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Home My WebLink About2560432 - 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: 12th August 2026, Our Ref.: 6229 RE:- GEDA Construction Company Ltd. – Additional Information Request – Planning Ref: 25/60432 Dear Brian, In relation to your additional information request see my responses below; 1. Planning Authority notes that all recommendations (2.1 to 2.16) contained in the submitted Road Safety Audit (RSA) have been accepted, as per the RSA Feedback form (Appendix C). In the interests of clarity, the applicant is requested to demonstrate how the following recommendations have been adequately addressed and/or factored into the development proposed; • Recommendation 2.6, it appears from the drawings submitted that the proposed tactile paving is located on the public road. Tactile paving will be installed at the crossing point as per updated site plan. • Recommendation 2.13, regarding specific ramp details. Ramp details have been provided – see drawing sheet no. 6229-PL-24-028. • Recommendation 2.15, regarding the provision of a specific capacity assessment of the proposed right-turn lane and associated stacking lengths implications. See response from DCE in relation to this point. Planning Department, Monaghan County Council, 1 Dublin Street, Monaghan RECEIVED: 12/08/2026 Page 2 of 5 Consulting Engineers Building Surveyors Architects 2. Section 8.2 ‘Orientation and Separation of Dwellings’ of the Monaghan County Development Plan 2025- 2031 stipulates that ‘individual pedestrian access to rear garden areas should be provided for every property.’ Planning Authority notes that access to the rear of dwelling units No. 02 to No. 10 is to be facilitated by a shared alleyway which raises concerns in terms of compliance with aforementioned Section 8.2 and also in terms of maintenance and security. The applicant is requested to provide amended details/documentation to address same. Please find attached the revised site layout which provides individual pedestrian access to rear garden areas to houses 02 – 10. 3. Planning Authority notes that proposed 4-bed semi-detached dwelling unit no. 13, (House Type E) has a proposed private amenity space area of 37 sqm, which is significantly less than the minimum 50 sqm requirement as stipulated under Section 15.8.13 ‘Private Open Space’ of the Monaghan County Development Plan 2025-2031. The applicant is requested to provide amended details to address same and ensure that the proposal complies with aforementioned Section 15.8.13 ‘Private Open Space’ Please find attached the revised site layout. House No. 13 has now been revised to House No 12 and has been modified to a 3 bed house. The private open space provided to House No. 12 is 40 m² which is in accordance with Section 15.8.13 ‘Private Open Space’ of the Monaghan County Development Plan 2025-2031. 4. The proposal is considered insufficient with regard to proposed drainage details. In this regard the applicant is requested to submit the following; a) Revised proposals for the storm water drainage system, taking into account the Department of Housing, Local Government and Heritage guidance document ‘Nature-based solutions for the management of rainwater and surface water run-off in urban areas’. Please find attached the revised site plan and storm sewer plan with the addition of a surface water swale and the provision of permeable paving to the driveways. b) A fully completed water protection checklist. Water Protection plan has already been provided. RECEIVED: 12/08/2026 Page 3 of 5 Consulting Engineers Building Surveyors Architects 5. As regard proposed boundary treatments, the applicant is requested to provide clarification with regard to the following; a) Section H-H, shows an existing boundary wall to be retained, however it does not include the proposed fencing (fence Type A) as indicated on submitted layout plan 6229-PL-25-001. See updated section H-H. b) Section A-A does not appear to accurately correspond with the submitted site layout plan (6229- PL-25-001) in respect of the position of the existing boundary treatment and proposed boundary treatment. See updated section A-A. c) It is noted that a number of existing dwellings within Tully Estate, particularly those located south of the proposed site entrance road and proposed ‘passive open space’ area, currently have pedestrian gated accesses to the application site. The applicant is requested to clarify how the proposed development and