semi-detached
dwellings, 1 no. 4 bed single-storey semi-detached dwellings, 11 no. 2 bed terraced dwellings, 1 no.
2 bed two-storey semi-detached dwelling, boundary treatments, retaining walls, hard and soft
landscaping, public lighting, connection to all main public services, new entrance and access road
onto public road with all ancillary and associated site works at Tully [DED: Monaghan Rural],
Monaghan Co. Monaghan.
_______________________________________________________
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Authority, the planning application shall be declared to be withdrawn”.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
25/60432 Geda Construction Company Ltd Tully [DED: Monaghan Rural],
Monaghan, Co. Monaghan
ADDITIONAL INFORMATION
1. Planning Authority notes that all recommendations (2.1 to 2.16) contained in the submitted Road
Safety Audit (RSA) have been accepted, as per the RSA Feedback form (Appendix C). In the interests of
clarity, the applicant is requested to demonstrate how the following recommendations have been
adequately addressed and/or factored into the development proposed;
• Recommendation 2.6, it appears from the drawings submitted that the proposed tactile paving is
located on the public road.
• Recommendation 2.13, regarding specific ramp details.
• Recommendation 2.15, regarding the provision of a specific capacity assessment of the proposed
right-turn lane and associated stacking lengths implications.
2. Section 8.2 ‘Orientation and Separation of Dwellings’ of the Monaghan County Development Plan 2025-
2031 stipulates that ‘individual pedestrian access to rear garden areas should be provided for every
property.’ Planning Authority notes that access to the rear of dwelling units No. 02 to No. 10 is to be
facilitated by a shared alleyway which raises concerns in terms of compliance with aforementioned
Section 8.2 and also in terms of maintenance and security . The applicant is requested to provide
amended details/documentation to address same.
3. Planning Authority notes that proposed 4-bed semi-detached dwelling unit no. 13, (House Type E) has a
proposed private amenity space area of 37 sqm, which is significantly less than the minimum 50 sqm
requirement as stipulated under Section 15.8.13 ‘Private Open Space’ of the Monaghan County
Development Plan 2025-2031. The applicant is requested to provide amended details to address same
and ensure that the proposal complies with aforementioned Section 15.8.13 ‘Private Open Space’.
4. The proposal is considered insufficient with regard to proposed drainage details. In this regard the
applicant is requested to submit the following;
a) Revised proposals for the storm water drainage system, taking into account the Department of
Housing, Local Government and Heritage guidance document ‘Nature-based solutions for the
management of rainwater and surface water run-off in urban areas’.
b) A fully completed water protection checklist.
5. As regard proposed boundary treatments, the applicant is requested to provide clarification with regard
to the following;
a) Section H-H, shows an existing boundary wall to be retained, however it does not include the
proposed fencing (fence Type A) as indicated on submitted layout plan 6229-PL-25-001.
b) Section A-A does not appear to accurately correspond with the submitted site layout plan
(6229-PL-25-001) in respect of the position of the existing boundary treatment and proposed
boundary treatment.
c) It is noted that a number of existing dwellings within Tully Estate, particularly those located
south of the proposed site entrance road and proposed ‘passive open space’ area, currently
have pedestrian gated accesses to the application site. The applicant is requested to clarify
how the proposed development and proposed boundary treatments in particular, take
account of same.
d) In the interests of clarity, the applicant is requested to clarify whether or not future occupants
of dwelling units no.’s 28 to 47 will have access to the raised private amenity areas i.e. the
area between the retaining wall and the rear boundaries, and if so, provide details of same.
6. The applicant is requested to provide a Confirmation of Feasibility from Úisce Eireann that Monaghan
WWTP has the capacity to accept wastewater arising from the development.
7. The proposal is considered insufficient with regard to Public Lighting. The applicant is requested to
submit a revised lighting design to demonstrate how the new junction is designed to BS5489, Lighting
Design Standards, and takes account of the following;
a) (i) the position of all new and existing lighting columns.
(ii) the conflict area lighting requirements at the entrance with the public road, the footpath
lighting requirements, the existing street lighting in place, uniformity of lighting, minimisation
of light spill into neighbouring private properties.
(iii) inclusion of 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 new
footpath to be constructed on the public road.
(iv) all lighting columns placed on the inside/rear of footpaths to minimise physical obstruction to
pedestrians and reduce risk of impact from vehicles and shall in line with property boundaries
or building lines.
(v) No lights, to be considered for future adoption by Monaghan County Council, shall be
mounted on walls of any buildings
(vi) 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.
b) The applicant should also confirm that (i) the junction onto the public road has been designed to
BS5489, Lighting Design Standards, (ii) Grid 1 has been designed to the appropriate standards and
that (iii) the submitted landscape plans have taken account of the proposed street lighting.
c) It is noted that that the results table on the lighting report for the junction are not fully legible.
Revised details should be provided.
8. The applicant is requested to review the comments received from Inland fisheries Ireland (IFI) an An
Taisce with regard to the proposed development and provide a detailed response to the issues raised.
9. A third-party submission has been received with respect to the development proposed. The applicant is
invited to review the content of same and respond to the issues raised.
The planner dealing with this application is Brian McGeary