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HomeMy WebLinkAbout2660336 - Other Assessments - Development DescriptionPlanningApplication Re. Woodburn Farms Ltd., Development at KIllycronaghan,Newbliss,Co. Monaghan. Description of the Location, Operation and Management of theProposed Development of 1 No. Barn Layer House (toaccommodate c. 18-20,000 Birds on existing poultry farm. C.L.W. Environmental PlannersThe Mews23 Farnham StreetCavanTel: 049 4371447/9E-mail info@clw.ie 05/08/2026 RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description ContentsC.L.W. Environmental Planners Ltd. Contents Page No. 1.1 Site Description 1 2.1 Project Description 3 2.2 (a) Management of Organic Fertiliser 5 2.2 (b) Range/Paddock Area Management 5 3. Monaghan County Development Plan 6 4. Conclusion 10 RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 1C.L.W. Environmental Planners Ltd. DESCRIPTION OF PROPOSED DEVELOPMENT 1.1 Site Description The site which is the subject of this planning application is an existing poultry farm locatedwithin the applicant’s agricultural holding in the townland of Killycronaghan, Newbliss, Co.Monaghan. The existing farm and proposed site are accessed via an existing entrance ontothe local public road accessing this farm, and the proposed poultry house is to be locatedadjacent to the existing poultry house. The existing farm comprises a free range layer farming enterprise operated on c. 18 Ha . The existing activity utilises a significant amount of the land available to the applicant at thislocation, and therefore there is no scope for an additional free range poultry house. As aresult the applicant has proposed to develop a non-free range, but high welfare barn layinghouse at this location. Same has been integrated with the existing free range house, due toland topography and also so as to minimise any potential impact on the landscape. Figure 1.1 Site Location Location ofSubject Site Location of Existing FreeRange House RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 2C.L.W. Environmental Planners Ltd. The site of the proposed development is located in a rural agricultural area. The proposeddevelopment involves the construction of 1 no. poultry house and ancillary structures/siteworks to provide for a poultry farming activity, similar to the existing activities on the farmand to the agricultural area and consistent with the development plan for Co. Monaghan. The proposed development is for 1 No. Barn Layer House, which will be operated inaccordance with Bord Bia standards. Given the nature of the existing poultry development,i.e. free range, and the fact that there is no additional land available to the applicant at thislocation, the option is not available to the applicant to further expand the free rangeenterprise. The proposed location is integrated into the landscape, predominantly located behind theexisting poultry house and in line with Monaghan Co. development plan requirements. This proposed development on the selected site, which is rural in nature with a low densityof housing in the area, screened by the existing land topography and existing/proposedlandscaping together with suitable external finishes, and integration with existing structures,will ensure that the poultry house is well integrated into the existing landholding and willnot result in a significant adverse visual impact. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 3C.L.W. Environmental Planners Ltd. 2.1 Project Description The currently proposed development is for 1 No. Barn poultry house together with allancillary structures and associated site works. The capacity of the currently planneddevelopment will be c. 18-20,000 hens, increasing overall bird numbers on the farm to amaximum of 38,000 birds, and is, both independently and cumulatively, below the E.I.A. andLicensing threshold of 40,000 birds, and therefore these are not required. The poultry house building is referred to as a Barn Layer house specifically designed forwelfare friendly housing of birds for egg production, where such systems are replacing theenriched cage systems. This proposed house will have a capacity for not more than 20,000birds. Barn houses provide a higher standard of welfare for the birds, and greater ability toexhibit their normal behaviour. The proposed house is c. 110 m long by c. 18.85 m wide with an overall height of c. 6 m, withan integrated egg/general purpose store, and an adjoining manure loading store. Theproposed buildings are of a form, design, colour and materials that are sympathetic to theirsurroundings. The building will be constructed in accordance with Department ofAgriculture and Food and Marine Specifications (as may be updated at the time ofconstruction). The poultry unit will be constructed with a steel portal frame structure onsteel reinforced concrete foundations. The manure loading store will be steel reinforcedconcrete, with the house constructed on top, with dark coloured corrugated cladding on theroof. Automated feeding and drinking systems are to be incorporated into the house operation. Abutton nipple drinking system is to be used in the proposed house as this is the mostefficient type of drinking system and it ensures that the manure remains as dry as possible. The proposed activity on the site is the farming of poultry for the production of eggs forhuman consumption, located in a rural agricultural area. The farm will comprise 1 No. Poultryhouse, ancillary structures (such as soiled water tank, meal bin etc.) and equipmentnecessary for the accommodation, management and husbandry of the animals, and theadministration of the enterprise. The structures and equipment proposed for the site will bedesigned and installed for the purpose of rearing poultry for the production of eggs in awelfare friendly manner. This will provide for a sustainable development of activities on thefarm. The production process on this farm is/will be in line with the requirements of theDepartment of Agriculture, Food & Marine and Bord Bia for both Barn and free range eggproduction. The operation of the existing free range activity will be along similar lines to other free rangepoultry farms elsewhere in the county/country and to that already existing on the farm, withthe exception that this house will have an internal manure drying system retro-fitted tosame in accordance with Low Emission Housing Specification OW2004.10. This willsignificantly reduce potential Ammonia emissions from the existing activity to <50%. Thisdevelopment will result in the manure being removed from the house and moved off-site ona weekly/fortnightly basis, as per this specification. