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HomeMy WebLinkAbout2560489 - F.I. Received Doc. - Application - Cover Letter Ceardean LTD, D8 Studios, 9 Dolphins Barn, Dublin 8 Phone: 01 532 4183 mail: info@ceardean.com Web: www.ceardean.com Ceardean LTD Registered in Ireland 484494 Registered Office: 169 Inchicore Road, Inchicore, Dublin 8 Directors: D. Trenaman, C. Trenaman, S. Trenaman, M. Malone Monaghan County Council Planning Offices 1 Dublin Street Monaghan H18 X982 Further Information Submission Date: 23rd June 2026 Ref No: 25/60489 Location Doohamlat Castleblaney, County Monaghan Applicant Connolly Partnership Proposal to construct a housing development on a site of 1.87 Hectares, consisting of a total of 4 4 dwellinghouses comprising of 5 No. single storey semi-detached houses; 39 No. two storey detached, semi-detached & terraced houses and, new site entrance onto existing public road R183, with associated amendment to the existing road frontage of the adjoining carparking at Connolly's Public House (Eircode A75CF58), connection to existing public sewer system, The development will provide for a total of 95 No. car parking spaces, bin stores; Landscaping, boundary treatments; public lighting; pedestrian & bicycle path through the site linking adjoining Cois Locha Estate subject to agreement, and all associated site infrastructure and engineering works necessary to facilitate the development. Dear Sir or Madam Please see enclosed a Further Information Submission for the above planning application on behalf of Connolly Partnership, who propose the above development. The documents are submitted online; ● Copy of F.I. Site Notice ● Copy of the Newspaper Advertisement (Anglo Celt 25th June 2026) ● Copy of All amended Drawings as per schedule included ● Copy of Additional Civil Engineer Drawings prepared by ONCE Engineers ● Consent of Archaeological Impact Assessment ● Lighting layout & Report ● Water protection plan and RBZ detailing prepared by Coyle environmental. ● CEMP prepared by Killeen Safety. RECEIVED: 20/07/2026 Page 2 of 20 Request No. 1 The application has failed to include adequate details of public lighting proposals for the development. Consequently, the applicant is required to provide a street lighting layout and additional information in terms of public lighting to include: ● Submit a Lighting Design Report for the development showing the junction and road connecting it to the existing public road taking into account; the conflict area lighting requirements at the entrance with the public road, the footpath lighting requirements, the existing street lighting in place, ensure uniformity of lighting, minimise light spill into neighbouring private properties. ● Include individual grid lighting reports for; the whole project, the development only, the road connecting it to the development and the junction with the existing road, and new footpath to be constructed on the public road. The Lighting Design Report shall be carried out by a competent, qualified Lighting Designer. The applicant must liaise with Monaghan County Council’s Public Lighting Officer regarding the specification of the existing street lighting in place. ● All lighting columns shall be placed on the inside/rear of footpaths to minimise physical obstruction to pedestrians and reduce risk of impact from vehicles and shall be placed in line with property boundaries or building lines. No lights, to be considered for future adoption by Monaghan County Council, shall be mounted on walls of any buildings. ● All lanterns shall be accessible for maintenance purposes from hoist parked on the public road. In situations where this is not possible, then collapsible columns, capable of safe operation by one operator, shall be used. ● Submit a planting layout drawing clearly indicating exclusion zones where no planting of trees or shrubs will take place, i.e. there shall not be any mature tree within 6m horizontal distance of a 6m lighting column or within 8m horizontal distance of an 8m lighting column, etc Response The applicant has fully noted and complied with the requirements of the Planning Authority and the Public Lighting Officer. A comprehensive, updated public lighting package has been prepared to address all technical constraints. Please see the summary of measures implemented below: • Design Study & Performance: An updated Lighting Design Report is submitted with this response. The study models the entire development, including the new footpath and the main road junction conflict area, ensuring optimal uniformity while utilizing specialized flat-glass optics to eliminate light spill into neighbouring private properties. • Council Liaison: In accordance with the Council's directive, the applicant’s design team has formally contacted Monaghan County Council’s Planning and Infrastructure Department to confirm the specifications of the existing public lighting columns on the adjoining road. A record of this