HomeMy WebLinkAbout2547 - Planners ReportMONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT REPORT
File Ref: 25/47.
Applicant: GEC Development and Construction Ltd.
Development: Permission for the development will consist of: the construction a new residential
development comprising 9 no. age friendly single storey dwellinghouses that includes a terrace of 7
no. dwelling houses - (5 no. 2 bedroomed houses and 2 no. 3 bedroomed houses) and 2 no. 2
bedroomed semidetached houses and all ancillary and associated site development works including
site clearance works, new vehicular and pedestrian access off the N53 Dundalk Road, car parking
spaces, communal open space area, hard and soft landscaping and boundary treatment works.
Location: Connabury Castleblayney Co. Monaghan.
Characteristics of the Site/Area
The 0.25 ha. site is located within the development limit of Castleblayney Town a Tier 2 strategic town
settlement. The site is bounded to the north by Castleblayney Faughs GAA grounds, to the east by
detached housing, to the south by the N53, and to the west by detached housing. It would seem the
site has been vacant for many years. The site access is directly from the N53. The wider surrounding
area is characterised mainly by detached housing.
Site (circled red) in the context of the Tier 2 settlement limit of Castleblayney.
Aerial imagery of site (circled red) and surrounding lands.
Photos taken on site visit of 04th July 2025.
Relevant Site History
No recent planning history.
Consultee Responses
Municipal District / Roads: Additional information requested.
Environment Section: No objection subject to conditions.
Fire Officer: Comments received and noted.
Housing Section: Two part V houses have been proposed, and indicative costs have been provided at
this stage, which are not binding. The Part V proposal is acceptable for compliance at this stage. If
planning permission is to be granted then a part V condition should be added.
Uisce Eireann: No response received.
TII: Transport Infrastructure Ireland requests that the planning authority has regard to the provisions
of official policy for development proposals as follows: proposals impacting national roads, to the
DoECLG Spatial Planning and National Roads Guidelines for Planning Authorities and relevant TII
Publications and proposals.
Public Lighting: Further information requested.
Objections/Representations Received
A number of submissions/objections have been received raising the following summarised concerns:
• Traffic volume / speed safety concerns.
• Boundary treatment and access would pose a traffic safety hazard.
• Disturbance and nuisance during construction.
• Property damage / disturbance.
• Overdevelopment.
• Uncertainty regarding use and occupancy.
• Inadequate parking.
• Out of character.
• Adverse impacts to air quality, and adverse impact to water and sewage services.
• Inappropriate location for age friendly housing.
Submissions/objections have been taken into consideration in the assessment below.
Planning Assessment
The proposed development involves;
• Site clearance works.
• 9 no. age friendly single storey dwellinghouses.
• Vehicular and pedestrian access off the N53 Dundalk Road.
• Car parking spaces.
• Communal open space area.
• Hard and soft landscaping and boundary treatment works.
Proposed Site layout
Proposed Elevations
3D Images
Core Strategy
The site of the proposed development is located within the Tier 2 settlement of Castleblayney.
Objective SHO3 of the Monaghan County Development Plan 2025-2031 seeks ‘To promote and
develop the Service Towns to create self-sufficient sustainable and vibrant communities and centres of
population, which will act as local development and service centres for their respective hinterlands’.
In principle, the Planning Authority is of the opinion that development at this location is acceptable in
principle and will help to secure objectives CSO2, CSO3, CSO4 and CSO6 of the Monaghan County
Development Plan 2025-2031.
Tier 2 Settlements.
Policy SHO2 states:
“To promote the Strategic Towns as population centres and as prosperous and thriving local
development and service towns, where the principles of environmental, economic and social
sustainability, including protection of the town’s heritage and natural and built environment are
enshrined”
The principle of the proposed development on the site is thus considered acceptable.
Zoning
The site is zoned ‘Proposed Residential B’. According to the Development Plan, the objective for this
zoning is as follows:
“To facilitate the provision of serviced residential sites and low-density residential development in a
structured and co-ordinated manner. The principal permitted land use is residential. Development
permitted on these lands will be low density residential development or serviced residential sites.
However other uses open for consideration include education, nursing homes, creches, health centres,
community facilities, and guesthouses provided all such proposals are in keeping with the established
built character of the area and do not adversely impact upon the amenity of existing residential
properties”.
Subject to density considerations (see separately below), the development of the site for residential
purposes is considered in compliance with the zoning.