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 4C.L.W. Environmental Planners Ltd. The proposed house will also be completed to a similar low emission specification, asoutlined in the NIS. These options will significantly reduce emissions below existing levels.As a result of the mitigation measures to be employed the overall emission levels form thehouses will be reduced below that currently existing on the farm, as outlined in the NIS. While production on the site will be continuous, the presence of staff and deliveries /collections are normally between 06.00 and 20.00 hours, and activities with be integratedand co-ordinated with existing activities on the farm. Ventilation and feeding operations arecontinuous on site. This farm will be operated in such a way that only essential activities arecarried out outside of these hours. The principal inputs are feed which is supplied by a specialist supplier, such as Corby RockMill Ltd, AW Ennis etc., (comprising cereals, soya protein, minerals, vitamins etc.), water,veterinary medicines and a modest amount of energy (electricity for operating all of thefeeding, ventilation, lighting, drinking systems etc.). Water for stock and for washing is to beacquired from the existing on-farm well. No ancillary heating will be required within thehouses. The outputs are eggs (primary product) and animal manure (secondary product). The stock for this farm will be brought from specialised pullet rearing farms at point of lay (c.16 weeks of age). The birds remain on the farm for the laying cycle (c. 62-64 weeks onaverage) and are removed at c. 78 – 80 weeks of age. The proposed house will consist of c.30,000 birds (sub-divided internally into flocks of 4-6,000 birds) which will operate an all in -all out basis to maintain a single age profile and so as to maintain the health status of thebirds. High health status will be a priority on this farm as it is of critical importance to maintainthis for the overall viability of the enterprise. An overall animal health and welfare policy inaccordance with Bord Bia requirements, as per the Sustainable Egg Assurance Scheme (SEAS),will be developed to cover this farm. Hygiene routines will be carefully planned and monitored.Thehouseswillbecarefullycleaneddownbetweenflocks. Some animals die of natural causes before maturity. Dead animal carcasses are to be placedin a closed skip on the farm before being transported to a rendering plant, such as HarefortLtd., collected by Michael Galligan. There will be a programme in place for the control ofvermin and pests in the site. There will be no significant pollution caused by the activity. It ispolicy to minimise waste accumulation and to recycle as much as possible, but the recyclablevolume will be small. Storm water from roofs and paved yards is not permitted to flow over soiled areas and willbe discharged via land drainage to the adjoining watercourses. There will be no processeffluent discharge from the site. Normal respiration gasses and odours emit from the housesand from manure, particularly during movement of the manure. Odours emitted from thesite will not interfere with amenities outside the site boundary. Poultry manure is a rich source of plant nutrients and is a valuable fertiliser for farmland.The organic manure from this site will be allocated for use as a fertiliser source in accordancewith the regulations set out in S.I. No 588 of 2025, as amended for the purposes of efficientgrass/crop production. All of the required information to be maintained as outlined in S.I588 of 2025, as amended will be kept by the applicant/contractor who will provide allrequired details to the farmer receiving the organic fertiliser and to DAFM. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 5C.L.W. Environmental Planners Ltd. 2.2 (a) Management of Organic Fertiliser The poultry manure/organic fertiliser is to be loaded into a waiting trailer and moved off siteby the registered contractor on a weekly basis. There will be no manure storage on site, asignificant change from the existing practice of storing manure in the house for the fullproduction cycle. The estimated cumulative manure production as a result of the proposeddevelopment will be a total of c. 900 m3/annum (the amount of which will be reduced due tomitigation/manure drying employed in the existing and proposed houses. The poultry manure from this farm is/will be removed off site by an authorised contractor,such as Mohan and Browne Haulage (Dept. Registration No. HAC2356), on behalf of theapplicant. The proposed manure loading facilities on site will ensure that the managementof manure/organic fertiliser on the site will be in compliance with S.I. 588 of 2025, asamended, i.e. the regulations that have given effect to the Nitrates Directive in Ireland. Thecovered loading area will ensure that manure will be kept dry at all times, and that themanure is loaded in an enclosed covered loading area to ensure the highest standards ofcleanliness and bio-security on the farm. Soiled water from the proposed development where applicable, will be collected indedicated soiled water collection tanks, located at the end of the house, and adjacent to themanure loading store. This soiled water will then be applied to farmland in line with S.I. 588of 2025, as amended. As there will be no routine washing down of the proposed development, Soiled waterproduction will be limited and will amount to not more that 20-30 m3/annum/house (60m3cumulative) with an estimated nutrient content of c.1.37 Kg N0.29 Kg P and will be utilised as organic fertiliser on farmland, and in accordance with therequirements of SI 588 of 2025. As per the details submitted this farm can accommodate allof the soiled water to be produced. 