Loading...
HomeMy WebLinkAbout2560394 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 25/60394 Applicant: Bus Éireann Development: Permission for the construction of a single-storey extension to the existing bus station by enclosing the existing internal courtyard area, the reconfiguration of the entire internal layout of the building to improve accessibility and functionality, the replacement of the existing roof finish, the reconfiguration of external fenestration and recladding of the existing building using fibre cement façade materials, the reconfiguration of existing bus circulation to provide 4 no. new bus bays, the installation of a new canopy to the rear of the building to provide additional covered waiting areas for customers with the installation of c. 118 Sq M of solar voltaic(SV) panels on same, new boundary treatments around the site, the provision of a dedicated guide dog relief area with associated landscaping works, the reconfiguration of the car parking layout, including the creation of designated pedestrian walkways and a new drop-off area, the construction of new pedestrian crossings at each vehicle entrance, and all associated site and development works necessary to facilitate the proposed development. Location: Bus Éireann Bus Station North Road, Monaghan County Monaghan H18 PN25 Site notices in place Characteristics of the Site/Area The subject site comprises the established Monaghan Bus Éireann Station at North Road Monaghan. The western site boundary adjoins the former Railway Station (protected structure) now converted into a shared office hub. The northern boundary is formed by a concrete post and tall wire fence that separates it from a series of large light industrial sheds. Part of this boundary contains small unused dilapidated sheds, unused storage areas and an obsolete canopy related to former bus maintenance activities. Aerial view of site and surroundings. The eastern boundary has a concrete post and wire fence that separates the site from a retail unit that occupies a large historic stone railway storage building (protected structure). The southern boundary fronts directly onto a path to the side of the North Road (National Road). This road is two lanes wide and is currently one way and is a national road. The site has two access points located either side of the bus station building. The eastern access point from the North Road is for staff and bus entrance only. The western access is for bus egress and customers use this access point to enter and exit the sites car park. The bus station building has had a number of adaptions over the years and is a part masonry with an over-cladding of corrugated tin. In recent times a mural has been painted onto the elevation facing the North Road. The existing station was originally an historic train shed. The building was converted to a bus station with public and staff accommodation, café etc. Planning retention permission was sought in 1993, with a further planning permission for external toilet block etc. applied for in 2003. Monaghan Peace Campus complex, which is an award winning modern civic development clad in high quality brick with large glazed elements and exposed steel cladding, is located southeast of the site on the opposite side of the North Road. Existing building/site context Relevant Site History 03/30049: Planning permission for (1) extension of the existing bus station to provide new public toilet and nappy changing facilities, (2) alterations to the existing boundary at the exit onto North Rd to improve accessibility for mobility impaired customers at North Rd, Monaghan. Grant 93/30046: Retention of existing Bus Station and alterations and new entrance to same. Grant. 84/30013: Conversion of goods store to bus depot. Grant. 84/30011: Extend entrance. Grant. Consultee Responses Roads Design/Municipal District: No objections. Uisce Éireann: No response Environment Section: Additional Information requested. DoECLG: No response. An Taisce: No response TII: Comments noted Objections/Representations Received No objections or representations received. Pre-planning. Yes, 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 on the integrity of a Natura 2000 site (i.e. an SAC or SPA) must be subject to an Appropriate Assessment (AA). This requirement is also detailed under Section 177(U) of the Planning and Development Acts (2000-2010). Policy HCLP1 of MCDP 2025-2031 states: “No projects giving rise to significant cumulative, direct, indirect or secondary impacts on Natura 2000 sites arising from their size or scale, land take, proximity, resource requirements, emissions (disposal to land, water or air), transportation requirements, duration of construction, operation, decommissioning or from any other effects shall be permitted on the basis of this plan (either individually or in combination with other plans or projects6)”. The site lies within 15km of Slieve Beagh SPA. 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. ▪ 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. It is considered that by virtue of the nature of the proposed development and the distance of the site from the Natura 2000 site, there will not be any significant effects on the integrity of the SPA. In addition, there are no significant watercourses along or abutting the application site and no known pathway connectors with the Natura 2000 network. It is the opinion of the planning authority therefore, having regard to 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 The applicant seeks permission for: • the construction of a single-storey extension to the existing bus station by enclosing the existing internal courtyard area, • the reconfiguration of the entire internal layout of the building to improve accessibility and functionality, • the replacement of the existing roof finish, • the reconfiguration of external fenestration and recladding of the existing building using fibre cement façade materials, • the