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HomeMy WebLinkAbout2547 - Appeal NotificationOur Case Number: PL -501630 -MN -26 Planning Authority Reference Number: 2547 Planning Department Monaghan County Council Council Offices No.1 Dublin Street Monaghan Co. Monaghan Date: 01 July 2026 'WI An Coimisiun Pleanala Re: Construction a 9 age friendly single storey houses and all associated site works. Connabury, Castleblayney, Co. Monaghan. Dear Sir/Madam, Enclosed is a copy of an appeal under the Planning and Development Act, 2000, (as amended). Submissions of documents etc., to the Commission. N.B. Copies of I -plans are not adequate, all drawings and maps should be to scale in accordance with the provisions of the permission regulations. 1. The planning authority is required to forward specified documents to the Commission under the provisions of section 128 and section 37(1)(b) of the Planning and Development Act, 2000, (as amended). Please forward, within a period of 2 weeks beginning on the date of this letter, the following documents:- (i) a copy of the planning application made to the planning authority and a copy of any drawings, maps (including ordnance survey number) particulars, evidence, written studies or further information received or obtained by your authority in accordance with regulations under the Acts. If practicable, the original of any drawing with coloured markings should be provided or a coloured copy, (ii) a copy of any technical or other reports prepared by or for the planning authority in relation to the application, (iii) a certified copy of the relevant Manager's Order giving the decision of the planning authority, (iv) a copy of the notification of decision given to the applicant, (v) particulars of the applicant's interest in the land or structure, as supplied to the planning authority, Teil Tel (01) 858 8100 Glao Aitiuil LoCall 1890 275 175 Facs Fax (01) 872 2684 64 Sraid Maoilbhride 64 Marlborough Street Laithrean Greasain Website www.pleanala.ie Baile Atha Cliath 1 Dublin 1 Riomhphost Email communications@pleanala.ie D01 V902 D01 V902 (vi) a copy of the published notice and a copy of the text of the site notice erected on the land or structure. (vii) a copy of requests (if any) to the applicant for further information relating to the application under appeal together with copies of reply and documents (if any) submitted in response to such requests, (viii) a copy of any written submissions or observations concerning the proposed development made to the planning authority, (ix) a copy of any notices to prescribed bodies/other authorities and any responses to same, (x) a copy of any exemption application/certificate within Part V of the 2000 Act, (as amended), applies, (xi) a copy of the minutes of any pre -planning meetings, (xii) One electronic copy of any Environmental Impact Assessment Report received by the Planning Authority as per Article 97(1) of the Planning and Development Regulations, 2001, (as amended). 2. To ensure that the Commission has a full and complete set of the material specified above and that it may proceed with full consideration of the appeal, please certify that the planning authority holds no further material relevant to the case coming within the above list of items by signing the certification on page 3 of this letter and returning the letter to the Commission. 3. In addition to the documents mentioned above, please supply the following: - Particulars and relevant documents relating to previous decisions affecting the same site or relating to applications for similar development in near proximity. "History" documents should include; a) Certified Manager's Order, b) the site location, site layout maps, all plans and c) particulars and all internal reports. Copies of I -plan sheets are not adequate. Where your records show that a decision was appealed to the Commission, it would be helpful if you would indicate the Commission's reference. Submissions or observations by the planning authority. 4. As a party to the appeal you may, under section 129 of the 2000 Act, (as amended), make submissions or observations in writing to the Commission in relation to the appeal within a period of 4 weeks beginning on the date of this letter. Please note when making a response/submission only to the appeal it may be emailed to appeals@pleanala.ie and there is no fee required. Any submissions or observations received by the Commission outside of that period shall not be considered, and where none have been validly received, the Commission may determine the appeal without further notice to you. Contingency Submission 5. If the decision of your authority was to refuse permission, you should consider whether the authority wishes to make a contingency submission to the Commission as regards appropriate conditions which, in its view, should be attached to a grant of permission should the Commission decide to make such a grant. In particular, your authority may wish to comment on appropriate conditions which might be attached to a permission in accordance with section 48 and/or 49 of the 2000 Planning Act, (as amended), (Development / Supplementary Development Contributions) including any special condition which might be appropriate under section 48(2)(c) of the Act. Any such contingency submission, in circumstances which your authority decided to refuse permission, would be without prejudice to your authority's main submission in support of its decision. Please quote the above appeal reference number in any further correspondence. If you have any queries in the meantime, please contact the undersigned officer of the Commission at appeals@pleanala.ie. I hereby certify that the planning authority has complied with section 128 and section 37(1)(b) of the 2000 Act, (as amended), and that all material relevant to (PL -501630 -MN -26) the request at 1 on page 1 of this letter has been forwarded. Signed: Print:( Date: Yours faithfully, Abi Delaney Administrative Assistant Direct Line: 01-804-9307 BP07 Enclosures Make a Planning Appeal Direct URL: https•//forms gov ie/en/68e6334b054d8f2739f8ad5b Response ID 6a43d31ede4884e8d04db3b5 Date submitted 30/06/2026 Check if you can appeal to An Coimisiun Pleanala What type of appeal are you making? Select the statement that applies to you During the appeal we will post/email information and items to the appellant or to the appellant's agent. For this appeal, who should we write to? Throughout the appeal