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HomeMy WebLinkAbout2660147 - Planners Report1 MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 2660147 (Grant) Applicant: Rev Ken Robinson Development: permission for the reconfiguration of original fixed pews and the installation of free-standing individual seating, at Monaghan Methodist Church Dawson Street, Monaghan - Protected Structure (NIAH Ref: 41303137) Location: Monaghan Methodist Church Dawson St Monaghan, Co. Monaghan 1. Date of Site Inspection 19/05/2026 1.1 Site Notice & Photos Site Notice in order 19/05/2026 2.0 Characteristics of Site/Area • 0.042 Site Area • The Site comprises of Monaghan Methodist Church • The property is situated along Dawson Street (N54-8) • The subject site is located in Monaghan and is ‘Town Centre’ per the Monaghan County Development Plan 2019-2025 • The subject site is a Record of Protected Structure Ref No.41000176 (Monaghan Methodist Church) and adjoins 2 additional Record Protected Structures Ref No. 41000175 (Three bay two storey house) and Ref No. 41000177 (Assembly Rooms). 2 Site Location Plan 3.0 Site History 25/60190 – Rev Ken Robinson permission for the removal of original fixed pews and the installation of free-standing individual seating - Protected Structure (NIAH Ref: 41303137). Significant Further Information received relates to an Architectural Heritage Impact Assessment. Withdrawn 3 12/30011 - Committee of Monaghan Methodist Church alter existing access, provide access ramp, along with other associated site works to western / front end of Church curtilage fronting to Dawson St, Monaghan. Said Church is listed as a structure of regional importance within the current development plan, ref 41000176 Permission – Granted 4.0 Consultee/Referral Responses 4.1 MCC Internal Environment: No Response at time of writing report. Built Heritage: No Response at time of writing report. Fire: Report dated 14/05/2026. Comments received and noted. DHLGH: Report dated 28/05/2026. Comments received and noted. An Taisce: No Response at time of writing report. The Heritage Council: No Response at time of writing report. 4.2 Consultees No Referrals on Planning Application Control Form 5.0 Objections/Representation Received No objections or representations received. 6.0 Pre-Planning Meetings No pre-planning as indicated on the Application Form. 7.0 Planning Assessment 7.1 Proposed Development This is an application for Permission for: 1) permission for the reconfiguration of original fixed pews and the installation of free-standing individual seating, at Monaghan Methodist Church Dawson Street, Monaghan - Protected Structure (NIAH Ref: 41303137). Proposed Site Layout 4 Existing Plans Proposed Plans 5 7.2 Development Plan Policy/Ministerial Guidelines Monaghan County Development Plan 2025 – 2031 • Section 6.7 Natura 2000 Sites and Appropriate Assessment • Section 6.17.1 Architectural Heritage 7.3 Assessment The proposal will be considered against the following policies and objectives contained in the Monaghan County Development Plan 2025 - 2031. Natura 2000 Sites and Appropriate Assessment (Section 6.7) 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 on the integrity of a Natura 2000 site (i.e. an 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). Policy HCLP1 of MCDP 2025-2031 states: “No projects giving rise to significant cumulative, direct, indirect or secondary impacts on Natura 2000 sites arising from their size or scale, land take, proximity, resource requirements, emissions (disposal to land, water or air), transportation requirements, duration of construction, operation, decommissioning or from any other effects shall be permitted on the basis of this plan (either individually or in combination with other plans or projects6)”. The subject site is located within approx. 10km of Sliabh Beagh SPA and 18km of Kilroosky Lough. It is also located more than 15Km from any other Natura 200 site, either in the Republic of Ireland or N. Ireland. There are no significant watercourses located within close proximity to the site and no known pathway connectors with the Natura 2000 network. Having regard to cumulative effects of both the proposed development and any other plan or project, it is the opinion of the planning authority that the development is not of a nature or scale to have any significant effects on the integrity of any Natura 2000 sites and therefore a Stage 2 Appropriate Assessment is not required in respect of this project. Planning Assessment Architectural Heritage (Section 6.17.1) The Planning and Development Act 2000 (as amended) requires Planning Authorities to include in their Development Plans, policies and objectives for the protection, enhancement and preservation of the built heritage in their functional area. The principle means of doing this is by maintaining a Record of Protected Structures (RPS), which identifies buildings of special architectural, historical, artistic, cultural, scientific, social or technical interest. The full record of Protected Structures is listed in Appendices 1(a) and 1(b) Record of Protected Structures for County Monaghan of the Development Plan. Applications for permission to carry out works to a Protected Structure will require the submission of drawings, photographs and surveys of the existing building together with a method statement for the proposed works. The Planning Authority may request an Architectural Impact Assessment and/or a Conservation Plan to make an informed decision on any proposed works to a Protected Structure. Objectives for Protected Structures BHO 1 To protect and conserve all structures included in the Record of Protected Structures and to encourage the sympathetic re-use and long-term viability of such structures without detracting from their special interest and character. 