Urban Housing Policies
The development plan notes that it is imperative that any housing proposal is of a suitable scale having
regard to the core strategy and the character of the settlement. Reference is made that the
development of low-density housing in towns represents an opportunity to provide an attractive
alternative to a one-off rural dwelling. With respect to urban housing, the following policies are
applicable:
Housing Strategy Objective
HSO 1 To encourage a balanced supply of housing in the County in a manner that is consistent
with the Housing Strategy, the Core Strategy and the Settlement Hierarchy, and which
will support the creation of sustainable communities through the provision of an
appropriate range of housing types and high-quality residential environments.
The development of the lands (in principle) is not considered contrary to the Housing
Strategy, the Core Strategy and the Settlement Hierarchy.
HSO 2 To guide urban residential development in a sequential manner outward from the
centre of the settlements to maximise the use of existing and future infrastructure
provision, to promote sustainability, to make more efficient use of underutilised lands,
and to avoid the extension of services and utilities to more remote areas.
The application site is zoned and serviced within the town settlement limit.
HSO 4 To promote social inclusion by ensuring an appropriate balance between social,
specialist and private (both rented, and owner occupied) housing is provided within
communities.
The proposed housing is described as being for ‘age friendly’. It is considered such
housing may target elderly people.
HSO 5 To provide accommodation for all sectors of society, including the needs of the
Travelling Community in accordance with the current, and any future, Traveller
Accommodation Plan, and ethnic minorities, as far as is reasonable and practicable
utilising the full range of housing options available.
There are no conflicts in terms of what is proposed and this objective.
HSO 9 To encourage and support proposals for new residential developments that offer a
range of types, sizes, design and tenures of housing units, such as retirement housing
or assisted housing schemes.
There are no conflicts in terms of what is proposed and this objective.
HSO 10 To support a range of mixed tenure housing types and forms which provide affordable
and accessible housing for people of various ages, abilities, and family sizes, while
meeting all planning and environmental considerations, particularly in respect of
housing in the rural areas.
There are no conflicts in terms of what is proposed and this objective.
Urban Design in Towns and Villages
The Development Plan notes that a settlement’s identity can be as much a result of its setting within
the surrounding countryside as with the quality of buildings and streetscape within it. The
development of new buildings can be an opportunity to enhance an area, a streetscape, a town and a
village through high quality innovative design which will improve the character and function of the
settlement. The Development Plan notes that the location, design and integration of new residential
development into established communities significantly impacts on existing and future communities.
The development plan specifically notes that planning applications for residential developments
within towns shall ensure compliance with the twelve criteria set out by the Urban Design Manual.
The applicant has not provided any information on if/how the development meets with the twelve
criteria contained in the Urban Design Manual. Other concerns on quantum of development / layout
are discussed separately below.
Multi Unit Residential Developments.
Chapter 15 of the Monaghan County Development Plan 2025-2031 notes that the location, design and
integration of new residential development into established communities significantly impacts on
existing and future communities. All stakeholders concerned with residential development including
developers, the planning authority and the community they serve, share a common goal to create
high quality living environments. Multi-unit residential developments (2 units or more which have
shared services) will not be permitted outside of the designated settlements of County Monaghan.
The layout of a scheme and how it relates to its surroundings is an essential component to creating a
quality environment for a community. Section 15.8.1 of the Development Plan lists a number of
components which should be considered when designing the layout for new developments. Policy
MURP1 of the Development Plan seeks to ensure that all applications for residential development
comply with said components. In this regard, and in the absence of a Design Statement, the Planning
Authority notes the following:
a) The existing character, street pattern, streetscape and building lines of the area,
There is conflict in terms of building line with respect to dwellings on either side of the site (to east and
west). The proposed development would break an established building line.
b) The compatibility of the proposed development with the adjoining buildings, particularly with
respect to infill sites,
Refer to a) above.
c) The interconnectivity of roads/streets and pedestrian routes so that they are permeable and
easy to navigate,
A relatively simple layout homezone roadway is proposed.
d) A layout where roads do not dominate the proposed development,
A relatively simple layout homezone roadway is proposed which is not considered to dominate.
e) A movement pattern that supports walking, cycling, and convenient access to public transport,
and includes traffic calming,
There are no concerns in this regard.
f) A layout that is well connected and integrated with the surrounding urban area and, where
necessary, can provide connecting footpaths and public lighting to existing provision,
There are no concerns in this regard.