process, we may issue correspondence to the appellant/agent as selected above by email. Please confirm that you are satisfied to receive correspondence by email First -party appeal (I lodged the original application to the planning authority) I am an agent acting on behalf of the appellant The agent acting on behalf of the appellant or prescribed body Yes Appeal type This section will determine the type of appeal you wish to make and calculate the fee involved. If you qualify for the reduced fee, only that amount will be charged." Is your appeal solely under Section 48 and/or Section 49 of the Planning No 9 EAN r` and Development Acts? %Ij Are you appealing against a non -financial condition that has been No Ari attached to a permission by the planning authority? G.. Does your appeal include retention? No ACP' 22____________ Does your appeal relate to commercial development? Yes e'. Does your appeal or application include an Environmental Impact No € Assessment Report (EIAR) or Natura Impact Statement (NIS)? Fee By Do you wish to request an oral hearing? No Please confirm the following fee details are correct: Yes Appellant/company details "This section is for details of the person/company who is making the appeal. If you are an agent submitting an appeal on behalf of a person/company, please include their details on this page. You can submit your agent details on the next page if applicable" Appellant's full name/Company name GEC Developments & Construction Ltd. Is the appellant/company's address in the Republic of Ireland? Yes Address 3 Roden Place Dundalk Co.Louth Ireland Phone number +353871682745 Is there more than one appellant associated with this appeal? No `Please be advised that An CoimisiUn Pleanala will only correspond with one appellant throughout the appeal process. If you wish to include further appellants on the appeal you may do so in your grounds to appeal document. If the appeal is a third party appeal, you must ensure that you have a planning authority submission acknowledgement letter for each appellant listed. This must be uploaded with your appeal documents.' Agent's details Agent's full name/Company name McNamee Chartered Building Surveyors Ltd Is your address In the Republic of Ireland? Yes Address Bantry House Jocelyn Place Dundalk Co. Louth Ireland Phone number +353876306580 Details about the proposed development "This section asks for details about the planning authority decision you wish to appeal - Planning authority Monaghan County Council Planning authority register reference number 25/47 Address of proposed development Connabury Castleblayney Monaghan Ireland Grounds for appeal Describe the grounds of your appeal (planning reasons and arguments). Please refer to documents attached. You can enter them here or attach them as a document below "You can also attach further supporting materials on the next page" Supporting material If you wish you can include supporting materials with your appeal. Supporting materials include photographs, plans, surveys, drawings, technical guidance documents and so on. Please note An Coimisiun Pleanala will receive a complete copy of documents/drawings/maps that were submitted at planning authority stage. When submitting supporting material, please only include new documents. (This does not apply to third party appeals where we will always require a copy of your planning authority submission acknowledgement letter.) If you have added attachments, submitting the form may take a few moments. Thanks for your patience. 30th June 2026 The Secretary An Coimisiun Pleanala 64 Marlborough Street Dublin 1, D01 V902 mcnamee chartered building surveyors Ltd. Bantry House Jocelyn Place Dundalk Co. Louth Tel: +353 (0) 42 9386478 Fax +353 (0) 42 9386479 RE: PLANNING PERMISSION FOR DEVELOPMENT AT CONNABURY, CASTLEBLAYNEY, CO. MONAGHAN. THE DEVELOPMENT WILL CONSIST OF THE CONSTRUCTION A NEW RESIDENTIAL DEVELOPMENT COMPRISING 9NO. AGE FRIENDLY SINGLE STOREY DWELLING HOUSES THAT INCLUDES A TERRACE OF 7NO. DWELLING HOUSES - (5NO. 2 BEDROOMED HOUSES AND 2NO. 3 BEDROOMED HOUSES) AND 2NO. 2 BEDROOMED SEMI-DETACHED 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. THE SIGNIFICANT FURTHER INFORMATION/REVISED PLANS COMPRISES A REDUCTION IN THE NUMBER OF DWELLINGHOUSES TO 7 NO. AGE FRIENDLY SINGLE STOREY 2 BEDROOMED TERRACED DWELLINGHOUSES, REVISED SITE LAYOUT AND CHANGES TO THE ANCILLARY AND ASSOCIATED SITE DEVELOPMENT WORKS. APPELLANT: PLANNING REFERENCE: PLANNING AUTHORITY: DATE OF DECISION: DESCRIPTION OF DEVELOPMENT: GEC DEVELOPMENTS AND CONSTRUCTION LTD. 3 RODEN PLACE DUNDALK CO. LOUTH 25/47 MONAGHAN CO. COUNCIL 04/06/2026 THE CONSTRUCTION A NEW RESIDENTIAL DEVELOPMENT COMPRISING 9NO. AGE FRIENDLY SINGLE STOREY DWELLINGHOUSES THAT INCLUDES A TERRACE OF 7NO. DWELLING HOUSES - (5NO. 2 BEDROOMED HOUSES AND 2NO. 3 BEDROOMED HOUSES) AND 2NO. 2 BEDROOMED SEMI-DETACHED 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. THE SIGNIFICANT FURTHER INFORMATION/REVISED PLANS COMPRISES A REDUCTION IN THE NUMBER OF DWELLINGHOUSES TO 7 NO. AGE FRIENDLY SINGLE STOREY 2 BEDROOMED TERRACED DWELLINGHOUSES, REVISED SITE LAYOUT AND CHANGES TO THE ANCILLARY AND ASSOCIATED SITE DEVELOPMENT WORKS. FEE ENCLOSED: €1,500.00 APPELANTS' AGENT McNAMEE CHARTERED BUILDING SURVEYORS LTD. BANTRY HOUSE JOCELYN PLACE DUNDALK CO. LOUTH A91 T4A We have been instructed by our client GEC Developments and Construction LTD, to appeal the decision by Monaghan Co. Council to Refuse Planning permission for the above development. 1.0 Introduction Our client GEC Developments and Construction Ltd. purchased the property with a view to developing it as an age friendly development of single storey houses. It is noted that there is a significant demand/requirement for this type of development particularly in Rural Towns. Under the current Monaghan Co. Council Development Plan 2025-2031 the lands are zoned as Proposed Residential B. (see extract 1 below). The objective of this zoning is "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". Page 2 N5 Extract 1- Zoning map to the Development Plan — Site outlined in red. Our appeal will be in response to the reasons for refusal. By Monaghan Co. Council (Copy of decision in appendix 3) 2.0 REFUSAL REASON 1 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. 