communication is attached in Appendix A. • Column Placement: All proposed lighting columns are strategically positioned on the inside/rear of the footpaths in alignment with property boundaries. No wall-mounted fixtures are proposed, satisfying the criteria for future adoption by Monaghan County Council. RECEIVED: 20/07/2026 Page 3 of 20 • Maintenance Accessibility: A total of 23 public lighting columns are proposed for the development. Every individual column has been designed at a uniform mounting height of 6.000 meters and is positioned immediately adjacent to the internal estate roads or the public road network. Consequently, all lanterns are fully accessible for future maintenance directly from a standard hoist/cherry -picker vehicle safely parked on the public road surface. Because no columns are placed in physically isolated areas, the use of collapsible columns is not required. • Landscape Coordination: To prevent future foliage from obstructing the illumination, an integrated Coordinated Site Lighting and Landscape Layout Drawing is enclosed. This drawing explicitly enforces a strict 6-meter horizontal exclusion zone around each 6-meter column, ensuring no trees or mature shrubs are planted within these radii. Additional Documentation Submitted: • Lighting Design Report • Coordinated Site Lighting & Landscape Layout Drawing • Appendix A: Copy of correspondence sent to Monaghan County Council’s Public Lighting Officer RECEIVED: 20/07/2026 Page 4 of 20 Request No. 2 Policy MURP1 and Section 15.8 of the Development Plan list a number of components which should be considered when designing the layout for new developments, including: the creation of active frontages (with corner sites providing dual frontage); and compatibility of the proposed development with adjoining buildings. The Planning Authority consider the proposed development is lacking in this regard with specific concerns including: ● Proposed house No. 45 is considered to have an awkward layout/appearance to the remaining proposed development, and an adverse relationship to an abutting existing dwelling to the east. This dwelling shall be omitted and the layout plan revised accordingly. ● Proposed house No. 9 has a poor frontage relative to proposed public areas to the west. Amended plans shall be provided to address this. Response The layout and architectural designs have been amended to enhance the streetscape and protect the amenities of the adjoining properties: • Omission of House No. 45: In direct compliance with the Planning Authority’s directive, House No. 45 has been completely removed from the development layout. The resulting space has been reallocated as private open space, significantly improving the separation distance, visual tran sition, and overall relationship with the existing abutting dwelling to the east. • Active Frontage at House No. 9: The floor plans and elevation treatments for House No. 9 have been comprehensively revised. The amended dual-aspect layout now features active window openings on the western elevation, providing strong visual interest and effective passive surveillance over the adjacent public open space to the west. Please see the enclosed amended Site Plan and revised Floor Plans/Elevations demonstrating these design improvements. RECEIVED: 20/07/2026 Page 5 of 20 Request No. 3 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’ Response The package of dwelling house plans have been thoroughly updated and expanded to ensure complete clarity across the submission: ● Separation of House Blocks: All semi-detached and terraced house blocks are now separated into individual, dedicated drawing sheets to allow for immediate and easy identification of the internal layouts. ● Explicit 'Mirror' Plans Provided: Standalone plans and elevations are now fully drafted and included for all mirrored configurations. Every individual sheet clearly labels the specific house type and explicitly states when a unit is presented in its mirrored format. Please see the enclosed comprehensive suite as per revised drawing schedule of updated architectural floor plans and elevations, which provides full, un-mirrored details for every proposed dwelling unit across the entire development. RECEIVED: 20/07/2026 Page 6 of 20 Request No. 4 The applicant is requested to amend the existing site layout plan, or provide a separate plan(s) easily clarifying the proposed ground levels, finished floor levels and ridge levels across the development. Any ‘cut and fill’ should also be clearly shown. Response The site information has been thoroughly updated to clearly outline the topography and earthworks across the development: Site Levels Clarification: The existing site section sheets have been amended to clearly clarify the proposed ground levels, finished floor levels (FFLs), and ridge levels across the entire site. Cut and Fill Details: A dedicated Cut and Fill Site Plan has been produced and included in the submission, clearly