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Home My WebLink About2560183 - F.I. Received Doc. - Report on Residential AmenityRev Date Prepared by Checked By 01 27/03/2026 AF DC Report on Residential Amenity GCAL Project: Development at Ashview Court 1 and 2, Castleblayney Co. Monaghan Job No: 24-018 Client: Eilly Ltd RECEIVED: 10/04/2026 GAFFNEY & CULLIVAN ARCHITECTS LTD David P Cullivan BArch FRIAI AdvDipPMgt Registered Architect Accredited Conservation Architect Cavan Office: 1 Farnham St, Cavan, Co Cavan. Navan Office: 7 Clonard House, Market Square, Navan, Co Meath. Telephone number: 0469058173 e mail: info@gcal.ie vat number: IE 3415637RH Report on Residential Amenity of Proposed Works to Castleblayney former stationmaster’s house Ashview Court 1 and 2, Castleblayney Co. Monaghan Gaffney & Cullivan Architects Accredited Conservation Architects 7 Clonard House, Market Square, Navan, Co. Meath TEL 046 9060546 1 Farnham Street, Cavan Town, TEL 0494331469/4332356 FAX 0494361249 E-MAIL info@gcal.ie RECEIVED: 10/04/2026 GAFFNEY & CULLIVAN ARCHITECTS LTD David P Cullivan BArch FRIAI AdvDipPMgt Registered Architect Accredited Conservation Architect Cavan Office: 1 Farnham St, Cavan, Co Cavan. Navan Office: 7 Clonard House, Market Square, Navan, Co Meath. Telephone number: 0469058173 e mail: info@gcal.ie vat number: IE 3415637RH Table of Contents INTRODUCTION & EXECUTIVE SUMMARY ................................................................. 3 SITE LAYOUT AND BUILDING FORM ......................................................................... 3 PRIVATE AMENITY SPACE AND BOUNDARY TREATMENTS Error! Bookmark not defined. QUALITY ASSESSMENT .............................................. Error! Bookmark not defined. DAYLIGHT, SUNLIGHT AND OVERSHADOWING ............. Error! Bookmark not defined. CONCLUSIONS .......................................................... Error! Bookmark not defined. RECEIVED: 10/04/2026 GAFFNEY & CULLIVAN ARCHITECTS LTD David P Cullivan BArch FRIAI AdvDipPMgt Registered Architect Accredited Conservation Architect Cavan Office: 1 Farnham St, Cavan, Co Cavan. Navan Office: 7 Clonard House, Market Square, Navan, Co Meath. Telephone number: 0469058173 e mail: info@gcal.ie vat number: IE 3415637RH 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. Essential repairs to the existing roof and chimneys along with conservation works, window and plaster repairs are proposed. The site is located at Ashview Court, Castleblayney, Co. Monaghan. This report has been prepared to address item 3 of FI requested by Monaghan Co. Co. Planning Authority and provides a summary of items relating to residential amenity. This Report should be read in conjunction with all other documents and drawings submitted with the planning application . SITE LAYOUT AND BUILDING FORM The site sits in a central location surounded by residential amenities. The site layout has been designed to provide a minimum alteration of the existing building, retaining the front of the building and placing the extension to the rear. The extension is a single-storey, with only a small first-floor element, helping to prevent overlooking of neighbouring properties while maintaining the character of the existing building. ` RECEIVED: 10/04/2026 GAFFNEY & CULLIVAN ARCHITECTS LTD David P Cullivan BArch FRIAI AdvDipPMgt Registered Architect Accredited Conservation Architect Cavan Office: 1 Farnham St, Cavan, Co Cavan. Navan Office: 7 Clonard House, Market Square, Navan, Co Meath. Telephone number: 0469058173 e mail: info@gcal.ie vat number: IE 3415637RH The proposed extention is seth back from the boundary line and adequately distanced from existing properties and associated open space areas to maintain residential amenity and ensure the privacy of future occupants. All large windows in the extension are oriented towards the rear garden. Only two small windows and doors (Apartment 4 and 5) are located on the side elevations, both set back adequately from the site boundaries, approximately 5.3 metres to the left and 3 metres to the right. RECEIVED: 10/04/2026 GAFFNEY & CULLIVAN ARCHITECTS LTD David P Cullivan BArch FRIAI AdvDipPMgt Registered Architect Accredited Conservation Architect Cavan Office: 1 Farnham St, Cavan, Co Cavan. Navan Office: 7 Clonard House, Market Square, Navan, Co Meath. Telephone number: 0469058173 e mail: info@gcal.ie vat number: IE 3415637RH The proposed building height is consistent with the existing structure, with both the ground and first - floor extension matching the original height. The design is sympathetic to surrounding two-storey residential area and integrates with the overall character and amenities. It is provided that the site layout, building heights and form of residential buildings proposed will not result in any loss of existing residential amenity and will provide an attractive and visually interesting new neighbourhood for future residents to enjoy. PRIVATE AMENITY SPACE AND BOUNDARY TREATMENTS All dwellings have access to their own private open space. Apartment 3 does not have private open space, 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. The rear garden of the original house has been designed to accommodate this communal open space for all residents. Details of boundary treatments are shown on the drawings. Private open spaces are enclosed by a 720mm high brick masonry wall with precast concrete coping . Communal open space is adequately separated from the public circulation area with the boundary treated with 2000mm high timber panel fence with concrete posts and plinth. Also, the existing Layland Cypress edge is fully retained. RECEIVED: 10/04/2026 GAFFNEY & CULLIVAN ARCHITECTS LTD David P Cullivan BArch FRIAI AdvDipPMgt Registered Architect Accredited Conservation Architect Cavan Office: 1 Farnham St, Cavan, Co Cavan. Navan Office: 7 Clonard House, Market Square, Navan, Co Meath. Telephone number: 0469058173 e mail: info@gcal.ie vat number: IE 3415637RH QUALITY ASSESSMENT A detailed schedule of internal floor areas is provided as part of this planning application referred as Design Compliance. This schedule demonstrates compliance with Design Standards for New Apartments – Guidelines for Planning Authorities 2025. High-quality materials and finishes are proposed to ensure an aesthetically pleasing environment and reduce maintenance for future occupants. DAYLIGHT, SUNLIGHT AND OVERSHADOWING While the original building retain the existing window opes the proposed extension is designed to maximise daylight and sunlight, ensuring a high standard of residential amenity. This is achieved by orienting the dwellings primarily towards the south-west, with no single-aspect north-facing units. Additionally, the proposed layout is designed to minimise overshadowing and loss of light to existing residents. With a modest first-floor extension of only 41 m², the scheme ensures that adequate sunlight continues to reach surrounding open space areas. CONCLUSIONS We therefore conclude that the design does not negatively impact the residential amenity of neighbouring properties. The front elevation of the original building is fully retained, with extensions carefully located to the rear to minimise visual impact. The layout and window placement maximise access to daylight and sunlight while avoiding overlooking of adjacent homes. Both private and communal open spaces are proportioned, with the communal area separated from public circulation by appropriate boundary treatments. The modest scale of the first-floor extension ensures the development sits comfortably within the surrounding two-storey residential area, maintaining the character and overall amenity of the neighbourhood. Author of Report Anna Fleres MA Arch MRIAI Gaffney & Cullivan Architects Accredited Conservation Architects RECEIVED: 10/04/2026