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HomeMy WebLinkAbout2660165 - F.I. Received Doc. - Architectural heritage impact assessment RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd ARCHITECTURAL HERITAGE IMPACT ASSESSMENT Proposed Development at Nos. 55 & 56 Dublin Street, Monaghan H18 X754 & H18 DT38. Executive Summary This Architectural Heritage Impact Assessment & Conservation Statement has been prepared in support of a planning application for proposed works at Nos. 55 and 56 Dublin Street, Monaghan. The subject properties are Protected Structures and form part of the historic commercial streetscape of Dublin Street, within the established town centre of Monaghan. The proposed development seeks to secure the long-term sustainable use of the buildings through a programme of conservation-led repair, refurbishment and adaptive reuse. The works comprise the amalgamation of the existing ground-floor retail units to form a single commercial premises, refurbishment of the upper floors to provide two studio apartments, upgrading of building services and associated repair works to the existing historic fabric. The buildings are significant primarily for their contribution to the historic urban character of Dublin Street, their traditional construction, their surviving nineteenth-century commercial form and their contribution to the continuous terrace of protected and historic buildings that define the town centre. The assessment has been prepared having regard to the principles contained within the Planning and Development Act 2000 (as amended), the Architectural Heritage Protection Guidelines for Planning Authorities (2011), and the objectives of the Monaghan County Development Plan 2025–2031. The proposed works have been designed following a conservation-led approach based upon: • retention of significant historic fabric; • minimum intervention; • repair rather than replacement; • use of compatible traditional materials; • maintaining the established streetscape character; and • securing the continued beneficial use of the buildings. The assessment concludes that the proposed development will not adversely affect the special character of the Protected Structures. The external architectural form, scale, roof profile and contribution to Dublin Street will be retained, while the proposed repair works and continued occupation will provide significant long- term conservation benefits. RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd 1. Introduction 1.1 Purpose of Assessment This Architectural Heritage Impact Assessment & Conservation Statement has been prepared by EPA Architects Ltd on behalf of Kieran Brady and Brian Brady in support of a planning application for works to Nos. 55 and 56 Dublin Street, Monaghan. The purpose of this report is to identify the heritage significance of the Protected Structures, assess their existing condition, describe the proposed interventions and evaluate the impact of the development on the architectural character and special interest of the buildings. The assessment follows the established conservation approach of first understanding the significance of a historic structure before determining the appropriate extent and nature of intervention. 1.2 Site Context Nos. 55 and 56 Dublin Street occupy a prominent position within the historic commercial core of Monaghan Town. The buildings form part of an established terrace of traditional town-centre premises characterised by continuous frontages, narrow historic plots, rendered masonry elevations and pitched roof forms. Dublin Street represents an important element of the historic urban structure of Monaghan, reflecting the commercial growth and development of the town during the nineteenth and early twentieth centuries. The buildings contribute positively to the character and identity of the street through their scale, proportions and relationship with adjoining properties. 1.3 Scope and Methodology The assessment has been prepared following: • review of available historic mapping; • review of relevant planning policy and heritage guidance; • consideration of the Record of Protected Structures; • inspection of the existing buildings; • assessment of the proposed architectural works. The assessment considers: • historical significance; • architectural significance; • surviving historic fabric; • streetscape contribution; RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd • proposed interventions; • heritage impact. The report should be read in conjunction with the submitted architectural drawings, photographs and supporting planning documentation. 2. Site, Historical Development & Heritage Significance 2.1 Historical Development Monaghan Town developed as an important administrative and commercial centre, with significant growth occurring during the eighteenth and nineteenth centuries. The expansion of trade, agriculture and local industry resulted in the development of formal streetscapes comprising commercial premises, residences and public buildings. Dublin Street became one of the principal commercial streets within the town, characterised by continuous terraces of buildings accommodating shops, businesses and residential accommodation above. The historic pattern of mixed commercial and residential occupation is typical of Irish market towns and remains an important element of the architectural character of Monaghan. Nos. 55 and 56 Dublin Street form part of this historic development pattern. Their surviving form illustrates the traditional arrangement whereby commercial activity occurred at ground-floor level while upper floors provided residential accommodation. The proposed reinstatement of residential use at upper-floor level therefore represents a continuation of the historic function of the buildings rather than an introduction of an incompatible use. RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Historic 25’’ Map Historic 6'' Map Last Edition Historic 6'' Map RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd 2.2 Architectural Character The buildings are representative of traditional nineteenth-century commercial architecture, where significance derives from proportion, materials and streetscape contribution rather than architectural ornamentation. The principal characteristics contributing to their architectural interest include: • traditional masonry construction; • rendered external finishes; • vertically proportioned openings; • established building line; • traditional roof forms; • relationship with adjoining properties; • contribution to the continuous Dublin Street terrace. The buildings retain the scale and proportions typical of historic town-centre development and continue to reinforce the visual continuity of Dublin Street. 