g) The provision of appropriate buffers along existing and proposed roads to protect the residential
amenity of the dwellings, and to protect the visual amenity of the setting of the settlement. The
design, scale, form and detailing of the buffer shall be dependent on the likely impact of the road or
the development on amenity,
It is considered the scheme may constitute over-development in terms of lack of buffers to the south-
eastern corner, and western point. Dwellings at these locations are very close to the road and such
proximity to the road is uncharacteristic of the area.
h) The creation of active frontage, with corner sites providing dual frontage,
Dwelling No. 1 is lacking in this regard.
i) The avoidance of extensive fencing fronting on to streets and public roads,
There are no concerns in this regard.
j) The natural and built heritage features of the site and surrounding area,
There are no concerns in this regard.
k) The presence of watercourses particularly when determining the location and design of public
open space and/or linear parks,
There are no concerns in this regard.
l) The provision of passive surveillance through design to ensure housing overlooks streets, car parks,
open space areas,
There are no concerns in this regard.
m) The creation of different urban forms to provide a more varied building line to reduce appearance
of suburban layouts, and
There are no concerns in this regard.
n) Respect established building lines, particularly on infill development sites.
Refer to a) above.
Recreation and Open Space
Section 18.8.12 of the Development Plan states that public open space shall be provided in accordance
with the standards set out in the Sustainable Residential Development and Compact Settlements,
Guidelines for Planning Authorities (2024), specifically Policy and Objective 5.1 – Public Open Space.
These Guidelines require public open space provision of not less than a minimum of 10% of net site
area.
According to submitted plans, public open space provision at 230.50sq.m is equivalent to approx. 9.2%.
Thus, the level of public open space is considered deficient.
Private Open Space Standards
Section 15.8.13 of the Development Plan states that private open space shall be provided in
accordance with the standards set out in the Sustainable Residential Development and Compact
Settlements, Guidelines for Planning Authorities (2024), and the Sustainable Urban Housing: Design
Standards for New Apartments Guidelines (2022). The relevant Guidelines requires as follows:
1 bed house 20sq.m
2 bed house 30sq.m
3 bed house 40sq.m
4 bed+ house 50sq.m
The provision of private open space in the proposed development is in compliance with required
standards.
• Residential Amenity, Orientation and Separation of Dwellings
Sections 15.22.2 and Policy RAP 1 of the Monaghan County Development Plan 2025-2031 and
Sustainable Residential Development and Compact Settlements (2024)
Section 15.22.2 of the MCDP 2025-2031 states that ‘all developments must have regard to the
potential impact upon the residential amenity of existing and permitted residential land uses in the
vicinity of the development’.
There are concerns with regards to dwellings on either side of the site (to east and west), both in terms
of building line, and impacts to neighbouring dwellings. It is considered dwelling No’s 1 and 9 would
be over-bearing to abutting residential properties. This concern will be mentioned in a further
information request.
Section 15.8.2 however, also stipulates that individual pedestrian access to rear garden areas should
generally be provided for every property.
Proposed dwelling No’s 4-8 do not have individual pedestrian access to rear garden areas. This
concern will be mentioned in a further information request.
• Density
Section 15.8.7 Housing Density & policy HDP1 of MCDP 2025-2031, and Chapter 3 of Sustainable
Residential Development and Compact Settlement Guidelines (January 2024)
The proposed density is calculated at approximately 36 units per hectare.
This is considered to be at the higher range of housing densities, and contrary to the zoning objective
for the site which explicitly seeks to facilitate low density housing.
• Dwelling Mix
Section 15.8.4 of the Monaghan County Development Plan 2025-2031 and Policy MURP1
The development comprises 9 no. 2 & 3 bedroom dwellings. In private housing schemes a minimum
of 10% of housing units shall be 2-bedroom units. This development:
House Type Description of House Type Total Number
2 Bedroom 5
3 Bedroom 4
Total 9
This mix of tenure is considered acceptable for this site and location.
The space provision and room sizes acceptably comply with the minimum standards set out in Table
5.1 of ‘Quality Housing for Sustainable Communities’. Adequate bin storage is provided for each unit
in accordance with Policy RDP 15. Whilst bin storage areas to the front of dwelling should normally be
avoided, it is considered that the proposed bin storage arrangements with screening are acceptable
in this instance.
In terms of proposed building finishes, it is considered that the proposed scheme responds
appropriately to the established local character in terms of building materials.
• Landscaping Policies
Section 15.22.4 and Policy LCP 1 of the development plan requires all planning applications to include
a comprehensive landscaping plan.
Only basic landscaping details have been provided. Further information can be sought in this regard.
