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Home My WebLink About2560183 - F.I. Received Doc. - Design AssessmentsGAFFNEY & CULLIVAN ARCHITECTS LTD Design Compliance Castleblayney former stationmaster’s house Ashview Court 1 and 2, Castleblayney Co. MonaghanRECEIVED: 10/04/2026 Table of Contents •Introduction •Building Design •Strategy •Internal Layout •Apartment 1 •Apartment 2 •Apartment 3 •Apartment 4 •Apartment 5 •Apartment 6 •Communal Amenity Space •Boundary Treatment Table of Contents 2RECEIVED: 10/04/2026 Introduction Gaffney & Cullivan Architects Ltd, has been retained by Eilly Ltd in connection with a planning application for the refurbishment of the existing building and the erection of a two-storey extension (112m² at ground floor level and 41m² at first floor level) at 1 and 2 Ashview Court, Castleblayney, Co. Monaghan to accommodate six apartments. The completed development will comprise 6 apartments: 4 x one-bedroom; 2 x two-bedroom. All connected to existing site/building services. The development will also provide 12 new parking spaces. This report should be read in conjunction with the architectural drawings. Gaffney & Cullivan Architects Ltd.3RECEIVED: 10/04/2026 Gaffney & Cullivan Architects Ltd.4 The building layout, apartment and room sizes comply with the Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities 2025. During the design process, we aimed to improve the existing building by removing non-original extensions added in recent years to the rear. The proposal includes six dual-aspect apartments: four one-bedroom units on the ground floor and two two-bedroom units on the first floor. Ground floor entrances are designed to give each apartment its own private outdoor space, along with areas for services such as refuse storage. The design retains the building’s original character, while a new rear extension with large windows brings in natural light and adds a modern touch. 12 no car parking spaces are provided, of which 8 are provided for the apartments and 4 no. Building Design RECEIVED: 10/04/2026 Strategy Gaffney & Cullivan Architects Ltd.5 Development Area 0.25Ha (2515sqm) Total no. of Units 6 Units 4 x one-bedroom; 2 x two-bedroom. Proposed Density 24 Units per Hectare Site Coverage 246/2515=9% Private Open Space 143sqm Public 133.65sqm Car Parking 12 Spaces provided RECEIVED: 10/04/2026 Gaffney & Cullivan Architects Ltd.6 All apartments benefit from generous kitchen/living/ dining spaces with distinct zones for each function. Storage area is also provided. All the apartments are dual aspect, with living spaces benefitting from two directional light. AREA TABLE Apartment 1 _ One-Bedroom Apt [45.0 m² 1B-2P] Apartment 2 _ Two-Bedroom Apt [63.0 m² 2B-3P] Apartment 3 _ One-Bedroom Apt [45.0 m² 1B-2P] Apartment 4 _ One-Bedroom Apt [49.2 m² 1B-2P] Apartment 5 _ One-Bedroom Apt [48.5 m² 1B-2P] Apartment 6 _ Two-Bedroom Apt [65.0 m² 2B-3P] Internal Layout RECEIVED: 10/04/2026 Apartment 1 - Internal Layout Apartment 1 _ One-Bedroom Apt [45.0 m² 1B-2P] 1 Private Open Space provided 27.7 m² (required 5sqm). 2 Refuse storage area to satisfy the three-bin system for the collection of mixed dry recyclables, organic waste and residual waste. Appropriate visual screening proposed. 3 Level Access entrance. Also, access to all principal rooms is clear and straight forward and off the main circulation core/corridor. 4 Double Bedroom floor area to comply with Design Standard for New Apartment 2025. 5 Internal storage area to comply with Design Standard for New Apartment 2025. 6 Bathroom to comply with TGD Part M: A clear space of 750 mm by 1200 mm, accessible by people using wheelchairs. 7 Aggregate floor areas for living/dining/kitchen rooms to comply with Design Standard for New Apartment 2025. Gaffney & Cullivan Architects Ltd.7 3 6 4 7 5 1 2 Design Standard for New Apartment 2025 2.8 m Min width 11.4 m² Min floor area Proposed 3.13 m Min width 11.4 m² Min floor area Design Standard for New Apartment 2025 1 Bedroom 3 sq m Proposed 1 Bedroom 3 sq m Design Standard for New Apartment 2025 *3.3 m Min width / Proposed 4.27 m min width 22 m² Min Floor area *Variation of up to 5% can be applied to widths, subject to overall compliance with required minimum overall apartment floor areas. RECEIVED: 10/04/2026 Apartment 2 - Internal Layout Apartment 2 _ Two-Bedroom Apt [63.0 m² 2B-3P] 1 Private open space provided 24 m² (required 6sqm). 