HomeMy WebLinkAbout2560200 - F.I. Received Doc. - Application - Cover Letter
Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS
Finegan Jackson Building Surveyors Limited
23rd April 2026
Monaghan County Council,
1 Dublin Street,
Monaghan Town,
Co. Monaghan.
RE: Significant Further Information Request – Planning Ref. 25/60200 – Permission for
demolition of existing stone wall and entrance along Parnell Street, derelict ruined
buildings (as per original application), construction of 2no. 2 storey (previously 3no. 3
storey), apartment buildings consisting of: 4no. 2-bed units (previously 3no. 1-bed units
& 3no. 2-bed units), connections to existing services and all associated site works.. at
Parnell Street, Drummond Etra, Carrickmacross.
Dear Darragh,
Please find attached the following documentation in relation to this additional information
request:
Documents:
• This Cover Letter
• Additional Information Response
• Hydrogeological Assessment prepared by Traynor Environmental Ltd
• Significant Further Information Newspaper Notice (Anglo Celt dated 23rd April 2026)
• Significant Further Information Site Notice (dated 23rd April 2026)
Drawings:
• Dwg. No. J2026-SFI01 – Proposed Site Layout Plan
• Dwg. No. J2026-SFI02 – Proposed Floor Plans & Section
• Dwg. No. J2026-SFI03 – Proposed Floor Plans (Comparison)
• Dwg. No. J2026-SFI04 – Proposed Elevations (Comparison)
• Dwg. No. J2026-SFI05 – Proposed Photo Montage
With reference to the Additional Information Request Ref. No. 25/60200 dated 16th of July 2025,
we reply as follows:
THE STABLES,
DRUMCONRATH ROAD,
CARRICKMACROSS,
COUNTY MONAGHAN.
A81 YX28
Telephone: (042) 9662275
E-mail: info@fineganjackson.ie
Website: www.fineganjackson.ie RECEIVED: 23/04/2026
Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS
Finegan Jackson Building Surveyors Limited
Item 1: A comprehensive redesign of the proposed development has been
undertaken to ensure compatibility with the established character of
Parnell Street. The original contemporary design, incorporating brick and
standing seam zinc elements, was considered visually incongruous
within the existing streetscape. The revised proposal adopts a more
traditional and restrained architectural approach, finished in wet dash
plaster, a finish prevalent along Parnell Street. This ensures visual
continuity and a more sympathetic relationship with adjoining
developments in compliance with Section 15.3.1 of the Monaghan
County Development Plan.
The front elevation has been reconfigured to read as four townhouse-
style units adjoined to the existing party buildings rather than an
independent apartment block. This design strategy successfully breaks
down the massing and reduces the perceived scale of the development,
ensuring it aligns with the character of neighbouring properties in
compliance with Section 15.3.1 of the Monaghan County Development
Plan.
It should be noted that although the mass and scale of the development
has only received minor alterations to the front, in order to remain in
compliance with current building regulations, significant amendments
have been made to address concerns regarding excessive scale and
massing to the rear. The original three-storey, flat-roofed rear projection
has been omitted in its entirety. The revised proposal now provides a
two-storey rear elevation with a traditional pitched roof, resulting in a
substantial reduction in bulk and visual impact when viewed from
adjoining properties to the rear and along Bridewell Lane in compliance
with Section 15.2.6, Section 15.2.9 and Section 15.2.10 of the Monaghan
County Development Plan. RECEIVED: 23/04/2026
Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS
Finegan Jackson Building Surveyors Limited
Item 2 The number of residential units has been reduced from six (three 1-bed
and three 2-bed units) to four 2-bed units. This reduction lowers
development intensity and improves the quality and usability of both
private and communal amenity spaces, consistent with the overall
objectives of the Apartment Guidelines to provide high-quality residential
environments.
(a) Storage for Bulky Items Outside Individual Units
The guidelines state that apartment schemes should provide storage for
bulky items outside individual units, with secure storage allocated to
individual apartments being particularly useful in addition to internal
storage requirements.
Each apartment unit has direct access to their own private amenity space
which are above the minimum guidelines and can be adequately used for
the storage of bulky items which can be readily accessed.
(b) Private Amenity Space Minimum Depth of 1.5m
Section 3.37 of the guidelines specifies that a minimum depth of 1.5m is
required for balconies/terraces to be functional and meet private amenity
space standards.
Each private amenity space meets this minimum depth requirement. The
minimum depth of a private amenity space (Apartment 4) measures
1.532m however this increases to 2.625m to give an overall area of
19.19m2 thereby complying with the minimum depth standard.
(c) Optimising Solar Orientation of Amenity Space
The guidelines suggest that private amenity space should be located to
optimise solar orientation and be designed to minimise overshadowing
and overlooking.
Due to the constraints of the existing site configuration and its
relationship with the established streetscape, locating all private amenity RECEIVED: 23/04/2026
Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS
Finegan Jackson Building Surveyors Limited
spaces directly to the south, along Parnell Street, is not feasible.