• Road Access Standards
The MD engineer / Roads Design Team consider a road safety audit should be undertaken.
• Car / Bicycle Parking Standards
Section 15.24, 15.25 and Policy CP1 of the Monaghan County Development Plan 2025-2031.
The development plan notes that all developments are required to private within the site area suitable
provision for servicing, parking and manoeuvring of vehicles. Car parking standards are contained
within Table 15.5, the relevant section of which is summarised below:
Land Use Classification Minimum Car Parking Standard
Dwelling 2 per unit (maximum) not including visitor
parking.
Submitted plans indicate 2 in-curtilage spaces for all units with the exception of No. 9 which would
have parking off the curtilage. No visitor parking has been provided.
Section 15.25 states that development proposals shall normally be required to provide within the site
suitable provision for the parking/storage of bicycles and scooters. Whilst there is scope within four
of dwellings for bicycle storage (i.e. in rear gardens with separate access), five of the units would have
seemingly no scope for bicycle storage.
• Pedestrian Footpath
The scheme will tie in with an existing footpath running along the site frontage.
• Flooding
No flood risk issues arising.
• Part V requirement
Chapter 16 and Policy HGP2 of the Monaghan County Development Plan apply.
Part V proposals have been provided based on 20% Social housing provision. Housing Section have
advised that the information provided is sufficient for Part V at planning application stage. The
applicant will be required to enter into a Part V Formal Agreement prior to commencement of
development.
• Insurance Bond
To ensure the satisfactory completion of housing developments a guarantee in the form of a cash
bond of €7,000 per residential unit shall be required. The total insurance bond shall be calculated
upon receipt of submission of additional information as dwelling numbers may be amended.
• Development Contributions.
The required development contributions shall be calculated upon receipt of submission of additional
information as dwelling numbers may be amended.
Appropriate Assessment
Section 6.7 and policy HCLP4 of the Monaghan County Development Plan 2025-2031 apply.
Under Article 6(3) of the EU Habitats Directive and Regulation 30 of SI no. 94/1997 “European
Communities (Natural Habitats) Regulations” (1997) any plan or project which has the potential to
significantly impact upon the integrity of a Natura 2000 site (i.e. SAC or SPA) must be subject to an
Appropriate Assessment. This requirement is also detailed under Section 177(U) of the Planning and
Development Acts (2000-2010).
In respect of the Monaghan County Development Plan 2025-2031, policy HCLP4 states “Any plan or
project in the Plan area not directly connected with or necessary to the management of a Natura 2000
site but likely to have a significant effect on a Natura 2000 site(s), either individually or in-combination
with other plans or projects, shall be subject to Appropriate Assessment, in view of the site’s
conservation objectives; in accordance with Article 6(3) and Article 6(4) of the Habitats Directives
(92/43/EEC), transposing national legislation, and applicable European and national guidelines”.
The site is at remove from any Nature 2000 sites. It is considered that by virtue of the nature of the
proposed development and the distance of the site from the both of the Natura 2000 sites, there will
not be any significant effects on the integrity of the Natura 2000 site.
In addition, there are no significant watercourses in close proximity to the application site and no
pathway connectors with the Natura 2000 network. It is the opinion of the planning authority
therefore, that given the cumulative effects of both the proposed development and any other plan or
project, the development is not of a nature or scale to have any significant effects on the integrity of
the Natura 2000 network and therefore a Stage 2 Appropriate Assessment is not required.
EIA
Based on the information provided and having considered the nature, size and location of the
development, it is considered the proposal is not likely to have significant effects on the environment
and a such an EIS/EIAR is not required in this instance. It is reasonably concluded that any
environmental issues pertaining to the proposal can be adequately addressed by way of additional
information/clarifications from the applicant through the normal development management process.
Conclusion
Applicant has failed to submit the information required to afford the Planning Authority the
opportunity to fully assess the proposed development. Additional information shall be requested
accordingly.
Recommendation
To request FURTHER INFORMATION:
Note: No inference is given in requesting this Further Information that planning permission will
ultimately be forthcoming. It is recommended that you and/or your assigned agent liaise with
Monaghan County council Roads / Planning Sections prior to the preparation and submission of this
Further Information. The submission should take a coherent account of any issues that
overlap/interlink.
1. The application as submitted is considered insufficient in terms of road/traffic safety. In this regard
the applicant is requested to submit the following information:
a) A Stage 1 & 2 Road Safety Audit in accordance with TII Publications. The submitted audit shall the
assess the impact of the development in terms of road safety from the point of view of all road users
including drivers, motorcyclists, pedestrians, cyclists, etc.
b) Revised drawings incorporating all design measures required to address any problems highlighted
in the Stage 1 & 2 Road Safety Audit.
