HomeMy WebLinkAbout2660165 - F.I. Received Doc. - Application - Cover LetterEnda Prendergast | Architects | MRIAI Office 2 | The Rossmore Factory | Dublin Road | Monaghan | H18 KT02 |+353 87 980 7312 | endaprendergast@gmail.com
Administrative Officer,
Planning Section,
Monaghan County Council,
1 Dublin Street,
Monaghan,
H18 X982.
August 20, 2026
Re: Planning Application - 26/60165 - Permission for development at Nos. 55 and 56 Dublin Street,
Monaghan (H18 X754 and H18 DT38). The proposed development will consist of the extension of the existing
ground-floor retail unit at No. 56 Dublin Street through amalgamation with the adjoining premises at No. 55
Dublin Street, to provide an enlarged retail floor area, including internal alterations and reconfiguration works.
The development will further consist of the change of use and conversion of the existing unoccupied first and
second floors of No. 55 Dublin Street into 2 No. self-contained one-bedroom studio apartments, together with
all associated site development works. The proposed works pertain to Protected Structures identified in
Appendix 1(b) — the Record of Protected Structures for Monaghan Town — within the Monaghan County
Development Plan 2025–2031, specifically Reference Nos. 41001180 and 41001179.
Dear Sir/Madam,
In respect of the above project and on behalf of our clients, Kieran Brady and Brian Brady, please find below
clarifications details and attached further information for your necessary information purposes.
Item 1&2
An Architectural Heritage Impact Assessment is enclosed, together with a photographic records. The AHIA
demonstrates that the development adopts a conservation-led approach, prioritising the retention, repair and
sensitive adaptation of the existing historic fabric and the use of appropriate traditional materials and detailing.
It is considered that the proposed works will protect the architectural character and special interest of the
Protected Structures and comply with Sections 6.17.1 and 15.3.1 of the MCDP 2025–2031 and the Architectural
Heritage Protection Guidelines 2011.
Item 3
(a) A fully completed Water Protection Plan Checklist is enclosed.
(b) A site-specific Construction and Demolition and By-Products Waste Management Plan is enclosed.
(c) No asbestos-containing materials have been visually identified during site inspections; however, their
absence cannot be definitively confirmed. It is proposed that an appropriate asbestos survey be undertaken by a
competent specialist prior to commencement of refurbishment works, with any identified asbestos removed in
accordance with statutory requirements. As this relates primarily to the construction stage, it is respectfully
requested that this requirement be addressed by way of a condition of any grant of planning permission. This
approach was deemed acceptable and confirmed email by the planning officer on August 11th 2026.
RECEIVED: 19/08/2026
Item 4
Two separate amenity areas are provided within the rear garden, comprising approximately 36 m² and 34 m²,
respectively, with one area allocated for the use of each apartment. These areas are accessed from the
apartments via the paved rear courtyard. The revised drawing 0326 / PA / 208 identify the extent and allocation
of these amenity areas and provide details of the proposed boundary treatment and landscaping, ensuring that
each space is clearly defined, private and suitable for residential amenity.
The proposed arrangement provides a high-quality external amenity provision for both apartments and has been
designed having regard to Section 3.8 of the Sustainable Urban Housing: Design Standards for New Apartments
(July 2025).
Item 5
(a) A dedicated waste storage area is provided for in the rear garden areas, with appropriate provision for
the segregation of general waste, recycling and organic waste. The residential waste storage is separate
from the existing commercial waste arrangements serving the ground-floor business, thereby avoiding
conflict between residential and commercial waste storage and collection. The designated residential
waste storage area is conveniently accessible from the apartments via the paved courtyard and is clearly
identified on the revised drawing 0326 / PA / 208.
(b) Dedicated bicycle storage is provided for to the rear of the building, adjacent to the external stairs, in a
convenient and accessible location for residents. Additional bicycle storage is also provided across the
paved courtyard within the private open space, providing supplementary secure bicycle parking for the
apartments. The proposed arrangements provide adequate, accessible and conveniently located bicycle
storage within the application site and are considered appropriate to serve the proposed residential
development.
Documents enclosed
1. Drawing number: 0326 / PA / 202A
2. Drawing number: 0326 / PA / 208
3. Architectural Heritage Impact Assessment
4. Construction and Demolition and Waste Management Plan
5. Water Protection Plan Checklist
6. Revised press notice
7. Revised site notice
If you have any queries, please do not hesitate to contact me at your convenience.
Yours sincerely
Enda Prendergast Architect | MRIAI RECEIVED: 19/08/2026