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Home My WebLink About2560533 - F.I. Received Doc. - Application - Cover Letter Planning Section, Monaghan County Council, 01 Dublin Street, Monaghan, Co. Monaghan. 16th March 2026 Re: Planning Ref. No. 25/60533 - Application for 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, alterations to the existing car parking areas, revised boundary treatments and all associated site development works at RB Coogan,s Hardware, Lakeview Business Park, Castleblayney, County Monaghan, A75 A386; for Fine Living Timber Frames Limited. Dear Sir / Madame, Please find enclosed the following schedule of requested further information relating to the afore- mentioned application: RFI Site Notice. RFI Newspaper Notice (Irish Daily Star – 14th March 2026). Third-Party Submission Response Report. Compliance with Previous Planning Permissions Report. Revised Car Parking Proposal Report – REV A. Revised Noise Impact Assessment provided by Wave Dynamics. Site-specific Flood Risk Assessment (FRA). SUDS Design Report & Petrol Interceptor Details. Water Protection Plan. Proposed Signage Details. Proposed PV Panel Details. 2558-P-100-B - Site Location Plan – 1:1000 2558-P-102-B - Proposed Site Plan – General Arrangement – 1:500 2558-P-103-A - Proposed Site Plan - Landscaping & Boundary Details – 1:500 & 1:50 2558-P-104-A - Proposed Site Plan – Auto Tracking 01 – 1:500 2558-P-105-A - Proposed Site Plan – Auto Tracking 02 – 1:500 2558-P-106-A - Proposed Site Plan – Proposed Surface Water and Existing Foul Layout – 1:500 2558-P-300-B – Proposed Ground Floor Plan - 1:100 2558-P-301-B – Proposed First Floor Plan & Sections AA & BB - 1:100 2558-P-302-B – Proposed Elevations - 1:100 2558-P-303-B – External Store Details – For Retention & Proposed Extension - Proposed Floor Plan, Elevations & Section - 1:100 2558-P-400-A – Bike Store Details – 1:100 RECEIVED: 16/03/2026 Item 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. We confirm that the revised proposed hours of operations and deliveries will be restricted to the hours of 07:00 hours to 20:00 hours, in the interests of safeguarding local residential amenity. We have also submitted a revised Noise Impact Assessment prepared by Wave Dynamics. 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. As per (a) above we can confirm that the revised proposed hours for deliveries will be restricted to the hours of 07:00 hours to 20:00 hours, in the interests of safeguarding local residential amenity. The revised hours of operation are denoted in the revised Noise Impact Assessment prepared by Wave Dynamics. 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. (i) Please find attached details of any proposed dust mitigation/suppression methods to be utilised in the proposed manufacturing areas as denoted in the revised Noise Impact Assessment prepared by Wave Dynamics. (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. (ii) Please see revised noise assessment report and details including details of the proposed dust mitigation / suppression methods. RECEIVED: 16/03/2026 Item 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. (a) Please see significant further information / revised plans site and newspaper notices which include suitable references 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. (b) Please see significant further information site notices which include suitable references to proposed changes to operating hours and hours of delivery. Please note that the significant further information site notices have been erected on-site. c) Publish a revised press notice indicating ‘Significant Further Information/Revised Plans’, as appropriate and include the revised development description. (c) Please see significant further information newspaper notice (Irish Daily Star – 14th March 2026) which include suitable references to proposed changes to operating hours and hours of delivery. d) Submit a copy of the revised site notice and revised press notice to the Planning Authority. (d) Please see significant further information site and newspaper notices which include suitable references to proposed changes to operating hours and hours of delivery. Item 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. Please find attached a site-specific Flood Risk Assessment (FRA). The conclusion states that the proposed development will not result in flood water (either pluvial or fluvial) displacement off site or exacerbate flooding in the immediate vicinity or wider area of the site. RECEIVED: 16/03/2026 Item 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. Please find attached drawing no.s 2558-P-102-B - Proposed Site Plan – General Arrangement – 1:500 & 2558-P-103-A - Proposed Site Plan - Landscaping & Boundary Details – 1:500 & 1:50 b) A swept path analysis for refuse lorries, delivery vehicles, fire vehicles and other vehicles that would be servicing the development. Please find attached drawing no.s 2558-P-104-A - Proposed Site Plan – Auto Tracking 01 – 1:500 & 2558-P-105-A - Proposed Site Plan – Auto Tracking 02 – 1:500 Item 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. Please find attached a Revised Car Parking Proposal Report to be read in conjunction with 2558-P-300-B – Proposed Ground Floor Plan - 1:100 & 2558-P-301-B – Proposed First Floor Plan & Sections AA & BB - 1:100. RECEIVED: 16/03/2026 Item 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. Please find attached drawing no. 2558-P-102-B - Proposed Site Plan – General Arrangement – 1:500 We are proposing to provide Electrical Vehicle (EV) parking spaces at a rate of one space in five for the proposed additional car spaces as agreed with Deirdre Ford, Monaghan County Council. Item 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. Please find attached drawing no. 2558-P-102-B - Proposed Site Plan – General Arrangement – 1:500 & 2558-P-400-A – Bike Store Details – 1:100. We are proposing to provide Bicycle and Scooter Parking spaces at a rate of one space for every 200sq.m. for the proposed development area as agreed with Deirdre Ford, Monaghan County Council. (4692.5sq.m. / 200 = 23.46 = 25 space provided). Item 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. Please find attached drawing no. 2558-P-302-B – Proposed Elevations - 1:100; confirming the proposed colour of the corrugated metal roofing and sheeting. Item 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. Please find attached drawing no. 2558-P-103-A - Proposed Site Plan - Landscaping & Boundary Details – 1:500 & 1:50. RECEIVED: 16/03/2026 b) Typical elevational details of new boundary treatment proposed (i.e. block wall with paladin fencing). Please find attached drawing no. 2558-P-103-A - Proposed Site Plan - Landscaping & Boundary Details – 1:500 & 1:50. c) Confirmation of existing proposed boundary treatment to the northwestern boundary. Please find attached drawing no. 2558-P-103-A - Proposed Site Plan - Landscaping & Boundary Details – 1:500 & 1:50, denoting confirmation of existing proposed boundary treatment to the northwestern boundary. Item 10. In the interests of environmental protection, the applicant is requested to provide the following information; a) A fully completed Water Protection Plan checklist. Please find attached a fully completed Water Protection Plan checklist & 2558-P-100-B - Site Location Plan – 1:1000. 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’. Please find attached a SUDs Report & drawing no. 2558-P-106-A - Proposed Site Plan – Proposed Surface Water and Existing Foul Layout – 1:500. c) Proposals for the installation of an oil/petrol interceptor to service the car parking and yard areas. Please find attached a SUDs Report & drawing no. 2558-P-106-A - Proposed Site Plan – Proposed Surface Water and Existing Foul Layout – 1:500. – detailing the provision of an oil / petrol interceptor to service the all the existing and proposed car parking and commercial yard areas. Details of the specific petrol interceptor are included in the SUDS Design Report. 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. Please find attached drawing no. 2558-P-106-A - Proposed Site Plan – Proposed Surface Water and Existing Foul Layout – 1:500. – Prepared by Joseph Cotter – BEng (Hons) Civil Engineering, M.I.E.I - detailing the proposed surface water drainage system. Maintaining the existing and proposed surface water drainage pipework will involve regular inspections of manholes and gullies, clearing debris, and cleaning pipes to prevent flooding. Key actions include using high-pressure water jetting, performing CCTV surveys for structural integrity, and ensuring soakaways are functioning correctly. The strategy to ensure the system is always clear and optimised include: • Regular Inspections: Inspect gullies, manholes, and pipe outlets, particularly before winter or heavy rainfall, to identify blockages or structural damage. RECEIVED: 16/03/2026 • Cleaning and Clearing: Remove silt, leaves, and debris from gullies, catch pits, and pipe inlets to maintain flow. • Structural Integrity: Use regular CCTV surveys to check for cracks, root intrusion, or collapses in the pipework. • Soakaway Maintenance: Ensure that private surface water soakaways are not clogged and that the surrounding soil allows for infiltration. • Pollution Prevention: Avoid allowing contaminated water (silt or oil) into the surface water system during maintenance. Fine Living Timber Frames Limited have already engaged the services of Allied Septic Tank & Drain Cleaning of Toberona, Dundalk, County Louth, A91 C7VP; who have over 30 years of experience in providing customers with septic tank cleaning, drain cleaning and CCTV inspection services. From their base in Dundalk, their professional and fully trained team serve Counties Louth, Meath, Monaghan and Dublin. Item 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. Please find attached a concise report provided by Dowdall Architects which demonstrates how the pertinent conditions of original permissions for the site (planning references 05/40002 and 05/40023) have been or are now being satisfactorily complied with. Item 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. Please find attached the proposed PV panel details received from ASEI. All Solar Energies Ireland (ASEI) presented a suitable proposal for the installation of a 200 kWp rooftop solar photovoltaic (PV) system at the Fine Living Timber Frame Ltd. manufacturing facility in Castleblayney, Co. Monaghan. The proposed system will consist of approximately 425 high-efficiency Tier 1 solar panels installed using a K2 German-engineered mounting system and connected through commercial- grade inverters. The installation will be fully integrated with the facility’s electrical infrastructure and designed to maximise on-site renewable energy generation while ensuring reliability, safety, and long-term performance. Based on typical solar irradiation levels in Ireland, the 200 kWp system is expected to generate approximately 160,000 – 170,000 kWh of clean electricity annually. This renewable generation will significantly reduce the facility’s reliance on grid electricity while stabilising long-term energy costs. RECEIVED: 16/03/2026 Assuming a typical commercial electricity rate of €0.18 – €0.22 per kWh, the system could deliver annual energy savings of approximately €32,000 – €40,000 depending on energy usage patterns and grid prices. From an environmental perspective, the system will reduce carbon emissions by approximately 50–55 tonnes of CO₂ per year, contributing significantly to the company’s sustainability and decarbonisation goals. ASEI will provide a complete turnkey service, including system design, installation, ESB grid connection compliance, electrical testing, commissioning, and SEAI grant application support. Also, please find attached drawing no. 2558-P-302-B – Proposed Elevations - 1:100; denoting the proposed locations of all future PV panels on the South-Western elevation. Item 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. Please find attached a response / report prepared by Dowdall Architects to the now defunct, withdrawn submission. Item 14. Submit precise details of the proposed signage such type of materials, colouring, dimensions and any associated lighting. Please find attached details of the proposed signage including the type of material, colouring, dimensions and any associated lighting. Hoping this is to your satisfaction, _____________________________ Bernard Dowdall MRIAI, MRIAI - B.Arch.Sc.; Dip.Arch. RECEIVED: 16/03/2026