Loading...
HomeMy WebLinkAbout2560533 - F.I. Received Doc. - Flood Risk Assessment CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER FLOOD RISK ASSESSMENT REPORT February 2026 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. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER FLOOD RISK ASSESSMENT COMPLIANCE REPORT Project 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. Client FINE LIVING TIMBER FRAMES LIMITED RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER CONTENTS SECTION A – INTRODUCTION Page 1. Scope of Report Page 4 2. Philosophy and Approach Page 4 3. Format of Report Page 5 4. Key Project Details Page 5 SECTION B – SUDS DESIGN AND PROPOSED WORKS Page 5. Development Description & Site Location Page 6 6. Initial Flood Risk Assessment Page 7 7. Screening Assessment Page 8 8. Scoping Assessment Page 11 9. Justification Test Page 13 10. Mitigating Flood Risk- Page 15 Mitigation Measures, Flood Resilient Construction Measures. SECTION C – CONCLUSIONS Page 11. Conclusion Page 17 12. Declaration Page 17 APPENDIX A Page Flood Map.ie Site Maps Page 18 RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER SECTION A Introduction 1 Scope of Report This report is submitted with drawings and other documentation in support of providing a Flood Risk Assessment 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’’for Fine Living Timber Frames Limited. In this report, it is demonstrated that the proposed works, if constructed in accordance with the drawings and design details submitted with the application, together with performance requirements prescribed in this Report, will comply as far as possible with The Planning System and Flood Risk Management Guidelines for Planning Authorities. The subject of the Flood Risk Assessment is limited to the proposed development site and adjoining lands as identified on the accompanying drawings. 2 Philosophy and Approach The underlying philosophy and approach adopted by the designers is to review the subject development site and adjoining lands and ensure the development as proposed is not and does not present a flood risk as proposed and to make recommendations to support this commitment, Joseph Cotter Engineer & Surveyor, procedures require preparation of the FLOOD RISK ASSESSMENT REPORT Checklists throughout all stages of the planning and development process: • Prior to sign-off of Definitive Project Brief • At the sketch stage • At the tender stage • At the placing of the contract • At the construction stage 3 Format of Report The report will be subdivided using the following subheadings: • Development Description & Site Location • Initial Flood Risk Assessment • Screening Assessment • Scoping Assessment • Justification Test • Flood Risk- Mitigation Measures, Suds Flood Resilient Construction Measures. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER 4 Key Project Details Fine Living Timber Frame Limited have appointed Dowdall Architects to prepare a Suds Design Proposal for development consisting of 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. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER SECTION B Flood Risk Assessment 5 Development Description & Site Location Fine Living Timber Frame Limited have appointed Dowdall Architects to prepare a Suds Design Proposal for development consisting of 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. Site Location: The proposed site is located at lands in the Lakeview Business Park, off the R181, Castleblayney, Co. Monaghan. The development is to utilise the existing business park access road off the R181. Figure 1: Site Location Map. (Refer to Architects Drawings for Scaled Site Map) 6 Initial Flood Risk Assessment In accordance with ‘The Planning System and Flood Risk Management – Guidelines for Planning Authorities’ the flood risk assessment for the proposed development site is undertaken in three principles stages. The three stages are as follows: Stage 1) Screening Stage 2) Scoping Stage 3) Assessing RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER Possible Flooding Mechanisms Table 1: Identifies the possible Flooding Mechanisms pertaining to the proposed development. Source/Pathway Significant Comment/Reason Tidal No The site is not with a Coastal Location Pluvial (Urban Drainage) Possible The development is surrounded by housing and commercial developments to the north, south and east and is in an area that map experience pluvial flooding. Fluvial (Surface/Overland Flow) Possible Site is in location that may experience Fluvial flooding, due to in location to laugh Muckno and the Finn catchment. Artificial Drainage System No No History of Flooding due to capacities of culverts/drainage channels, burst Watermains of failed pumping stations. Groundwater No No information on groundwater levels is available for the site and its vicinity; However, there are no apparent springs in the immediate vicinity of the development. 7 Screening Assessment The purpose of the screening assessment is to establish the level of flooding risk that may or may not exist for a particular site and to collate and assess existing current of historical data and information which may indicate the level or extent of any flood risk. Screening The Screening exercise undertaken as part of the Flood Risk Assessment has considered and consulted the follow: • Walk Over/Level Survey • Review of OPW.ie/en/floodplans • Ordnance Survey Historical Maps • Review of Strategic Flood Risk Assessment for Monaghan County Council Development Plan 2025-2031. The national Catchment Flood Risk Assessment and Management (CFRAM) program commenced In Ireland in 2011, and the flood mapping produced in 2016 for the North Western and Neagh Bann River Basin Districts. Relevant maps and modelled flood levels were downloaded from the OPW web portal and are contained in the Appendix of this report. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER The best available information on the likelihood of flooding within the site area is on the map produced in 2016 by OPW/RPS as part of the North Western and Neagh Bann CFRAMS exercise and on the Floodmaps.ie portal. See attached in appendix A. Following a review of the map the likelihood of the site flooding lies outside the 0.1% (1in1000) for Coastal/Tidal Flooding and can be deemed to be located in Flood Zone C and isn’t at risk from Coastal Flooding. The site also lies outside the risk of flooding from pluvial flooding, the nearest recorder of flooding to the site occurred some 550m Northwest of the development site and did not impact on the site, see attached report in Appendix A. Ponding of water is noted to the north eastern corner just outside the development site boundary. The depth of ponding is in the region of 250-300mm. the ponding appears to be due to an overspill from an open drain which runs along the western boundary. A review of the site location map it appears that the lands to the north west of the development site have been filled including an open drain, this has pushed the water in to a low-level spot between the development site boundary and the adjoining lands. This FRA sought to establish the potential risk to the development and the surrounding areas. In order to accomplish this, a review of the possible flood risks was carried out and as identified in Appendix A and Investigated as described below: • Tidal Site is not at risk of Tidal Flooding • Fluvial Site is shown not to be at risk of Fluvial flooding from Lake Muckno and the Finn Catchment Area. • Drainage System The details of the drainage arrangement on site is beyond the remit for this report, however, the developer will ensure that they comply with the MCC's drainage requirements for existing developments. The existing drainage system around the site utilises piped sewers. It is therefore likely that during very intense and severe events drainage system elements, such as road gullies, can be overwhelmed. Similarly, when there is a failure such as a blockage of the existing road drainage, this could lead to RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER ponding on the road (the low-lying area). Once the water level is sufficiently above the kerb (footpath) level it would enter the site and potentially result in some level of flooding to the development. However, the depth of such ponding on this site is expected to be shallow and will be quickly conveyed towards the public drainage network. • Overland Flooding Only during an extreme rainfall event that overwhelms the road drainage system is there a risk that some overland flows may occur onto the site, However, the depth of such a flow is expected to be very shallow and will not impend on the proposed building levels as the finished floor levels will be in excess of 250mm above road gully levels. If the car park and access road where to flood the depths would be less than 250mm and pedestrians and vehicles could still pass through. • Groundwater Flooding Groundwater flooding can occur when the water table rises to or just above the ground surface. However, there is no evidence of any groundwater flooding to the properties at present. The risk of groundwater flooding at the development site is therefore considered to be low. The level of the site is to be which will further reduce the risk of ground water flooding at the development site. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER 8 Scoping Assessment The Purpose of the scoping stage is to identify possible flood risks and to implement the necessary level of detail and assessment to assess the possible risk and to ensure these can adequately addressed in the flood risk assessment. The scoping exercise should also identify that sufficient information is already available to complete a flood risk assessment appropriate to the scale and nature of the development. In this instance the flood risk assessment is undertaken in consideration of Fluvial flooding, due to the site’s location to Lake Muckno and the Finn Catchment Area. The purpose of the screening assessment is to establish the level of risk of flooding risk which may or may not occur for the site and to collate and assess existing current or historical information and data which may indicate the level or extent of any flood risk. The best available information on the likelihood of flooding within the site area is on the map produced in 2016 by OPW/RPS as part of the CFRAMS exercise and in the Monaghan County Council Strategic Flood Risk Assessment prepared for the Monaghan County Council Development Plan 2025-2031. Following a review of the map the likelihood of the site flooding is outside the 0.1% (1in100) for Fluvial Flooding and is not at risk of coastal flooding. The site can be classified to lie in Flood Zone C in “The Planning System and Flood Risk Management Guidelines for Planning Authorities. Assessing Flood Risk In the context of “The Planning System and Flood Risk Management Guidelines for Planning Authorities – 2009, Three Zones of Flooding are identified. Flood Zone A Probability of flooding from rivers and the sea is highest (greater than 1% or 1 in 100 for river flooding or 0.5% or 1 in 200 for coastal flooding). RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER Flood Zone B Probability of flooding from rivers and the sea is moderate (between 0.1% or 1 in 1000 or 1 in 100 river flooding and between 0.1% or 1000 year and 0.5% or 1 in 200 for coastal flooding. Flooding Zone C Probability of flooding from rivers and the sea is low (less than 0.1% or 1 in 1000 years for both river and coastal flooding). The consequences of flooding are highly dependent on the type of development, this is illustrated in table 3.1 of “The Planning System and Flood Risk Management Guidelines for Planning Authorities – 2009, Table 3.1 of the guidelines contains three different classifications: 1) Highly Vulnerable Development 2) Less Vulnerable Development 3) Water Compatible development Development of Classification The proposed development based on table 3.1 of the guidelines is classified as Less Vulnerable Development and falls under Flood Zone C. Flood Zone A Flood Zone B Flood Zone C Highly Vulnerable Development Justification Test Justification Test Appropriate Less Vulnerable Development Justification Test Appropriate Appropriate Water Compatible development Appropriate Appropriate Appropriate The above table read in conjunction with table 3.1 of the “The Planning System and Flood Risk Management Guidelines for Planning Authorities – 2009 illustrates the appropriate development and what is required to meet the Justification Test. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER 9 Appropriate/Justification Test. The OPW Guidelines further acknowledge that were existing buildings are involved, the sequential approach cannot be used to locate them in lower risk areas and the Justification test will not apply. In these cases, the OPW Guidelines state that a commensurate assessment of the risk of flooding should accompany such application to demonstrate that they would not have adverse impacts or impede access to watercourse, floodplains or protection and management facilities. Commensurate assessment • No floods have been recorded in the development site immediate location; the nearest flood record was 550m to the Northwest and did not impact on the development site. • The development is 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. • The development site is zoned General employment and suitable for the proposed use. • The development proposed to include new SUDS Measures and address any short coming with the existing drainage network which will have a positive impact on the development site and adjoining lands. The SUDS Measure include an additional 20% capacity for climate change and take account of any new hard standing areas created as part of the application. • Footpaths and Pavement area within the development site are above the 10% AEP Flood Level and will ensure pedestrians and vehicles will be free to move within the site in safety during an extreme 10% AEP Flood event and allows emergency vehicles to attend site. • Does not obstruct an important flow path. • Does not entail the storage of hazardous material. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER • Does not impede access to a watercourse, floodplain of flood protection and management facilities. • The development proposes Mitigating Flood Risk Measures as outline below in section 10 of the report. None of the adverse impacts highlighted in section 5.28 apply to the development in question and it is our conclusion that the development is permissible under the guidelines and the passes the appropriate / justification test. 10 Mitigating Flood Risk It is necessary to protect and minimize the impact flooding may have on the development and the surrounding area. The following measures are to be taken to ensure as far as reasonable possible the proposed development and surrounding areas are protected from flooding: 1) Apply Flood Resilient Construction Measures. 2) Apply Suds to the site – (see attached separate report). • Flood Resilient Construction Measures Flood Resilience construction measures are works carried out to the structure and services of the proposed building to ensure the building is more robust and easier to clean/dry out and repair in the event of flood water entering the building. The following Resilience Construction measures will be carried out: 1. All Electric sockets/cabling to be constructed above 500mm above the 3.28m 10% AEP Flood Level. 2. All Sanitary drains to be fitted with non-return/backflow valves to prevent sewage surging up through the wc’s, sinks etc. 3. Floors to be concrete with robust dpm to resist floodwater and rising groundwater. 4. Treat Structural steel to prevent rust and corrosion. 5. Openings such as air vents to be constructed as high as possible. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER SECTION C 11 Conclusion Based on the examination of the development site, and of its location and all development works relating to the application as proposed we have taken account and applied ‘’The Planning System and Flood Risk Management Guidelines for Planning Authorities’’ in this Site- specific Flood Risk Assessment. The results for the Appropriate / Justification test show the proposed development with the measures outlined in section 10 of the report will not represent a flood risk. We feel this application as proposed should be granted planning permission as it put into place measures to minimize any potential risk to people, the property and the environment, and it is located within an area where development is permitted under Section 5.28 of “The Planning System and Flood Risk Management Guidelines. In our professional opinion the granting of an of Retention of a store building and the proposed change of use of an existing commercial building in this location will have no impact on flooding and will not increase the flood Risk to the development site or the surrounding areas. Future recommendations would be for the area to the Northwest of the site which is experiencing ponding, be pipe and provide with attenuation to take account of the volume of ponding. The area currently lies outside of the development application boundary. 12 Declaration We have endeavoured in my report and in my opinion to have covered all relevant issues concerning the matters stated, which I have been asked to address, and the opinions expressed represent my true and complete professional opinion. I have endeavoured to include in my report those matters of which I have knowledge and of which I have been made aware which might adversely affect the validity of my opinion. I have indicated the sources of all the information that I have used. I have where possible formed an independent view on matters. Where I have relied upon information from others I have so disclosed in my report. I will notify those instructing me immediately and confirm in writing if, for any reason, my existing report or opinion requires any correction or qualification. Dated: 12th March 2026 RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER Appendix A • OPW Flood Maps. • Castleblayney – Strategic Flood Risk Assessment MCC Development Plan 2025-2031. RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER RECEIVED: 16/03/2026 CHANGE OR USE OF EXISTING RETAIL OUTLET TO TIMBERFRAME MANUFACTURING FACILITY AT LAKVIEW BUSINESS PARK, CASTLEBLAYNEY. Prepared by JOSEPH COTTER - ENGINEER RECEIVED: 16/03/2026