identifying the exact locations and extents of excavation and filling required for the development. Please see the enclosed updated as per revised drawing schedule of site section sheets and the new Cut and Fill Site Plan. RECEIVED: 20/07/2026 Page 7 of 20 Request No. 5 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 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 th e 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 a 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. Response A Construction and Environmental Management Plan Has been prepared by Killeen safety and is submitted as part of the package of further information RECEIVED: 20/07/2026 Page 8 of 20 b) 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. Response In compliance with this request, we submit the following Surface Water Drainage Maintenance Plan, which outlines how the system will be managed post-development and identifies the designated responsible parties. This plan has been prepared in accordance with the principles set out in the Monaghan County Development Plan and national guidance on Sustainable Drainage Systems (SuDS) . Surface Water Drainage Maintenance Plan The proposed surface water drainage system incorporates a number of features designed to manage runoff and water quality. The responsibility for the system's long-term maintenance will rest with a designated Service Management Company. This is a common and accepted practice for new developments, where the responsibility is vested in a single entity that can ensure the system functions effectively over its lifetime . The following table outlines the maintenance schedule for the key components of the drainage system: Drainage Feature Inspection Frequency / Requirement Maintenance Requirement Responsible Party Gullies / Catchpits Every 6 months Silt and debris to be cleared from gully pots and catchpits to prevent blockages . Service Management Company Rainwater Downpipes Every 12 months Silt and leaves to be cleared from gutters and downpipes to ensure free flow. Service Management Company Pipework / Attenuation System After any adverse weather event, and as required (e.g., via CCTV survey if a problem occurs) . Remedial works as recommended by survey; ensure system remains fully operational . Service Management Company Swales / Infiltration Basins (if applicable) Every two weeks initially, and following heavy rainfall . Inspect and clear debris from inlets/outlets; remove silt as necessary to maintain infiltration rates . Service Management Company Additional Operational Considerations To ensure the long-term resilience of the system, the following ongoing management activities will be undertaken by the responsible party: RECEIVED: 20/07/2026 Page 9 of 20 1. Adverse Weather Inspections: An inspection of the entire surface water network will be carried out after any severe weather event (e.g., heavy rainfall, storms). Any necessary maintenance, such as debris clearance or minor repairs, will be undertaken immediately to ensure the system remains operational and does not pose a flood risk . 2. Verification and Handover: Upon completion of construction, a full CCTV survey and verification report will be carried out to ensure the drainage system has been constructed in accordance with the approved drawings . Following this, responsibility will be formally handed over to the Service Management Company. We trust that this plan provides sufficient detail regarding the post -development maintenance of the surface water drainage system and clarifies the responsible parties. RECEIVED: 20/07/2026 Page 10 of 20 c) Submit a Water Protection Plan. The development shares part of its boundary with the banks of the Major Lough Stream_010 outline specific measures of how this area will be protected during construction should be included in water protection plan (i.e. silt fence or buffer zone). Response A water protection plan has been prepared by Coyle Environmental and submitted as part of this further information. Within this document they have set out how the boundary with the bank of the adjacent stream will be protected during construction and buffered with planting in the long-term. RECEIVED: 20/07/2026 Page 11 of 20 Request No. 6 a) The applicant is required to engage a suitably qualified Archaeologist to carry out an Archaeological Impact Assessment (AIA) to include programmes of Archaeological Geophysical Survey and/or Archaeological Test Excavation. No sub-surface work, including site investigations or other enabling/preparatory groundworks, shall be undertaken in the absence of the Archaeologist without his/her express consent. b) The Archaeologist shall inspect the proposed development site and detail the historical and archaeological background of the site (consulting appropriate documentary sources), and review all cartographic sources and aerial photographs for the area. c) Any Archaeological Geophysical Survey and/or Test Excavation