reconfiguration of existing bus circulation to provide 4 no. new bus bays, • the installation of a new canopy to the rear of the building to provide additional covered waiting areas for customers • the installation of c. 118 Sq M of solar voltaic(SV) panels on same, • new boundary treatments around the site, • the provision of a dedicated guide dog relief area with associated landscaping works, • the reconfiguration of the car parking layout, including the creation of designated pedestrian walkways and a new drop-off area, • the construction of new pedestrian crossings at each vehicle entrance, • and all associated site and development works necessary to facilitate the proposed development. The applicant has submitted an Architectural Design Statement with the application. The following points are noted; • Bus Éireann operate regular services from Monaghan Bus Station servicing the local town, county and have connections to the national network. • As there is no rail link to Monaghan, bus is the only means of public transport for its residents. • The NTA have identified a gap in provision of these services for customers with accessibility needs and have put funding in place to address this. • There are building accessibility issues • Existing boundary treatment is inappropriate • Carparking layout needs simplified. • Multiple paving finishes, not clearly demarcated. • Walls and other structures to rear are to be removed. • Land Use Zoning Section 9.2 and Policy LZP1 ‘Land Use Zoning Policy’ The development plan notes that the settlement plans for each of the towns aim to promote growth and development while protecting the natural and built environment. The primary tool to implement this strategy is through land use zoning objectives and policies. Land use zoning indicated the purpose for which areas of land maybe used and outlines policies with regard to the approximate location and distribution of land uses and activities. The site is located within the development limit of Monaghan Town on lands which are zoned as ‘Town Centre’. Land use zoning applicable to site area The land use zoning objective associated with the site area is detailed as follows: Land Use Zoning Category Land Use Zoning Objective Town Centre To provide, protect and enhance town centre facilities and promote town centre strengthening. The principal permitted land use is town centre related uses including retail, residential, commercial, social, cultural, medical/health and other similar type uses. Table 9.3 of the development plan, Zoning Matrix, illustrates the acceptability or unacceptability of various uses for each of the zones. The proposal relates to the redevelopment of an established bus station on lands zoned ‘Town Centre’. As per the land Use Zoning Matrix ‘Public Transport’ uses are considered are ‘open for consideration’ within this zoning i.e. one that by reason of its nature and scale would not be in conflict with the primary zoning objective for the area subject to the proper planning and sustainable development of the area. View of site on approach from the west View of site on approach from the east Roadside view of site/existing bus station building View within the site looking east View within the site looking west 7.5 Public and Shared Transport, Section 15.2 New Development in Towns and Villages, 15.2.6 Scale and Mass, Section 15.2.11 Materials, Section 15.2.12 Fenestration, 15.2.14 Alterations and Extensions, Section 15.2.13 Access for All The Development Plan acknowledges that ‘access to a broad range of transport alternatives is essential in ensuring a ‘Just Transition’ for County Monaghan’s population. A Just Transition is one of the UN’s Sustainable Development Goals. While active travel is a prime focus of new infrastructure and investment, it is not always a feasible alternative to motorised transport, particularly for longer journeys, or for those with mobility impairments.’ Public transport plays a key role in providing an alternative to private transport, and in County Monaghan the only public transport option is bus services. Infrastructure to support public transport use is essential if passenger numbers are to increase and must consider the needs of all passengers. Policy PTO 4 seeks to ‘support the creation of safe and appropriately located bus stops and ancillary facilities along the road network and make provision for the safe and effective use of those facilities by passengers and bus service operators.’ Policy PTO 5 seeks to ‘support the development of an integrated public transport service through the development of bus depots and hubs, bus parking or bus waiting areas in appropriate locations and where a need has been identified.’ Section 15.2.13 ‘Access for All’ of the MCDP 2025-2031 also notes that the refurbishment of existing buildings or proposals for new development, particularly those intended for public use, must be designed in accordance with the standards outlined in the National Disability Authority – Building for Everyone; A Universal Design Approach (2012) (or any new or updated/subsequent versions) and in compliance with Part M of the Building Regulations The NTA have identified a gap in provision of bus services for customers with accessibility needs and intends to upgrade 16 bus stations nationally. Monaghan Bus Station the first group of 4 (lot 1) to be progressed. As per the application, the proposal aligns with the NTA objectives and the Bus Éireann Accessibility Programme. It is also considered that the proposal aligns with above mentioned policies PTO4, PTO5 and Section 15.2.13 of the MCDP 2025-2031. Proposed front/roadside elevations Proposed rear elevation Proposed side elevations Image of front elevation Proposed Layout Plan The existing windows are to be dropped to ground level to improve the proportion of the façade. The applicant notes that this will ‘create a visual connection between the building and its surrounds and by making it a