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HomeMy WebLinkAbout2660287 - Other Assessments - Planning Report P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Project Ref: Irwin’s Warehouse Extension Castleblayney Our Ref: 25-09 Re: Planning Application for Proposed Constrcution of a new showroom and warehouse premises at Bog Road, Castleblayney, Co.Monaghan. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Introduction An application is being made to Monaghan County Council on behalf of Irwin Tile Importers Limited for planning permission for development at Bog Road, Castleblayney, Co Monaghan. The proposed development consists of the construction of a new showroom and warehouse premises comprising the following : 1. Construction of a two storey showroom/warehouse unit. 2. Provision of hardstanding areas, including car parking spaces, internal roads and turning heads. 3. Provision of an outdoor paving and hard landscaping display area, including a single -storey display structure. 4. Connection to existing public mains services. 5. Alteration of existing entrances onto the public roadway. 6. Instal lation of company signage on the building and at the site entrance. 7. Provision of new street lighting, including alterations to existing public lighting infrastructure. 8. Construction of entrance walls and gates, boundary fencing, and all associated ancillary site development works. Site Overview Prior to commencing any design work, Craftstudio undertook a comprehensive analysis of the application site. The site is located to the north of Castleblayney and lies within the Settlement Envelope as defined on the Castleblayney Town (Map CYDP1) of the Monaghan County Development Plan 2025-2031. Aerial Ph otograph of Bog Road with site outlined in red RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t The site is currently occupied by an existing warehouse and associated hardstanding, which is under the ownership of the applicant. The surrounding area is characterised by a mix of industrial, enterprise and commercial uses, reflecting the site's zoning as 'Industry/Enterprise/Employment' under the Monaghan County Development Plan 2025 –2031. The site benefits from established access and existing utility infrastructure, making it well suited to the proposed showroom development. Its location on the northern approach to Castleblayney provides excellent visibility and accessibility from the surrounding road network, facilitating customer and commercial vehicle movements. The redevelopment of the site will represent an efficient use of serviced employment lands, enhancing the existing commercial premises while contributing to the continued economic development of the area. The site is located to the north of Castleblayney, the land is currently zoned as ‘Industry/Enterprise/Employment’ in the Monaghan County Development Plan shown as red in the extract below. Extract from Castleblayney Town (Map CYDP1) from the Monaghan County Development Plan 2025 -203 (Note: the site is denoted with a yellow star) Site Analysis The site comprises approximately 0.8312 hectares of land located to the north of Castleblayney within an established industrial and commercial area. The site is bounded to the north by Bog Road, to the north -east of the site is Irwin Tiles & Hardwood Flooring home goods store. To the south and west of the site are existing warehouses and industrial developments. To the east of the site is an inlet of Lough Muckno, the R181 is to the east of the site, this is a regional road running from the R162 near Shercock to the border with Northern Ireland near Keady. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Site Opportunities The site benefits from its strategic location to the north of Castleblayney, with direct access to the national road network, providing excellent connectivity for customers, suppliers, and commercial vehicles. The site is zoned 'Industry/Enterprise/Employment' under the Monaghan County Development Plan 2025–2031, supporting employment-generating development and commercial investment in this location. The proposed Irwin showroom represents an appropriate use within the established employment area, contributing to the economic growth of Castleblayney through the provision of modern commercial facilities and job creation. The site's location within a designated employment zone allows for the efficient use of existing infrastructure and services while reinforcing the area's role as a key commercial and industrial hub. Castleblayney is identified as a Tier 2 – Town in the Monaghan County Development Plan 2025 –2031, where economic development and investment are encouraged to strengthen the town's role as a key service and employment centre within the county. Previous Plannin g Applications T here is one previous planning application relating to this site listed on the eplanning.ie website, which is detailed as follows: - - Reference no: 0540011 – for the erection of a wholesale warehouse incorporating 4 no. 2 storey units, boundary treatment and ancillary parking on industrial and business park previously approved under ref no CB 15/04 - The application was granted with conditions in 2005. - T his application was for the existing warehouse on site under the ownership of the applicant. Extract from Monaghan Planning Portal map with Site boundary overlain in red. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Core Strategy and Relevant Planning Policy The proposed development accords with the objectives of the Monaghan County Development Plan 2025 –2031, in particular the following: Economic Development Objective EDO 2 "To zone a sufficient amount of land in appropriate serviced locations for the facilitation of industrial and commercial activities that will stimulate the economic viability and vibrancy of the County." Economic Development Objective EDO 3 "To encourage industrial and economic development, including small scale/startup businesses of appropriate scales, at locations in line with the Settlement Strategy and Economic Strategy as set out in Chapter 2 Core Strategy of the Monaghan County Development Plan 2025 –2031." Economic Development Objective EDO 5 "To acquire and develop suitable serviced sites for the development of industrial/business parks and actively encourage industry and economic development, particularly new business start -ups or expanding enterprises, to locate at such selected sites." Economic Development Objective EDO 6 "To assist in the establishment or expansion of industrial, commercial or other such endeavours that will provide increased employment opportunities in the County, subject to normal development management, environmental and technical requirements." Economic Development Policy EDP 1 "Industrial and economic development shall be at appropriate locations in line with the Settlement Strategy as set out in Chapter 2 of the Monaghan County Development Plan 2025 –2031, and of a scale commensurate with its location." Economic Development Policy EDP 2 "Where a proposed industrial or economic development is considered to be a significant employer and/or intensive in nature, such developments shall preferably be located within the settlement envelopes of the five towns and should be in locations accessible by public and active travel methods." The proposed showroom development will facilitate the expansion of an established local business on lands specifically zoned Industry/Enterprise/Employment . The proposal represents the efficient use of serviced employment lands, supports continued investment in Castleblayney, and contributes to the economic vitality of the town through the provision of modern commercial facilities and employment opportunities. Accordingly, the proposed development is considered to be consistent with the Core Strategy, Economic Development Objectives and Economic Development Policies of the Monaghan County Development Plan 2025 –2031. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Regional and National Planning Policy This planning application has been considered in relation to national and regional planning policy and guidance documents, some of which are listed below. Project Ireland 2040 – National Planning Framework (NPF) and the Regional Spatial and Economic Strategy (RSES) for the Northern and Western Regional Assembly . The proposed development accords with the objectives of Project Ireland 2040 – National Planning Framework, which seeks to support sustainable economic growth by directing development to appropriately zoned and serviced lands within existing settlements. The proposal represents the expansion of an established local business within a designated employment area, making efficient use of existing infrastructure while contributing to employment creation and investment in Castleblayney. Of particular relevance are the following National Strategic Outcomes (NSOs): • National Strategic Outcome 1 – Compact Growth, which promotes the consolidation and sustainable development of existing settlements through the efficient use of serviced lands. • National Strategic Outcome 5 – A Strong Economy, Supported by Enterprise, Innovation and Skills, which seeks to support enterprise development, investment and employment throughout the country. • National Strategic Outcome 6 – High -Quality International Connectivity, recognising the importance of strategic transport infrastructure in supporting economic activity and business competitiveness. The proposal is also consistent with the Regional Spatial and Economic Strategy (RSES) for the Northern and Western Region, which supports sustainable economic development, investment in enterprise, and the growth of key towns through the provision of appropriately located employment -generating development. The proposed showroom will enhance an existing commercial operation on lands specifically zoned for industry, enterprise and employment, thereby contributing to the economic role of Castleblayney within the regional settlement hierarchy. Local Demographics Castleblayney is one of the principal towns in County Monaghan and serves a wide rural hinterland, providing a range of commercial, employment and community services. The town has experienced steady population growth in recent census periods and continues to play an important role as a local employment and service centre. The surrounding area supports a strong agricultural, industrial and commercial economy, generating demand for trade, construction and home improvement products. The proposed showroom will serve both the resident population of Castleblayney and the wider catchment area across County Monaghan and neighbouring counties, providing an enhanced customer experience while supporting local employment and economic activity. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Land Use Zoning The Monaghan County Development Plan 2025–2031 identifies land use zoning as a means of guiding the appropriate location and distribution of land uses and activities throughout the County. The application site is located on lands zoned ‘Industry/Enterprise/Employment’, the objective of which is to provide for and support employment-generating development, enterprise activity and commercial uses, while facilitating the expansion of existing businesses and economic activity. The proposed development comprises a new showroom facility associated with the existing Irwin business operation, including customer-facing showroom areas together with supporting office, storage and staff facilities. The proposal is considered appropriate within this zoning designation, as it represents an expansion of an established commercial enterprise and will contribute to employment, economic activity and the continued investment in appropriately zoned employment lands. The development will make efficient use of an existing serviced site and reinforce the role of the area as an established location for commercial and enterprise-related uses. The proposed showroom is primarily trade-focused, providing a facility for the display and supply of products to customers, contractors and businesses within the construction and related sectors. The nature of the operation is not comparable to a traditional town centre retail use, as customer visits are generally purpose - driven and associated with specific purchases rather than extended shopping trips. The development will therefore not result in a significant impact on the established retail hierarchy of Castleblayney or surrounding towns. The site’s location north of Castleblayney, with direct access to the surrounding road network and proximity to the N2 National Primary Route, provides a suitable location for this type of commercial activity. The proposal will improve the efficiency of the existing business operation, reduce unnecessary commercial traffic movements through more constrained town centre locations, and support the continued economic growth of Castleblayney in accordance with the objectives of the Monaghan County Development Plan 2025–2031. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Design Principles This planning application has been designed in accordance with relevant national and local policies and guidelines. The proposed development consists of the construction of a new showroom and warehouse premises comprising the following : 1. Construction of a two storey showroom/warehouse unit. 2. Provision of hardstanding areas, including car parking spaces, internal roads and turning heads. 3. Provision of an outdoor paving and hard landscaping display area, including a single -storey display structure. 4. Connection to existing public mains services. 5. Alteration of existing entrances onto the public roadway. 6. Instal lation of company signage on the building and at the site entrance. 7. Provision of new street lighting, including alterations to existing public lighting infrastructure. 8. Construction of entrance walls and gates, boundary fencing, and all associated ancillary site development works Proposed Site Layout RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t The proposed development comprises a new two-storey showroom building with a total gross floor area of 1,838 sq.m, designed to complement and support the existing warehouse operation on site. The building has been designed to provide a modern, functional and high-quality commercial facility that will enhance the company's customer experience while accommodating its administrative and operational requirements. The ground floor, measuring approximately 958 sq.m, comprises the principal showroom area together with an entrance foyer and reception, customer and staff offices, meeting/board room, storage areas, lift, main stairwell and dedicated escape stairs. This layout provides an efficient arrangement of customer -facing and administrative spaces while ensuring safe circulation throughout the building. The first floor, measuring approximately 880 sq.m, accommodates additional office space, a staff canteen, communications room, secure store and ancillary storage areas. These facilities will support the day -to-day operation of the business by providing dedicated administration, staff welfare and secure storage accommodation. The proposed showroom has been designed to operate in conjunction with the existing warehouse, creating an integrated commercial facility that will improve operational efficiency, enhance customer service and support the continued growth of the business. The scale, layout and internal arrangement of the building have been carefully considered to provide a functional, accessible and flexible workplace while making efficient use of lands zoned for Industry/Enterprise/Employment under the Monaghan County Development Plan 2025–2031. Proposed Ground Floor Plan RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Proposed First Floor Plan Materiality The proposed showroom has been designed with a contemporary material palette that reflects its commercial function while providing a high-quality architectural finish appropriate to its location within an Industry/Enterprise/Employment zoned area. The primary elevations will be finished in a durable black metal cladding system, providing a robust and low-maintenance external envelope suitable for a modern commercial building. Selected areas of the elevations will incorporate green coloured cladding panels, reflecting the company's branding and creating visual interest across the building façade. The main entrance feature will be distinguished