must be carried out under consent/licence from this Department and in accordance with an approved method statement/s; note a period of 4-5 weeks should be allowed to facilitate processing and approval of the licence application and method statement. d) Where appropriate, test trenches shall be excavated at locations chosen by the Archaeologist, having consulted the site drawings and results of the geophysical survey. Where archaeological material is shown to be present, the Archaeologist shall suspend works in the area of archaeological interest pending further advice from the Planning Authority, in consultation with the Department. Please note that all features/archaeological surfaces within the test trenches are to be hand -cleaned and clearly visible for photographic purposes. e) Having completed any trench/excavation work, the Archaeologist shall submit a written report to the Department and the Planning Authority describing the findings of the AlA, including the results of any geophysical survey and/or test excavation. The report must contain a comprehensive impact statement and shall comment on the degree to which the extent, location and levels of all proposed works required for the development will affect the archaeological remains. This should be illustrated with appropriat e plans, sections, etc. f) Where archaeological material is shown to be present, further mitigation measures will be required; these may include refusal, redesign to allow for preservation in situ, excavation and/or monitoring as deemed appropriate. Response Please see included Archaeological Impact Assessment prepared by Shanarc archaeology, which addresses all of the queries set out in the request RECEIVED: 20/07/2026 Page 12 of 20 Request No. 7 Policy LCP1 of the Plan requires that proposals for landscaping comply with Section 15.22.4 of the Monaghan County Development Plan 2025-2031. Submitted landscaping details are considered insufficient. In this regard, the applicant shall: a) Submit a revised Landscaping Plan, with additional landscaping proposed if necessary, having regard to Section 15.11.4 of the Development Plan with particular emphasis on the number, species, location, height at planting, height at maturity and an implementation timescale for all proposed planting. Response Please see attached drawing No’s 25032 231- Landscaping Plan; with a comprehensive schedule of the planting proposal for the site. b) Clearly annotate all existing mature trees / hedgerows to be retained. Response Existing trees to be retained are annotated on drawing No’s 25032 231- Landscaping Plan c) Make provision for a formal playing area. Response An area has been allocated to the west of the site as part of the open space as suitable for the provision for a formal playing area. This will be populated with appropriate children’s play equipment and will be within walking distance of the adjoining play areas in Cois Locha Estate RECEIVED: 20/07/2026 Page 13 of 20 Request No. 8 The Planning Authority has received third-party submissions in respect of the proposed development. The applicant is invited to review the content of same and provide a detailed response to the issues raised. Response As the agents acting on behalf of the applicant for Planning Ref. 2560489, this document provides a comprehensive response to the issues raised in the third-party submissions from Damian Murphy, An Taisce, and Bronagh Kane. Our detailed review addresses each material planning consideration to demonstrate how the proposed development is compliant with planning policy, best practice guidance, and environmental legislation. 1. Response to Submission from Mr. Damian Murphy This response addresses the concerns raised regarding ground levels, the potential overbearing impact of the proposed dwelling, boundary fencing, and wastewater infrastructure. a) Ground Levels, Privacy, and Overlooking • Issue Raised: The submission highlights a lack of information regarding existing ground levels, finished floor levels, and comparative site sections. It is contended that, given the sloping nature of the site, the proposed two-storey House No. 45 has the potential to be overbearing and visually dominant when viewed from House No. 19. • Agent's Response: o The planning application includes a detailed site survey and proposed layout drawings that establish proposed finished floor levels and site sections. These drawings demonstrate how the development has been designed to respond to the site's topography. o The resubmitted plans show that the removal of proposed House No. 45. While the site is undulating, the development has been carefully sited to minimise any overbearing impact, with proposed housed facing perpendicular to the boundary to the north of the development . The design incorporates appropriate setbacks that are consistent with established patterns in the area. o We respectfully submit that the potential for overlooking and loss of privacy has been