3.0 APPELLANTS RESPONSE. For clarity we will respond under relevant headings to address the above reason for refusal: 3.1 PLANNING APPLICATION AND FURTHER INFORMATION 3.1.1 The original application submitted was for 9no. Units. In a further information request from Monaghan Co. Council dated 07/08/2025, Item 2 of their request stated that they had "concerns that the proposed residential Development density is contrary to the zoning objective". We had initial discussions with the case officer and we were advised that the 9no. units may be acceptable if the site layout was reviewed in respect of the Building lines, reducing building footprints and providing additional open space. On this Page 3 basis we reviewed the initial planning and informally submitted a revised proposal to the case officer omitting the 3 bedroomed units (1 & 9) and provide smaller 2 bedroomed units which had a much smaller footprint. The units 1 & 2 were designed to marry to the existing Building line. (See appendix 1) 3.1.2 On 2nd January 2026 we received a reply on our revised proposal from the case officer stating "there remains concerns about the number of units/densities of development. In respects of the Resident Lands, para 25.8.8. of the development plan states - An application for low density residential development including serviced sites, at a maximum of 15 units per hectare (unless site specific circumstances can otherwise justify) will be permitted by the Planning Authority on Lands Zoned as Proposed Residential B)" 3.1.3 The commentary from the Planning officer and indeed Paragraph 15.8.8 of the Development plan states "An application for low density residential development including serviced sites, at a maximum of 15 units per hectare (unless site specific circumstances can otherwise justify) will be permitted by the Planning Authority on Lands Zoned as Proposed Residential B). 3.1.4 Following further correspondence with the Planning officer we formally submitted significant further information with the number of units reduced to 7no. 2 bedroomed units and justify the density. This equates to a density of 28units/ hectare. 3.2 JUSTIFICATION OF DENSITY 3.2.1 The houses are age friendly single storey properties located beside convenient shops, (Londis Castleblayney), Castleblayney Health Centre, St. Mary's church etc. These facilities are all within walking distance located on the outskirts of the town with connectivity via footpaths, roadway etc. The aim is to create a small hub/enclave for age friendly people with facilities close by but away from the main busy town centre or more central location. The houses are single storey, simple design only 2 bedroomed accommodation and therefore the appearance/massing is much less than if two storey houses development were proposed. There is a significant demand for this type of dwelling house for older people to downsize and live in a smaller house in a secure environment. Indeed, since the application was lodged our client has been approached by Housing Bodies for this type of housing with the location being seen as very attractive for reasons noted. 3.2.2 The lands adjacent this site on the town side are all already developed with GAA grounds Housing etc and zoned Community Services/Facilities and existing residential. This site provides an opportunity for this type of age friendly development with security, Page 4 connectivity, onsite parking, low rise houses and close to existing facilities and therefore we believe the site -specific circumstances justify the number of units/densities proposed. 3.2.3 We note that under the SUSTAINABLE RESIDENTIAL DEVELOPMENT GUIDELINES FOR PLANNING AUTHORITIES, Castleblayney would fall under the realm of a small and medium sized towns (1,500-5,000 population). The population being currently circa 3,900. 3.2.4 The policy objective for this is that densities of 25- 40 units per hectare be applied at the edge of small/medium towns. Please see extract 2 below. This we believe is therefore the Density that is relevant given the Guidelines are national policy and guidance in relation to the planning and development of settlements and housing. The density of 28units/hectare is therefore at the lower end of the density range. (ii) Table 3.6 Areas and Density Ranges Small to Medium Sized lbwns Small / Medium Town - Centre In many cases, the town centre comprises a main street and streets immediately adjoining. while the inner urban neighbourhood consists of the early phases of residential development around the centre, and may include local services and inter - dispersed commercial, industrial and institutional uses. Backland, brownfield and infill sites will generally be in the town centre or inner urban neighbourhoods. It is a policy and objective of these Guidelines that the scale of new development in the central areas of small to medium sized towns should respond positively to the scale, form and character of existing development, and to the capacity of services and infrastructure (including public transport and water services infrastructure). Small / Medium Town Edge The edge of small to medium sized towns are the lower density housing areas constructed around the centre, while urban extension refers to greenfield lands at the edge of the built-up area that are zoned for residential or mixed -use (including residential) development It is a oolicv and objective of these Guidelines that densiti in the range 25 dph to 40 dph (net) shall generally be applied at the edge of small to EXTRACT 2. 3.2.5 We note that the planning officers report states "whilst the applicant refers to Sustainable Residential & Compact Settlement Guidelines (2024) the Planning Authority position is that the density referred to in the Guidelines would apply to lands zoned generally for residential. The site in question is specially zoned 'residential B' with the 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". This statement is misleading as the Sustainable Residential & Compact Guidelines specifically states that the density range of 25dph to 40dph shall generally apply to the edge of small to medium towns. This therefore not applicable to generally zoned lands for residential but rather the edge of towns as is the case with this site. Page 5 3.2.6 The site specific reasons for an age friendly development and increased density on this site are as follows: • The proximity to services and infrastructure including easy walking distance to shops, bus stops, church, etc. • Compact growth and National policy as per Sustainable residential guidelines discourage low -density residential sprawl. This means less