2.3 Statement of Heritage Significance The heritage significance of Nos. 55 and 56 Dublin Street arises from their combined architectural, historical and townscape values. Architectural Significance The buildings represent surviving examples of traditional commercial premises constructed using historic building methods and materials. Their significance lies in their authenticity, scale and contribution to the architectural composition of the street. Character-Defining Elements The principal elements contributing to the special interest of the Protected Structures are: • historic building form; • traditional frontage proportions; • masonry construction; • roofscape; • relationship with adjoining buildings; • historic commercial and residential use pattern. The proposed development has been assessed against these characteristics to ensure that they are preserved. RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd 3. Existing Building Assessment 3.1 General Condition A visual inspection of Nos. 55 and 56 Dublin Street confirms that the buildings remain suitable for continued occupation and conservation-led refurbishment. The buildings remain in generally sound condition, retaining their principal architectural form and significant historic fabric. The identified weathering and maintenance issues are typical of buildings of this age and do not diminish their heritage value. Accordingly, repair, maintenance and sensitive adaptation are considered the appropriate conservation approach. 3.2 External Fabric The external elevations retain the established character associated with traditional town-centre commercial buildings. The rendered masonry façades continue to provide the principal contribution to the architectural character of the buildings. Localised defects associated with weather exposure, ageing finishes and general deterioration are evident and can be addressed through appropriate conservation repair. The proposed works will prioritise retention of existing fabric wherever practicable. Where repairs are required, compatible materials and traditional techniques will be employed to ensure that the appearance and performance of the existing construction are maintained. The external appearance of the buildings will remain substantially unchanged, preserving their contribution to the historic streetscape. Front of building No. 56 (no change proposed) RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Front of building No. 55 Access to rear of shop No. 55 Rear of No. 55 & 56 RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Access to back of shop No. 55 Access to rear of shop No. 55 Existing rear garden-south west facing aspect RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd xisting rear garden-south west facing Existing sliding sash timber window unit Rear garden-south west facing aspect RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Rear Garden Rear of existing floor retail unit at No. 56 (no change) Rear of No. 55 and 56 RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Rear store Sliding sash timber window ground floor of building at No. 55 View towards rear of building at No. 55 RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd 3.3 Roofs and Rainwater Disposal The existing pitched roof forms make an important contribution to the historic character of Dublin Street. Traditional roof structures and coverings form part of the visual identity of historic town-centre buildings and require ongoing maintenance to prevent deterioration of the underlying structure. The proposed works include repair and maintenance of roof coverings, flashings and rainwater goods where required. These measures are considered essential conservation works as effective weather protection is fundamental to the long-term preservation of historic fabric. The repair of these elements will provide a significant improvement in the future durability of the buildings. Slate pitched roofs of No.55/56 3.4 Internal Fabric Internally, the buildings retain elements of their traditional construction, including masonry walls, timber structural elements RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd and aspects of the historic arrangement associated with commercial premises with accommodation above. The buildings have evolved over time in response to changing commercial requirements, and previous alterations are typical of historic properties that have remained in active use. The proposed internal alterations have been developed to respect the existing structure and minimise intervention into significant historic fabric. The historic character and legibility of the buildings will remain apparent following completion of the works. Access to former dwelling above shop at No. 55 Access to second floor at No. 55 RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Ceiling deterioration to rear of No. 55 Existing first floor living room fireplace Existing second floor bedroom fireplace RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Existing timber panel door & ironmongery First floor former bathroom No. 55 First floor former living room No. 55 RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd First floor-room to rear of building No. 55 First floor-sliding sash timber window Front of building of 55-second floor-sliding sash timber window unit RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Rear of shop No. 55 Second floor bedroom - No. 55 Second floor front bedroom - No. 55 RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Second floor landing Second floor rear bedroom - No. 55 Second floor-sliding sash timber window unit RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Sliding sash timber window view towards rear of building at No. 54 Sliding sash timber window view towards rear of building at No. 55 Stairwell window RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Store at rear of shop Wide format timber floor on timber joists to be retained 3.5 Conservation Priorities The principal conservation priorities