more open transparent building as befits it public use. Practical benefits lead to a brighter more interesting internal environment for staff and customers with views out to the surrounding urban landscape. The new cladding by virtue of it’s tones and colours creates a contextual bridge between it’s two neighbours and greatly adds to the consistent quality of the urban realm in this location’. Section 15.2.11 Materials notes that where appropriate, contemporary finishes may be acceptable where they positively contribute to the design of the building and its setting. Climate Action Objective CAO 15 seeks to ‘encourage innovation in architecture to ensure that developments deliver high-quality, climate-resilient urban design contributing to place-making and urban regeneration and enhance the Plan Area's existing character and distinctiveness’. It is noted that the proposed cement board cladding panel finish was chosen in the interests of thermal efficiency. It is proposed to offset condensation issues associated with same, it is proposed to install vapour permeable membranes and a ventilated cavity which will, as per the information provided, allow moisture to escape. It is indicated that when the sun shines on the proposed a cement board cladding panel (Equitone or EQ) (around 10mm thickness) it ‘will within a very short period of time let the heat transfer to the inside of the ventilated cavity and increase the drying out of the wall and also keep the insulation dry so that it can perform at its rated value’. Section 15.24 Car parking Standards, Policy CP 1 and Section 15.23 Road Access Standards It is noted that Monaghan Bus Station is one of few bus stations that currently provides for long stay visitor parking. It is calculated that there are currently 35 existing car parking spaces within the site, comprising 31 located on the western of the site and a further 4 located adjacent to the existing toilet block. This does not include 4 accessible spaces, two on either side of the main bus station building. There is also an area to the to the rear of the site which is used for parking and has space for 5/6 cars. The number of car parking spaces proposed as part of the application is 15 plus 3 accessible spaces, 3 EV charging spaces and, what appears to be, two taxi-drop off spaces. The Development Plan notes that all development proposals shall be required to provide within the site, suitable provision for servicing, parking and manoeuvring of vehicles associated with the proposal, ‘except where it is determined by the Planning Authority, having regard to the type of the development, its location, and proximity to transport alternatives, that the provision of servicing, parking and manoeuvring of vehicles would not be in the interests of urban regeneration, infill / brownfield and compact growth nor promote the uptake and use of sustainable modes of transport.’ It is noted that, through this application, the public car park is to be reduced in capacity to allow extra space for improved access for customers with accessibility issues. The existing building has a floor area of 299.10 m2 and the proposed extension will increase this to 355.8m2. Bus depots are not listed as a land use classification type under Table 15.5 Car parking Standards, however it is considered reasonable to apply the standards associated with Office/Financial and Professional Services, which is applied at a rate of 1 per 25m2 (maximum). On this basis, the proposed floor area would generate a car parking requirement of 15 spaces. Given that 15 spaces are provided for, plus 3 accessible spaces, 3 EV charging spaces and, what appears to be, two taxi-drop off spaces it appears that there is adequate parking provision to serve the development proposed. Notwithstanding, in the interests of clarity, the applicant will be requested to provide additional information to demonstrate that the proposal complies with Section 15.24 Car parking Standards, Policy CP 1. With regard to the proposed layout, the applicant notes the following; • New compliant paving will aid access to all users with accessibility needs and benches and landscaping will provide a pleasant external space with good lighting and a safe area to wait for bus departures. • The bus bays originally were parallel with an uneven narrow path separating them from the bus station building. • To give greater space the bus bays are now angled to the path and moved further out to allow improved access for all passengers and will be especially positive for those requiring extra space for wheel-chair use. The new compliant paving and bus kerbs will again improve slip resistance and be safer for all users. • the current car park arrangement is narrow and difficult to manoeuvre for all users and that the new layout simplifies access, gives clarity to space availability and is much safer to navigate. • The addition of a drop of area, 2 no. disabled spaces and a taxi rank at the back of the site means that disable users do not have to walk uphill to the station when they park their vehicles or depart from a taxi or the drop of bay. • A flat area will lead them to the station and buses and thus they can avoid the slope from the road access to the station complex. • The yard layout will be revised to facilitate this new bus parking alignment with the building. • Other minor upgrade works (Road markings, Pedestrian bus kerbs, signage and lighting) will complete the works. • A new deeper bus canopy will replace the old canopy (formed by the roof overhang) and provide improved shelter for passengers as they interact with the buses. It is considered that the revised and reconfigured layout will improve accessibility within the site and provide and improved and more convenient visitor experience. The proposal includes pedestrian crossings at the existing entrances which are to be provided in conjunction with Monaghan County Council. To ensure provision of same, a special contribution