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HomeMy WebLinkAbout2660126 - F.I. Received Doc. - Other Assessments Submission Response Project no MGA-018-0181 Project Name Proposed Development Site Address Kilyconigan, Monaghan, Co.Monaghan Client Hadabo Ltd Date 16/07/2026 RECEIVED: 21/07/2026 Response to Third-Party Observations The Applicant acknowledges the third-party observations submitted in respect of the proposed development. The following responses are provided in relation to the issues raised. 1. Existing Trafflc Hazard It is stated that the public road at the location of the proposed development constitutes a major trafflc hazard due to inadequate sight distance and roadside development. A Road Safety Audit has been carried out and submitted as part of the Additional Information request. The proposed site access has been designed in accordance with the relevant standards and guidance, including DMURS, and demonstrates that the required visibility splays can be achieved. The Roads Authority will assess the proposed access as part of the planning process, and any recommendations or conditions can be incorporated into the development if required. 2. Additional Trafflc Movements It is suggested that the proposed access will exacerbate an existing trafflc hazard. The proposed development is modest in scale and will generate a corresponding level of trafflc appropriate to a residential development of this size. A Road Safety Audit has been undertaken as part of the planning application and demonstrates that the proposed site access has been designed in accordance with the relevant standards and guidance. The required visibility splays can be achieved, and the proposed access arrangements are considered appropriate for the scale of the development. As such, the additional trafflc generated by the proposed development is not considered to give rise to an unacceptable impact on the safety or operation of the adjoining public road. 3. Trafflc Management Audit The observation refers to the absence of an approved Trafflc Management Audit. A Road Safety Audit has been undertaken and submitted with the application. A Construction Trafflc Management Plan can be prepared and implemented during the construction phase if required by the Planning Authority as a condition of any grant of permission. RECEIVED: 21/07/2026 4. Environmental Management and Hedgerows It is stated that an Environmental Management Audit has not been provided and that existing hedgerows and habitats may be impacted. An Environmental Management Plan (EMP) is typically prepared by the appointed Contractor prior to the commencement of construction and forms part of the construction phase management of the development. As no Contractor has yet been appointed, an EMP has not been prepared at this stage. The proposed development has been designed to retain all existing trees and hedgerows on the site boundaries wherever practicable. Existing vegetation has been incorporated into the site layout to minimise impacts, with any removal limited only to that which is essential to facilitate the development. Appropriate protection measures will be implemented during construction to safeguard retained trees, hedgerows and adjacent habitats in accordance with best practice and all relevant environmental and wildlife legislation. 5. Provision of Open Space It is contended that insufflcient open space has been provided. The proposed development incorporates public open space in accordance with the requirements of the Monaghan County Development Plan. The quantity, layout and accessibility of the open space have been designed to serve the future residents while integrating with the overall site layout. 6. Overlooking, Privacy and Property Values Concern is expressed regarding overlooking, loss of privacy and property devaluation arising from the proposed three-storey dwellings. The proposed layout has been designed having regard to the separation distances and residential amenity standards contained within the Monaghan County Development Plan and the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities. The proposed dwellings adjacent to the southern site boundary are located approximately 37 metres from the rear elevations of the existing dwellings. This separation distance is more than double the minimum separation distance recommended within the Guidelines and ensures that a high standard of residential amenity is maintained for both existing and future occupants. Furthermore, while the objector refers to the proposed dwellings as three-storey dwellings, they are in fact two and a half -storey dwellings. The proposed ridge RECEIVED: 21/07/2026 height is no greater than that of a typical two-storey dwelling, thereby minimising their visual impact. In addition, the upper fioor is accommodated within the roof space and does not incorporate conventional rear-facing windows that would result in overlooking of neighbouring properties. The only openings within the roof are roofiights, which are provided solely to facilitate natural daylight to the upper fioor accommodation and to satisfy flre escape requirements. As such, the proposed development will not give rise to unacceptable overlooking or a loss of privacy to adjoining residential properties. With regard to the reference to property devaluation, it is well established that the potential impact of a development on property values is not a material planning consideration and should not infiuence the determination of the planning application. 7. Boundary Hedgerows Concern is expressed regarding the ownership and potential removal of boundary hedgerows. The proposed development has been designed to retain existing boundary vegetation wherever practicable. Existing trees and hedgerows have been incorporated into the design to minimise the need for removal. Where the removal of existing vegetation is necessary to facilitate the proposed development, it will be reinstated through the provision of new boundary fencing, native hedgerow planting and additional tree planting, in accordance with the revised Site Layout Plan and Landscape Plan. These measures will ensure that the site boundaries remain appropriately screened, enhance biodiversity and maintain the visual amenity of the development and surrounding area. 8. Housing Density It is suggested that the proposed housing density is excessive. The proposed density has been informed by the zoning objectives of the site, the provisions of the Monaghan County Development Plan and the Design Manual for Urban Roads