6 BHO 5 To encourage the retention, rehabilitation and reuse of older buildings that are not Protected Structures in recognition of their contribution both individually and collectively to the unique character, heritage and identity of local areas and the County. Policy for Protected Structures BHP 1 To contribute towards the protection of architectural heritage by requiring that proposals for works shall be carried out in accordance with best practice, the legislative provisions of the Act 2000 (as amended) in relation to architectural heritage, and the policy guidance contained in the Architectural Heritage Protection Guidelines 2011 (and any new or updated/superseding versions). BHP 3 Planning permission for the demolition or inappropriate alteration of any protected structure shall not be granted except in exceptional circumstances and in accordance with Section 57(10)(b) of the Planning and Development Act 2000 (as amended). BHP 4 To ensure that any new development proposed to or in the vicinity of a Protected Structure will complement and be sympathetic to the structure and its setting in terms of its design, scale, height, massing and use of materials and to resist any development which is likely to impact on the building’s special interest and/or any views of such buildings and their setting. • The proposed development is located within a Protected Structure (Ref No.41000176 Monaghan Methodist Church). ➢ The proposal is for the reconfiguration of original fixed pews and the installation of free-standing individual seating, • The Protected Structure is listed on the National Inventory of Architectural Heritage (NIAH) (Reference no. 41303137) and is described as follows: ➢ Freestanding gable-fronted Gothic Methodist church, built 1861, with basement, facing west, and having five- bay nave, forward bay of each side elevation abutted by gabled porch. Pitched slate roof, angled blue/black terracotta ridge tiles, replacement metal half-round gutters to projecting eaves, stone verges with kneelers, octagonal-plan finial to east gable. Slightly projecting gabled dressed stone bellcote to gable-front with block finial, supported on corbel to each side with pointed arch feature above. Coursed sandstone rubble walling with squared-and-tooled quoins to east gable, elsewhere having squared-and-snecked sandstone walling, and with splayed plinth above basement. Diagonal buttresses with offsetting and gablet caps to gable-front and to porch corners. Pointed-arch timber Y-tracery casements to long walls with stained-glass margins, splayed flush surrounds and sills over breeze block-blocked square-headed basement windows. Gable-front lit by pointed- arch geometric-traceried diagonally glazed three-light window surmounted by quatrefoils with flush splayed surround and sill, and having stop-ended hood-moulding. East gable has two pointed-arch casement-framed lancets surmounted by stained-glass oculus with circular vent to apex. Porches lit by single stained-glass oculus to side gable. Four-centre-arch varnished timber panelled door with central fillet. Set back from Dawson Street pavement to west by bitmac forecourt and cast-iron railing and gates on cut-stone plinth and square piers. Date plaque from earlier church retained and incorporated in plinth wall inscribed 'PRIMITIVE WESLEYAN METHODIST PREACHING HOUSE A.D. 1824'. Situated in tight plot with overgrown boundary to rear (east) overlooking car park behind Monaghan Courthouse, private house to north, and former manse built c.1850 to south. Interior has side aisles, with no obvious change between nave and chancel areas. Timber arched trusses supported on hanging posts borne on carved stone capitals. Dark stained timber pews, pine wainscoting and carpeted floors. Dark stained carved timber pulpit and rail to centre of east end. • The applicant has submitted a method statement, prepared by Paul McAlister Architects Ltd which details the nature of the proposal as follows: 7 ➢ The proposal involves the reconfiguration of existing church pews to improve flexibility while retaining their presence within the sanctuary. Original pews will be repositioned along the perimeter, with a limited number of non-original pews removed and others carefully stored on-site. ➢ No structural alterations are proposed, and historic features, including the timber pulpit, will remain unaffected. A new carpet will be installed using non-invasive methods, and seating will comprise free-standing, reversible chairs that require no permanent fixing. ➢ The proposal aims to improve flexibility, accessibility, and long-term sustainability of the church interior while preserving its historic character. The existing fixed pew arrangement currently restricts circulation, limits adaptability for varied uses, and presents accessibility challenges. ➢ By redistributing pews to the perimeter and retaining them within the sanctuary, the proposal maintains the building’s character while creating a more adaptable central space. This will support a wider range of religious, community, and cultural uses, ensuring the building’s continued viability. ➢ The proposal adopts a conservation-led approach grounded in recognised best practice, including the Architectural Heritage Protection Guidelines (2011) and the Monaghan County Development Plan. ➢ The key principles guiding the works are: o Minimum intervention – limiting works to what is strictly necessary. o Maximum retention – preserving all existing historic fabric wherever possible. o Reversibility – ensuring all interventions can be undone without lasting impact. ➢ All original pews will be retained within the sanctuary, and no significant architectural features will be removed or altered. The works are confined to internal, non-structural elements and are fully reversible. The proposal also emphasises that continued, sustainable use is essential to the long-term conservation of the protected structure. o Pews will be recorded and documented prior to works. o Any relocation or storage will be carried out using careful, non-invasive techniques, with dismantling only where necessary. o Stored elements will