covering the cost of said works will be attached as a condition, should permission be granted. Access to the Monaghan Bus Station for both Bus Éireann transport and staff vehicles and the general public are currently via two separate access points from the North Road from the N54. It is noted that there is no proposal to increase the amount of bus movements via the North Road to and from the site or to modify the existing entrances used. There are no issues arising in respect of Chapter 3 of the DoECLG Spatial Planning and National Roads Guidelines or National Route Policy NRP4 (Section 7.3.1 National Roads of the MCDP 2025-2031). Comments received from TII have been noted. Roads Sections and the local MD Engineer have reviewed the proposal and have raised no objections. • Built Heritage and Architectural Conservation (Section 6.17) Section 6.17.1 Architectural Heritage, Objectives BHO 1-BHO5 and Policies BHP1-6. The site is located between the former Monaghan Railway Station (Protected Structure MNTC Local 15, NIAH Ref. 41303035) notable for its red brick and more recent corten steel (rusty steel) cladding elements, and the Former Railway Goods Shed (Protected Structure MNTC Local 16, NIAH Ref. 41303036) which is a single Storey, limestone building , with pitched roof construction currently used as retail establishment. The applicant indicates that the proposed works aim to upgrade the external finishes and site boundary treatment of the bus station in a manner that is contextually sympathetic to its historic neighbours and also the more recent architecturally significant Peace Campus. The proposed works include: • Removal of existing corrugated agricultural siding on the bus station building. • Replacement with contemporary cladding in a diagonal patterned buff grey tone. • Replacement of existing palisade fencing with low-level, high-quality metal railings. – • New landscaping comprising native Irish species. Policy BHP 4 seeks to ensure that ‘any new development proposed to or in the vicinity of a Protected Structure will complement and be sympathetic to the structure and its setting in terms of its design, scale, height, massing and use of materials and to resist any development which is likely to impact on the building’s special interest and/or any views of such buildings and their setting.’ Having particular regard to the appearance and condition of the existing bus station and the bus station site generally, and also the design, scale and materials and boundary treatments associated with the proposed development, it is considered that the development will not adversely impact on the views, special interest or setting of neighbouring protected structures. The proposal therefore complies with Policy BHP 4 and Section 6.17.1. It is noted that the Department of housing Local Government and Heritage and An Taisce have not provided any responses to the application. Section 6.17.2 Architectural Conservation Areas (ACAs) The southern portion of the site falls within the North Road ACA, which is one of 20 ACA’s listed under Table 6.9 Architectural Conservation Areas of the MCDP-2025-2031. The main purpose of an ACA designation is to control inappropriate development for the purpose of preserving and enhancing the character of the area. Table 6.9 specifically highlights property No’s 17-18,21-22 as important buildings within the North Road Streetscape. It is noted that these buildings are located over 200 metres southwest of the application site. Policy ACP 1 seeks ‘To resist development that would adversely affect the character and appearance of the Architectural Conservation Areas. New development or alterations to existing building(s) in an Architectural Conservation Areas shall reflect the historic architecture in terms of scale, design and materials used. Regard shall be had to any objectives contained in the character appraisals (where applicable)’. The applicant notes that the ACA is defined by a mix of historic red brick architecture, rail infrastructure remnants, and recent high-quality civic development. The former Railway Station, and a related stone warehouse are Protected Structures, and with the new Peace Campus both establish a visual and material language in the vicinity, characterised by brick, stone, corten steel, large glazed openings, high-quality metal detailing and quality street furniture, paving, boundary treatments and landscaping. The existing cladding and fencing at the bus station detract from this setting due to their incongruous agricultural/ industrial appearance and poor condition. The proposed external wall finishing is annotated as ‘Equitone (lines) system (colour LT20 Pebble) Option 1’ on the submitted drawings (see below) The wall finish is also described as ‘contemporary cladding in a diagonal patterned buff grey tone. The drawing annotations indicate that the final finish is to be confirmed (TBC), so it is unclear if the images provided are the final proposed external wall finish. In the interests of clarity, the applicant will be requested to provide additional details of the final proposed external wall finish, including description, additional clear images and also a sample of same. The roof will be finished in standing seam zinc, as shown below. The applicant notes that the proposal will result in; - Improved materiality and appearance with sympathetic contemporary cladding in a respectful white/grey tone. - Cohesive design referencing external fenestrations that have external modern cladding with a pallet of light stone textures and buff and brick tones/finishes. - Upgraded boundary treatment in line with civic setting. - Landscaping and street furniture with quality paving to enhance the ecological and visual character of the area. Having regard to the scale, materials and urban grain of the surrounding ACA it is considered that the proposal, as submitted, generally respects the scale, design and materials of the surrounding ACA and