proposed boundary treatments in particular, take account of same. There will be a fence along the full extent of the southern boundary as per the plans provided. Gates will be reviewed on a case-by case basis where appropriate. d) In the interests of clarity, the applicant is requested to clarify whether or not future occupants of dwelling units no.’s 28 to 47 will have access to the raised private amenity areas i.e. the area between the retaining wall and the rear boundaries, and if so, provide details of same. No access is envisaged, these raised amenity areas will be planted with low maintenance landscaping as per Landscaping details provided. Note the private open space calculated excludes and is not reliant upon the upper area to satisfy private amenity requirements. 6. The applicant is requested to provide a Confirmation of Feasibility from Úisce Eireann that Monaghan WWTP has the capacity to accept wastewater arising from the development. See updated Confirmation of feasibility from Úisce Eireann confirming feasibility. 7. The proposal is considered insufficient with regard to Public Lighting. The applicant is requested to submit a revised lighting design to demonstrate how the new junction is designed to BS5489, Lighting Design Standards, and takes account of the following; a) (i) the position of all new and existing lighting columns. RECEIVED: 12/08/2026 Page 4 of 5 Consulting Engineers Building Surveyors Architects (ii) the conflict area lighting requirements at the entrance with the public road, the footpath lighting requirements, the existing street lighting in place, uniformity of lighting, minimisation of light spill into neighbouring private properties. (iii) inclusion of 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. (iv) all lighting columns placed on the inside/rear of footpaths to minimise physical obstruction to pedestrians and reduce risk of impact from vehicles and shall in line with property boundaries or building lines. (v) No lights, to be considered for future adoption by Monaghan County Council, shall be mounted on walls of any buildings (vi) 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. b) The applicant should also confirm that (i) the junction onto the public road has been designed to BS5489, Lighting Design Standards, (ii) Grid 1 has been designed to the appropriate standards and that (iii) the submitted landscape plans have taken account of the proposed street lighting. c) It is noted that that the results table on the lighting report for the junction are not fully legible. Revised details should be provided. See updated Public Lighting Details. 8. The applicant is requested to review the comments received from Inland fisheries Ireland (IFI) an An Taisce with regard to the proposed development and provide a detailed response to the issues raised. See enclosed response to Inland Fisheries Ireland and An Taisce. 9. A third-party submission has been received with respect to the development proposed. The applicant is invited to review the content of same and respond to the issues raised. I can confirm there will be no adverse impact on this drain as a result of this development. RECEIVED: 12/08/2026 Page 5 of 5 Consulting Engineers Building Surveyors Architects Schedule of Documents/Drawings Please find enclosed the following documents and drawings: Documents:  FI Site Notice  FI Newspaper Press Notice  Revised Landscaping Report – McIlwaine Landscape Architects  Water Protection Plan  J20752 - Waste Water Treatment System – Specification  Úisce Eireann - Confirmation of Feasibility  Response to An Taisce.  Response to Inland Fisheries Ireland.  Tully - Monaghan Town Street Lighting Report – Bennett Freehill  RSA Cover Letter - DCE IRL  Revised Stage 1/2 RSA Report - DCE IRL Drawings: Drawing #: Drawing Name 6229-PL-24-001 - Rev A Revised Site Layout 6229-PL-24-006 - Rev A Revised Site Sections 6229-PL-24-021 - Rev A Revised House Type E1 6229-PL-24-027 - Rev A Civils Detail Sheet E 6229-PL-24-028 - Rev A Revised Site Sections 02 6229-PL-24-030 - Rev A House Type F 6229-CSP-P-90-01 Storm & Foul Sewer Layout 1 of 2 6229-CSP-P-90-02 Storm & Foul Sewer Layout 2 of 2 6229-CSP-P-90-03 Watermain Layout 6229-CSP-P-90-04 Foul Sewer Section 1 of 2 6229-CSP-P-90-05 Foul Sewer Section 2 of 2 6229-CSP-P-90-06 Storm Sewer Section I trust this will suffice all the information you require, Yours sincerely, Eamonn Mc Mullen MSCSI MRICS Chartered Building Surveyor For and on behalf of CS Pringle RECEIVED: 12/08/2026