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HomeMy WebLinkAbout2660123 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 2660123 Applicant: Board of Management of Urbleshanny National School. Development: Permission for the construction/placement of a modular classroom building to the east of the school site, the construction associated steps/ramps and all associated site works. Location: Carrowhatta Td. Scotstown Monaghan, Site notice in place Characteristics of the Site/Area The site comprises the established school complex Urbleshanny National School. The application site red line area is largely within the settlement limit of Scotstown Village, as defined in the Monaghn County Development plan 2025-2031. Aerial View of site (Google Maps) Site in the context of Scotstown Village Settlement Map (MCDP 2025-2031) Relevant Site History 25/60316: Permission for development consisting of; the construction of a pedestrian entrance to the north of the roadside boundary, the construction of a storage building and all associated site works. Grant. 17/251: Permission to construct a new GP hall to the rear of existing school, new single storey extension to contain classroom, link corridor & wc, alterations to existing hall to incorporate two new classrooms, resource room and all associated site works. Grant. 12/264: Construct a single storey extension to the side of existing school, to include new entrance link, 4 no. classrooms, 3 no. resource rooms, toilets, boiler room, internal alterations to existing school and single storey storeroom extension to the rear of existing GP hall and associated site works. Granted. 01/277: Permission for 2no. pre-fabricated classrooms. Granted 98/366: Permission to erect a new single storey general purpose room with covered link to rear of approved classrooms. Granted 96/351: Permission for 6 classroom extension. Granted 94/200: Permission for erection of new national school. Granted 87/564: Permission for erection of pre-fab structure at St. Mary's national school. Granted. Consultee Responses Roads Municipal District: No objections. Environment Section: Additional information requested. Inland fisheries Ireland (IFI): Comments noted Objections/Representations Received No objections or representations received. Pre- planning. None, as indicated. Appropriate Assessment Policy HCLP 8 section 15.13 ‘Assessments Required’ and 6.7 Natura 2000 Sites and Appropriate Assessment (AA). 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 of the integrity of a Natura 2000 site (i.e. 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 lies within 5km of Slieve Beagh SPA and within 15km of Kilroosky Lough Cluster SAC. The following issues are of relevance in the screening exercise:- • The distance of the proposed development site from any Natura 2000 site. • The scale and nature of the proposed development. • The conservation objectives of Slieve Beagh SPA, and Kilroosky Lough Cluster SAC. • The relevant policies within the County Monaghan Development Plan 2025-2031 in respect of the protection of Natura 2000 sites. • The in-combination effects of the proposed development with other plans or projects. The conservation objective of Slieve Beagh SPA is to maintain or restore the favourable conservation condition of the Hen Harrier. The conservation objective of Kilroosky Lough Cluster SAC is to maintain or restore the favourable conservation condition of the Annex I habitat(s) and/or the Annex II species for which the SAC has been selected namely: • White Clawed Crayfish • Hard oligo‐mesotrophic waters • Calcareous fens • Alkaline fens. It is considered that by virtue of the nature of the proposed development and the distance of the site from the both of the Natura 2000 sites, there will not be any significant effects on the integrity of the Natura 2000 site.In addition, there are no significant watercourses in close proximity to the application site and no pathway connectors with the Natura 2000 network. It is the opinion of the planning authority therefore, that given the cumulative effects of both the proposed development and any other plan or project, the development is not of a nature or scale to have any significant effects on the integrity of the Natura 2000 network and therefore a Stage 2 Appropriate Assessment is not required. Planning Assessment Permission is sought for the construction/placement of a modular classroom building to the east of the school site, the construction associated steps/ramps and all associated site works. Section 5.4 Educational Facilities The Development Plan notes that the provision of national and post primary schools in County Monaghan are the responsibility of the Department of Education (DoE). Third Level Education, Youth Reach services, Adult Education and literacy promotion are all operated by the Cavan and Monaghan Education and Training Board (CMETB). The Council will continue to ensure that school sites are made available as required, as well as providing for the expansion of existing school sites by land use zoning provision and by any other means as may be necessary. The following Development Plan policies are applicable. Policies for Educational Facilities CFP 2 To facilitate the implementation of the Department of Education programme of capital investment in schools in line with the proper planning and sustainable development of the area and in compliance with the following, or any subsequent related publications, in terms of location, siting and design: a) The provision of Schools and the Planning System – A Code of Practice for Planning Authorities, the Department of Education and Science and the Department of the Environment, Heritage and Local Government, January 2020. b) Technical Guidance Documents (TGD) TGD20-TGD27, Department of Education (as amended). c)Sustainable Residential Development and Compact Settlements Guidelines, Department of Housing, Local Government and Heritage, January 2024. The proposal is in accordance with the above policy CFP 2 and also objective CFO 2 which seeks to ‘facilitate, promote and encourage the development of all levels of educational facilities in County Monaghan with a particular focus on third level and further education facilities.’ Section 7.1.7 Transport Planning and Design Principles & DMURS. The MD Road Engineer Section has reviewed the submitted details and has no objections to same. Section 15.2 New Development in Towns and Villages The proposed building is 3.32 metres in height, with a floor area of 85.82 square metres. The roof and walls will be finished in charcoal coloured metal cladding. It is noted that there is a mixture of finishes and building forms within the school site and that there will be no views of the proposed building from the public road. In this context, the proposed building is considered acceptable in terms of its finishes, scale and form. It is noted that no details have been provided with regard to the existing/proposed ground levels and/or proposed finished floor levels of the proposed modular building. In addition, no details have been provided with regard to the proposed ramp/step construction. Further information shall be sought accordingly. Proposed site layout. Proposed front elevation Proposed rear elevation Section 15.28 Carparking and Table 15.6 ‘Car parking’ Car parking provision for educational facilities is calculated on the basis of; • 1 per teaching staff • 1 space per classroom plus circulation and set down/pick-up area to cater for school operations. One additional classroom is proposed, meaning at least one additional parking space will be required to serve same. The applicant has not confirmed if the proposed development will result in the need for additional teaching staff or, provided any details with regard to parking demands as a result of the proposed development. Further information shall be sought accordingly. Other matters. It is noted that there is an existing astro-surface playing pitch, with surround fencing, located within the application site red line boundary however, there is no record of planning permission having been obtained for this development. The applicant will therefore be requested to provide clarification with regard to same. Development Contributions In accordance with Section 19(a) of the General Development Contribution Scheme a 100% exemption from development contribution charges in respect of Community, Recreation and Amenity Facilities exists with respect to development by or on behalf of a voluntary organisation which is designed or intended to be used for social, recreational, educational, cultural or religious purposes by the inhabitants of a locality, or by people of a particular group or religious denomination, and is not to be used mainly for profit or gain. Conclusion Further information is required to allow a fully informed decision to be made. Recommendation. It is recommended that additional information is requested as follows; 1. Following a site inspection, the Planning Authority notes that there is an existing astro-surface playing pitch facility and associated fencing within the application site red line boundary, however according to our records, it appears that planning permission has not been obtained for this development. The applicant is therefore requested to provide clarification with regard to same and/or submit mitigating drawings/documentation. 2. Section 15.24 ‘Car Parking Standards’ of the Monaghan County Development Plan 2025-2031 States that all development proposals shall be required to provide within the site boundary, suitable provision for servicing, parking and manoeuvring of vehicles associated with the proposal. As per Table 15.5 ‘Car Parking Standards’, car parking spaces are calculated at a rate of ‘1 per classroom and 1 per teaching staff’, for educational/schools-type development. The applicant is therefore requested to provide additional information to demonstrate how the proposal satisfactorily complies with aforementioned Section 15.24 ‘Car Parking Standards’ and associated Table 15.5. 3. In the interests of public health and environmental protection, the applicant is requested to submit the following information; a) A Construction and Environmental Management Plan (CEMP) prepared by a suitably qualified person. The CEMP shall; (i) Take account of best practice and the guidance produced by Inland Fisheries Ireland (IFI) entitled ‘Guidelines on Protection of Fisheries during Construction Works in and Adjacent to Waters 2016’; (ii) Demonstrate that adequate measures will be in place for the construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any waters; (iii) Include the identification of potential pathways to the groundwater aquifer and the River Blackwater; (iv) Include the location details of the monitoring points where daily visual checks and weekly surface water monitoring (physical& chemical parameters) shall be carried out. b) A Confirmation of Feasibility letter from Uisce Éireann confirming that Scotstown Wastewater Treatment Plant has the capacity to accept the hydraulic and organic loading arising from the proposed development. c) A fully completed Water Protection Plan checklist. 