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HomeMy WebLinkAbout2560502 - F.I. Received Doc. - Application - Cover Letter CONSULTING ENGINEERS BUILDING SURVEYORS ARCHITECTS Tel: 042-9746492 Fax: 042-9746511 Email: info@cspringle.com Website: www.cspringle.com Registered Office: Main Street, Castleblayney, Co. Monaghan. Incorporated in Ireland: Reg No 640491 MNK Engineering trading as C S Pringle Page 1 of 5 Date: 09 July 2026 Our Ref.: 6532 Re: Significant Further Information Response in relation to the planning application ref. 25/60502; at Scarnageeragh (or Emyvale) Emyvale Co. Monaghan. Revised description of development includes the demolition of 1 No. existing bungalow and the provision of 30 No. dwellings comprising of 8 No. 2 bed semi-detached bungalow dwellings, 10 No. 2 bed semi-detached two-storey dwellings, 8 No. 3 bed semi-detached two-storey dwellings, 2 No. 4 bed semi-detached two-storey dwellings, and 2 no. 4 bed detached two- storey dwellings, Together with all boundary treatments, hard & soft landscaping, public lighting, new estate road, connection to the existing mains services and all ancillary and associated site works. Dear Sir/Madam, Further to your request for further information and our subsequent conversations in relation to the proposed development, 25/60502, please find below our response as follows: 1. It is noted the development seeks to rely on provisions under section 15.8.10 of the Monaghan County Development Plan 2025-2031 which pertains to social housing only. Consequently, the proposed development can only be justified at a location outside the settlement envelope if it is clearly demonstrated that there is demand for social housing. On the basis of the information provided, and noting an extant permission for residential development within the village boundary (Ref. No. 24/60235), the Planning Authority are not satisfied that (a) there is a need for the level of social housing proposed, and (b) the proposal contributes to sequential development. The applicant is advised to provide robust justification Please see the accompanying planning statement produced by Genesis planning consultants addressing the concerns above, showing how the proposal represents sustainable development in line with National Housing Policy and Local Development Objectives. Planning Department, Monaghan County Council, 1 Dublin Street, Monaghan RECEIVED: 09/07/2026 Page 2 of 5 Consulting Engineers Building Surveyors Architects 2. The Policy MURP1 and Section 15.8.1 of the Development Plan list a number of components which should be considered when designing the layout for new developments, including: existing character streetscape of the area, compatibility of the proposed development with adjoining buildings; permeability of layout; and, avoiding roads dominance. The Planning Authority consider the proposed development is lacking in this regard with concerns including, but not limited to: - Elevated nature and prominent siting of houses relative to surrounding areas. - Regimented layout not characteristic of village setting. - Poor (non central) location of main public open space, and sloping nature of same. - Dominance of roads. - Poor permeability (rear paths / alleys are of concern and not considered appropriate). The applicant is invited to submit amended plans addressing the above concerns. See the accompanying updated Site layout plans addressing the points above. Public open space has been relocated to a central location, reducing dominance on roads, removing rear paths/alleys, increasing safety, passive surveillance and amenity value, especially along the bungalows, Units 1- 4. 3. Submit verified photomontages for the proposed development with particular emphasis on views from the L1160 road (to west), Mullan Road (to north east), and Glaslough Road (to south-east). See the accompanying photomontages. 4. Submitted dwelling plans are lacking in detail and full proposed plans have not been provided for all dwelling types: where dwelling types are to be mirrored, plans shall be provided of such ‘mirroring’. See the accompanying updated Plans, Sections & Elevations addressing the points above. Mirrored house types are denoted using the letter “r”. 5. The applicant shall engage with Uisce Eireann by submitting a pre-connection Enquiry (PCE) to assess feasibility of connection to the public water / wastewater infrastructure. The outcome of the Uisce Eireann PCE shall be submitted to the Planning Authority as part of a response to this Further Information Request. See the accompanying pre-connection enquiry (PCE) response from Uisce Éireann, confirming that a water and wastewater connection to the proposed development is feasible. 