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HomeMy WebLinkAbout2560432 - F.I. Received Doc. - CSPringle response (2) ARCHITECTS | CONSULTING ENGINEERS | BUILDING SURVEYORS Tel: 042-9746492 info@cspringle.com www.cspringle.com MNK Engineering T/A CS Pringle Incorporated in Ireland: Reg No 640491 Registered Office: Main Street Castleblayney, Co. Monaghan. Page 1 of 3 Response to submission from An Taisce The applicant welcomes the opportunity to respond in a comprehensive and structured manner. It is noted at the outset that the submission by An Taisce does not object in principle to residential development at this location but raises broad policy considerations relating to compact growth, car dependency, permeability, biodiversity, climate mitigation and sustainable drainage. The matters raised are largely strategic in nature and reflect general National policy aspirations rather than identifying site specific deficiencies or conflicts with the Monaghan County Development Plan. Accordingly, this response addresses each theme in detail and demonstrates that the proposed development is fully aligned with National, Regional and Local Planning Policy and represents proper planning and sustainable development within the meaning of Section 34 of the Planning and Development Act 2000 (as amended). The proposed development has been formulated through a plan led approach and has been designed having regard to the National Planning Framework, the Regional Spatial and Economic Strategy for the Northern and Western Region, the Monaghan County Development Plan 2025-2031, the Sustainable Residential Development and Compact Settlement Guidelines for Planning Authorities (2024), the Design Manual for Urban Roads and Streets, the Climate Action and Low Carbon Development (Amendment) Act 2021 and the Building Regulations Part L (2022). In respect of settlement strategy and compact growth, the subject site is located within the established settlement structure of Monaghan Town, the Tully area generally and is contiguous with existing residential development. It does not represent isolated piecemeal development, nor does it extend the settlement in a fragmented or unsustainable manner. Rather, it consolidates growth within a defined area, infilling dormant lands between the Manor Wood and Tully existing residential developments t hereby strengthening the settlement core and contributing to the viability of local services. The National Planning Framework, in particular National Policy Objective 3 and National Policy Objective 7, seeks to deliver compact and sequential growth within the built-up footprint of settlements. The proposal directly supports these objectives by utilising serviced lands within an existing settlement rather than promoting dispersed rura l housing. The Monaghan County Development Plan similarly emphasises consolidation within settlements as a core strategic objective, seeking to direct population growth to appropriate locations in order to protect the rural countryside from unsustainable one-off housing proliferation. In this context, the proposed development must be viewed as a positive contribution to the County’s settlement strategy and not as a peripheral or car -dependent suburban extension. The submission by An Taisce raises concerns regarding car dependency. It is acknowledged that modal share patterns in County Monaghan differ from those in major metropolitan areas. However, the appropriate planning response within a rural county context is not to prohibit residential development but to ensure that such development occurs within established settlements rather than in dispersed rural locations. The proposal achieves precisely this objective. The alternative to compact residential development within the proposed development would be increased pressure for one -off rural housing, which would generate significantly greater car dependency and environmental impact. By consolidating growth within a n urban settlement that already possesses an established road network and community structure, the proposal reduces overall transport - related emissions relative to dispersed alternatives. RECEIVED: 12/08/2026 Page 2 of 3 Architects Consulting Engineers Building Surveyors The internal design of the development has been carefully considered to minimise vehicular dominance and to promote pedestrian movement. The layout incorporates a coherent and continuous footpath network throughout the site, connecting directly to the public road and integrating with the wider settlement. Streets are designed to low-speed environments consistent with the Design Manual for Urban Roads and Streets, thereby creating safe and attractive walking conditions. The street hierarchy avoids excessive carriageway widths and discourages through-traffic, ensuring that vehicular movement is accommodated but not prioritised over pedestrian safety and residential amenity. The design philosophy aligns with National guidance promoting people-centred streets rather than traffic-engineered layouts. In relation to permeability, the proposed layout demonstrates a high degree of connectivity within the site. The development does not comprise isolated cul-de-sacs or defensible gated arrangements. Instead, it presents an interconnected network of streets and pedestrian routes that facilitate movement and social interaction. Boundary treatments are designed to provide privacy while maintaining passive surveillance of public spaces. The arrangement of dwellings ensures active frontage to streets and open spa ces, thereby enhancing safety and visual permeability. The Monaghan County Development Plan emphasises high -quality urban design, connectivity and integration with existing communities, and the proposed development satisfies these objectives in full. The issue of compliance with the Design Manual for Urban Roads and Streets is addressed through the engineering design of the internal road