4. In the interests of clarity and appropriate design, the applicant is requested to submit the following; (a) A revised site layout plan showing; (i) Existing and proposed ground levels at/near the location where the proposed modular building is proposed. (ii) Proposed finished floor levels of the proposed modular building. (b) Specific details of the proposed external ramp/step construction. Further Information (FI) • A formal response was received on the 05/08/2026 • Pre-planning discussions took place. • The information was deemed to be significant. • No representations were received. Planning Assessment Re the 4 FI request points; 1. The applicant has submitted a significantly amended proposal, including revised press notice and site notice, and now seeks to retain existing astro-surface playing pitch facility, associated fencing, revised site boundaries, a gas tank storage unit and covered seating area. Although the proposed playing field and associated works are outside the village settlement limit, there are no concerns in terms of Section 15.2.1 ‘Settlement Identity’ or Section 15.9.1 ‘Rural Character’ due to the nature and location of the development and the lack of views of same from the public domain. 2. The applicant notes that the proposed development will not result in additional staff and that it will cater for existing children already attending the school. Notwithstanding, the applicant has submitted a revised site layout plan indicating two new car parking spaces to the front of the proposed mobile classroom. The proposal now satisfactorily complies with Section 15.24 ‘Car Parking Standards’ and associated Table 15.5. 3. (a) The applicant has submitted a CEMP. Environment Section have reviewed same and have no objections to the proposal, subject to conditions. (b)The applicant has clarified that the proposed building will serve existing students at the school, pre and after school, and will not therefore result in an increase in wastewater loadings. (c) A fully completed Water Protection Plan checklist has been provided. Environment Section have reviewed the proposal and have no objections, subject to conditions. 4 (a) Details of existing proposed ground levels have been provided, as required. (b) Ramp/step details have been provided, as required. Conclusion • A grant of permission is recommended. • Development contributions are not due in accordance with Section 19(a) of the General Development Contribution Scheme. Recommendation That Permission is GRANTED subject to the following conditions: 1. a) The applicant shall ensure completely separate foul and surface water drainage systems are in place. b) The site shall be managed in a manner which prevents the discharge of polluting matter to any ground or surface waters. c) The applicant shall ensure that mitigation measures outlined in the Construction and Environmental Management Plan (CEMP) are implemented and that adequate measures are put in place for any construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any watercourse. d) Any hazardous liquid waste, chemicals, greases, hydraulic fluids or oil/fuel storage containers temporary or otherwise to be bunded and located within the Compound Area. Bunds shall be designed to contain 110 % of the capacity of the largest storage container located within the bund. e) Any construction and demolition waste or excess soil generated during the construction phase which cannot be reused on site in accordance with Section 3 (1)(c) and Section 39 (1) of the Waste Management Act 1996 as amended, shall be disposed/recovered at an appropriately permitted facility in accordance with the requirements of the Waste Management Act 1996 as amended using authorised waste collectors authorised to collect the type of material for disposal/recovery at authorised treatment facilities. f) If infilling material is required to be imported onsite the applicant shall conform to one of the following; (i) Economic operator shall utilise EPA Article 27 notification in moving soil infill material from one site to another. Official correspondence from the EPA granting approval shall be submitted to the Planning Authority prior to commencement of development, or; (ii) If using waste material as infill and prior to acceptance of material a valid permit must be issued by Monaghan County Council in accordance with the Waste Management (Facility Permit and Registration) Regulations 2007 as amended (iii) Buy topsoil material as a product for final landscaping purposes only. Documentation demonstrating purchase shall be submitted to Planning Authority. (g) Facilities shall be provided for the collection and segregation of recyclable waste. Wastes shall be collected for recycling/reuse whenever feasible or otherwise disposed of in accordance with the Waste Management Act 1996 as amended. Reason: In the interest of public health environmental protection. 2. Development within the site in respect of water and sewerage 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. 3. No additional signs, flags, logos, other advertising material or illumination shall be erected or displayed on or adjacent to the development/property without prior permission from the Planning Authority. Reason: In the interest of visual amenity. 4. The development shall be retained and carried out in accordance with the plans and documents submitted to the Planning Authority on 01st April 2026, as amended on 05th August 2026. Reason: In the interest of proper planning and sustainable development. Brian McGeary Planner 21/08/2026