will make a positive impact on the character and setting of this part of the North Road. Clarification on final proposed final finishes will however, be sought. Section 15.22.4 Landscaping and Boundary Treatment and Section 15.2.15 Public Realm This section notes that all proposals should be accompanied by a comprehensive landscaping plan commensurate to the scale of development being proposed. On part of the front/roadside boundary it is proposed to erect ‘ 1.2m high bespoke metal blade railing fence’, as shown below. To the rear and eastern boundaries, it is proposed to erect a concrete post and wire fencing as shown below, and reinstate, where possible. The proposal also includes a covered bicycle shelter and proposed seating as shown below; Proposed Seating Other street furniture proposed include dog litter bins, bollards, cycle stands, litter bins and planters, details of which have been provided which. These works, in addition to upgraded kerbing and paving and proposed planting, provide a high-quality design overall which will help enhance and improve the overall aesthetic/appearance of the site and significantly improve the wider public realm. The proposal, however, is lacking in certain specific details. In particular, no details have been provided with regard to the species, location, height at planting, height at maturity and timescales for implementation, of the proposed planting. It is also noted that the submitted layout plan indicates a proposed retaining wall to the rear of the site which is ‘to be confirmed’. In the interests of clarity, the applicant will be requested to confirm if a new retaining wall is proposed and, if so, provide details of same. • Section 8.2.8 Solar Energy Objectives REO 1-12, and Section 15.17 Renewable Energy Development The proposal includes the installation of c.118 Sqm of solar voltaic (SV) panels to the rear of the building on the proposed new canopy, as shown below. Proposed Solar Panels Section 15.17 stipulates that proposals for renewable energy development, including associated infrastructure and connection to the grid, shall not have any adverse impacts upon: • The visual amenities of the area and surrounding landscape, either individually, or cumulatively with other similar projects in the area, particularly in respect of the scale, size and layout of the project and the degree of visibility over extensive areas. • Areas of Primary and Secondary Amenity Value, Scenic Routes or any other designated scenic landscapes. • Special Protection Areas, Special Areas of Conservation, protected habitats, nature conservation, wildlife, or ecology. • Soil, hydrology, surface waters, or groundwater. • Archaeology or built heritage. • The residential amenities of the existing or permitted area. • The public road network in the area. • Public rights of way and walking routes. • Existing or permitted land uses in the area due to noise disturbance generated by the proposal or cumulatively generated by other similar proposals within the area. • Existing or permitted land uses in the area due to shadow flicker generated by wind energy proposals or cumulatively generated by other similar proposals. • Existing or permitted land uses in the area due to glint and glare generated by solar energy proposals or cumulatively generated by other similar proposals within the area, upon landscapes, traffic and aircraft safety. • Existing authorised permitted buildings and land uses by reason of emissions or odours, either individually or cumulatively with other similar proposals in the area. Having regard to the location and limited scale/area (m2) of the proposed solar panels, it is considered that the development complies with the above criteria and associated policy REP 1. The proposal also accords with Section 15.22.1 Renewable Energy Requirement in that it incorporates at least one energy efficient measure. It is unclear however, if the energy generated will be primarily used on site, or exported to the National Grid. See further consideration of this issue below, regarding potential implications in terms of development contributions. Section 15.5 Advertisement Structures and Displays All advertising must be appropriate in terms of the building, settlement or setting in which they are located. The display of advertisements at inappropriate locations can result in a loss of visual amenity and can also constitute a danger to public safety or traffic safety. The proposal includes a standard Bus Éireann Logo on the front elevation which is to be backlit illuminated. The proposed signage is considered acceptable for this site and in accordance with Policy ASDP 1, and associated Section 15.5 criteria (a) to (m). Proposed Signage • Section 8.7 Flood Risk Management and Section 15.22.8 Flood Zones and Appropriate Uses It is noted that Section 1.43 of the submitted Architectural Design Statement refers to Waterford: Flooding Summary Report. This report concludes that the development is appropriate from a flood risk perspective. Notwithstanding this error, having regard particular to the Monaghan SFRA (Appendix 19, Maps A-G) of the MCDP 225-2031, the characteristics of the site and surroundings and the nature of the application, it is considered that there are no flood risk issues arising from the proposed development. • Section 8.8 Surface Water Drainage This section notes that new development has the potential to cause localised flooding and pollution from contaminated surface waters. Environment Section has reviewed the application and consider that insufficient information has been submitted with the application to demonstrate that it will not negatively impact on surface and/or groundwaters. Further information shall be sought accordingly from the applicant. • Section 15.30 Construction Wastes and Construction and Environmental Management Plans This section notes that Construction Waste Management Plans shall be required, where relevant, to minimise waste and