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Home My WebLink About2660011 - F.I. Received Doc. - Application - Cover Letter Architects | Consulting Engineers | Building Surveyors Registered Office: Main Street, Castleblayney, Co. Monaghan. Incorporated in Ireland: Reg No 640491 MNK Engineering trading as C. S. Pringle Page 1 of 4 Tel: 042-9746492 info@cspringle.com www.cspringle.com Our ref: EMM/6908 Date: 8thJune 2026. Attention Catherine Mc Guigan Monaghan County Council, 1 Dublin Street, Monaghan, Co. Monaghan. H18 X982 Re: 26/60011 - permission for the development consists of the alteration, extension and refurbishment of existing single-storey storage units, the construction of a new single- storey yard store, the installation of new timber panel fence to the northwest boundary, upgrade surface finishes to the yard area and designated car parking spaces, the installation of a new silt tank, oil water separator tank & stormwater infiltration system together with all associated and ancillary site works at Derrynaloobinagh Meeting House Lane Ballybay, Co. Monaghan. - (Additional Information) Dear Catherine, Further to your request for additional information, please find below and attached our responses to each point raised. FI 1 - The site is zoned “Existing Residential” as per the Monaghan County Development Plan 2025 2031. The Planning Authority have concern that the proposed development for storage units would be contrary to the zoning objective pertaining to the site. The applicant is invited to comment in this regard. We have investigated the use of the site and this site has always been used for storage. While the site was unused for a number of years, it’s use was a commercial yard for storage and the repair & sale of machinery. Please find enclosed a letter from Mr Martin Gleeson. Martin is a retired officer of An Garda Siochana stationed in Ballybay from 1979 until 2008. Martin confirmed that the yard was used by the Toner Family for commercial use. Our client has confirmed that this use has never been abandoned and as such the existing residential zoning would not be suitable or applicable in this case. Please find enclosed the cover page for the ‘Conditions of Sale’ dated 15th March 2022. Within this document, the site is classed as a ‘Commercial Yard’. Based on the above investigations, it is considered that the site through zoning classification would be existing commercial. RECEIVED: 08/06/2026 Page 2 of 4 Registered Office: Main Street, Castleblayney, Co. Monaghan. Incorporated in Ireland: Reg No 640491 MNK Engineering trading as C. S. Pringle FI 2 - Notwithstanding and without prejudice to Point 1 above, the applicant has not confirmed the end-use of the proposed units, and has failed to demonstrate how the proposed development acceptably complies with the provisions of Policy ICDP 1 and Section 15.12.1 ‘Industrial and Commercial Developments within Tier 1-4 Settlements’ of Monaghan County Development Plan 2025-2031, having particular regard to providing no information to demonstrate the following;  There is no adverse impact on the character or setting of the settlement or on the amenity of adjoining properties as a result of the use. The alteration, extension and refurbishment of the single storey units are of similar nature and has no increased impact to the character of the setting or amenity of the adjoining property. As per drawing no. 6908-CSP-RA-002, it has indicated that no increase in height has been provided by the works. Originally 2 no. buildings were provided and the extension completed has linked these buildings together. The extension has not exceeded past the front elevation of the widest building (Building A as indicated on drawing no. 6908-CSP-RA-002). It should be noted that the adjoining site to the south is classed as Industry / Enterprise/ Employment as per the Monaghan County Development Plan 2025-2031.  There is no adverse impact on the adjoining uses in terms of emissions such as noise, light, odours. The use class of the building has not changed from storage. There will be no greater impact in relation to light, noise or odours from this use.  Adequate site access and visibility splays, on-site parking, turning areas, and servicing arrangements are provided for all types of vehicles associated with the site. Please refer to FI 3 in relation to visibility splay. Table 15.5 car parking standards within Monaghan County Development Plan 2025-2031 indicated that 1 space per 200m2 GFA is required for storage building. The floor area is 222.98m2, therefore 2 no. spaces are required. Within the site, 5 no. spaces are provided which meets this requirement. A 16.8m turning circle is provided in the yard to facilitate on site turning and services.  