identified are: • maintaining the weather protection of the buildings; • repairing rather than replacing historic materials; • retaining significant architectural features; • improving the condition of existing fabric; • integrating new services sensitively; • ensuring continued occupation and maintenance. The proposed development provides an opportunity to address these issues while securing the long-term future of the Protected Structures. RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd 4. Proposed Development and Conservation Strategy 4.1 Description of Proposed Development The proposed development seeks to provide a sustainable future for Nos. 55 and 56 Dublin Street through sensitive refurbishment and adaptive reuse. The principal elements of the proposal comprise: • amalgamation of the existing ground-floor retail units; • refurbishment of the upper floors to provide two studio apartments; • conservation repairs to the existing building fabric; • upgrading of building services; • associated internal alterations necessary to facilitate the proposed uses. The proposal maintains the established commercial function of the ground floor while reinstating residential occupation at upper-floor level. This approach reflects the traditional historic arrangement of buildings within Irish market towns, where commercial activity and residential accommodation existed together within the same premises. 4.2 Conservation Approach The design approach has been informed by recognised conservation principles and seeks to achieve an appropriate balance between preservation and adaptation. The principal objectives are: Minimum Intervention Alterations have been limited to those necessary to facilitate the continued use of the buildings. Significant structural elements and historic fabric will remain intact. Repair Before Replacement Existing materials will be retained wherever they remain capable of performing their intended function. Replacement will only occur where repair is no longer practical. Compatible Materials Where new materials are required, they will be selected to ensure compatibility with the existing building fabric in terms of appearance, durability and performance. Retention of Character The defining architectural characteristics of the buildings, including their scale, proportions, roof form and contribution to Dublin Street, will be preserved. RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd 4.3 Adaptive Reuse The conversion of the upper floors to two studio apartments represents a positive conservation outcome. Historic buildings are best protected when they remain occupied and actively maintained. The proposed residential use restores a traditional pattern of occupation and contributes to the continued vitality of Monaghan Town Centre. The proposal therefore supports both heritage conservation objectives and wider planning objectives relating to sustainable town-centre development. 4.4 Internal Alterations and Services The internal alterations required to facilitate the proposed development have been carefully considered to avoid unnecessary loss of historic fabric. Modern services will be integrated sensitively, with routes planned to minimise visual impact and avoid damage to significant structural elements. The works will allow the buildings to meet contemporary standards while respecting their historic character. 4.5 Conservation Benefits The proposed development provides a number of significant heritage benefits: • repair of existing historic fabric; • improved weather performance; • continued occupation; • reinstatement of residential use; • increased maintenance potential; • protection of the buildings from future decline. The overall approach ensures that the Protected Structures remain active and sustainable components of the historic town centre. 5. Architectural Heritage Impact Assessment 5.1 Assessment Methodology This section assesses the impact of the proposed development on the special architectural and historic interest of Nos. 55 and 56 Dublin Street. RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd The assessment has been undertaken having regard to the principles contained within the Architectural Heritage Protection Guidelines for Planning Authorities (2011), which recognise that appropriate change and continued use are essential elements of successful conservation. The assessment considers: • impact on historic fabric; • impact on architectural character; • impact on streetscape contribution; • impact on heritage significance; • reversibility of interventions; • long-term conservation benefits. The overall objective is to determine whether the proposed works preserve, enhance or adversely affect the special character of the Protected Structures. 5.2 Impact on Historic Fabric The proposed development has been designed to retain the maximum possible extent of existing historic fabric. The principal structural elements, including masonry walls, roof structures and significant elements of the historic building arrangement, will remain substantially intact. The proposed works are primarily focused on: • repair and maintenance; • sensitive internal adaptation; • upgrading of services; • improvement of the condition of existing fabric. No significant loss of historic material is proposed. Where repairs are required, the approach will be based upon conservation principles, with compatible materials and traditional techniques employed to ensure the continued performance of the existing structure. The impact on historic fabric is therefore assessed as: Minor Beneficial The proposed works will improve the condition of the buildings while preserving their authenticity. 5.3 Impact on Architectural Character RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd The architectural character of Nos. 55 and 56 Dublin Street is defined by their traditional scale, proportions, materials and relationship with the adjoining terrace. The proposed development does not involve: • alteration of the established building height; • changes to the roof profile; • removal of significant external features; • disruption of the historic building line. The external appearance of the buildings will remain substantially unchanged. The proposal therefore protects the architectural qualities that contribute to the special interest of the Protected Structures. The impact on architectural character is assessed as: Neutral to Minor Beneficial 5.4 Impact on Streetscape Nos. 55 and 56 contribute positively to the historic streetscape of Dublin Street through their position within a continuous terrace of traditional commercial buildings. The proposal maintains: • the established frontage; • historic plot rhythm; • relationship with adjoining buildings; • visual continuity of the street. The repair and continued occupation of the buildings will enhance the appearance and vitality of this section of the town centre. The proposal will therefore have no adverse impact on the streetscape and will contribute positively to its continued preservation. 