HomeMy WebLinkAbout2560489 - Chief Executives AI OrderMONAGHAN CO. COUNCIL
PLANNING AND DEVELOPMENT ACT 2000 (as amended)
Chief Executive's Order No:
Reference Number:
Name of Applicant:
Address:
P111-26ai
25/60489
Connolly Partnership
Michael Malone
9 Dolphins Barn
Dolphins Barn
Dublin 8
DO8WD4O
Nature of Application: Planning permission is sought by Connolly Partnership for the
construction a housing development on a site of 1.87 Hectares,
consisting of a total of 45 dwellinghouses comprising of 5 No.
single storey semi-detached houses; 40 No. two storey detached,
semi-detached & terraced houses and, new site entrance onto
existing public road R183, with associated amendment to the
existing road frontage of the adjoining carparking at Connolly's
Public House (Eircode A75CF58), connection to existing public
sewer system, The development will provide for a total of 95 No.
car parking spaces, bin stores; Landscaping, boundary treatments;
public lighting; pedestrian & bicycle path through the site linking
adjoining Cois Locha Estate subject to agreement, and all
associated site infrastructure and engineering works necessary to
facilitate the development
Location of Development: Doohamlat Castleblayney, County Monaghan
ORDER:
I hereby order that pursuant to the provisions of the Planning and Development Act 2000 (as amended) and
Article 33 of the Planning and Development Regulations 2001 (as amended), the further information set out
on the attached schedule be requested from the applicant.
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SENIOR PLANNER
DATE
25/60489 Connolly Partnership Doohamlat, Castleblayney,, County Monaghan
ADDITIONAL INFORMATION
1.
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 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.
- 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
2.
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); and compatibility of the proposed
development with adjoining buildings. The Planning Authority consider the proposed development
is lacking in this regard with specific concerns including:
- Proposed house No. 45 is considered to have an awkward layout/appearance to the
remaining proposed development, and an adverse relationship to an abutting existing
dwelling to the east. This dwelling shall be omitted and the layout plan revised accordingly.
- Proposed house No. 9 has a poor frontage relative to proposed public areas to the west.
Amended plans shall be provided to address this.
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Submitted dwelling plans are lacking in detail and full proposed plans have not been provided for all
dwelling types: where dwelling types are to be mirrored, plans shall be provided of such 'mirroring'.
4.
The applicant is requested to amend the existing site layout plan, or provide a separate plan(s) easily
clarifying the proposed ground levels, finished floor levels and ridge levels across the development.
Any 'cut and fill' should also be clearly shown.
5.
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 a 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 a surface water drainage plan detailing how the surface water drainage system will be
maintained post development stage, and details of the responsible persons.
c) Submit a Water Protection Plan. The development shares part of its boundary with the banks of
the Major Lough Stream_010 outline specific measures of how this area will be protected during
construction should be included in water protection plan (i.e. silt fence or buffer zone).
6.
a) The applicant is required to engage a suitably qualified Archaeologist to carry out an
Archaeological Impact Assessment (AIA) to include programmes of Archaeological Geophysical
Survey and/or Archaeological Test Excavation. No sub -surface work, including site investigations
or other enabling/preparatory groundworks, shall be undertaken in the absence of the
Archaeologist without his/her express consent.
b) The Archaeologist shall inspect the proposed development site and detail the historical and
archaeological background of the site (consulting appropriate documentary sources), and
review all cartographic sources and aerial photographs for the area.
c) Any Archaeological Geophysical Survey and/or Test Excavation must be carried out under
consent/licence from this Department and in accordance with an approved method
statement/s; note a period of 4-5 weeks should be allowed to facilitate processing and approval
of the licence application and method statement.
d) Where appropriate, test trenches shall be excavated at locations chosen by the Archaeologist,
having consulted the site drawings and results of the geophysical survey. Where archaeological
material is shown to be present, the Archaeologist shall suspend works in the area of
archaeological interest pending further advice from the Planning Authority, in consultation with
the Department. Please note that all features/archaeological surfaces within the test trenches
are to be hand -cleaned and clearly visible for photographic purposes.
e) Having completed any trench/excavation work, the Archaeologist shall submit a written report
to the Department and the Planning Authority describing the findings of the AIA, including the
results of any geophysical survey and/or test excavation. The report must contain a
comprehensive impact statement and shall comment on the degree to which the extent,
location and levels of all proposed works required for the development will affect the
archaeological remains. This should be illustrated with appropriate plans, sections, etc.
f) Where archaeological material is shown to be present, further mitigation measures will be
required; these may include refusal, redesign to allow for preservation in situ, excavation and/or
monitoring as deemed appropriate.
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Policy LCP1 of the Plan requires that proposals for landscaping comply with Section 15.22.4 of the
Monaghan County Development Plan 2025-2031. Submitted landscaping details are considered
insufficient. In this regard, the applicant shall:
a) Submit a revised Landscaping Plan, with additional landscaping proposed if necessary, having
regard to Section 15.11.4 of the Development Plan with particular emphasis on the number,
species, location, height at planting, height at maturity and an implementation timescale for all
proposed planting.
b) Clearly annotate all existing mature trees / hedgerows to be retained.
c) Make provision for a formal playing area.
8.
The Planning Authority has received third -party submissions 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