HomeMy WebLinkAbout2560481 - F.I. Request Letter
03/02/2026
Doohamlet Construction Co. 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).
25/60481 - permission for development consisting of the following: • The provision of 29 no.
dwellings comprising: • 1 No. 2 bed detached bungalow dwellings, • 4 no. 2 bed semi-detached
bungalow dwellings, • 6 No. 2 bed semi-detached two-storey dwellings, • 2 No. 3 bed detached
two-storey dwellings, • 11 No. 3 bed semi-detached two-storey dwellings, • 5 no. 4 bed semi-
detached two-storey dwellings, • Together with boundary treatments, hard & soft landscaping,
public lighting, new estate road, connection to existing mains services together with all ancillary and
associated site works at Dernaglug Doohamlet 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Authority, the planning application shall be declared to be withdrawn”.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
pp
25/60481 Doohamlet Construction Co. Ltd Dernaglug, Doohamlet, Co.Monaghan
ADDITIONAL INFORMATION
Note: No inference is given in requesting this Further Information that planning permission will
ultimately be forthcoming. The submission should take a coherent account of any issues that
overlap/interlink.
1.
It is noted the development seeks to rely on provisions under section 15.8.10 of the
Monaghan County Development Plan 2025-2031 which pertains to social housing only.
Consequently, the proposed development can only be justified at a location outside the
settlement envelope if it is clearly demonstrated that there is demand for social housing. On
the basis of the information provided, and noting a separate current application for residential
development within the village boundary, the Planning Authority are not satisfied that (a)
there is a need for the level of social housing proposed, and (b) the proposal contributes to
sequential development. The applicant is advised to provide robust justification for the
proposed development in accordance with Section 15.8.10 of the Development Plan.
2.
The application has failed to include adequate details of public lighting proposals for the
development. Consequently, the applicant is required to provide a street lighting layout and
additional information in terms of public lighting to include:
- Submit a Lighting Design Report for the development showing the new junction and road
connecting it to the existing public road 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.
- A new junction onto a public road should be designed to BS5489, Lighting Design Standards,
the position of all new and existing lighting columns should be considered regarding the
sightlines on the junction onto the public road.
- Any concerns in the RSA regarding lighting should be incorporated into the lighting design.
- 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 new
footpath to be constructed on 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. No lights, to be considered for future adoption by
Monaghan County Council, shall be mounted on walls of any buildings.
- 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
3.
Policy MURP1 and Section 15.8 of the Development Plan list a number of components which
should be considered when designing the layout for new developments, including: the
creation of active frontages (with corner sites providing dual frontage); compatibility of the
proposed development with adjoining buildings; permeability of layout; avoiding roads
dominance; and connectivity with surrounding urban area. The Planning Authority consider
the proposed development is lacking in this regard with concerns including, but not limited to:
▪ Proposed house No’s 1 and 2 are considered to have an awkward layout relative to the
remaining proposed development, and adverse relationship to an abutting existing
dwelling to the east. These should be omitted.
▪ Roads dominated layout of suburban character.
▪ Poor permeability.
▪ House No. 25 with a blank frontage adjacent an area of open space.
▪ The private amenity area boundary walls to houses 2, 4, 16, and 20 are visually prominent
▪ The opposing first floor windows on side elevations of a number of dwellings could
compromise privacy
▪ The useability and appropriateness of the public open space to the immediate south of
house 29
The applicant is invited to submit amended plans addressing the above concerns.
4.
Submitted dwelling plans are lacking in detail and full proposed elevations plans have not been
provided for all dwelling types. Revised plans shall be submitted in his regard.
5.
The applicant shall engage with Uisce Eireann by submitting a pre-connection Enquiry (PCE) to
assess feasibility of connection to the public water / wastewater infrastructure. The outcome
of the Uisce Eireann PCE shall be submitted to the Planning Authority as part of a response to
this Further Information Request.
6.
The applicant is requested to provide a separate plan(s) clarifying the extent of ‘cut and fill’ on
the application site. This plan should include details on existing & proposed site levels, and in
so far as possible existing ground levels on abutting land.
7.
The following environment related information shall be provided:
(a) Submit a Construction and Environmental Management Plan (CEMP). The
CEMP must consider impacts and propose mitigation for air, noise, dust and
surface water risks.
- The CEMP shall take account of best practice and the guidance produced by
Inland Fisheries Ireland titled “Guidelines on Protection of Fisheries during
Construction Works in and Adjacent to Waters 2016”. The CEMP shall include
the location details of the monitoring points where daily visual checks and
weekly surface water monitoring (physical& chemical parameters) shall be
carried out.
- The CEMP must also take into consideration Construction and Demolition
proposals and By-Products management using “Best Practice Guidelines for
the preparation of resource & waste management plans for construction &
demolition projects’. It is not clear in the application if imported infilling
material will be required for the development and details in particular regard
to the source and quantities of this material should be specified in the CEMP.
If infilling material is required to be imported onsite the applicant or economic
operator shall: (i) Utilise EPA By-Product Regulation 27 in moving soil infill
material from one site to another. Official correspondence demonstrating
Article 27 Registration with the EPA 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 purchase shall
be submitted to Planning Authority.
(b) Submit revised proposals for the storm water drainage system to take
account of the Department of Housing, Local Government and Heritage
guidance document on Nature-based solutions for the management of
rainwater and surface water run-off in urban areas.
(c) Submit a surface water drainage plan detailing how the surface water
drainage system will be maintained post development stage, and details of the
responsible persons.
8.
The Planning Authority has received a third-party submission 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.
The 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