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HomeMy WebLinkAbout2660135 - Planners Report1 MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT File Ref: 26/60135 Applicant: BOM St Louis Secondary School Advertised Development Description: Permission for a development which will consist of the installation of a new predominantly two-storey school building, with a third-storey circulation core at 2nd floor level, and a new pedestrian access bridge from the existing carpark level to the 2nd floor level of the proposed new school building. The proposed development (1010m2) includes 2 no. Mainstream Classrooms, 1 no. Science Lab & Prep Area, 2 no. Art Rooms; and all associated site and ancillary works The above proposed development consists of works within the curtilage of protected structures including: Convent of Saint Louis School Building (Reg No: 41310083); Convent of Saint Louis School Building (Reg No: 41310084); Convent of Saint Louis Church/Chapel (Reg No: 41310085); Saint Louis Convent National School (Reg No: 41310064); Convent of Saint Louis Stables (Reg No: 41310065); Saint Louis Convent/Nunnery (Reg No. 41310066); Convent of Saint Louis Gates/Railings/Boundary Walls (Reg No: 41310067); School House (Reg No: 41310072). There are also two recorded monuments within the curtilage of the proposed site: Fortified House and Bawn: Drummond Otra (Reg No. MO031-034). Location: St Louis Secondary School, Carrickmacross. Site Details The proposed building would be located within the established St Louis Secondary School campus and would sit on the lower playing fields to the southeast, significantly below the main school and convent complex, which occupy higher ground. The wider context is heritage-sensitive, with multiple protected structures and recorded monuments within the campus, although these are primarily concentrated at the upper level and separated from the proposal area. Planning History The adjacent school gymnasium was granted permission in 2005 under planning file number 05/50008. Objections/Submissions/Observations None. Referrals Municipal District (MD) Engineer: Comments received and noted. Water Services/Irish Water: No response. Environment Section: Comments received and noted. An Taisce: No response. DHLGH: Comments received and noted. Building Control/Fire Officer: Comments received and noted. Heritage Officer: Comments received and noted. The Heritage Council: No response. Road Design Section: Comments received and noted. 2 Aerial photo of the site and the surrounds Screenshot from the proposed site plan 3 Appropriate Assessment Under Article 6(3) of the EU Habitats Directive and Regulation 30 of SI no. 94/1997 “European Communities (Natural Habitats) Regulations” (1997) any plan or project which has the potential to significantly impact on the integrity of a Natura 2000 site (i.e. an SAC or SPA) must be subject to an Appropriate Assessment. This requirement is also detailed under Section 177(U) of the Planning and Development Acts (2000-2010). The site is removed from any Natura 2000 sites and there are no significant pathway connectors in the vicinity. Having regard to the context and the development as proposed, and the activities associated with the development proposal both during and post construction works, it is taken that it is not necessary for an Appropriate Assessment to be carried out in relation to this development. Planning Assessment The following sections, objectives, policies, etc, contained in the County Development Plan 2025-2031 pertain: ▪ It is a general objective of the Council to facilitate the appropriate expansion and/or improvement of existing school sites (Section 5.4). ▪ Concerning car parking standards and Section 15.24 + Table 15.5: ➢ By default, 10 additional car parking spaces are required for the five additional classrooms with teachers. ➢ Nothing has been offered regarding (current) set down and pick-up arrangements. ➢ It is unclear if the teachers and classes that would be accommodated by the development are already present on-site, in other arrangements. ▪ Whilst a portion of a playing field is required, it is taken that a sufficient external space would be retained (Policy CFP 2). ▪ Regards the heritage-sensitive context (Sections 6.17 and 6.18): ➢ Whilst there are multiple protected structures and recorded monuments in the vicinity, these are primarily concentrated at the upper level and separated from the proposal area. ➢ A Conservation Report and Heritage Impact Assessment has been submitted in support. Same offers that the proposed new structure will have minimal impact on the more significant heritage structures above, not only because they are significantly lower and effectively below the ground level of the upper structures, but also because the more contemporary school building above would shield this new development from the more significant earlier structures. ➢ The Planning Authority reasonably agrees that the development would not give rise to any undue visual or physical impact on the setting. ➢ The proposed building adopts a simple contemporary form and modern cladding, which is appropriate to this lower‑lying, visually contained part of the campus and would not detract from the setting of any protected structures. 