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HomeMy WebLinkAbout2660302 - Submission - [E] Brenda ClerkinSubmission Details Submitter Name Brenda Clerkin Address Note In relation to application File Number 2660302 Name Investments Limited JMG Address 8 New Terrace Kilnacloy Monaghan H18DX25 RECEIVED: 13/08/2026 1 Ref 2660302 To: Planning Department Monaghan County Council 1 Dublin Street Monaghan Co. Monaghan Re: Planning Application Ref. 2660302 Proposed Detached Two-Storey Dwelling at 8 New Terrace, Kilnacloy, Monaghan, Co. Monaghan Dear Sir/Madam, I wish to make a submission in relation to the above planning application. While I support the regeneration of vacant and derelict properties and welcome appropriate development within Monaghan Town, I have a number of concerns regarding this proposal which I respectfully request the Planning Authority considers before reaching a decision. 1. Parking Provision The application proposes a new dwelling without any on-site parking provision, relying instead on existing public parking spaces in the vicinity. The applicant states that parking cannot be safely accommodated within the site and proposes a financial contribution in lieu of parking. The creation of an additional dwelling will inevitably increase demand for parking in the area. Existing public parking spaces are already used by local residents, visitors and customers of nearby businesses. In particular, the parking spaces identified by the applicant also serve a local shop and provide an important community function. Concerns regarding parking availability and parking pressures in this area have previously been brought to the attention of Monaghan County Council. In that context, I believe it is important that the Planning Authority fully considers the cumulative impact of permitting a new dwelling with no dedicated parking provision. While the applicant states that parking spaces were available during site inspections, a limited number of observations on particular days does not necessarily demonstrate that sufficient capacity exists at all times, particularly during busier periods when demand from residents, visitors and local businesses is higher. I respectfully request that the Planning Authority carefully assess: • Existing parking demand in the area. • The role of these parking spaces in serving nearby residential and commercial activity. • The importance of these spaces to local businesses and services. RECEIVED: 13/08/2026 2 • The cumulative impact of additional residential occupancy on already constrained parking resources. • Whether a development with no dedicated parking provision is appropriate at this location. 2. Traffic and Road Safety The applicant acknowledges that the site is located on the inside of a T-junction and that on- site parking is not considered practical. The site occupies a sensitive location at a busy and heavily trafficked junction which serves local residents, nearby businesses and visitors to the area. The junction experiences significant vehicular, pedestrian, cyclist, e-scooter and bicycle movements, together with high parking demand throughout the day. Additionally, a number of traffic accidents have occurred at this junction, highlighting existing road safety concerns. The local authority should consider whether the absence of dedicated parking could lead to additional roadside parking, congestion, manoeuvring difficulties and potential road safety concerns in the vicinity of the junction. 3. Future Development and Cumulative Impact There is also potential for future development of lands adjacent to the application site. While any such development may be the subject of separate planning applications, it is important that the Planning Authority considers the cumulative impact of additional development in this area. The addition of a new dwelling with no dedicated parking provision, when considered alongside the potential future development of neighbouring lands, could place further pressure on existing parking facilities, traffic movements and road safety within the busy locality. I respectfully request that Monaghan County Council assess the proposal not only in isolation but also in the context of the wider area and any foreseeable development which may increase demand on local infrastructure, parking provision and road capacity. 4. Infrastructure and Service Capacity The application proposes the refurbishment and occupation of the existing dwelling together with the construction of an additional detached dwelling served by existing services. While the application indicates that connections will be made to existing infrastructure, I request that the Planning Authority satisfy itself that there is adequate capacity within the local water supply, wastewater, surface water drainage and other relevant services to accommodate the proposed development. Given that the existing property has been vacant and derelict for a considerable period, and that the proposal will introduce an additional residential unit to the site, the demand on local services is likely to differ significantly from current conditions. RECEIVED: 13/08/2026 3 In particular, I request that the local authority consider: • The capacity of the local water supply network. • The capacity of the wastewater and foul drainage infrastructure serving the area. • Surface water management arrangements and any potential impact on neighbouring properties. • The cumulative impact on services should further development proceed on adjacent lands in the future. • Whether all necessary infrastructure upgrades or mitigation measures have been adequately addressed. It is important that the Planning Authority is satisfied that the development can be accommodated without resulting in pressure on existing infrastructure or adverse impacts on neighbouring properties and residents. 