ensure correct handling and disposal of construction waste streams. The proposal includes demolition works, however the applicant has not submitted a Construction and Demolition Resource Management Plan, or an Asbestos Survey and removal plan, as noted by Environmental Section. This information will be requested accordingly the applicant. • Development Contributions Development Contributions are due with regard to additional floor space created. As regards the proposed solar panels, development contribution charges are not applied as they are not supplying electricity to the national grid including and are generating energy primarily for onsite usage. This is in accordance with Section 16 of the General Development Contribution Scheme 2021-2026. Conclusion Additional information is required to allow a fully informed decision be made. Recommendation. It is recommended that additional information is requested follows: 1. Having regard to Section 8.8 ‘Surface Water Drainage’ of the Monaghan County Development Plan 2025-2031, it is considered that insufficient information has been provided to demonstrate that the proposed development will not adversely affect existing surface and/or groundwaters. The applicant is therefore requested to submit the following details/documentation; a) Full design details of the proposed stormwater system, clearly demonstrating that surface waters arising onsite will discharge to an appropriately sized and suitable Class 1 interceptor prior to discharge from the site. Stormwater treatment proposals shall consider the use of nature-based solutions for the attenuation and treatment of stormwater run-off from hardstanding areas and shall include proposals for future maintenance of same. b) A revised site layout plan, scale 1:500, demonstrating the following: • all proposed surface storm water drainage systems (outlined in blue). • the directional flow of all surface water pipelines. • the location of the petrol interceptor and any other nature-based solutions proposed for treatment/attenuation of stormwater • all associated stormwater discharge points and outfalls. • all proposed foul water drainage systems (outlined in red). c) A fully completed water protection checklist. 2. a) The Planning Authority notes that the number of car parking spaces available within the site will be significantly reduced as part of the proposed development. In the interests of clarity, the applicant is requested to provide additional information to clearly demonstrate how the proposal complies with the requirements of section 15.24 Car Parking Standards, Policy CP 1 and associated Table 15.5 of the Monaghan County Development Plan 2025-2031. The submitted information should include details of the existing and proposed number of car parking spaces, accessible spaces, Electrical Vehicle (EV) spaces, taxi spaces and bus parking spaces. b) The applicant is requested to clarify if the proposed 2 No. parking spaces adjoining the 3 Electrical Vehicle (EV) charging spaces, as highlighted in green on the submitted layout plan, are to be used as public parking spaces. c) The Planning Authority notes that the concrete yard area to the rear, (to be extended as highlighted ‘18B’ on the submitted layout plan) is currently used as an ad-hoc car parking area. In the interests of clarity, the applicant is requested to confirm the intended to use of this to- be-extended concrete yard area and clarify whether or not it will be used to facilitate customer/staff car parking. d) The applicant is requested to submit a revised site layout plan to correspond with items (a) to (c) above, as required. 3. Section 15.30 ‘Construction Wastes and Construction and Environmental Management Plans’ of the Monaghan County Development Plan 2025-2031 notes that Construction Waste Management Plans shall be required where relevant, to minimise waste and ensure correct handling and disposal of construction waste streams. Having regard to the nature of the works proposed, the applicant is requested to submit the following; a) A site-specific Construction & Demolition Resource Management plan for approval, in accordance with EPA ‘Best Practice Guidelines for the preparation of Resource & Waste Management Plans for construction and demolition projects (2024). b) An Asbestos survey and removal plan. 4. In the interests of clarity and appropriate design, and notwithstanding the details provided, the applicant is requested to confirm the description of the proposed external wall cladding of the bus station building and provide a sample of same, along with additional sample images. Revised elevation drawings should also be updated to remove any references to unconfirmed finishes. (Please see submitted elevational Drawing No. A407 and associated annotation ‘Equitone (linea) System (Secret fix) (TBC)).’ 5. Section 15.22.4 ‘Landscaping and Boundary Treatment’ requires all application to be accompanied by a comprehensive landscaping plan commensurate to the scale of development being proposed. Having regard to same, the applicant is requested to provide the following additional information; a) Specific details of species, height at planting, height at maturity and an implementation timescale for all proposed planting. b) Details of proposed retaining walls structures. Planning Authority notes that the submitted layout plan indicates a proposed retaining wall to the rear boundary of the site, however details of same are ‘to be confirmed’. In the interests of clarity and appropriate development the applicant is requested confirm if a new retaining wall is proposed and, if so, provide details of same. Submitted details should include a revised layout plan showing the layout and extent of the proposed retaining wall structure and typical cross- sectional details of same. 6. The Planning Authority notes that the proposed development includes proposals for solar panels to be erected to the rear of the bus station building. In the