However, the design ensures that one first-floor private amenity space
(Apartment 1) is oriented to the south, and all others are located and
detailed to maximise available sunlight within the context of the site while
ensuring privacy and residential amenity are safeguarded.
(d) Communal Waste Storage – Three-Bin System
The guidelines require that provision be made for sufficient communal
storage area to satisfy a three-bin system for mixed dry recyclables,
organic waste and residual waste, and that such storage be separate
from communal open space.
A dedicated three-bin communal waste storage area has been identified
along the covered alleyway, separate from all communal open space and
suitably positioned to facilitate waste collection. This location ensures
ease of use for residents and compliance with the Guidelines.
(e) Cycle Storage Facilities of Permanent Construction
The Guidelines reference the need for adequate and secure cycle
storage facilities (separate to general storage) within purpose-built
structures and located conveniently for residents.
A dedicated bicycle storage facility of permanent construction is provided
to the rear of the covered alleyway. This facility is designated for use by
the first-floor units, with ground-floor residents afforded secure cycle
storage within their own private amenity spaces. This approach ensures
compliance with the cycle storage requirements and supports
sustainable transport objectives. RECEIVED: 23/04/2026
Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS
Finegan Jackson Building Surveyors Limited
Item 3: Having regard to the Sustainable Urban Housing: Design Standards for
New Apartments Guidelines (2023), the applicant has reviewed the
concerns raised by the Planning Authority in relation to the quality,
usability, and accessibility of private amenity space serving the ground
floor apartments. Revised plans have been prepared and submitted
which address these matters as follows.
(a) Quality of Ground Floor Amenity Space
The guidelines suggest that ground-floor apartments be provided with
high-quality, functional private amenity spaces that are appropriately
sized, well-proportioned, and capable of supporting a range of domestic
activities.
In response, the revised plans provide each ground-floor apartment with
a dedicated private rear garden area of improved size and proportions
compared to the originally submitted proposal. These amenity spaces
are clearly defined, securely enclosed, and located away from public
areas, thereby ensuring a high level of privacy and usability. The
reduction in the number of residential units from six to four has further
enhanced the quality of these amenity spaces by reducing development
intensity and allowing for more generous layouts.
(b) Relationship Between Living Areas and Amenity Space
Section 3.36 of the guidelines emphasises that private amenity spaces
should be directly accessible from the main living areas to ensure their
usability and to establish a strong indoor–outdoor relationship.
The revised plans address this concern by providing direct access to the
private patio/balcony areas from the principal living/dining areas of all the
apartments. This amendment ensures that the amenity spaces function
as a natural extension of the main living accommodation and significantly
improves their quality and usability. RECEIVED: 23/04/2026
Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS
Finegan Jackson Building Surveyors Limited
Item 4: Please see the attached Drawing J2026-SFI05 which indicates a
proposed streetscape of the development.
Item 5: Please see the attached report prepared by Traynor Environmental Ltd.
Item 6: A third-party submission has been received raising concerns in relation
to potential overlooking and overshadowing of adjoining residential
property to the north. The applicant has carefully reviewed these
concerns, which are also shared by the Planning Authority, and
undertaken a comprehensive redesign of the proposed development to
ensure the protection of neighbouring residential amenity. Revised
drawings and supporting details have been prepared and are submitted
to address these matters.
As part of the redesign, the overall scale and massing of the
development has been significantly reduced. In particular, the previously
proposed three-storey rear projection has been removed in its entirety.
The revised proposal now provides a two-storey form to the rear with a
traditional pitched roof, resulting in a substantial reduction in height, bulk,
and visual impact when viewed from adjoining properties to the north and
from Bridewell Lane. This reduction in height ensures that the RECEIVED: 23/04/2026
Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS
Finegan Jackson Building Surveyors Limited
development does not appear visually dominant or overbearing and
better reflects the scale and form of neighbouring buildings to assist in
the potential risk of overlooking/overshadowing.
At first-floor level, the only rooms with rear-facing windows comprise a
bathroom, a bedroom, and a utility room. The bathroom and utility room
are non-habitable spaces and, by their nature, do not give rise to
prolonged use and sustained overlooking.
A single bedroom window is proposed at first-floor level to the rear. This
window is required to provide adequate natural daylight and ventilation to
the bedroom and to serve as a secondary means of escape in the event
of fire, in accordance with current building regulations. Furthermore the
potential overlooking from this window is effectively mitigated by the
presence of an existing 3.5m high stone boundary wall along the
northern boundary, which significantly restricts intervisibility between the
proposed development and the adjoining properties.
Furthermore, all of the above windows will be fitted with obscure glazing
to permanently prevent direct views towards adjoining residential
properties.
The revised proposal has been carefully designed to ensure that there is
no undue overlooking of adjoining residential properties to the north. It is
noted however that the site is located within an established, built-up
urban area where a certain degree of mutual overlooking between
neighbouring properties is inevitable and generally accepted.
Could you please confirm in writing that the enclosed is acceptable.
Should you require any further assistance, please do not hesitate to contact me.
Yours Sincerely,
Ryan McEneaney
B.Sc. (Hons.) Build. Surv. RECEIVED: 23/04/2026