2 Refuse storage area to satisfy the three-bin system for the collection of mixed dry recyclables, organic waste and residual waste. Appropriate visual screening proposed. 3 Access to all principal rooms is clear and straight forward and off the main circulation core/corridor. 4 Double Bedroom floor area to comply with Design Standard for New Apartment 2025. 5 Internal storage area to comply with Design Standard for New Apartment 2025. 6 Bathroom to comply with TGD Part M: A clear space of 750 mm by 1200 mm. 7 Aggregate floor areas for living/dining/kitchen rooms to comply with Design Standard for New Apartment 2025. 8 Single Bedroom floor area to comply with Design Standard for New Apartment 2025. Gaffney & Cullivan Architects Ltd.8 Design Standard for New Apartment 2025 2.8 m Min width 11.4 m²Min Floor Area Proposed 2.8 m Min width 11.4 m²Min Floor Area Design Standard for New Apartment 2025 2 Bedroom (3person)5 sq m Proposed 2 Bedroom (3person)5 sq m Design Standard for New Apartment 2025 *3.6 m Min width / Proposed 3.42 m Min width 25 m²Floor Area 3 4 7 1 2 5 5 6 8 Design Standard for New Apartment 2025 2.1 m Min width 7.1 m²Min Floor Area Proposed 2.59 m Min width 7.1 sq m Min Floor Area *Variation of up to 5% can be applied to widths, subject to overall compliance with required minimum overall apartment floor areas. RECEIVED: 10/04/2026 Apartment 3 - Internal Layout Apartment 3 _ One-Bedroom Apt [45.0 m² 1B-2P] 1 No private open space is provided; however, this is considered acceptable given that a shared communal amenity area is located less than 9 metres from the entrance, offering accessible outdoor space for occupants. 2 Refuse storage area to satisfy the three-bin system for the collection of mixed dry recyclables, organic waste and residual waste. Appropriate visual screening provided. 3 Access to all principal rooms is clear and straight forward and off the main circulation core/corridor. 4 Double Bedroom floor area to comply with Design Standard for New Apartment 2025. 5 Internal storage area to comply with Design Standard for New Apartment 2025. 6 Bathroom to comply with TGD Part M: A clear space of 750 mm by 1200 mm. 7 Aggregate floor areas for living/dining/kitchen rooms to comply with Design Standard for New Apartment 2023. Gaffney & Cullivan Architects Ltd.9 Design Standard for New Apartment 2023 2.8 m Min width 11.4 m² Min floor area Proposed 2.8 m Min width 11.4 m²Min floor area Design Standard for New Apartment 2023 1 Bedroom 3 sq m Proposed 1 Bedroom 3 sq m Design Standard for New Apartment 2023 *3.3 m Min width / Proposed 3.67 m Min width 23 m² floor area 3 6 4 7 1 5 25 *Variation of up to 5% can be applied to widths, subject to overall compliance with required minimum overall apartment floor areas. RECEIVED: 10/04/2026 Apartment 4 - Internal Layout Apartment 4 _ One-Bedroom Apt [49.2 m² 1B-2P] 1 Private open space provided 29 m² (required 5sqm). 2 Refuse storage area to satisfy the three-bin system for the collection of mixed dry recyclables, organic waste and residual waste. Appropriate visual screening provided. 3 Access to all principal rooms is clear and straight forward and off the main circulation core/corridor. 4 Double Bedroom floor area to comply with Design Standard for New Apartment 2025. 5 Internal storage area to comply with Design Standard for New Apartment 2025. 