reliance on private cars, etc and a more compact urban form. The increased density at the urban edge contributes to a more compact urban form, helping meet regional population targets within an existing settlement. • Downsizing which frees up family homes- The properties can be occupied by elderly people which will allow larger family homes to become available for younger generation and family living. • Sustainable transport — by concentrating people in the areas service by public transport, walking, cycling routes etc the need for private car use is reduced. This helps climate change objectives via lower carbon emissions and improves air quality. • Existing Serviced land - The site benefits from existing sewerage and watermain serving the area. • The proposed 7no. units is required to make the development economically viable. The proposal is to provide for much needed age friendly single storey dwellings. The units are small and hence higher densities required to make the development viable. • The small site with quality designed units creates a safe neighbourhood which will support local shops and community facilities and will enhance the overall character of the area. Again, the units are for older people and higher densities create a safer environment. • There is an existing similar density development close by on the opposite side of the road (Connabury Hill). See extract 3 overleaf. • Housing Bodies have identified a need for this type of development for older persons. Indeed, we would draw your attention to the current last phase of the Development Radharc an Bhri on which were responsible for design where it was identified by the Housing Body and indeed MCC Housing for the need for this type of dwellinghouse and they are currently under construction. • Again, we note the proposal is for age friendly house (2 bedroomed units). The number of persons occupying each unit is at a minimum. The 2 bedroomed units would facilitate 3 persons which would in effect add up to (3x7=21 persons). If 5no. 3 bedroomed units were constructed they would facilitate equate to at least 25-30 persons and in effect family homes as opposed to an age friendly development for retired persons downsizing etc.. The main focus of this development is as an age friendly safe environment which lends itself to higher density for a safer environment. • The note that the reason for refusal refers to the proposed development "is considered of excessive density and contrary to the established character and pattern of development Page 6 in the area". The development plan refers to "site -specific circumstances can justify otherwise". There are significant circumstances as outlined already above that justify the proposed density but also in any case we are within the Densities required under Sustainable Residential Development Guidelines for Planning Authorities. r f i �� -�: I . rte r. ` ri EXTRACT 3- CONNABURY HILL OUTLINED IN BLUE. SITE OULINED IN RED. 4.0 REFUSAL REASON 2 I'uli'.;y RAP 1/ Section 15.22,2 of the 1Munahan t_ iuuty l;c,pnteut Plan 202S-2031 set ou± that ill developments lrm+Ist haregard to the pot•Ln1Ill In pa upon tho residential amenity 01 e H int and permitted residential land uses In the vidnity of the develeprnent. The ptt:pased development, by virtue of building line and proximity to neighbour inn development, is 4onsid,on d of poor layout/design and resulting In an overbearing iinpact and one "which would be injurious to nell;hbourtng established residential amenify, The proposed development would therefore be contrary to the Monaghan County Development Plan 2025-2031, and cunttaiy to the proper planning and sustainable developnl nt of the area.. 5.0 APPELLANTS RESPONSE. For clarity we will respond under relevant headings to address the above reason for refusal: 5.1 BUILDING LINE 5.1.1 The proposed development was reduced in size from 9 units to 7 units including the omission of 2no. 3 bedroomed houses in lieu of 2no. 2 bedroomed units with a smaller footprint. This omitted the original two units. The site layout changed to facilitate the lower density and proposed buildings to be within the building line. Page 7 5.1.2 In appendix 2 at the rear of this report we include Taillte Eireann Planning pack map with the footprint of the proposed development superimposed and the building line indicated. Extract 4 below is from this map. The building line is shown in blue. There is the Homezone service road, parking areas and a large open space with southerly aspect in front of the housing units. The original proposal planning submission buildings are outlined in green which crossed the building line but the revised proposal does not. The proposal is behind the building line. It was our belief in any case given the urban location that the building line is not clear given the set back of each dwelling house/ building is different as can be seen on the map. � in \ Castlebiaynsy ` O it o c Faughs GAA Club `. \` I S An oinicenr cj �`C'\ Connabury SITE o�rur!EO IPA Q-•( `\ c - ~ /f' CUiEJhE 0=5��ILGd�,ti'37C�ROFJGItL+.! 11'�` PUNNING SJ?I.IIS.'J N7Y:k �N \ GREEN � ` % .::�\� _t--� EXTRACT 4 The above demonstrates that the proposal is within the established Building lines. 6.0 PROXIMITY TO NEIGHBOURING DEVELOPMENT AND OVERBEARING. 6.1.1 In the first instance it must be emphasised that the proposal is single storey dwelling houses that are laid out to follow the contours of the existing site. The houses are single storey so there can be no overlooking. The maximum height to the ridge level is 5.7m. The proposed boundary walls where required are 2m in height. 6.1.2 There are existing boundary walls on site in excess of 2m high to the east with back trees in excess of 5-6m in height that grow/ rooted on the neighbouring property. There is therefore no overbearing impact. (Please refer to photograph 1 below). 6.1.3 The existing boundary to the north includes an existing shed on the adjoining property in excess of 6m in height with an eaves height of in excess of 4m. The boundary to the Page 8 north east is an existing timber fence that will be replaced with a new 2m high masonry wall. This is the boundary to a GAA Club. There is a narrow grass strip on the GAA club side adjacent a service roadway to the club. It does not have any overbearing impact. (Please refer to photograph 2 below). 