HomeMy WebLinkAbout2660165 - F.I. Request Letter
19/06/2026
Kieran & Brian Brady
C/O Enda Prendergast & Associates
Office 2 | The Rossmore Factory
Dublin Road | Monaghan | H18 KT02
Re: Planning and Development Act 2000 (as amended).
Planning and Development Regulations 2001 (as amended).
26/60165 - permission for development. The proposed development will consist of the extension of
the existing ground-floor retail unit through amalgamation with the adjoining premises to provide
an enlarged retail floor area, including internal alterations and reconfiguration works. The
development will further consist of the change of use and conversion of the existing unoccupied
first and second floors into 2 No. self-contained one-bedroom studio apartments, together with all
associated site development works. The proposed works pertain to Protected Structures identified
in Appendix 1(b) — the Record of Protected Structures for Monaghan Town — within the Monaghan
County Development Plan 2025–2031, specifically Reference Nos. 41001180 and 41001179. at
55/56 Dublin Street Monaghan Co. Monaghan.
_______________________________________________________
Dear Sir/Madam,
With reference to the above application, I am to inform you that the information submitted is not
adequate to enable a decision to be made.
In accordance with the provisions of Article 33 of the Planning and Development Regulations 2001
(as amended) you are hereby requested to submit further information as set out on the attached
page.
Article 33(3) states that “where a requirement under sub-article (1) or sub-article (2) (Clarification)
is not complied with within the period of 6 months from the date of the requirement for further
information, or such additional period, not exceeding 3 months, as may be agreed by the Planning
Authority, the planning application shall be declared to be withdrawn”.
It should be noted that you will be required to give notice in an approved newspaper under article
35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the Planning and Development
Regulations 2001 (as amended) if the further information received is considered to contain
significant additional data.
Please Note: 4 copies of Additional Information to be submitted. In the case of Significantly
Different Information, 6 copies of additional information to be submitted.
Yours faithfully,
__________________________
ADMINISTRATIVE OFFICER
pp
26/60165 Kieran & Brian Brady 55/56 Dublin Street, Monaghan, Co. Monaghan,
ADDITIONAL INFORMATION
1. Section 15.3.1 “Protected Structures” of the Monaghan County Development Plan 2025 – 2031
states “Proposals for development works to protected structures or within the vicinity of a protected
structure shall;
a) Comply with the Architectural Heritage Protection Guidelines 2011 (and any new or
updated/subsequent versions),
b) Include the submission of drawings, photographs and surveys of the existing building together
with a method statement for the proposed works,
c) Include an Architectural Impact Assessment and/or a Conservation Plan, carried out by a
suitably qualified, competent, technical professional with conservation expertise, and,
d) Complement and be sympathetic to the structure and its setting in terms of its design, scale,
height, massing and use of materials.
The applicant is requested to submit an Architectural Heritage Impact Assessment which clearly
demonstrates how the proposed works (both internal and external) comply with the conservation
principles as contained within the Architectural Heritage Protection Guidelines 2011 and to ensure
compliance with the relevant section/policies of the Development Plan.
2. Section 6.17.1 “Architectural Heritage” of the Monaghan County Development Plan 2025–2031
states that applications for works to a Protected Structure must be accompanied by detailed
drawings, photographs, and surveys of the existing building, together with a method statement for
the proposed works (both internal and external).
The Planning Authority notes that no photographs (internally, externally and of the rear curtilage),
building survey, or method statement have been submitted with the application. This information
is essential to enable the Planning Authority to make a full and informed assessment of the proposed
development.
3. The application as submitted is considered insufficient in terms of environmental information. In
this regard the applicant is requested to submit;
a) A fully completed water protection plan checklist.
b) A site-specific Construction and Demolition and By-Products Waste Management Plan for the
proposed development works. The plan shall be prepared using “Best Practice Guidelines for
the preparation of resource & waste management plans for construction and demolition
projects” – EPA, 2021.
c) An Asbestos survey and removal plan for the proposed development works.
4. Section 3.8 of the Sustainable Urban Housing; Design Standards for New Apartments (July 2025) sets
out the requirements in respect of private amenity space provision for apartment developments.
The submitted plans propose private open space at ground floor level. However, it is noted that this
space is detached from each apartment and accordingly is considered to function as communal open
space. In this regard, the applicant is requested to submit revised drawings and/or details
designating this as communal open space, in addition to details regarding boundary treatment and
landscaping of same.
5. The “Sustainable Urban Housing: Design Standards for New Apartments” (July 2025) sets out specific
requirements which must be incorporated into any apartment development proposals. Having
regard to the information submitted, the applicant is requested to provide the following details:
a) Details of the proposed waste storage provision for apartment, whilst having regard to existing
arrangements for commercial business on site.
b) Details of the proposed bicycle parking and storage arrangements within the application site.
The planner dealing with this application is Liam Ward