2. The site is zoned ‘Proposed Residential B’, the objective for which, according to the Development
Plan, is to “facilitate the provision of serviced residential sites and low-density residential
development…”. In this regard there are concerns that the proposed residential density is contrary to
the zoning objective. The applicant is therefore requested to submit amended details/documentation
to address such concerns.
3. The Planning Authority has concern with the layout / quantum of development proposed and in
particular dwelling No’s 1 and 9 which are considered contrary to an established building line and to
have potential to be overbearing to immediately abutting dwellings. The applicant is therefore
requested to submit amended details/documentation to address such concerns.
4. The following public lighting information is required:
• The new junction onto the public road N-53 shall be designed in accordance to BS5489,
Lighting Design Standards.
• Submit a Lighting Design Report for the development showing the new junction to the existing
public road N-53 taking into account; the conflict area lighting requirements at the entrance
with the public road, the footpath lighting requirements, the existing street lighting in place,
ensure uniformity of lighting, minimise light spill into neighbouring private properties.
• Include individual grid lighting reports for; the whole project, the development only, the road
connecting it to the development and the junction with the existing road, and the new
footpath to be constructed onto the public road. The Lighting Design Report shall be carried
out by a competent, qualified Lighting Designer. The applicant must liaise with Monaghan
County Council’s Public Lighting Officer regarding the specification of the existing street
lighting in place.
• All lighting columns shall be placed on the inside/rear of footpaths to minimise physical
obstruction to pedestrians and reduce risk of impact from vehicles and shall be placed in line
with property boundaries or building lines. Lights to be considered for future adoption by
Monaghan County Council, shall not be mounted on walls of any buildings
• All lanterns shall be accessible for maintenance purposes from hoist parked on the public
road. In situations where this is not possible, then collapsible columns, capable of safe
operation by one operator, shall be used.
• Submit a planting layout drawing clearly indicating exclusion zones where no planting of trees
or shrubs will take place, i.e. there shall not be any mature tree within 6m horizontal distance
of a 6m lighting column or within 8m horizontal distance of an 8m lighting column, etc.
5. Policy LCP1 of the Plan requires that proposals for landscaping comply with Section 15.22.4 of the
Monaghan County Development Plan 2025-2031. Submitted landscaping details are considered
insufficient. In this regard, the applicant shall submit a revised Landscaping Plan, with additional
landscaping proposed if necessary, having regard to Section 15.11.4 of the Development Plan with
particular emphasis on a) the number, species, location, height at planting, height at maturity and an
implementation timescale for all proposed planting, and b) surfacing material for ‘homezone
roadway’.
6. Policy MURP 1 and Section 15.8.1 of the Development Plan set out that planning applications for
residential and mixed-use developments within settlements shall be accompanied by a Design
Concept Statement demonstrating how the proposed development complies with Development Plan
requirements and with the twelve criteria set out in the Urban Design Manual (2009). The Design
Concept Statement shall outline the overall design concept and objectives for the site and include a
conceptual site layout plan detailing the characteristics of the site, information on any special
designations, infrastructural needs (including community facilities) and an explanation of the rationale
behind the final design. The applicant is therefore requested to submit amended
details/documentation in this regard.
7. Section 15.8.2 ‘Orientation & Separation of Dwellings’ of the Monaghan County Development plan
2025-2031 stipulates that ‘individual pedestrian access to rear garden areas should generally be
provided for every property’. In conjunction with this matter it is noted Section 15.25 of the
Development Plan states that development proposals shall normally be required to provide within the
site suitable provision for the parking/storage of bicycles and scooters. Having particular regard to
proposed dwelling units No.’s 04 -08, the applicant is requested to provide additional information to
demonstrate how these requirements are to be complied with.
8. Section 18.8.12 of the Development Plan states that public open space shall be provided in
accordance with the standards set out in the Sustainable Residential Development and Compact
Settlements, Guidelines for Planning Authorities (2024), specifically Policy and Objective 5.1 – Public
Open Space. These Guidelines require public open space provision of not less than a minimum of 10%
of net site area. The submitted plans indicate that public open space provision is below that required.
The applicant is therefore requested to submit amended details/documentation in this regard.
9. The Planning Authority notes that the proposed development does not provide for any visitor
parking. The applicant is therefore requested to submit amended drawings providing for visitor
parking, or provide evidence based justification as to why visitor parking is not propsoed.