5. Residential Amenity, Site Density and Precedent Given the constrained nature of the site, consideration should be given to: • The impact on the amenities of neighbouring properties. • Potential overlooking and loss of privacy. • Overshadowing and visual impact. • Whether the proposed dwelling represents an appropriate form of infill development. • The adequacy of private open space and separation distances. The Planning Authority should be satisfied that the development will integrate appropriately with the existing residential environment and not constitute overdevelopment of the site. The application refers to a previously approved dwelling adjacent to No. 1 New Terrace as a comparable development and precedent for the current proposal. However, it is my understanding that neither property is currently occupied and that the dwelling at No. 1 New Terrace has never been occupied since its construction. Consequently, it is difficult to regard this development as a proven precedent for additional residential occupation at this location. The practical impact of occupation, including car ownership, parking demand, traffic generation, servicing requirements and the effect on residential amenity, has not yet been demonstrated. Furthermore, the existing dwellings at No.7 and No. 8 New Terrace have been vacant and derelict for a considerable period. The applicant's own submission notes that the property at No.8 new Terrace has been vacant and derelict for more than ten years. As a result, the se sites have not generated the level of parking demand, traffic movements or residential activity that would normally be associated with occupied dwellings. In assessing the current application, it would therefore be inappropriate to assume that existing traffic and parking conditions accurately reflect the impact of an occupied dwelling together with an additional new residential unit on the site. RECEIVED: 13/08/2026 4 For this reason, I believe that particular scrutiny should be given to the applicant's assumptions regarding parking availability and traffic impacts, as future residential occupation of both the existing and proposed dwellings may result in a significantly greater demand on local infrastructure than is presently experienced. 6. Existing Site Condition and Context The local authority should consider the proposal in the context of the current condition of the site and the surrounding area. While redevelopment is welcome in principle, the site has remained vacant for a prolonged period and has been the subject of works which have not resulted in the site being brought back into active residential use. This history should be considered when assessing the overall impact and management of the proposed development. 7. Site Management and Boundary Protection While the application indicates an intention to improve and redevelop the property, works have already been undertaken on the site and it currently remains in an unfinished and unsecure condition. This raises concerns regarding site management and the potential impact on neighbouring residential properties. Given the existing condition of the site, I respectfully request that Monaghan County Council carefully assess the applicant's arrangements for site management and impose appropriate conditions to ensure that: • All fences and walls adjoining neighbouring properties are repaired or replaced to an appropriate standard. • Existing neighbouring properties are protected from any damage during construction. • Construction activities are properly managed to minimise disruption to local residents. • The site is maintained in a safe, secure and tidy condition throughout the construction period. • All boundary treatments, landscaping and external works are completed before occupation of the proposed dwelling. • Adequate measures are implemented to prevent waste, debris and construction materials from impacting adjacent properties. Conclusion I respectfully request that Monaghan County Council fully assess the issues outlined above, particularly in relation to parking provision, road safety, infrastructure capacity, future cumulative development, site management, precedent and the protection of neighbouring properties. Particular consideration should be given to the fact that the public parking spaces relied upon by the applicant also serve a local shop and surrounding residents, that concerns regarding RECEIVED: 13/08/2026 5 parking availability in the area have previously been raised with the local authority and that the site is located at a busy and heavily trafficked junction. The local authority should also consider the fact that the dwelling cited as a comparable precedent at No. 1 New Terrace has never been occupied, while the existing dwellings at Nos. 7 and 8 New Terrace have remained vacant and derelict for a prolonged period. Consequently, the current parking and traffic conditions do not accurately represent the scenario that would arise from the occupation of both the existing dwelling and the proposed new dwelling. The assumptions underpinning the application's assessment of parking availability and traffic impacts should therefore be treated with caution, as they may underestimate the actual demand and associated effects likely to result from full residential occupation of the properties. I further request that Monaghan County Council satisfy itself that sufficient capacity exists within the local water, wastewater and drainage infrastructure to cater for both the proposed dwelling and the occupation of the existing dwelling, having regard to potential future development within the surrounding area. Furthermore, the local authority should consider the potential cumulative impact of any future development on adjacent lands, particularly where such development may further increase pressure on parking provision, traffic movement, public services and local infrastructure. Should the local authority decide to grant permission, I request that appropriate conditions be attached requiring effective site management throughout construction, protection of neighbouring properties and the completion of all external works and landscaping prior to occupation. Yours faithfully, Brenda Clerkin RECEIVED: 13/08/2026