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HomeMy WebLinkAbout2560533 - F.I. Request Letter 24/02/2026 Fine Living Timber Frames Ltd. Bernard Dowdall Carrickedmond Kilcurry Dundalk A91HK7W Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 25/60533 - retention permission for an existing external yard storage building with full permission sought for a change of use from an existing retail outlet (RB Coogan) to a timber frame manufacturing facility with ancillary office and staff facilities; elevational changes, new signage, an extension to the existing external yard storage building, new plant room / ancillary store, alterations to the existing car parking areas, revised boundary treatments and all associated site development works. at RB Coogans Hardware Lakeview Business Park Castleblayney. _______________________________________________________ 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not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn”.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 P.P. 25/60533 Fine Living Timber Frames Ltd. RB Coogans Hardware, Lakeview Business Park, Castleblayney, Co. Monaghan ADDITIONAL INFORMATION 1. a) Section 15.12.1 ‘Industrial and Commercial Developments within Tier 1-4 settlements’ of the Monaghan County Development Plan 2025-2031, states that the impact of commercial/industrial proposals on residential amenity must be carefully assessed. Notwithstanding the findings and proposed mitigation measures contained in the submitted noise assessment, the Planning Authority has concerns that the proposed development would adversely affect the amenity of neigbouring residents due to the nature of operations proposed, the sites proximity to nearest noise sensitive locations, the proposed 24-hour operating hours and the proposed hours of delivery. The Planning Authority is of the opinion that operations and deliveries should be restricted to the hours of 07:00 hours to 20:00 hours, in the interests of safeguarding local residential amenity. Having regard to same, the applicant is requested to submit amended proposals, including an updated noise assessment, to reflect same. b) It is noted that there is a discrepancy within the submitted noise assessment in terms of the proposed hours of delivery i.e. page 3, 11, and 14 refer to hours of delivery of between 07:00hrs and 21:00hrs, whereas page 16 states that there will be ‘No external works or deliveries during the night-time period of 23:00hrs-07:00hrs.’ The applicant is requested to provide clarification with regard to same. c) The Planning Authority notes that no details have been provided with regard to proposed dust mitigation/suppression methods associated with the proposed use and internal operations. The applicant is therefore requested to provide the following; (i) Details of any proposed dust mitigation/suppression methods. (ii) Where this includes extractor fans or other similar noise emitting plant, these should be assessed as part of a revised noise report, and details/specifications provided. 2. Subject to item 1(a), in order to ensure that all aspects of the development are accurately portrayed in the development description, the applicant is requested to provide the following details/documentation, in accordance with Article 35 of the Planning and Development Regulations 2001 (as amended): a) Revise the development description to include reference to proposed changes to operating hours and hours of delivery. b) Revise the site notice indicating ‘Significant Further Information/Revised Plans’, as appropriate and erect a revised site notice on site. c) Publish a revised press notice indicating ‘Significant Further Information/Revised Plans’, as appropriate and include the revised development description. d) Submit a copy of the revised site notice and revised press notice to the Planning Authority. 3. The Office of Public Work Preliminary Flood Risk Maps indicate that part of the application site is at risk from pluvial flooding. Section 15.22.8 ‘Flood Zones and Appropriate Uses’ of the Monaghan County Development Plan 2025-2031 states that ‘All development proposals in flood risk areas should be supported with a site-specific Flood Risk Assessment (FRA), in accordance with the DECLG The Planning System and Flood Risk Management Guidelines for Planning Authorities (2009) and Departmental Circular PL2/2014’. The applicant is therefore requested to submit a site-specific flood risk assessment, completed by a professionally qualified, independent and competent person, which assesses the flood risk potential on site. The flood risk assessment should confirm that the proposal; • Will not result in a loss/reduction of pluvial flood water storage capacity on site; • Will not result in flood water (either pluvial or fluvial) displacement off site or exacerbate flooding in the immediate vicinity or wider area; • Will not obstruct or impede important flow paths; • Will not result in residual risks to the area and/or development that cannot be managed to an acceptable level. 