through the use of a ceramic rainscreen cladding system, providing a contrasting material finish that enhances the prominence of the customer entrance and creates a welcoming arrival point. The use of complementary materials and variations in texture and colour will assist in breaking down the overall scale of the building while contributing to a cohesive and contemporary appearance. High-quality aluminium framed windows and doors will be incorporated throughout the development, providing natural daylighting to internal spaces and contributing to the modern aesthetic of the building. Company signage will be installed on the building elevations and at the site entrance to clearly identify the premises and provide visibility for customers approaching the development. The signage has been carefully integrated into the overall design approach to ensure it complements the building façade and contributes positively to the visual character of the site. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Overall, the proposed material palette provides a functional, durable and visually attractive commercial building that enhances the existing site while reinforcing the identity of the Irwin brand. Connections The proposed showroom is strategically located to the north of Castleblayney within an established commercial and industrial area, benefiting from excellent connectivity to the local and regional road network. The site is accessed from the existing local road network, with convenient links to the N2 Dublin–Derry National Primary Route, providing efficient access for customers, staff, suppliers and commercial vehicles. Its location on the northern approach to Castleblayney offers excellent visibility and ease of access from both the town and the wider County Monaghan catchment area. The development will utilise the existing access arrangements to the site, ensuring safe and efficient vehicular movement while accommodating customer parking, staff parking and service vehicle access within the site boundaries. Existing pedestrian infrastructure in the surrounding area enables staff and visitors travelling from nearby employment areas and residential neighbourhoods to access the development on foot. The site's location within an established employment zone promotes the efficient use of existing transport infrastructure and supports sustainable economic development by concentrating commercial activity within appropriately zoned lands, in accordance with the Monaghan County Development Plan 2025– 2031. Aerial Image of Castleblayney Town with site boundary outlined in red RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t The proposed development benefits from its strategic location in close proximity to both Castleblayney town and the N2 National Primary Route, providing excellent connectivity for customers, employees, suppliers and commercial vehicles. The site is located approximately 2km north of Castleblayney town centre, allowing convenient access to the town’s existing services, amenities and employment areas. The proximity of the site to the N2 provides a direct regional connection towards Dundalk, Monaghan Town and the wider national road network, enhancing accessibility for both local and regional customers. The site's location within an established employment area, combined with its accessibility from the N2 and Castleblayney, makes it a suitable location for the proposed showroom development. The proposal will benefit from existing transport infrastructure while supporting the continued growth of an established commercial operation and reinforcing Castleblayney’s role as an important employment and service centre within County Monaghan. RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Car Parking The proposed development has been designed to provide an appropriate level of on-site car parking to serve the proposed showroom. In accordance with the parking standards set out in the Monaghan County Development Plan 2025–2031, a showroom requires 1 car parking space per 100 sq.m of gross floor area. Based on the proposed showroom floor area of 1,838 sq.m, the development requires 19 car parking spaces. The proposed site layout provides 20 dedicated on-site car parking spaces, thereby exceeding the minimum parking requirement of the Monaghan County Development Plan 2025–2031. The parking provision has been designed to accommodate customers, staff and visitors, ensuring the operational requirements of the showroom are adequately met. The layout incorporates appropriate internal circulation areas to facilitate safe vehicle manoeuvring and convenient access to the parking spaces. In addition, sufficient space has been provided to accommodate servicing and delivery vehicles, ensuring that customer parking and commercial vehicle movements can operate safely and efficiently within the site. The provision of all parking within the site boundary ensures that the proposed development will not adversely impact the surrounding road network or result in on-street parking. Car Parking: Spaces required under MCDP: Proposed: Showroom (1 per 100m²) 19 20 TOTAL SPACES 19 20 RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Proposed 3D Images Proposed aerial image of the showroom Proposed image of the showroom entrance RECEIVED: 08/07/2026 Irwin’s Warehouse Extension, Castleblayney, Co. Monaghan P l a n n i n g & A r c h i t e c t u r a l D e s i g n S t a t e m e n t Proposed image of the showroom Proposed image of the showroom RECEIVED: 08/07/2026