4 View looking north from playing fields – existing sport building/gymnasium to right 5 Conclusions Further Information (FI) is needed regarding car parking provision and traffic arrangements. In addition, the exact external finishes shall be clarified, and a completed water protection plan checklist shall be submitted. Regarding the engineering comments received, as no new or altered access to the public road is proposed, the requirements relating to sightlines and Road Safety Audits are not considered applicable in this “extension” instance. Recommendation To request FURTHER INFORMATION: 1. Section 15.24 and Table 15.5 of the County Development Plan 2025-2031 cover car parking standards for all development proposals. Nothing has been offered concerning additional parking spaces, circulation space, and set down/pick-up areas. Accordingly, in the interest of clarity and to allow for a fully informed decision, please submit further details and drawings that demonstrate compliance with Section 15.24 and Table 15.5. This information should include, inter alia: (i) a revised site plan identifying the location and number of proposed additional car parking spaces to serve the development; and (ii) a brief statement demonstrating that the existing school traffic arrangements can accommodate the proposed development, having regard to peak school times, i.e. set-down and pick-up periods. 2. To fully assess the visual impact of the development within this heritage-sensitive campus, please clarify – with visual samples/specifications – the proposed external finishes and materials for the development, including the proposed bridge element. 3. The information submitted is insufficient regarding environmental protection. Please submit an appropriately completed water protection plan checklist. Ben Clerkin Planner 02/06/2026 6 Further Information (FI) A response was received on the 04/08/2026. FI Planning Assessment In respect of the three FI request points: 1. A revised site plan has been submitted identifying five additional car parking spaces to serve the proposed development. In addition, a statement has been provided outlining the existing school traffic management arrangements, including established set-down and pick-up procedures, distributed access points and existing staff/visitor parking provision. The applicant states that the proposal will not materially increase pupil numbers or staff numbers beyond current operational thresholds and that the existing arrangements can adequately accommodate the proposed development. 2. A Visual Impact Assessment and revised drawings have been submitted. The proposed building is to be finished in Cedral cladding with aluminium windows and doors in RAL 7016 Anthracite Grey, with the bridge element comprising a powder-coated steel structure, metal balustrading and timber boardwalk finish. Having regard to the lower- lying location of the proposed building and the information submitted, the proposed materials are considered appropriate and will not detract from the setting of the protected structures within the campus. 3. A completed water protection plan checklist and supporting documentation have been submitted. Conclusions The FI submitted satisfactorily addresses the issues raised by the Planning Authority. The proposed development accords with the proper planning and sustainable development of the area, would facilitate the expansion of an established educational facility and would not adversely impact on the heritage significance of the wider campus. Accordingly, a grant of permission is recommended. Development contributions are not required in this instance. 7 Concept images illustrating the wider site context 8 Recommendation That Permission is GRANTED subject to the following condition(s): 1. Prior to the commencement of development, a Construction and Traffic Management Plan (CTMP) shall be submitted to and agreed in writing with the Planning Authority. The CTMP shall provide details of construction traffic management, contractor parking, delivery arrangements, wheel washing, road cleaning, noise control and measures to prevent pollution during construction. The development shall be carried out in accordance with the agreed CTMP. Reason: To ensure that the development is carried out in an orderly and planned manner. 2. All construction and/or demolition activity shall be restricted to the hours 08:00 to 18:00 Monday to Friday and the hours 09:00 to 13:00 on Saturdays, unless otherwise agreed in writing with the Planning Authority. No works shall take place on Sundays, bank holidays or public holidays. Reason: To ensure that the development is carried out in an orderly and planned manner. 3. Development within the site in respect of water services shall be to standards as required by Uisce Éireann. Reason: In the interests of orderly development, public health and securing a satisfactory standard of development. 4. (a) All surface water arising from the development shall be disposed of in accordance with the details submitted. (b) The developer shall ensure that adequate measures are in place for the construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any watercourse or drains. (c) Any construction and demolition waste shall be appropriately recovered/disposed of by a registered, qualified waste contractor in accordance with the Waste Management Act 1996 (as amended) and shall suitably incorporate any hazardous waste, including asbestos. public health. Reason: In the interests of environmental protection, public health and the orderly development of the area. 5. The development shall be carried out strictly in accordance with the plans and documents submitted on the 14/04/2026 as amended on the 04/08/2026, except as may otherwise be required in order to comply with the above conditions. Reason: In the interest of proper planning and sustainable development. Ben Clerkin Planner 21/08/2026