2.2 (b) Range/Paddock Area Management This relates to the existing activity only and the range area will be amended asnecessary to accommodate the proposed development. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 6C.L.W. Environmental Planners Ltd. 3. Monaghan Co. Development PlanMonaghan County Council have specific policies in the County Development planconcerning same, namely, Policy AGP 1 & 2 of the County Development Plan 2025 -2031. Please find detailed below the assessment of the proposed development isrespect of the Policies in the current county development plan. AGP 1 To permit development on new and established agricultural or forestryholdings where it is demonstrated that; a) It is demonstrated that the development is necessary for the running of theagricultural enterprise. Poultry farming activities in the current development are limited by designatedstocking densities therefore the proposed development is required to allow theapplicant expand their farming activities. There are no suitable houses elsewhereon the applicant’s landholding and/or available to the applicant. b) It is located within or adjacent to existing agricultural buildings, unless it hasbeen clearly demonstrated that the development must be located elsewhere foressential operational or other reasons. The proposed development is to occur on an existing poultry farm site. c) The appearance, design, scale and materials are appropriate to its location andsympathetic to the locality and adjacent buildings. The proposed development of 1 No. poultry house, on an existing poultry farm site isin keeping with the scale nature and finish of the existing poultry house and othersuch poultry houses in this part of the county and will not be visually detrimental.The proposed development is agricultural in form, design, finish and operation andwill be finished in materials and colours that integrate with, rather than impose onthe landscape. d) The proposal visually integrates into the local landscape and additionallandscaping is provided where necessary. The proposed development will be well integrated into the existing poultryfarmyard, the existing poultry house and the existing mature hedgerows and will notbe visually detrimental. The dimensions of the proposed development have beenkept similar to the existing activity to help its integration into to the site / landscape.The elevation of the proposed development is integrated with the height of existingpoultry house. e) The proposal will not have an adverse impact on the natural or built heritage. The proposed development on an existing poultry farm site is not likely to adverselyimpact on any such features. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 7C.L.W. Environmental Planners Ltd. f) The proposal will not result in a detrimental impact on the amenity of residentialdwellings (for example, noise, smell and pollution impacts) outside of the holding. The proposed development is to be completed on an existing poultry farm. Aspreviously detailed the proposed mitigation measures will minimise emissionsfrom the house and overall development. g) Where a development is proposed within 100m of any residential property notlocated on the holding within the rural area (i.e. outside of a designatedsettlement) written consent from the adjoining property owner stating there is noobjection to the proposal and witnessed by a Solicitor or a Peace Commissionermust be provided. The proposed development is to be completed on an existing poultry farm, wellremoved from any sensitive receptors and on the opposite site of the existingdevelopment from the closest third party dwelling. As previously detailed theproposed mitigation measures will minimise emissions from the house andoverall development. h) The proposal will not result in a pollution threat to sources of potable water,water courses, aquifers, or ground water. The proposed development will be constructed and operated in line with DAFMspecifications and all organic fertiliser will be managed in accordance with S.I.588 of 2025. A designated contractor will be used to transport the organicfertiliser (which is not a waste) to the customer farmers. i) Proper provision for disposal of liquid and solid waste is provided. Any waste disposal from the site will be by registered contractors and/orapproved and registered sites, appropriate to the waste material. j) Adequate machinery parking and circulation areas are provided. Appropriate access, and on-site traffic management arrangements have beenprovided to ensure that the proposed development does not pose a traffichazard. This is an existing poultry farm/agricultural farmyard site. k) Where a new access is proposed and/or where there is an intensification of useof an existing access, sight visibility splays shall comply with Table 15.4 MinimumVisibility Standards of Section 15.27 of the Development Plan. Appropriate access, and on-site traffic management arrangements have beenprovided to ensure that the proposed development does not pose a traffichazard. This is an existing poultry farm/agricultural farmyard site. Existingentrance arrangements as per the site plan enclosed in line with Monaghan Co.Co. requirements. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 8C.L.W. Environmental Planners Ltd. AGP 2 - Proposals for intensive agricultural developments shall comply with Section15.13.2 of the Monaghan County Development Plan 2025-2031. In addition to the information required under AGP 1 the following additionalinformation will be required for assessing applications for intensive poultry units orsimilar specialised agri-developments the Council: 15.13.2 Intensive Agriculture, Poultry and Pig Installations Intensive agriculturalinstallations such as poultry units are of important economic benefit to the County.However, due to their nature, intensive agricultural developments must beregulated to ensure there are no adverse environmental impacts arising fromthem. In this regard, any development which will result in an increase in ammonia and/ornitrogen emissions within 10km of a European Site (Natura 2000 site) shall not bepermitted. In addition to complying with the General Requirements for AgriculturalDevelopment in Section 15.13.1 above, proposals for intensive poultry/pig units orsimilar specialised agricultural developments shall be required to providesatisfactory details of measures to address waste and emissions such as litter,slurry, etc, generated by the development are provided. A Natura Impact Statement has been completed in respect of this proposeddevelopment. While there is an existing poultry house on site and others inthis area of Co. Monaghan, same has been assessed as part of this N.I.S. Asoutlined specific mitigations measures have been proposed for the existingand proposed developments so as to minimise ammonia emissions, andactually reduce them below existing levels, thus ensuring no adverse impacton sensitive receptors. There is no reason to believe that the proposeddevelopment assessed individually and/or cumulatively with other existingpoultry houses in the area will cause a significant adverse cumulative impact. While there may be additional poultry houses in the area, these will also haveto operate in accordance with S.I. 588 of 2025. The proposed development isa sustainable farm diversification and will be operated to the higheststandards. Methods for waste management including frequency and location ofdisposal relative to the proposed unit. The only waste to be generated in the proposed development will be;Dead birds which will be collected by Michael Galligan on aregular basis.A small amount of general waste which will be disposed of tolandfill/recycling as appropriate. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 9C.L.W. Environmental Planners Ltd. Details of air pollution arising from the units and effluent storage,transportation and spreading. There are no odour and/or other sensitive locations in such close proximity to theproposed development so as to be adversely impacted by gaseous emissions formthe proposed development. All manure is to be removed off site by a registered contractor for use elsewhere inaccordance with S.I. 588 of 2025. All soiled water is to be used on farmland inaccordance with S.I. 588 of 2025. Organic fertiliser to be moved off-site on aweekly/fortnightly basis. Section 14C of S.I. 588 of 2025 applies as follows; Reduced storage capacity incertain circumstances14. (1) The capacity of facilities for the storage of livestock manure on a holding may,to such an extent as is justified in the particular circumstances of the holding, be lessthan the capacity specified in Article 10, 11, 12 or 13, as appropriate, in the case of aholding where— (a) the occupier of the holding has a written contract providingexclusive access to adequate alternative storage capacity located outside theholding, (b) the occupier has a written contract for access to a treatment facility forlivestock manure, or (c) the occupier has a written contract for the transfer of themanure to a person registered and permitted under and in accordance with theEuropean Union (Animal By-products Regulations 2014 (S.I. No. 187 of 2014) and theTransmissible Spongiform Encephalopathies Regulations 2015 (S.I. No. 532 of 2015)to undertake the transport of manure. The proposed development will be constructed and operated in line with DAFMspecifications and all organic fertiliser will be managed in accordance with S.I. 588 of2025. The applicant has a designated and registered contractor to transport theorganic fertiliser (which is not a waste) to the customer farmers. A statement outlining why a location on the landholding was deemed moreappropriate to alternative options. If the Planning Authority, consider amore appropriate location is available on the landholding the applicationmay not receive favourable consideration. The proposed site was selected as it was an existing poultry farm site with all of therequired services/access etc. already laid on. Traffic management plans and traffic assessment associated with theproposed development. It is not considered that the currently proposed development satisfies the criteria fora large proposal and therefore the traffic management plan / traffic assessment isnot deemed to be required. RECEIVED: 11/08/2026 Woodburn Farms Ltd. Proposed Development Description 10C.L.W. Environmental Planners Ltd. 4 Conclusion As demonstrated; 1. The location of the proposed development integrated with the existingactivity will ensure minimal impact on the local environment. 2. the proposed development will not adversely impact on any protected areaand appropriate mitigation measures have been proposed to addressammonia emissions form the farm. To minimise the risk of personnel bringing infection into the poultry farm all visitors arebanned with the exception of essential personnel such as veterinarians and servicemen.All visitors must sign a register and use appropriate disinfectant procedures. Designatedlorries are used to deliver feed to the farm. A vital part of maintaining health within the unit is the necessity to fully clean out aftereach flock is removed. This avoids the build up of bacteria and viruses which challengethe incoming stock and which may affect their production efficiency. 05/08/2026_______Date RECEIVED: 11/08/2026