10. The Planning Authority has received a number of third-party submissions in respect of the
proposed development. The applicant is invited to review the content of same and provide a detailed
response to the issues raised.
Applicant should note that the information required above may constitute significant additional
information. In the event of the information being significant, in accordance with Article 35 of the
Planning and Development Regulations (2001) as amended, revised site notices shall be erected on
site and shall be submitted to the Planning Authority along with a revised press notice indicating the
revisions to the application.
Darragh Mc Adam
Planner
05th August 2025
_________________________________________________________
A response to the further information request was received on the 15th May 2026. It was re-advertised
as significant information. Four objections were received raising the following summarised points:
- Adverse impacts to neighbouring properties.
- Access difficulties regarding maintenance of neighbouring land.
- Density (too high).
- Traffic safety.
- Development out of character.
- Construction traffic problems and noise / nuisance / pollution.
- Site inappropriate for age friendly dwellings.
The response / assessment to the further information request is summarised below.
FI Point 1: A stage 1 and 2 Road Safety Audit has been submitted.
FI Point 2: The number of proposed dwellings has been reduced from 9 to 7 and a rationale argued
for the revised density. The revised proposed density is calculated at approximately 28 units per
hectare (revised from 36 units per hectare as initially proposed). Section 15.8.8 of the Development
Plan sets out that ‘An application for low density residential development, including serviced sites, at
a maximum density of 15 units per hectare (unless where site-specific circumstances can justify
otherwise), will be permitted by the Planning Authority on lands zoned as ‘Proposed Residential B’.
The rationale for the proposed density is not accepted. At almost twice the density of that
recommended by the Development Plan, it is not considered there are site specific circumstances that
justify this density. Notably development to either side is low density urban ribbon (low density)
development. Whilst the applicant refers to Sustainable Residential & Compact Settlements
Guidelines (2024), the Planning Authority position is that the density range referred to in the
Guidelines would apply to lands zoned generally for residential. The site in question is specifically
zoned ‘residential B’ with accompanying Development Plan text referring to 15 units per hectare. This
zoning stands apart from lands zoned generally for residential i.e. ‘proposed residential A’ which does
not have a density figure associated with it. The Development Plan was adopted in 2025 and
considered in compliance with national planning guidance.
FI Point 3: A revised layout has been submitted which includes for a reduction in dwelling units from
9 to 7. However, it is considered there remains conflict in terms of building line with respect to the
dwelling towards the north-west of the site - the proposed development would break an established
building line. Proposed dwelling No. 1 would be over-bearing to the abutting residential property. In
addition, proposed development to the north-east of the site is pushed back on the site such that the
front elevation of proposed unit No. 7 directly abuts the rear garden area of an established
neighbouring dwelling and faces towards the rear elevation of same dwelling.
FI Point 4: A public lighting report and design has been provided.
FI Point 5: A landscaping plan has been provided.
FI Point 6: A Design Statement has been provided.
FI Point 7: It is submitted that units No’s 1 and 7 would have rear garden access whilst other units
would have bin and cycle storage to front curtilages.
FI Point 8: A revised layout has been submitted which provides for an increase in public open space.
FI Point 9: A revised layout has been submitted which provides for visitor parking.
FI Point 10: A response has been provided to submissions / objections.
Conclusion
The proposal is considered to be unacceptable at this location due to excessive density and
layout/quantum of development concerns.
Recommendation
That planning permission is refused for the following reasons:
1. Policy LDRP 1 / Section 15.8.8 of the County Development Plan 2025-2031 set out that residential
development on lands zoned as ‘proposed Residential B’ shall be low density. The proposed
development is considered of excessive density and contrary to the established character and pattern
of development in the area. The proposed development would therefore be contrary to the
Monaghan County Development Plan 2025-2031, and contrary to the proper planning and sustainable
development of the area.
2. Policy RAP 1 / Section 15.22.2 of the Monaghan County Development Plan 2025-2031 set out that
all developments must have regard to the potential impact upon the residential amenity of existing
and permitted residential land uses in the vicinity of the development. The proposed development,
by virtue of building line and proximity to neighbouring development, is considered of poor
layout/design and resulting in an overbearing impact and one which would be injurious to
neighbouring established residential amenity. The proposed development would therefore be
contrary to the Monaghan County Development Plan 2025-2031, and contrary to the proper planning
and sustainable development of the area.
---------------------------
Darragh Mc Adam
Executive Planner
02nd June 2026