adequately addressed through the positioning of windows and the scale of the proposed dwellings relative to the existing property. Standard residential amenity criteria can be assessed from the submitted drawings, which provide sufficient information for the planning authority to evaluate these impacts. b) Boundary Fencing • Issue Raised: The submission argues that the proposed boundary fencing may appear significantly higher due to the sloping land and may not reflect the established character of the village. • Agent's Response: o The boundary treatments proposed have been designed to be in keeping with the character of the area. The height of the fencing has been specified to provide a suitable level of security and privacy for new residents. RECEIVED: 20/07/2026 Page 14 of 20 o We acknowledge the potential for changes in apparent height due to ground levels. The submitted plans indicate the proposed fence heights, which are standard for residential developments. As part of the detailed response to any request for further information, we have provide cross-sections to illustrate the final height of the fencing relative to adjacent ground levels, confirming it will not be overly dominant or visually intrusive. c) Wastewater Infrastructure and Capacity • Issue Raised: The submission refers to historical reliance on sewage tankering and frequent sewer-type odours, suggesting the existing system may be operating at or beyond capacity and raising concerns about accommodating additional development. • Agent's Response: o The proposed development is to connect to the existing public sewer system. The applicant has engaged with the relevant authorities regarding this connection. This is a significant upgrade from any private or group scheme that may have been historically relied upon. o The submitted engineering report assesses the capacity of the public sewer to accommodate the additional load from the development. The design includes appropriate measures to ensure that the foul drainage from the revised number of 44 dwellings can be managed effectively. o Regarding odour issues, it is noted that odour from wastewater systems is typically associated with specific operational issues at treatment plants or pumping stations . The application includes a comprehensive drainage strategy that is designed to modern standards, which will mitigate the risk of odour nuisance. The concerns raised appear to relate to external infrastructure and should be addressed by the utility provider (Uisce Éireann) as part of their operational responsibilities. 2. Response to Submission from An Taisce This response addresses the specific environmental, climate, and planning policy concerns raised by An Taisce. a) Water Framework Directive (WFD) and Riparian Buffer Zone • Issue Raised: The site adjoins a stream ('Major Lough Stream_010') of poor water quality that is at risk of not achieving good status by 2027. Concerns are raised regarding construction-phase runoff and operational foul/surface water runoff. It is recommended that a sufficient riparian buffer zone be established. • Agent's Response: o Water Framework Directive: The application has been assessed in accordance with the requirements of the WFD as part of the submission by ONCE Engineers. The surface water drainage strategy has been designed to ensure no deterioration in the water quality of the receiving stream. Surface water will be managed through a sustainable drainage system (SuDS) before any overflow is discharged during extreme events. The foul drainage system will connect to the public sewer, ensuring treatment to the required standard. o Riparian Buffer Zone: This is addressed in detail in a Request No. 5c and the associated details provided in the report prepared by Coyle Environmental. The proposed detailing of the development respects the riparian zone of the stream. The layout includes a substantial setback from the stream corridor to preserve its ecological integrity, exceeding the recommended RECEIVED: 20/07/2026 Page 15 of 20 guidelines from Inland Fisheries Ireland (IFI) . The site layout ensures construction activity is a sufficient distance from the stream, thereby protecting it from sediment run-off and disturbance. b) Artificial Lighting • Issue Raised: The lighting plan should be assessed against Dark Sky Ireland specifications, incorporating measures to reduce light pollution to protect wildlife (including bats) and human health. Agent's Response: o The response to request No.1 for the proposed development includes a lighting design that is sensitive to the surrounding environment. We agree that the lighting plan should be assessed with regard to the guidance from Dark Sky Ireland and EUROBATS . o The planning authority can impose conditions on the final lighting specifications. We are prepared to commit to a design that utilises warm-colour temperature luminaires (<2700 Kelvins), with full cut-off shielding to prevent light spill, and a