6.1.4 The reminder of the boundary to the north west is a perforated block wall with capping measuring approximately 1.3m in height. It is important to note that there is an existing difference in level in excess of 1 m between the ground level to the proposed development and the existing house to the north. The proposed finished floor level to the house No. 1 (highest house on terrace) is 105.500. The floor level off the existing house is 107.04. The proposed house is therefore in excess of 1.5m below the existing house. The boundary wall being 2m in height from the proposed development will in effect mean the wall height when viewed from adjoining property will not really differ. Again this demonstrates that there will be no increased overbearing impact from the proposed low rise single storey housing units or boundary treatments. •'l ~tM_ I-� . l M � . ''t •4: r1 PHOTOGRAPHI PHOTOGRAPH 2 Page 9 6.1.5 The planners report states "proposed house No. 1 would be overbearing to the adjoining 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 of an established neighbouring dwelling and faces towards the rear elevation of the same dwelling". This statement is incorrect. We have already demonstrated above that the house No. 1 would not be overbearing given it is over 1.5m below the existing house floor level with a 2m high boundary wall between them. 6.1.6 House No. 7 faces onto an open green area and is separated from the adjoining property by a 2m high wall. Again, the house is single storey so there would be no overlooking of adjoining property. 6.1.7 The above demonstrates that the proposed development has no negative impact on the residential amenity of existing and permitted residential land uses in the vicinity of the development. The development is within the building line and would have no significant overbearing impact. 7.0 EXECUTIVE SUMMARY AND CONCLUSION. 7.1 In summary we have demonstrated why the reasons for refusal of this development by Monaghan Co. Council are no longer valid for the following reasons. 7.1.1 The number of units proposed was reduced from 9no. units as per original planning submission to 7no. units including 2no. 3 bedroomed units being omitted to reduce density. 7.1.2 The density has been justified as follows: • The houses are age friendly single storey properties located beside convenient shops, (Londis Castleblayney), Castleblayney Health Centre, St. Mary's church etc. with connectivity via footpaths, roadway etc. • The aim is to create a small hub/enclave for age friendly people with facilities close by but away from the main busy town centre or more central location. • There is a significant demand for this type of dwelling house for older people to downsize and live in a smaller house in a secure environment. • The development is at the lower density range required by the SUSTAINABLE RESIDENTIAL DEVELOPMENT GUIDELINES FOR PLANNING AUTHORITIES 2024, • The proximity to services and infrastructure including easy walking distance to shops, bus stops, church, etc. • Downsizing which frees up family homes. • Sustainable transport — by concentrating people in the areas service by public transport, walking, cycling routes etc the need for private car use is reduced. Page 10 • Existing Serviced land - The site benefits from existing sewerage and watermain serving the area. • The small site with quality designed units creates a safe neighbourhood which will support local shops and community facilities and will enhance the overall character of the area. Again, the units are for older people and higher densities create a safer environment. • There is an existing similar density development close by on the opposite side of the road (Connabury Hill). 7.2 In terms of over bearing and proximity to adjoining properties we have demonstrated as follows: • The proposal is single storey dwelling houses that are laid out to follow the contours of the existing site. The houses are single storey so there can be no overlooking. • The proposed finished levels, house orientation, boundary walls, existing mature trees and existing buildings on site boundaries ensure that there is no significant overbearing impact. There is a well -publicised Housing Shortage crisis this Country and indeed in the Local Area of Castleblayney and Co. Monaghan and this is an opportunity to construct local houses to meet Local Housing Requirements on Zoned Lands. It is worth noting that Monaghan County Council signed up to become an Age Friendly County in September 2011. In the 15 year period that they have signed up to this there is no record of any age -friendly developments been submitted or approved. We believe that if the refusal decision is upheld then it is a huge missed opportunity for Castleblayney and Monaghan. We have outlined the reasons above why the Monaghan Co. Council Decision to refuse planning is no longer valid. This planning application should be granted in the interest of consistency and proper planning and sustainable development in the area. If you have any queries, please do not hesitate to give us a call. YOURS SINCERELY, /f lfjY�� I VIVIAN MCNAMEE FOR AND ON BEHALF OF MCNAMEE CHARTERED BUILDING SURVEYORS LT Page 11 APPENDIX 1 - E-MAIL DATED FRIDAY 2ND JANUARY 2026 WITH ATTACHED 2NO. DRAWINGS Page 12 APPENDIX 2 -PLANNING PACK MAP Page 13 APPENDIX 3 - COPY OF NOTIFICATION OF DECISION TO REFUSE REF: 25/47 Page 14 Make a Planning Appeal Direct URL: https://torms.gov ie/en/68e6334b054d8f2739f8ad5b Response ID Date submitted Check if you can appeal to An Coimisiun Pleanala What type of appeal are you making? 6a43d31ede4884e8d04db3b5 30/06/2026 First -party appeal (I lodged the original application to the planning authority) Select the statement that applies to you I am an agent acting on behalf of the appellant During the appeal we will post/email information and items to the The agent acting on behalf of the appellant or prescribed body appellant or to the appellant's agent. For this appeal, who should we write to? Throughout the appeal process, we may issue correspondence to the Yes appellant/agent as selected above by email. Please confirm that you are satisfied to receive correspondence by email Appeal type "This section will determine the type of appeal you wish to make and calculate the fee involved. If you qualify for the reduced fee, only that amount will be charged." Is your appeal solely under Section 48 and/or Section 49 of the Planning No and Development Acts? Are you appealing against a non -financial condition that has been No attached to a permission by the planning