network. The development adopts reduced design speeds, integrated on street parking and pedestrian priority junctions consistent with DMURS principles. The road geometry has been developed to create a residential environment rather than a distributor road network. The emphasis is on place - making and liveability rather than on facilitating high traffic volumes. Accordingly, the development accords with National and local policy promoting sustainable street design. An Taisce further raises matters relating to climate mitigation measures, including heat pumps, solar photovoltaic installations and electric vehicle charging infrastructure. It is important to clarify that compliance with Building Regulations Part L (2022 ) is mandatory and legally enforceable through the statutory certification process. The dwellings will be constructed to Nearly Zero Energy Building standards, incorporating high - performance building fabric, efficient heating systems such as air -to-water heat pumps and provision for renewable energy generation where appropriate. Electric vehicle charging infrastructure will be provided in accordance with the relevant regulations. These measures are not discretionary and do not require duplication through planning conditions. The development will therefore materially contribute to National decarbonisation targets in accordance with the Climate Action and Low Carbon Development (Amendment) Act 2021. In terms of biodiversity, the existing site comprises managed grassland of limited ecological value. The proposed development introduces structured landscaping, native tree planting, pollinator -friendly species and public open space, resulting in a net enhancement of biodiversity relative to baseline conditions. The landscape design has been prepared to ensure long-term sustainability and ecological resilience. The Monaghan County Development Plan promotes the protection and enhancement of biodiversity, and the proposal aligns with these objectives by avoiding any designated ecological sites and by integrating green infrastructure into the development layout. Should the Planning Authority consider it necessary, a Biodiversity Management Plan can be secured by condition, although the scale of development does not give rise to significant ecological impact and as such we believe this is unwarranted. With regard to surface water management and nature -based solutions, the development has been designed in accordance with Sustainable Urban Drainage Systems principles and with the standards of Monaghan County Council. The surface water strategy ensures attenuation and controlled discharge at greenfield equivalent runoff rates, thereby preventing increased downstream flood risk. The scheme incorporates soft landscaping and RECEIVED: 12/08/2026 Page 3 of 3 Architects Consulting Engineers Building Surveyors permeable surfaces where technically appropriate, taking into account engineering performance, maintenance and lifecycle considerations. It is neither practical nor necessary to eliminate all impermeable surfaces in residential development; rather, the rel evant test is hydraulic performance and flood risk mitigation. The development meets these standards in full compliance with National Guidance and Local Authority requirements. The question of community infrastructure and social integration must also be considered. The addition of 49 dwellings to the settlement of Tully represents a proportionate and sustainable increase in population that supports local vitality and economic resilience. Residential development of this scale contributes to maintaining school enrolment, sustaining local services and reinforcing the social fabric of the community. The Monaghan County Development Plan recognises the importance of strengthening settle ments through appropriately scaled housing development, and the proposal accords with this strategic objective. The development does not place undue strain on infrastructure, and all necessary services can be provided within the capacity of the existing network. The submission by An Taisce does not identify any specific contravention of the Monaghan County Development Plan, nor does it identify environmental harm, infrastructural deficit, traffic hazard, flood risk or ecological impact arising from the proposal. The matters raised are policy themes that have already been embedded within the design and technical documentation accompanying the application. When assessed against the relevant provisions of the County Development Plan, the proposal demonstrably supports the core strategy, promotes compact settlement growth, integrates sustainable design principles and enhances the local environment. It is further relevant that housing delivery within established settlements is a critical National priority. The National Planning Framework and subsequent Government policy emphasise the need to increase housing supply in appropriate locations. The refusal of polic y compliant residential schemes within settlements would undermine both National housing objectives and local settlement strategy. The proposal provides much needed housing in a sustainable location and aligns with both National and County level policy. In conclusion, the proposed development represents sustainable, policy compliant and climate responsive residential growth within an established settlement. The scheme consolidates the built footprint of Monaghan Town, aligns with the Monaghan County Development Plan’s settlement strategy, complies with DMURS principles, meets statutory energy performance requirements, integrates sustainable drainage measures and enhances biodiversity relative to baseline conditions. The submission by An Taisce does not demonstrate any material planning harm or policy conflict. The development therefore satisfies the requirements of proper planning and sustainable development and merits the grant of planning permission RECEIVED: 12/08/2026