dimming regime to minimise disturbance to nocturnal wildlife. c) Climate Action • Issue Raised: The submission highlights the embodied carbon of infrastructure and the need for low- carbon technologies such as heat pumps and solar panels. It also comments on the carbon footprint of attenuation tanks. Agent's Response: o The applicant acknowledges the importance of climate action. The design will incorporate low- carbon measures as standard. This includes a commitment to providing heat pumps and solar photovoltaic (PV) panels for each dwelling, which aligns with the requirements of the Energy Performance of Buildings Directive (EPBD) and the Climate Action Plan . o Attenuation Tanks: We commit in construction to exploring alternative, low-carbon surface water management strategies to reduce reliance on carbon-intensive concrete attenuation tanks. This includes the integration of swales and other nature-based solutions to manage surface water naturally where ground conditions permit. d) Car Dependency and Social & Community Infrastructure • Issue Raised: The submission raises concerns about car dependency, site permeability, and the provision of social and community infrastructure to meet the demands of new residents. Agent's Response: o Permeability and Active Travel: The design includes a dedicated pedestrian and bicycle path that links the new development to the adjoining Cois Locha Estate. This creates a permeable route within the site and provides a walkable/cyclable connection to the wider village. This approach is fully in line with the principles of the Design Manual for Urban Roads and Streets (DMURS) . o Social & Community Infrastructure: The subject site as an infill is located at the very centre of the existing settlement, Doohamlet, which benefits from a range of community facilities, including a school, public house, and community centre. The scale of the development is appropriate for its location and will contribute to the local economy and population, supporting the viability of these RECEIVED: 20/07/2026 Page 16 of 20 existing services. This aligns with the current concept of a '15-minute city' by providing housing within walking distance of key amenities. e) Nature-based Solutions • Issue Raised: The submission queries the extent of impermeable hard surfaces and the need for permeable urban greening infrastructure. Agent's Response: o The site layout incorporates significant landscaping and permeable surfaces. The use of sustainable drainage systems (SuDS), such as swales and rain gardens, will be explored to manage surface water at source, reducing pressure on drainage systems and prov iding multiple benefits for biodiversity and water quality. 3. Response to Submission from Ms. Bronagh Kane This response addresses the detailed concerns raised by the adjacent resident. a) Loss of Privacy, Boundary Treatment, and Overlooking • Issue Raised: The submission raises concerns about privacy, overlooking from two-storey dwellings, and the visual impact of boundary treatments on sloping land. Agent's Response: o As addressed in the response to Mr. Murphy, the initial application documentation supplemented by the response to the detailed requests, contains the necessary information for a proper assessment. The design and siting of the dwellings have been carefully considered to minimise the impact on the privacy of existing residents. o We respectfully note that the development is detailed to include an area of planting forming the boundary with Ms. Kane's property. The height and positioning of windows of the closest adjoining houses are designed perpendicular to Ms. Kane's property to avoid direct overlooking. The boundary treatment will be in keeping with local character, and any concerns regarding final heights can be addressed through the submission of further details. RECEIVED: 20/07/2026 Page 17 of 20 Figure 1. location of observer’s property relative to the proposed development Noting the proposal of extensive planting at the boundary absence of direct overlooking b) Adjoining Freshwater Stream, Surface Water, and Ecological Assessment • Issue Raised: The submission correctly identifies that the site abuts a freshwater stream. It argues that the drainage strategy is inadequate due to a lack of site-specific testing and the absence of a Construction Environmental Management Plan (CEMP) and Appropriate Assessment (AA) screening. Agent's Response: o Drainage Strategy: The drainage engineering report is a comprehensive document that has been prepared in line with best practice. Where ground conditions are challenging, we are prepared to submit BRE 365 infiltration test results and a detailed groundwater assessment to confirm the viability of the proposed infiltration-based SuDS measures. This will satisfy the planning authority that surface water run-off will be effectively managed and will not harm the adjoining stream. o Construction Environmental Management Plan (CEMP): It is