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Home My WebLink About2560502 - F.I. Request Letter 10/02/2026 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). 25/60502 - permission for works to include the demolition of 1 No. existing bungalow and the provision of 30 No. dwellings comprising of 8 No. 2 bed semi-detached bungalow dwellings, 6 No. 2 bed semi-detached two-storey dwellings, 6 No. 2 bed terraced two-storey dwellings, 2 No. 3 bed semi-detached two-storey dwellings, and 8 no. 4 bed semi-detached two-storey dwellings, together with boundary treatments, hard & soft landscaping, public lighting, new estate road, connection to the existing mains services and all ancillary and associated site works. at Scarnageeragh (or Emyvale) Emyvale 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not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn”.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 25/60502 GEDA Construction Company Ltd. Scarnageeragh (or Emyvale), Emyvale, 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 an extant permission for residential development within the village boundary (Ref. No. 24/60235), 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. Policy MURP1 and Section 15.8.1 of the Development Plan list a number of components which should be considered when designing the layout for new developments, including: existing character streetscape of the area, compatibility of the proposed development with adjoining buildings; permeability of layout; and, avoiding roads dominance. The Planning Authority consider the proposed development is lacking in this regard with concerns including, but not limited to: - Elevated nature and prominent siting of houses relative to surrounding areas. - Regimented layout not characteristic of village setting. - Poor (non central) location of main public open space, and sloping nature of same. - Dominance of roads. - Poor permeability (rear paths / alleys are of concern and not considered appropriate). The applicant is invited to submit amended plans addressing the above concerns. 3. Submit verified photomontages for the proposed development with particular emphasis on views from the L1160 road (to west), Mullan Road (to north east), and Glaslough Road (to south-east). 4. 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’. 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 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. 7. A Traffic and Transport Assessment Report shall be carried out with respect to the proposed development. There are concerns regarding the desire pathway for pedestrians from the development to the Main Street. 8. Submit a revised plan indicating how it is proposed to provide a clear and unobstructed visibility splay of 45 metres in each direction at the existing entrance. These visibility splays shall be measured from a point 2.4m back along the centreline of the proposed access from the nearside road edge and 1.05m above ground level. Sight distances to be measured to the nearside road edge in both directions. This additional information shall be submitted on a revised site layout plan at a scale of 1:500. Applicant to illustrate on the revised site layout plan all necessary site work which would be required to remove, relocate, or re-grading of embankment, fences, and hedges etc to achieve this sight distance. The Area within the visibility slays shall be cleared to provide a level surface no higher than 250 mm above the level of the adjoining carriageway and shall be retained and kept clear thereafter. Any pole or column materially affecting visibility must also be removed. Where sight distances are not achievable within the site area and where the hedgerows/embankments do not belong to the applicant. Legal agreements with adjoining landowners giving their consent to allow removal of their embankment/hedges/fences and maintain the hedges/grass verge by trimming/cutting regularly to provide the required sight distance shall be submitted to the Planning Authority. 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