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Home My WebLink About2660122 - F.I. Received Doc. - Condition report RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 1 17 Greenan Road Loughbrickland Banbridge BT32 3NR Tel: (028) 40624763 Mob: 07895984055 Email: raymondthompson33@hotmail.com Date: 01.08.2026 Property: Dwelling and associated outbuildings at Doagheys, Glaslough, Co. Monaghan Client: Michael & Margaret Wallace Condition Report 1.0 Preambles Raymond Thompson was engaged to undertake a condition survey of the property. The on-site inspection was carried out on 24th July 2026. Weather conditions at the time of inspection were dry. The building was unoccupied at time of survey. Note the following: - the inspection was visual and non-destructive except where noted, - concealed defects may exist, - no opening-up was carried out beyond limited inspection works, - no asbestos assessment was undertaken, - no structural calculations/testing were carried out, - no invasive moisture testing or laboratory sampling was undertaken, - the report should not be relied upon for purposes outside its intended use. Floor plans and elevations are included as an appendix to this report. 2.0 Brief Client has applied for planning permission to construct a new 2 storey replacement dwelling and detached garage. Part of the proposed development involves the demolition of the existing 2 storey dwelling and identified outbuildings. Monaghan County Development Plan 2025 – 2031 states the replacement of traditional vernacular buildings and dwellings will only be considered where it has been clearly demonstrated by way of an appropriately detailed structural/condition survey from a suitably qualified competent technical professional, that the existing building or dwelling is not reasonably capable of being made structurally sound and adapted to modern standards. This condition report has been commissioned subsequent to a Further Information request relating to this policy. Planning Ref: 26 / 60122. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 2 3.0 Dwelling History The precise age of the existing dwelling is unknown. The First Edition 6-inch Ordnance Survey map of Ireland (surveyed c. 1835–1836) shows no dwelling at the subject site. However, the 25-inch Ordnance Survey map (surveyed and published c. 1897–1911) identifies a dwelling in substantially the same location as the existing building. Based on the available historic mapping, the dwelling is considered likely to have been constructed during the latter half of the nineteenth century, approximately between 1850 and 1900. Planning records further indicate that an application was lodged by Eva Wallace in 1968 to rebuild the dwelling, and the applicant has confirmed that substantial renovation works were undertaken at that time. In order to establish whether the existing dwelling benefits from any statutory architectural or archaeological protection, searches were undertaken of the following publicly available records: - Monaghan County Development Plan 2025–2031 – Record of Protected Structures (RPS); - National Inventory of Architectural Heritage (NIAH); - National Monuments Service Historic Environment Viewer (including the Record of Monuments and Places (RMP) and the Sites and Monuments Record (SMR), where applicable). The subject dwelling was not identified on any of the above registers as a Protected Structure, NIAH-listed structure, National Monument or Recorded Monument. Accordingly, no statutory architectural or archaeological heritage designation has been identified in respect of the existing dwelling. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 3 4.0 Condition Survey The dwelling was vacant at time of the inspection and has been unoccupied for a considerable period of time. Services (electric, water, telephone etc.) have all been disconnected for some time and the dwelling generally is in very poor condition. The main elements of the building were considered as follows: 4.1 External Walls The external walls comprise traditional solid stone masonry constructed using lime mortar and are founded directly on the underlying clay subsoil, with evidence in places that sections of the walls bear on topsoil. Significant structural movement was observed, with differential settlement resulting in widespread cracking to both the internal and external masonry walls. The absence of a damp-proof course, coupled with the prolonged vacancy of the dwelling and the lack of heating and ventilation, has resulted in extensive rising damp and moisture ingress. Consequently, the internal wall finishes have suffered widespread deterioration, with extensive debonding (delamination) of the plaster from the underlying masonry throughout the ground floor. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 4 Evidence of previous renovation works indicates that the original lime-plastered internal wall finishes were overlaid with cement-based backing plaster and a gypsum skim finish. As a result, moisture becomes trapped within the masonry, leading to persistent dampness, accelerated deterioration of the wall fabric, salt crystallisation, and eventual failure of the plaster through cracking, debonding and delamination. The application of modern impermeable plaster systems to traditional breathable masonry has therefore significantly contributed to the deterioration observed during the inspection. Evidence of dry rot was noted within the ground floor structure. The extensive delamination of the internal plaster in this area, together with the prevailing damp conditions, suggests that the fungal growth may have spread behind the wall finishes and across the masonry in search of additional timber, further increasing the extent of remedial works required. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 5 4.2 Roof The roof structure over the main dwelling is in poor condition. Previous repair work has been carried out to a poor standard with the result that rainwater has been able to permeate into the roof structure and building fabric. The original Bangor Blue slates are slipped and missing in places and elsewhere have been replaced using tin or fibre cement slates. It is my opinion that the roof is beyond repair. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 6 4.3 Windows and External Doors The windows and external doors are a mixture of original timber casement and replacement PVC (to front elevation). Missing windows and broken glazing have resulted in significant water ingress and internal damage. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 7 4.4 Floors The majority of the ground floor is suspended timber type. The floorboards and joists were significantly rotted in places with excessive deflection and movement noted throughout. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 8 The first-floor structure is affected locally by water ingress through damaged / missing windows at first floor causing deterioration of the internal elements and deflection of the floor structure and ceiling damage as seen. RECEIVED: 12/08/2026 RAYMOND THOMPSON B.Sc., C.Eng., M.I.C.E. CHARTERED CIVIL ENGINEERS - ARCHITECTURAL AND PLANNING CONSULTANTS 9 5.0 Conclusion Having inspected the property internally and externally, and having regard to its overall condition, it is my professional opinion that the existing dwelling has deteriorated to such an extent that it is no longer reasonably capable of being made structurally sound and adapted to meet modern living standards. The inspection identified significant structural movement arising from inadequate foundations, extensive rising damp, widespread deterioration of the masonry and internal finishes, a roof structure that is beyond repair, extensive decay to the suspended timber ground floor, localised deterioration to the first floor structure and evidence of dry rot within the ground floor construction. The presence of dry rot is of particular concern as its eradication would require extensive opening up of the building, replacement of affected structural timbers, specialist treatment of the surrounding masonry and ongoing monitoring, adding significantly to the extent and cost of any renovation works. Whilst the dwelling remains substantially intact, the cumulative effect of these defects is such that any attempt to retain the building would involve rebuilding significant sections of the structure. The cost of stabilising, repairing and upgrading the dwelling to comply with current Building Regulations would exceed the cost of providing a replacement dwelling, while still leaving a building constrained by the limitations of its original construction. A replacement dwelling will provide a safe, durable and energy-efficient home with significantly lower maintenance and running costs over its lifetime. Having considered all of the above, I am satisfied that the existing dwelling is not reasonably capable of being made structurally sound and adapted to modern standards, as required by Section 15.9.4 Replacement of Vernacular and Non-Vernacular Buildings and Dwellings of the Monaghan County Development Plan 2025– 2031. It is therefore my opinion that the proposed development is consistent with Policy RRDP 1 and Section 15.9.4 of the Monaghan County Development Plan 2025–2031, and I respectfully request that Monaghan County Council accepts this appraisal and grants planning permission for the proposed replacement dwelling. R J Thompson Chartered Engineer Date: 01.08.2026 RECEIVED: 12/08/2026