interests of clarity, and for the purposes of determining the appropriate development contributions to be levied in respect of Community Recreation and Amenity facilities, please confirm if the renewable energy generated at the site will primarily be used for on-site usage. Where it is confirmed that the solar panels will be primarily used for delivering energy off site (for sale), please provide details of the rated power output and electricity demand of the user. 7. The Planning Authority notes that the proposed development includes the installation of signage. The applicant is requested to provide further details in respect of this signage in terms of materials, levels of illumination, etc and to demonstrate that the signage will not distract drivers travelling along the adjoining N2 national road, particularly at night. Furthermore, it is noted that signage is not included within the development description. Therefore the applicant is required to amend the development description to include signage within it, to publish revised newspaper notices and erect revised site notices with the amended development description, and to submit copies of both to the planning authority. Planning Assessment • A formal response was received on 20th July 2026. • Additional information was deemed to be significant. • No third-party submissions/objections were received. • Pre-planning discussions took place. Re the 7 FI request points: 1. (a), (b), and (c). Revised drainage details, including a water protection checklist, have been provided as requested. Environment Section have reviewed same and have no objections, subject to conditions. 2. (a) With regard to parking provision, the applicant notes the following; • there are currently 40 car parking spaces provided at the site. • Having regard to Table 15.5 Car parking standards, the new total floor area generates a demand for 15 No. spaces as per submitted table (see below) • The applicant states that 26 No. Carparking spaces are proposed, including 2 No. accessible spaces and 3 EV spaces, as indicated on a revised site layout plan. Planning Authority notes however that, that the submitted site layout plan indicates 24 spaces in total, including 2 No. accessible spaces and 3 EV spaces. Having regard to same, it is considered that the applicant has satisfactorily demonstrated compliance with the requirements of section 15.24 Car Parking Standards, Policy CP 1 and associated Table 15.5 of the Monaghan County Development Plan 2025-2031. (b) The applicant notes that the 2 No. parking spaces adjoining the 3 Electrical Vehicle (EV) charging spaces, (as highlighted in green on Drawing No. 51.2.525 MON-A303-FI) shall be used for staff parking only and that for health and safety reasons vehicles belonging to the general public will not be permitted to enter the bus yard area, between the entrance and exit automatic lifting bus gates. Within the site, the public can only use the designated parking area to the west of the lifting bus gates, where they can then avail of the main final exit and entrance to the North Road. (c) The applicant notes as follows; • the area denoted ‘18B’ on the site layout plan provides for 3 no additional demarcated staff car parking bays in a location that had existing ad hoc unused and overgrown former storage spaces. • A blockwork perforated screen wall to the front of this area, that partly masked the view of this derelict area, is to be demolished. • It is proposed to demolish this wall and storage areas to rear, make good and extend the concrete yard on this highlighted ‘18B’ area to provide the 3 No. staff car-parking spaces. • Other extended yard areas denoted ‘18B’ are for bus parking and manoeuvring only, no staff or customer parking to be permitted in this area. • The designated Bus overtaking area adjacent denoted ‘18 A’ will also have its hardstanding made good and demolition of unused sheds, low level walls and plinths denoted 6 on the plan are to allow space for buses to enter, wait and reverse from their diagonal bays and safely proceed to and from the existing automatic bus gates. • No other customer/staff car parking will be facilitated in these areas other than the aforementioned. (d) an updated site layout plan has been submitted to reflect the above changes, as requested. 3. The applicant has provided a Construction & Demolition Resource Management plan and an Asbestos survey and Removal plan, as requested. Environment Section have reviewed same and have no objections, subject to conditions. 4. The applicant has confirmed that the external wall cladding to be Equitone Linea fibre-cement cladding secret fix (as noted on drawing No. 51.2.525 MON-A405 & A407-FI). Submitted drawings include revised elevations to clarify the external cladding (see sample image below) Physical samples have also been provided. Sample image of proposed external cladding, Equitone Linea fibre-cement. Revised Elevations A brochure from the proposed supplier includes the following sample image; The applicant has also provided a brochure which includes examples of precedents in other council areas. This includes a toilet block building, built in Tipperary, as shown below. It is considered that the proposed external finishes are acceptable for this site, having regard to the type of development/use proposed, the appearance of the existing building and also the wider surrounding context including Monaghan peace campus and former railway station building. 5. (a) A revised comprehensive landscaping plan commensurate to the scale of development being proposed, has been submitted as requested. Standard landscaping conditions shall be applied. (b) The proposed retaining walls are to be omitted in the location as previously noted. No new retaining walls are to be proposed for the rear boundary. 