5.5 Impact on Historic Use and Significance The historic significance of the buildings is closely associated with their traditional mixed-use function, with commercial activity at ground floor level and residential accommodation above. The proposed development reinstates this historic pattern by providing two studio apartments at upper-floor level while maintaining an active commercial use at ground floor. This represents a positive conservation outcome as it: • reflects the original function of the buildings; RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd • increases occupation; • improves maintenance potential; • supports the vitality of the town centre. The impact on historic significance is assessed as: Beneficial 5.6 Impact on Setting The setting of the Protected Structures is defined by their relationship with Dublin Street and the surrounding historic townscape. The proposal does not alter: • the external massing of the buildings; • their relationship with adjoining properties; • their contribution to public views along Dublin Street. The setting of the Protected Structures will therefore be preserved. The impact on setting is assessed as: Neutral 5.7 Reversibility Where possible, proposed interventions have been designed to allow future adaptation without significant damage to historic fabric. The majority of internal alterations are capable of future modification should the requirements of the buildings change. This approach is consistent with good conservation practice and ensures that the historic structures retain flexibility for future generations. 5.8 Overall Heritage Impact Summary Element of Proposal Heritage Impact Conservation repairs Beneficial Roof and rainwater repairs Beneficial Ground-floor retail amalgamation Neutral Internal alterations Minor Beneficial Upper-floor residential conversion Beneficial External appearance Neutral RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd Element of Proposal Heritage Impact Streetscape contribution Beneficial Long-term sustainability Major Beneficial Overall Architectural Heritage Impact: Beneficial The proposal represents an appropriate balance between conservation and sustainable reuse. The works will preserve the special character of the Protected Structures while improving their condition and securing their continued occupation. 6. Planning Policy Compliance The proposed development has been assessed against the relevant legislative and policy framework governing works to Protected Structures. Planning and Development Act 2000 (as amended) The proposal respects the requirements of the Act by preserving the special character of the Protected Structures while allowing appropriate and necessary change to facilitate their continued use. The development does not seek to remove or diminish the architectural features that contribute to the buildings' special interest. Architectural Heritage Protection Guidelines for Planning Authorities (2011) The proposal accords with the principles contained within the Guidelines through: • understanding the significance of the buildings before intervention; • retaining historic fabric; • adopting a minimum intervention approach; • repairing rather than replacing existing materials; • using compatible materials; • ensuring new works remain subordinate to the historic structures. Monaghan County Development Plan 2025–2031 The proposal supports the objectives of the Development Plan by: • conserving Protected Structures; RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd • encouraging sustainable reuse of historic buildings; • supporting town-centre regeneration; • maintaining active commercial premises; • increasing residential occupation within the town centre. The development therefore represents a positive contribution to the continued vitality and conservation of Monaghan Town Centre. 7. Conclusion This Architectural Heritage Impact Assessment & Conservation Statement has examined the significance of Nos. 55 and 56 Dublin Street, Monaghan, and assessed the impact of the proposed development on their architectural and historic character. The buildings are important elements of the historic commercial streetscape of Dublin Street and retain significant architectural qualities associated with traditional nineteenth-century town-centre development. The proposed development has been designed as a conservation-led intervention that balances the need to preserve historic fabric with the practical requirements necessary to ensure continued occupation. The proposal: • retains the essential architectural character of the buildings; • preserves their contribution to the streetscape; • repairs and improves existing historic fabric; • reinstates traditional mixed-use occupation; • secures long-term sustainable use. No adverse impacts on the special character of the Protected Structures have been identified. The proposed works are considered appropriate, proportionate and consistent with recognised conservation principles. It is therefore concluded that the development will have an overall: Beneficial Architectural Heritage Impact and will contribute positively to the continued preservation and sustainable future of Nos. 55 and 56 Dublin Street, Monaghan. References • Planning and Development Act 2000 (as amended). • Planning and Development Regulations 2001 (as amended). RECEIVED: 19/08/2026 Architectural Heritage Impact Assessment EPA Architects Ltd • Department of Arts, Heritage and the Gaeltacht (2011). Architectural Heritage Protection Guidelines for Planning Authorities. • Monaghan County Development Plan 2025–2031. • National Inventory of Architectural Heritage (NIAH). • Ordnance Survey Ireland Historic Mapping. RECEIVED: 19/08/2026