A detailed quality landscape plan, planting schedule and planting programme is proposed and carried out which includes semi-mature indigenous trees to reduce the visual impact of the proposed buildings. The applicant is requested to provide additional / amended information in this regard. Due to the nature of the existing site and as it is set in a confined urban setting, no landscaping or planting areas could be provided. No landscape areas were provided prior to the works being completed. RECEIVED: 08/06/2026 Page 3 of 4 Registered Office: Main Street, Castleblayney, Co. Monaghan. Incorporated in Ireland: Reg No 640491 MNK Engineering trading as C. S. Pringle FI 3 - Section 15.23 ‘Road Access Standards’ of the Monaghan County Development Plan 2025-2031 outlines the safety and convenience requirements for accesses onto public roads. The applicant has failed to clearly demonstrate that the intensification of an existing sub-standard entrance onto the public road L-31003-0, where 45m sight distances are required, will not result in a traffic hazard. The applicant is requested to provide additional / amended information in this regard. Please find enclosed the Traffic Analysis Report carried out on the site. A meeting was held with Mr Kevin Connolly from Ballybay – Clones Municipal District and it was agreed that a traffic speed analysis be carried out on the road to confirm the average road speed adjacent to the entrance. The results of the survey showed that the 85% speed was 28.26 km/h for vehicles travelling toward the Clones-Ballybay Road & 24.84 km/h for vehicles travelling toward the Main Street / Funeral Home. As per section ‘15.23.3 Minimum Required Sight Distances for Urban Roads’, the sight distances are to comply with the ‘Design Manual for Urban Roads and Streets (DMURS, 2019)’. Table 4.2 within DMURS 2019, outlines a design speed below 30 km/h requires a sight distance of 23m in both directions. Works will be required to the current entrance to achieve the required 23m sight distance, 2.4m back from the road edge in both directions. Please find enclosed a revised site layout plan achieving the required sightlines. FI 4 - The Strategic Flood Risk Assessment (SFRA) maps indicate the site of the proposed development is located within an area which is vulnerable to fluvial flooding (Flood A and Zone B) and there are potential concerns that the site is at risk of flooding. Policy FRMP 1 of Monaghan County Development Plan 2025- 2031, states “applications for development, as required on previously developed lands within Flood Zones A or B, shall be subject to site specific flood risk assessment and shall provide details of structural and non- structural flood risk management measures, such as those relating to floor levels, internal layout, flood resistant construction, flood-resilient construction, emergency response planning and access and egress during flood events”. In this regard, the applicant has not submitted a site-specific flood risk assessment and therefore has failed to demonstrate that the proposed development (i) will not be at risk of flooding, (ii) will not result in flood water (fluvial) displacement off-site or exacerbate flooding in the immediate vicinity or wider area; (iii) will not obstruct or impede important flow paths; and (iv) will not result in residual risks to the area and/or development that cannot be managed to an acceptable level. The applicant is requested to provide additional / amended information in this regard not least a site-specific flood risk assessment. Please find enclosed the Preliminary Flood Risk Assessment and Site Use Constraints for the proposed site. The proposed approach is based on flood resilience rather than flood exclusion, Appropriate measures are to be put in place, and all vulnerable or potentially contaminating materials are to be stored above the predicted flood levels. The existing development may be considered capable of continued use without giving rise to unacceptable flood risk or pollution risk elsewhere. RECEIVED: 08/06/2026 Page 4 of 4 Registered Office: Main Street, Castleblayney, Co. Monaghan. Incorporated in Ireland: Reg No 640491 MNK Engineering trading as C. S. Pringle FI 5 - The proposed works are intrinsically linked to an existing structure, the use of which is considered unauthorised. The applicant is requested to include this existing structure / use as part of this overall planning application including reference to same in the proposed development description. As per FI 1, the site and property have always been used for commercial use for the storage of materials. The letter from Mr Martin Gleeson confirms that the yard and buildings were used for commercial use. The cover page for the ‘Conditions of Sale’ dated 15th March 2022 classed the property as a ‘Commercial Yard’. Our client has confirmed that this use has never been abandoned and will retain this use. Schedule of Documents/Drawings Please find enclosed the following documents and drawings: Documents:  Traffic Analysis Report  Flood Risk Assessment  Letter from Mr Martin Gleeson  Cover page for the ‘Conditions of Sale’ dated 15th March 2022 Drawings: Drawing #: Drawing Name 6908-26-RA-003- Rev A Site Layout Plan We trust that the above information and enclosed documents address the requested conditions, however, if you require anything further, please let me know. Yours sincerely, Eamonn Mc Mullen MSCSI MRICS Chartered Building Surveyor For and on behalf of CS Pringle RECEIVED: 08/06/2026