standard practice that a CEMP is secured by planning condition. As part of request No 5a CEMP is prepared and are committed to implementing the CEMP for the construction phase. This plan will include specific measures to prevent sediment and pollution run-off entering the stream, in line with Inland Fisheries Ireland (IFI) guidance. o Ecological Impact & Appropriate Assessment: We have screened the project the a necessity of preparing an EIAR and considering the nature, size and location of the development, it is considered the proposal is not likely to have significant effects on the environment and a such an EIAR is not required in this instance. c) Water Supply Arrangements • Issue Raised: The submission questions the certainty of a water supply from the privately managed Doohamlet Group Water Scheme. Agent's Response: RECEIVED: 20/07/2026 Page 18 of 20 o We acknowledge that the initial correspondence from the Group Water Scheme was qualified. However, we are currently in active dialogue with the scheme's management and board to secure a binding and evidence-based confirmation of capacity. o To provide absolute certainty to the planning authority, we will obtain a formal, board -authorised resolution confirming that a long-term, sustainable water supply can be provided for the 44 dwellings. This will include a technical assessment of the scheme's source yield, treatment capacity, and resilience. d) Road Safety and Traffic Access • Issue Raised: The submission highlights road safety risks at the proposed site entrance on the R183, citing excessive speeds and compromised visibility. Agent's Response: o We have carefully considered the access design. The proposed site entrance has been designed to provide adequate sightlines in accordance with relevant standards. The layout will ensure safe access for vehicles, pedestrians, and cyclists. o The applicant as part of initial submission provided road safety audit and it is noted the Roads Design Team of Monaghan Co Co have no objections to the proposed development, and can commit as part of any conditions on approval to discuss the provision of traffic calming measures. We note the observations anecdotal or recorded speed data and we are committed to working with the Council and An Garda Síochána to ensure the access is safe and can be accommodated within the existing road network. e) Defective Site Notice • Issue Raised: It is asserted that the site notice is defective due to crossed -out options creating ambiguity. Agent's Response: o We have reviewed the site notice in question. The notice complies with the requirements of the Planning and Development Regulations 2001 (as amended). The clear intent of the notice, which was displayed on a public thoroughfare, is to inform members of the public that an application for planning permission is being sought. The crossed-out options are a standard formatting choice set out by Monagan CoCo and do not, in our submission, create material ambiguity that would prevent a reasonable member of the public from understanding the nature of the application. f) Deficient Infrastructure and Request for Further Information • Issue Raised: The submission requests that permission be refused, or alternatively, that a comprehensive array of Further Information be requested. Agent's Response: o We maintain that the application is robust and can be determined on its merits. As requested a comprehensive request for Further Information has been asked by Monaghan CoCo which herein is addressed thoroughly . o We are confident that this additional information will demonstrate the development's compliance with all relevant policies and standards. RECEIVED: 20/07/2026 Page 19 of 20 In conclusion, we submit that the proposed development, as detailed in the application and this supporting response, is a well-considered, sustainable, and appropriate development for the site. It is designed to a high standard, respects the residential amenity of its neighbours, and is compliant with all relevant environmental, climate, and planning policies. Planning authority notes The applicant should note that the information required above may constitute significant additional information. In the event of the information being significant, in accordance with Article 35 of the Planning and Development Regulations (2001) as amended, revised site notices shall be erected on site and shall be submitted to the Planning Authority along with a revised press notice indicating the revisions to the application. Response Notices have been published and posted on the site indicating significant additional information has been submitted Planning authority notes The planner dealing with this application is Darragh McAdam Response Noted, RECEIVED: 20/07/2026 Page 20 of 20 Please revert to me should you require any further clarification in relation to this application. Yours Sincerely, Michael Malone. (Registered Architect & Member of the RIAI) RECEIVED: 20/07/2026