authority? Does your appeal Include retention? No Does your appeal relate to commercial development? Yes Does your appeal or application include an Environmental Impact No Assessment Report (EIAR) or Natura Impact Statement (N IS)? Do you wish to request an oral hearing? No Please confirm the following fee details are correct: Yes Appellant/company details "This section is for details of the person/company who is making the appeal. If you are an agent submitting an appeal on behalf of a person/company, please include their details on this page. You can submit your agent details on the next page if applicable" Appellant's full name/Company name GEC Developments & Construction Ltd. Is the appellant/company's address In the Republic of Ireland? Yes Address 3 Roden Place Dundalk Co.Louth Ireland Phone number +353871682745 Is there more than one appellant associated with this appeal? No 'Please be advised that An Coimisiun Pleandla will only correspond with one appellant throughout the appeal process. If you wish to include further appellants on the appeal you may do so in your grounds to appeal document. If the appeal is a third party appeal, you must ensure that you have a planning authority submission acknowledgement letter for each appellant listed. This must be uploaded with your appeal documents.' Agent's details Agent's full name/Company name McNamee Chartered Building Surveyors Ltd Is your address In the Republic of Ireland? Yes Address Bantry House Jocelyn Place Dundalk Co. Louth Ireland Phone number +353876306580 Details about the proposed development This section asks for details about the planning authority decision you wish to appeal" Planning authority Monaghan County Council Planning authority register reference number 25/47 Address of proposed development Connabury Castleblayney Monaghan Ireland Grounds for appeal Describe the grounds of your appeal (planning reasons and arguments). Please refer to documents attached. You can enter them here or attach them as a document below **You can also attach further supporting materials on the next page" Supporting material If you wish you can include supporting materials with your appeal. Supporting materials include photographs, plans, surveys, drawings, technical guidance documents and so on. Please note An Coimisiun Pleanala will receive a complete copy of documents/drawings/maps that were submitted at planning authority stage. When submitting supporting material, please only include new documents. (This does not apply to third party appeals where we will always require a copy of your planning authority submission acknowledgement letter.) If you have added attachments, submitting the form may take a few moments. Thanks for your patience. info@mcnameecbs.ie From: Darragh McAdam <dmcadam@monaghancoco.ie> Sent: Friday 2 January 2026 14:19 To: info@mcnameecbs.ie Subject: RE: PLANNING REFERENCE 25/47 - GEC DEVELOPMENTS Hi Vivian, Happy new year to you. Further to your e-mail, there remain concerns about the number of units / density of development. In respect of Residential B lands, para 15.8.8 of the Dev. Plan states: "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" Regards Darragh Mc Adam I Executive Planner Monaghan County Council Planning Dept. I No. 1 Dublin St. I Monaghan H18 X982 T +353 (0)47 30532 E dmcadamt5 monaehancoco.ie From: info@mcnameecbs.ie <info@mcnameecbs.ie> Sent: Friday 19 December 2025 16:07 To: Darragh McAdam <dmcadam@monaghancoco.ie> Subject: PLANNING REFERENCE 25/47 - GEC DEVELOPMENTS Dear Darragh, I hope this finds you well. We had some discussion about the above in respect of the further information request and we now attach our revised proposal for your review in terms of some further information items as follows: Ft ITEM 2 We believe the development meets the requirements of Monaghan Co. Council Development plan as under section 2.3 states that densities of 30 to 50 dwellings per hectare should generally be applied in edge of town locations. In these respects the proposed density would equate to 36 per hectare which is within this range. Fl ITEM 3 We have now revised the proposal to omit the 3 bedroomed units (1 &9) and provide smaller 2 bedroomed units which have a much smaller footprint. The units 1 & 2 have been redesigned and marry to the existing Building line. (See attached revised site layout and revised unit 1 & 2 designs). We would also wish to draw your attention to recent developments granted permission and under construction in which the existing Building lines were not adhered to or re=established and we note they worked out very well. In these respects, I would refer you to Figure 1, 2 and 3. In any case we believe our revised design as per attached site layout plan marries to the existing building lines. We would refer you to Fig. 4 in these respects whereby the building line along the N53 varies. The site layout plan shows the original houses outline in GREEN. It can be seen that we have significantly altered the layout to meet requirements. FI ITEM 7 In terms of individual access to the rear gardens. We note that there is access to units 1,2, 3 1nd 9. The other units 4-8 will have bin and storage facilities within the front private amenity spaces. We note that this approach was applied to the small single storey units on granted permission under planning reference 22/ 354 as per the site layout below shown (EXTRACT 1). Access passageways to the rear can also create security issues and given the proposal is for an age friendly development we would wish to avoid this. EXTRACT 1 —SITE LAYOUT from PL REF: 22354 FI ITEM 8 The revised site layout now provides for an open space of 269.5 sqm . The required open space at 10% is 250sgm. FI ITEM 9 The units numbered 3-9 each have provision for 2no. car parking spaces for each unit. We have also now an additional parking space off the open space area. Given the development is relatively small with only 2 bedroomed units we believe that the provision is adequate for the development. We note that an additional visitors parking area could be provided off the open space area which is now above requirement but again we believe it is not required. 