6 Bathroom to comply with TGD Part M: A clear space of 750 mm by 1200 mm. 7 Aggregate floor areas for living/dining/kitchen rooms to comply with Design Standard for New Apartment 2025. Gaffney & Cullivan Architects Ltd.10 3 6 4 7 1Design Standard for New Apartment 2025 2.8 m 11.4 m² Proposed 2.8 m 11.4 m² Design Standard for New Apartment 2025 1 Bedroom 3 m² Proposed 1 Bedroom 3 m² Design Standard for New Apartment 2025 *3.3 m Min width / Proposed 3.67 m Min Width 23 m²Floor Area 2 5 5 *Variation of up to 5% can be applied to widths, subject to overall compliance with required minimum overall apartment floor areas. RECEIVED: 10/04/2026 Apartment 5 - Internal Layout Apartment 5 _ One-Bedroom Apt [48.5 m² 1B-2P] 1 Private Open Space space provided 16 m² (required 5m²). 2 Refuse storage area to satisfy the three-bin system for the collection of mixed dry recyclables, organic waste and residual waste. Appropriate visual screening provided. 3 Access to all principal rooms is clear and straight forward and off the main circulation core/corridor. 4 Double Bedroom floor area to comply with Design Standard for New Apartment 2025. 5 Internal storage area to comply with Design Standard for New Apartment 2025. 6 Bathroom to comply with TGD Part M: A clear space of 750 mm by 1200 mm. 7 Aggregate floor areas for living/dining/kitchen rooms to comply with Design Standard for New Apartment 2025. Gaffney & Cullivan Architects Ltd.11 Design Standard for New Apartment 2023 2.8 m 11.4 m² Proposed 2.8 m 11.4 m² Design Standard for New Apartment 2023 1 Bedroom 3 m² Proposed 1 Bedroom 3 m² Design Standard for New Apartment 2023 *3.3 m Min widht / Proposed 3.3 m min width 23 m² 3 6 7 1 2 5 5 4 *Variation of up to 5% can be applied to widths, subject to overall compliance with required minimum overall apartment floor areas. RECEIVED: 10/04/2026 Apartment 6 - Internal Layout Gaffney & Cullivan Architects Ltd.12 3 6 7 1 2 5 5 4 8 Apartment 6 _ Two-Bedroom Apt [65.0 m² 2B-3P] 1 Private open space provided 23 m² (required 6m²). 2 Refuse storage area to satisfy the three-bin system for the collection of mixed dry recyclables, organic waste and residual waste. Appropriate visual screening proposed. 3 Access to all principal rooms is clear and straight forward and off the main circulation core/corridor. 4 Double Bedroom floor area to comply with Design Standard for New Apartment 2025. 5 Internal storage area to comply with Design Standard for New Apartment 2025. 6 Bathroom to comply with TGD Part M: A clear space of 750 mm by 1200 mm. 7 Aggregate floor areas for living/dining/kitchen rooms to comply with Design Standard for New Apartment 2025. 8 Single Bedroom floor area to comply with Design Standard for New Apartment 2025. Design Standard for New Apartment 2025 2.8 m Min width 11.4 m²Min Floor Area Proposed 2.8 m Min width 12 m² Min Floor Area Design Standard for New Apartment 2025 2 Bedroom (3person)5 m² Proposed 2 Bedroom (3person)5 m² Design Standard for New Apartment 2025 *3.6 m Min width 28 m² Min Floor Area Proposed 3.76 m Min width 28 m² Min Floor Area Design Standard for New Apartment 2025 2.1 m Min width 7.1 m² Min Floor Area Proposed 2.1 m Min width 8 m² Min Floor Area *Variation of up to 5% can be applied to widths, subject to overall compliance with required minimum overall apartment floor areas. RECEIVED: 10/04/2026 Communal Amenity Space A total of 133m² of public open space is provided at the rear of the building, for use by residents of all apartments. This significantly exceeds the minimum recommended floor areas for communal amenity space. This comprises a garden incorporating small trees, hedge and children’s playground and seating areas providing a passive recreational space. Bicycle storage is also provided. Additionally, communal open space is adequately separated from the public circulation area with the boundary treated with 2000mm high timber panel fence and existing Leyland cypress hedge. Gaffney & Cullivan Architects Ltd.13 Tot Apt 1 Apt 2 Apt 3 Apt 4 Apt 5 Apt 6 Design Standard for New Apartment 2025 32m² 5m²6m²5m²5m² 5m² 6m² Proposed 133m²RECEIVED: 10/04/2026 Boundary Treatment Site boundary treatments Front: Brick finish low wall with Concrete capping ; Side and Back: Existing Leyland Cypress Hedge Side and Back: 720mm High block wall Gaffney & Cullivan Architects Ltd.14RECEIVED: 10/04/2026