be labelled, protected, and appropriately supported to prevent damage. o There will be no cutting, alteration, or loss of historic material. ➢ Works will be undertaken with strict safeguards, including: o Protective coverings and dust control measures o Protection of sensitive features such as the pulpit, panelling, and plasterwork o Avoidance of harsh cleaning methods or mechanical equipment ➢ The project will be overseen by Paul McAlister Architects Ltd, with regular inspections and ongoing documentation to ensure adherence to conservation principles. • The Planning Authority have received a response from the Department of Housing, Local Government and Heritage, which has been summarised as follows; ➢ This application follows from a previous planning application 25/60190, for the removal of original fixed pews and the installation of free-standing individual seating which was withdrawn. The current application is for the re-configuration of the original fixed pews and the installation of free-standing individual seating. The application is supported by an Architectural Heritage Impact Assessment, method statement and drawings compiled by suitably qualified persons. The AHIA addresses the concerns raised by the Department in a submission lodged under the previous planning application 25/60190. The current application seeks the removal of non-original pews, the re- configuration of existing pews along the side and rear, and the storage within the church of five fixed pews. The current proposal will result in changes to the original pew configuration but does however seek to keep the vast majority of pews within the body the church and is not seeking to alter the fabric of the pews. The Department acknowledges the changes in worship practices and the requirement for more flexible spaces that allow for both worship as well as community, social and educational events. A relatively low impact solution has been put forward by the applicants and while there may be a general preference to retain all 8 pews in the body of the church, the Department considers it a reasonable compromise to allow fives pews to be retained in a storage room within the main body of the church Recommendation The Department has no objection to a grant of permission. It is recommended that all works are carried out in accordance with the method statement submitted to the planning authority and a condition specifying the same is attached to any grant of permission. It is further recommended that the conservation architect specifies the distance between the side walls and pews that will be maintained this is to ensure that no heat damage from the radiators is incurred on the pews. This can also be addressed and agreed with the planning authority by way of condition of permission. • Having regard to the above, the Planning Authority is satisfied that the details/information submitted as part of the application complies appropriately with the relevant objectives and policy set out in Section 6.17.1 of the Monaghan County Development Plan 2025–2031. The proposed reconfiguration of the church pews constitutes a minimal and sympathetic intervention, facilitating the continued use and long-term viability of the building. The development will enable the church to remain a place of worship, preserving its character and integrity, while allowing for a more flexible use of the internal space to accommodate community, social, and educational activities. Development Contribution Section 19(a) of the General Development Contribution Scheme 2021 - 2026 (as amended) states; “100% exemption from development contribution charges with respect of Community, Recreation and Amenity Facilities in relation to development by or on behalf of a voluntary organisation which is designed or intended to be used for social, recreational, educational, cultural or religious purposes by the inhabitants of a locality, or by people of a particular group or religious denomination and is not to be used mainly for profit or gain”. The proposed development qualifies for the 100% exemption from Development Contributions. Conclusion The proposed development accords with the relevant provisions of Section 15 of Monaghan County Development Plan 2025 – 2031 and the proper planning and sustainable development of the area. A Grant of Permission, subject to Conditions, is recommended. Recommendation That planning permission is GRANTED subject to the following conditions: 1. a) Prior to commencement of development, revised plans shall be submitted to the Planning Authority for agreement in writing clearly illustrating the distance between the side walls and pews that will be maintained this is to ensure that no heat damage from the radiators is incurred on the pews b) No development shall commence until the information required under a) above has been agreed in writing with the Planning Authority. c) The development shall be carried out in accordance with these agreed plans, unless otherwise agreed in writing with the planning authority. Reason: In the interest of proper planning and sustainable development. 2. a) The proposed development shall be carried out in accordance with the submitted Method Statement and in compliance with best practice in architectural conservation, including the relevant provisions of the 9 Department of Arts, Heritage and the Gaeltacht’s Architectural Heritage Protection – Guidelines for Planning Authorities (2011). b) All works shall be overseen and supervised by a suitably qualified and experienced conservation professional. Reason: To ensure that the integrity of this protected structure is maintained and that all works are carried out in accordance with best conservation practice. 3. The development shall be carried out in accordance with plans and documentation submitted on 22/04/2026, except as may otherwise be required in order to comply with the above conditions. Reason: In the interest of orderly development. Liam Ward Assistant Planner 05/06/2026