2 The proposal is an age friendly development with 2 bedroomed units. It is unlikely they will be occupied by large families and visitors/traffic tend to be less. SPPR 3 states that the maximum parking should be 2 per dwellinghouse. In addition, it states that in accessible locations, defined in Chapter 3 (Table 3.8) car- parking provision should be substantially reduced. The maximum rate of car parking provision for residential development, where such provision is justified to the satisfaction of the planning authority, shall be 1.5 no. spaces per dwelling. If you have any queries please do not hesitate to give me a call. I will take this opportunity to wosh you a Merry Christmas and Healthy and Prosperous New Year. Regards, Vivian McNamee MSCSi MRICS McNAMEE CHARTERED BUILDING SURVEYORS LTD BANTRY HOUSE JOCELYN PLACE DUNDALK CO.LOUTH T: 042 9386478 Mob: 087 6306580 E:mail : info@mcnameecbs.ie The information contained in this message, and any files transmitted with it, is intended for the named recipient(s) only. It may contain privileged and/or confidential information and if you are not the intended recipient, you must not disseminate, distribute or copy this e-mail, If you have received this e-mail in error, please notify the sender immediately by e-mail and delete it from your system. E-mail transmission cannot be guaranteed to be secure and therefore Monaghan County Council does not accept legal responsibility for the contents of this message. Except where sent in the ordinary course of business, any views or opinions presented are solely those of the author and do not necessarily represent those of Monaghan County Council. Monaghan County Council operates anti -virus programs; however, we do not accept responsibility for any damage whatsoever that is caused by viruses being passed. Monaghan County Council monitors e-mail communications for operational, security and business reasons. Don fhaighteoir (nodo na faighteoiri) ainmnithe amhain an t-eolas at£ sa teachtaireacht seo.D'fheadfadh eolas runda no faoi phribhleid a bheith istigh inti agus murachtusa an faighteoir beartaithe, nil cead agat an riomhphost seo a scaipeadh, adh£ileadh no a choipeail. Ma fuair to an riomhphost seo de bharr botuin, cuirin iol don to a sheol a laithreach, le do thoil, trf riomhphost a chur, agusscrios e o do choras. Ni feidir a dheimhnh1 go mbeidh seachadadh rfomhphoistslan agus mar sin de of ghlacann Comhairle Contae Mhuineachain le freagrachtdhlfthiuil as £bhar na teachtaireachta seo. Ach gurb a gn£thchomhfhreagras gnoata i gceist, is leis an udar amhain aon bharoil no tuairim a chub -tear ilathair agus of g£ gurb ionann lad agus bat -Oil no tuairim Comhairle ContaeMhuineachain. T£ rfomhchlair frithvfreas i bhfeidhm ag Comhairle ContaeMhuineach£in, ach of ghlacaimid le freagrachtas aon diobhail d'aon sort ambeidh seachadadh vfris mar chdis lei. Deanann Comhairle Contae Mhuineachainmonatoireacht ar chumarsaid rfomhphoist ar chufseanna oibriochtula, sl£nd£laagus gno. This email has been scanned by iomartcloud. http://www.iomartcloud.com � g m ZL9Z99 y V ZL9Z99 O - NO O � N �■ (� O O O //� i 00 C a o O o 1 ; 0 00 I 1 _ DUBLIN ROAD N n ^ E 0 ,,,lONIr1 inla 'rL' Jlll IV -. o0O Sy F�oa�D mss TI o n� °' O C E 3 I �����.. Z z m z O n n m 3�°fmm�// vTK/N cm ^ w O Qy 7 G m .. f N n m o Z _ Amo�2 Omna °� �A m S $o Zz (D n (p Q) 6 ...:...............�. UP f0 a= n�° N. _ 0 SSL99 <'\ SZC99 D© on -1 ° m N T. ,�o.-., oyoi m= m a �'45�Z=I a B �a=go = (� m o m c d. o IV N+ D . c o m md�°mm3 oaoo 7• lD � N a o a to Rw D�m =,o as � ≤. d� =•=.�av gyp_ �� o N} N d R cntnov oW z - �� O ff' u o F3o.o _ G O o z H Nom Er Oo c W N0 LP O.Z1 sFp� ��Am mB boa m coz O ISO CD -mi -WC N Rannfg Pleanail Planning Section 00353 47 30532 �r,Cf 9JJ,A ALA CcmA.LL C.w,.. MAuin..<h,in planning@monaghancoco.ie a n n i n g@ mo n a g ha n coco. i e M.1?.o County Cour,Nl MONAGHAN COUNTY COUNCIL 04/06/2026 Ref No: 25/47 TO: GEC Development and Construction Ltd. Mc Namee Chartered Building Surveyors Bantry House Jocelyn Place Dundalk Co. Louth Re Planning and Development Act 2000 (as amended) NOTIFICATION OF DECISION TO REFUSE Monaghan County Council has by order dated 04/06/2026 decided to REFUSE permission to the above named for the development of land, in accordance with the documents submitted namely for: - 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, Significant Further Information received relates to, revised plans comprise a reduction in the number of dwellinghouse to 7no. age friendly single storey 2 bedroom terraced dwellinghouses, revised site layout and changes to the ancillary and associated site development works. at Connabury Castleblayney Co. Monaghan for the 2 reason(s) set out on the Schedule attached. Signed on behalf of Monaghan County Council. ut' ( w Date 0 Oifigi Pleanala Comhalrle Contae Mhuineachain 1 Sr6id Bhaile Atha Cliath, Muineachan, H18 X982, L=ire. ADMINISTRATIVE OFFICER O0 00353 47 30500 info c@monaghancoco.ie eolas@monaghancoco.ie www.monaghan.ie 0 Planning Offices Monaghan County Council 1 Dublin Street, Monaghan, H18 X982, Ireland. Failtlonn an tUdaras Aitiuil roimh chomhfhreagras i nGaeilge If you are aggrieved by this decision you may appeal it within four weeks from the day of the decision, by forwarding your grounds of appeal to The Secretary, An Coimisi6n Pleanala, 64 Marlborough Street, Dublin 1, D01 V902. This is a strict time limit. The appeal must in be writing (either typed or handwritten). You must clearly state your own name and address. If someone is acting for you, like a planning agent they must clearly state their own name and address as well as your name and address. You must give enough details to allow An Coimisit n Pleanala to identify the application you wish to appeal. You must provide your planning grounds of appeal (reasons and arguments) for your appeal and any items you wish to support your grounds of appeal. If you are a third party, you must include the written acknowledgement given to you by the planning authority to confirm it received your submission at planning application stage. The appeal must be fully complete, with your name and address, the subject matter of the appeal, the full grounds of appeal and supporting arguments and material, appropriate fee and evidence of payment of submission fee to the Planning Authority. You must pay the correct fee to An Coimisiun Pleanala. For more information on how to make an appeal see www.pleanala.ie O O Q O Oifigl Pleanala Comhairle Contae Mhuineachain 1 Sraid Bhaile Atha Cliath, Muineach an, H18 X982, Eire. 00353 47 30500 info@monaghancoco,ie eolas@monaghancoco.ie www.monaghan.ie Planning Offices Monaghan County Council 't Dublin Street, Monaghan, H18 X982, Ireland, Failtlonn an tUdaras Aitiiiil roimh chomhfhreagras i nGaeilge 25/47 GEC Development and Construction Ltd., Connabury, Castleblayney, Co. Monaghan 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. Tile 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. 