4. Planning Authority notes that the submitted car parking assessment states that there is ‘safe vehicular circulation and HGV manoeuvring for the industrial component and adequate turning radii for service vehicles’. It is considered however, that this has not been adequately demonstrated on the submitted drawings. In addition, it has not been clearly demonstrated how the proposed internal layout is sufficiently safe from the perspective of all road users attending the site (staff, visitors, drivers, pedestrians, cyclists etc). Having regard to same, the applicant is requested to submit the following information in the interests of traffic and pedestrian safety; a) A revised site layout plan which clearly demonstrates a satisfactory arrangement for those attending the site and which in particular, minimises the potential for conflict between vehicles and pedestrians/cyclists. Submitted details should include clearly defined areas for pedestrian circulation, having particular regard to the proposed parking area located at the sites northeastern corner. b) A swept path analysis for refuse lorries, delivery vehicles, fire vehicles and other vehicles that would be servicing the development. 5. The Planning Authority notes that the total stated floor area (4626.4m2) of the existing/proposed buildings within the application site, as indicated in the Car Parking Assessment, does not tally with the floor areas as stated on the submitted floor plans (i.e. 5015.1m2, comprising 4692.5m2 for the main building, 313.7m2 for the external storage building and 8.9m2 for the existing office building). The applicant is requested to provide clarification with regard to same and, if applicable, consider potential implications in terms of proposed car parking provision. 6. Section 15.24 ‘Car Parking Standards’ of the Monaghan County Development Plan 2025-2031 states that all non-residential proposed development shall normally provide Electrical Vehicle (EV) car parking spaces at a rate of one space in five. Having specific regard to the additional floor area generated by the proposed retention and extension to the external store (and associated car parking requirement), the applicant is requested to provide amended details to demonstrate how the proposal is adequately served by EV spaces. 7. Section 15.25 ‘Bicycle and Scooter Parking and Associated Facilities’ of the Monaghan County Development Plan 2025-2031, states that development proposals shall normally be required to provide suitable provision for the parking/storage of bicycles and scooters. It is noted that the submitted car parking assessment indicates that ‘Bicycle parking areas/racks will be provided near building entrances’ , however no details of same have been provided on the submitted plans. The applicant is therefore requested provide addition details to demonstrate compliance with aforementioned section 15.25. 8. In the interests of clarity and appropriate design, the applicant is requested to confirm the proposed colour of the corrugated metal roofing and sheeting as indicated on the submitted elevational drawings. 9. In order to ensure the proposal fully complies with Section 15.22.4 ‘Landscaping and Boundary Treatment’ of the of the Monaghan County Development Plan 2025-2031, the applicant is requested to provide the following; a) A commensurate landscaping scheme for the proposed development. b) Typical elevational details of new boundary treatment proposed (i.e. block wall with paladin fencing). c) confirmation of existing proposed boundary treatment to the northwestern boundary. 10. In the interests of environmental protection, the applicant is requested to provide the following information; a) A fully completed Water Protection Plan checklist. b) 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 to the Management of Rainwater and Surface Water Runoff in Urban Areas’. c) Proposals for the installation of an oil/petrol interceptor to service the car parking and yard areas. d) A surface water drainage plan, detailing how the surface water drainage system will be maintained post development stage, and details of the responsible persons. 11. In the interests of clarity, the applicant is requested to provide a concise report which demonstrates how the conditions of original permissions for the site (planning references 05/40002 and 05/40023) have been satisfactorily complied with. 12. Section 15.22.1 ‘Renewable Energy Requirement’ of the Monaghan County Development Plan 2025- 2031 requires the provision of at least one energy efficient measure in the design of all new developments such as, solar panels, geo-thermal, passive design, wood burning installation etc. The applicant is requested to provided additional information to demonstrate how the proposal complies with same. 13. A third-party submission was received with respect to the development proposed. Although the submission has been subsequently withdrawn, the submission raised pertinent issues in respect of the development. The applicant is invited to review the content of same and respond to the issues raised. 14. Submit precise details of the proposed signage such type of materials, colouring, dimensions and any associated lighting. Note: It is recommended that the applicant liaises with Monaghan County Council Planning Section, Road Design Section and Environment Section prior to the preparation and submission of this Further Information. The planner dealing with this application is Brian McGeary