and Streets (DMURS). The proposed development represents an efflcient and sustainable use of serviced lands while maintaining appropriate residential amenity. RECEIVED: 21/07/2026 9. Site Ownership Concern has been raised regarding the information submitted in relation to the ownership of the application site. In response to the Planning Authority's Further Information request, the legal owner of the subject lands has provided a signed letter conflrming that they are the sole legal owner of the site and that they have authorised and fully consent to Hadabo Developments Ltd acting as the applicant for the proposed development. The letter also conflrms that the legal owner is the sole owner and director of Hadabo Developments Ltd and that the transfer of ownership of the lands to the company is currently in progress. A copy of this conflrmation letter is included as part of this Further Information submission and addresses the Planning Authority's request for clariflcation regarding site ownership. The planning application therefore proceeds with the full knowledge, authority and consent of the legal owner of the lands. 10. Previous Planning Direction for Detached Bungalows It is suggested that the proposal confiicts with a direction that detached bungalows only be provided. The current proposal has been prepared having regard to the current zoning, the objectives of the Monaghan County Development Plan and relevant national planning policy. Each planning application must be considered on its own merits and in the context of the current planning policy framework. The proposed development has been designed to respond to the signiflcant demand for housing within Monaghan, particularly on a centrally located site within close proximity to Monaghan Town Centre. National and local planning policy promotes the delivery of a range of housing types and tenures to create inclusive and sustainable communities capable of meeting the needs of all sectors of society. Accordingly, the proposed development provides a mix of dwelling types to cater for a broad range of housing needs, including homes suitable for flrst-time buyers, growing families, older persons and those requiring accessible accommodation. As part of the proposed development, an accessible single-storey bungalow has been provided adjacent to the site entrance to meet the Part V housing requirements. The inclusion of a variety of dwelling types ensures that the development supports RECEIVED: 21/07/2026 an inclusive community and aligns with current planning policy objectives, rather than restricting development to a single house type. There is no speciflc or extant planning condition or planning policy applicable to the site that restricts development to detached bungalows only. The proposed mix of dwelling types therefore represents an appropriate and sustainable form of residential development on this zoned residential site. 11. Retention of Open Space The observation refers to the need to retain open space within the area. It should be noted that the application site has always been privately owned and previously accommodated an existing dwelling. As such, the lands did not constitute public open space and were not available for public use prior to the proposed development. The proposed scheme includes landscaped public open space as part of an integrated residential layout, thereby introducing publicly accessible amenity space where none previously existed. The development makes efflcient and sustainable use of zoned residential land while providing appropriate recreational and amenity areas for future residents. The proposal therefore achieves an appropriate balance between the delivery of much-needed housing and the provision of meaningful open space within the development. Conclusion Having regard to the foregoing responses, it is considered that the concerns raised by the third-party observations have been comprehensively addressed through the information submitted with the planning application and the Additional Information response. The proposed development represents the sustainable redevelopment of a privately owned, underutilised site containing a derelict dwelling, transforming it into a high-quality residential development within walking distance of Monaghan Town Centre. The site's location is particularly well suited to residential development, beneflting from access to existing services, schools, employment opportunities, public transport and community facilities, thereby reducing reliance on the private car and supporting the principles of compact growth promoted by national planning policy. The proposed scheme has been carefully designed to provide a balanced and inclusive mix of dwelling types that respond to the identifled housing needs within RECEIVED: 21/07/2026 Monaghan. The development caters for a wide range of future residents, including flrst-time buyers, young families, older persons and those requiring accessible accommodation, with the inclusion of an accessible single-storey bungalow as part of the Part V provision. This diverse housing mix contributes to the creation of a sustainable and inclusive community while making efflcient use of serviced residentially zoned land. Throughout the design process, careful consideration has been given to protecting the amenities of neighbouring properties through appropriate separation distances, landscaping, boundary treatments and the retention and enhancement of existing vegetation wherever practicable. The proposed access arrangements, open space provision and environmental measures have all been designed in accordance with the relevant planning policies, guidance documents and technical standards. The proposed development not only delivers much-needed housing in a highly sustainable location but also regenerates a long-established private site that has become derelict. The proposal replaces an underutilised property with a thoughtfully designed residential scheme that will make a positive contribution to the character of the area, enhance local amenity, and provide modern, energy- efflcient homes to meet the diverse housing needs of the Monaghan community. Accordingly, it is respectfully submitted that the proposed development is consistent with the objectives of the Monaghan County Development Plan and national planning policy and represents an appropriate and sustainable form of development. It is therefore requested that the Planning Authority give favourable consideration to the application and grant planning permission. RECEIVED: 21/07/2026