0 Oifigi Pleanala Cornhairle Contae Mhuineachain 1 Sraid Bhaile Atha Cliath, Muineachan, H18 X982, Eire. JL O® 00353 47 30500 info@monaghancoco.ie Bolas@monaghancoco.ie www.monaghan.ie 0 Planning Offices Monaghan County Council 1 Dublin Street, Monaghan, H18 X982, Ireland. Failtionn an tUdaras Aitii it roirnh chomhfhreagras i nGaeilge Bl u e / b l a c k sl a t e s i t i l e s | osy9 0sZ'9 QSZ'9 osr'9 | Re n d e r e d pl a s t e r fi n i s h Se l e c t e d na t u r a l st o n e Re n d e r e d pl a s t e r fi n i s h fi n i s h Do u b l e gl a z e d up v e wi n d o w s on 10 0 m m p. c ci l l s it Fr o n t el e v a t i o n (H o u s e 1& 2 ) Re a r el e v a t i o n (H o u s e 1& 2 ) i , —[ B l u e / b l a c k sl a t e s i t i l e s _ | Re n d e r e d pl a s t e r fi sh | Se l e c t e d na t u r a l st o n e fi n i s h Se l e c t e d ha r d w o o d en g i n e e r e d do o r an d do u b l e gl a z e d si d e sc r e e n oa 10 , 7 1 5 ; ie s ) osr9 y 7 ~—_ 4 + y y Hh elas josok ose y 4 Do u b l e gl a z e d up v c wi n d o w s on 10 0 m m p. c ci l l s | 14 . 5 7 m ? 14 . 5 7 m 2 , 1, 5 0 0 , |] 41 , 5 0 0 | \ | FE 3, 0 0 0 : i | Be d r o o m Be d r o o m ‘ Be d r o o m wl . 70SO'L" OSEL 4 OOLe OOLe by by QQ pee { XE RWW SZO'L y 002'8 y b 7 GZO"L 7” OSEh 4 00¢'8 ™OseT 4 \ ao RS. ° dq <= y Bl u e / b l a c k sl a t e s / t i l e s i 009°L Re n d e r e d pl a s t e r fi n i s h b y Se l e c t e d na t u r a l st o n e fi n i s h Se l e c t e d ha r d w o o d en g i n e e r e d do o r an d do u b l e gl a z e d si d e sc r e e n 009" 70¢2' | i 2) y 4 yy 4 16¢6""GZV" ose osl9 00691 006°91 y Do u b l e gl a z e d up v c wi n d o w s on 10 0 m m p. c ci l l s b70S2"SE0'L" y 008"9 y Ki t c h e n / l i v i n g 28 . 1 m 2 H @ he n / l i v i n g /d i n i n g m2 008 Oso'L A3 008°9 % \ \ / y 909"t “*0SZ"SE0L" 008"T 008" y 4 > 0 Ov6 € y CL A LL L Px xd AF > oo6'l 7 WW SOT \— osr'9 == ; Ho u s e No d 60 0 60 eg e t Ki t c h e n i l i v i n g io 70 0 ) _ 82 5 )7 5 0 , 8 2 5 , 9 5 0 , » 1, 4 1 5 , 19 5 25 ; FQ 3 4 7 7A 7 A | 4 x = i 5 : 70 0 ) » 24 0 0 1 4, 5 1 5 y 2 , 4 0 0 ~ S 2 0 6 % % G LL 4" i 10 , 7 1 5 A RR S al 002° 00r'e et c h 2 BE D R O O M E D SI N G L E ST O R E Y HO U S E DE M O N S T R A T I O N OF ME E T I N G RE Q U I R E M E N T S OF DE P A R T M E N T OF TH E EN V I R O N M E N T PU B L I C A T I O N - * QU A L I T Y HO U S I N G FO R SU S T A I N A B L E CO M M U N I T I E S - BE S T PR A C T I C E GU I D E L I N E S FO R DE L I V E R I N G HO M E S SU S T A I N I N G CO M M U N I T I E S , Se c t i o n A3 DW E L L I N G TY P E [A R S E T . 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(8 Ge c t e a l a ir me n s r a r e en a be a n , 2 BE D HO U S E 30 s q m 3 BE D HO U S E 4 sq m se m e ac h ha v e Sc r a p e r s et ev e r y 3. ” Ca r r TH E PR I V A T E OP E N SP A C E ME E T S TH E RE Q U I R E M E N T FO R MI N I M U M OP E N SP A C E ST A N D A R D S FO R EA C H OF TH E UN I T S . ee (e e e pr e c a a co r r e op s So (E e a i n g Yr e a n an pl a n g to be re t u n e d . ce r n me t e r s en t s ye n e s c n d n e s Ry sa e Ex i s t i n g fe n c e to be re m o v e d an d ne w so l i d ma s o n r y bl o c k wa l l na p re n d e r e d bo t h si d e s wi t h pr e c a s t co n c r e t e ca p p i n g at 2m in he i g h t to be co n s t r u c t e d . OF i e o d ig h t be c k e t t ee e 2 'T E R A C C E OF SI N G L E ST O R E Y HO U S E S , Sn o , 2 be d r o o m ho u s e s (u n i t s 4- 8 ) ve g a t a t i o n gr o w t h an d ne w ni 3 ae sc a l e d , =F 2n o , 3 be d r a o m ho u s e s (u n i t s 3 & 9) 40 8 9 30 0 . 8 5 sN a H ag IT E OU T L I N E D IN RE D . . Ex i s t i n g na p re n d e r e d ma s o n r y wa l l to be en h a n c e d / re c o n s t r u c t e d wh e r e ne c e s s a r y . Ne w 2m hi g h ti m b e r sh e e t e d ga t e Ex i s t i n g dw e l l i n g ho u s e . co n c r e t e ca p p i n g na p re n d e r e d bo t h si d e s . Ex i s t i n g pe r f o r a t e d bl a c k ma s o n r y wa l l to be re m o v e d an d ne w so l i d ma s o n r y bl a c k wa l l na p re n d e r e d bo t h si d e s wi t h pr e c a s t co n c r e t e ca p p i n g at 2m in he i g h t to be } { in Bh o sa s © 95 . 8 8 MH Li n e of vi s i b i l i t y at a se t ba c k of 2. 4 m at 49 m ov e r a he i g h t ‘o f 0. 6 m to 1. 0 5 0 m . Li n e of ex i s t i n g bl o c k wa l l to be re m o v e d sh o w n do t t e d . H LO C A T I O N OF SI T E NO T I C E SI T E LA Y O U T PL A N sc a l e :1 : 5 0 0 EX T R A C T O. S SH E E T NO ' S 13 5 6 - D / 14 2 5 - B SI T E AR E A 0. 2 5 0 He c t a r e s OS LI C E N C E No ; 00 4 0 7 2 4 Pr o p o s e d ne w en t r a n c e Li n e of vi s i b i l i t y at a se t ba c k of 2. 4 m at 49 m ov e r a he i g h t of 0. 6 m to 1. 0 5 0 m , +0 . 0 0 PR O P O S E D FI N I S H E D LE V E L S 0. 0 0 PR O P O S E D FI N I S H E D GR O U N D FL O O R LE V E L S TO TH E RE S I D E N T I A L UN I T S . NO T E : AL L LE V E L S AR E IN ME T R E S . AL L SI T E DE V E L O P M E N T WO R K S TO BE CA R R I E D OU T IN AC C O R D A N C E WI T H MO N A G H A N CO U N T Y CO U N C I L GU I D E L I N E S AN D ST A N D A R D S . PR O P O S E D SI T E LA Y O U T PL A N D0 NO T SC A L E FR O M TH I S GR A W I N G . W O R K ON L Y FR O M FI G U R E D DI M E N S I O N S . g mc n a m e e “e e LA N D S C A P E AL L ER R O R S AN D OM I S S I O N S TO BE RE P O R T E D TO TH E BU I L D I N G SU R V E Y O R , CU E N T GE C DE V E L O P M E N T AN D C3 No . DA T E CO N S T R U C T I O N LT D . 43 7 2 17 / 1 2 / 2 0 2 5 i vO B PR O P O S E D NE W RE S I D E N T I A L DE V E L O P M E N T | DR G No . FE V RE S I D E N T I A L DE V E L O P M E N T pp - n t a f LZ TH I S DR A W I N G TO _3 E RE A D IN CO N J U N C T I O N WI T H RE L E V A N T CO N S U L T A N T ' S DR A W I N G S , / f B ST A G E ST E CO N N A B U R Y , CA S T L E B L A Y N E Y Ss PL A N N I N G FI CO . MO N A G H A N DSISISYNWISISJ INSISTS, > Sis PSISSPXSESSNSS, ISISSINY SISSY AL E 1: 5 0 0 SK SK E T C H DE S I G N SS SU P E R S E D E D / ST A T U S KE Y : PR PR E U M E FC FO R CO N S T R U C T I O N CH K ST A T D A T E CH K ST A T DA T E R ac th e or o n e r t y of me n a m s s ch a n a r e d bu i l d i n g su r v e v a r s an d ca n n o t Ye us e d co o l e d or ex h i t i t e d wi t h o u t se r m i s s i c n .