6. The following environment related information shall be provided: a. Submit a Construction and Environmental Management Plan (CEMP). The CEMP must consider impacts and propose mitigation for air, noise, dust and surface water risks. - The CEMP shall take account of best practice and the guidance produced by Inland Fisheries Ireland titled “Guidelines on Protection of Fisheries during Construction Works in and Adjacent to Waters 2016”. The CEMP shall include the location details of the monitoring RECEIVED: 09/07/2026 Page 3 of 5 Consulting Engineers Building Surveyors Architects points where daily visual checks and weekly surface water monitoring (physical& chemical parameters) shall be carried out. - The CEMP must also take into consideration Construction and Demolition proposals and By- Products management using “Best Practice Guidelines for the preparation of resource & waste management plans for construction & demolition projects’. It is not clear in the application if imported infilling material will be required for the development and details in particular regard to the source and quantities of this material should be specified in the CEMP. If infilling material is required to be imported onsite the applicant or economic operator shall: (i) Utilise EPA By-Product Regulation 27 in moving soil infill material from one site to another. Official correspondence demonstrating Article 27 Registration with the EPA shall be submitted to the Planning Authority prior to commencement of Development, or (ii) If using waste material as infill and prior to acceptance of material a valid permit must be issued by Monaghan County Council in accordance with the Waste Management (Facility Permit and Registration) Regulations 2007 as amended, or (iii) buy topsoil material as a product for final landscaping purposes only. Documentation demonstrating purchase shall be submitted to Planning Authority. b. Submit revised proposals for the storm water drainage system to take account of the Department of Housing, Local Government and Heritage guidance document on Nature-based solutions for the management of rainwater and surface water run-off in urban areas. c. Submit a surface water drainage plan detailing how the surface water drainage system will be maintained post development stage, and details of the responsible persons. See the accompanying CEMP report by GEDA Construction, as well as updated Site Services Plans, Sections and Report addressing the points above. 7. Submit a revised plan indicating how it is proposed to provide a clear and unobstructed visibility splay of 45 metres in each direction at the existing entrance. These visibility splays shall be measured from a point 2.4m back along the centreline of the proposed access from the nearside road edge and 1.05m above ground level. Sight distances to be measured to the nearside road edge in both directions. This additional information shall be submitted on a revised site layout plan at a scale of 1:500. Applicant to illustrate on the revised site layout plan all necessary site work which would be required to remove, relocate, or re-grading of embankment, fences, and hedges etc to achieve this sight distance. The Area within the visibility slays shall be cleared to provide a level surface no higher than 250 mm above the level of the adjoining carriageway and shall be retained and kept clear thereafter. Any pole or column materially affecting visibility must also be removed. Where sight distances are not achievable within the site area and where the hedgerows/embankments do not belong to the applicant. Legal agreements with adjoining landowners giving their consent to allow removal of their embankment/hedges/fences and maintain the hedges/grass verge by trimming/cutting regularly to provide the required sight distance shall be submitted to the Planning Authority. See accompanying updated ‘General Arrangement Plan’ and/or ‘Road Layout Plan’ with 45m visibility splays along Market House Ln. RECEIVED: 09/07/2026 Page 4 of 5 Consulting Engineers Building Surveyors Architects Refer to the updated ‘Existing Site and Demolition Plan’ illustrating the proposed levelling around the entrance, existing mounding around the entrance to be graded back level to achieve visibility splays and suitable gradients for the entrance road and pedestrian path. The paragraph above states that “Any pole or column materially affecting visibility must also be removed”, this may be referring to the pole located at the proposed entrance on google street view. This pole is no longer there as shown in the site notice photo below. We have included a new ‘Proposed Footpath’ drawing (6532-CSP- P_906) and letter of consent from the landowner to create safer access to Main Street along Market House Ln., in line with feedback from meetings with the council, local residents and comments received in the updated RSA. RECEIVED: 09/07/2026 Page 5 of 5 Consulting Engineers Building Surveyors Architects Schedule of reports included within the further information response: - Further Information Response Cover Letter - Significant Further Information (SFI) Site Notice - Significant Further Information (SFI) Newspaper Notice - Planning Statement - Photomontages for the proposed development - Pre-Connection Enquiry - Construction Environmental Management Plan (CEMP) - Engineering Services Report - Street Lighting Report - Road Safety Audit Report (RSA) - Landscape Specification - Plant Schedules - Landscape Management Plan - Landowners Letter of Consent Please refer to the enclosed drawing transmittal sheet for a list of revised drawings included with this response. I trust this provides all the information you require. Yours sincerely, ________________________________________________ Ronan Merrick Architectural Technician For and on behalf of CS Pringle RECEIVED: 09/07/2026