6. The applicant has confirmed that all PV energy will be used for on-site purposes only. No energy generated will be for sale off site. 7. The applicant has confirmed that no new external signage, illuminated signage or advertising signage forms part of the proposed development. Any signage illustrated or referred to in earlier documentation has been omitted from the revised submission drawings and reports. Accordingly, there is no requirement to amend the development description, nor to issue revised site on newspaper notices, as no signage is proposed. Conclusions ▪ The proposal complies with the relevant provisions of the Monaghan County Development Plan 2025-2031. ▪ A grant of permission is recommended. ▪ Development Contributions are due as per attached sheet. A special financial contribution is due in respect of proposed 2 No. Pedestrian crossings. Monaghan Municipal District has advised that €4,000 per pedestrian crossing is an appropriate figure. Recommendation That Permission is GRANTED subject to the following conditions: 1. a) The developer shall pay to Monaghan County Council a sum of €228.00 in accordance with the General Development Contribution Scheme 2021-2026 (as revised), made by the Council under Section 48 of the Planning and Development Act 2000 (as amended), towards expenditure incurred or proposed to be incurred by the Council in the provision of community, recreation and amenity public infrastructure and facilities in the area. b) The sum attached to this condition shall be revised from the date of the grant of planning permission to the value pertaining at the time of payment in accordance with the Wholesale Price Index for Building and Construction (Materials and Wages). c)No works shall commence until payment of the development contribution is made in full, or until Monaghan County Council has agreed in writing to a schedule of phased payments of the sum. Reason: It is considered appropriate that the developer should contribute towards the expenditure incurred or proposed to be incurred by the Council in the provision of community, recreation and amenity infrastructure and facilities in the area. 2. a) Prior to the commencement of development, the developer shall pay to Monaghan County Council, or as otherwise agreed, a sum of €8,000 in accordance with the provisions of Section 48(2)(c) of the Planning and Development Act 2000 (as amended) as a special contribution for the provision of two number pedestrian crossings that will benefit the proposed development, this being a specific exceptional cost not covered by the General Development Contribution Scheme 2021-2026 made by the Council under Section 48 of the Planning and Development Act 2000 (as amended). (b) The sum attached to this condition shall be revised from the date of the grant of planning permission to the value pertaining at the time of payment in accordance with the Wholesale Price Index for Building and Construction (Materials and Wages). (c) Where the works referred to in 2(a) above – (i) Are not commenced within five years of the date of payment to the Planning Authority of the contribution, or final instalment thereof, if paid by phased payment under Section 48(15)(a) of the Planning and Development Act 2000 (as amended); (ii) Have commenced but have not been completed within seven years of the date of payment to the Planning Authority of the contribution, or final instalment thereof, if paid by phased payment under Section 48(15)(a) of the Planning and Development Act 2000 (as amended); or (iii) Where the Local Authority decides not to proceed with the proposed works or part thereof; the contribution shall, subject to 2(d) below, be refunded to the developer together with any interest that may have accrued over the period while held by the Local Authority. d) Where under 2(c)(ii) or 2(c)(iii) above, the Local Authority has incurred expenditure within the required period in respect of a proportion of the works proposed to be carried out, any refund shall be in proportion to those proposed works which have not been carried out. Reason: It is considered appropriate that the developer should contribute towards the expenditure incurred or proposed to be incurred by the Council in the provision of a suitable public footpath, which will facilitate the proposed development. 3. a) The use of the premises shall be confined to the uses specified on the plans and documentation lodged with the Planning Authority. b) Any intensification, subdivision, or change of use shall be subject of a separate application to the Planning Authority. Reason: In the interest of orderly development and to prevent unauthorised development. 4. a) Prior to the commencement of the development, the applicant shall submit to the Planning Authority a site-specific Construction & Demolition Resource and Waste Management plan. The submitted plan shall; (i) have regard to Best Practice Guidelines for the preparation of Resource & Waste Management Plans for Construction and demolition projects, (ii) fully implement the recommendations of the submitted asbestos survey and removal plan. b) All dockets related to the removal of asbestos shall be submitted to Environment Services Section of Monaghan County Council prior to completion of development and shall contain the name of waste removal company, tonnages and final destination. c) No development shall commence until the information required under a) above has been agreed in writing with the Planning Authority. Reason: In the interest of environmental protection 5. a) The applicant 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. These measures shall take account of the Inland Fisheries Ireland (IFI) Guidance entitled “Requirements for the Protection of Fisheries Habitat during Construction and Development Works at River Sites”. b) Monaghan County Council and Inland Fisheries Ireland (IFI) shall be informed promptly of an accidental spillage of sediment laden waters, fuel, machine oil or any polluting discharge which may threaten the quality of any watercourse or groundwater body. c) The applicant shall ensure completely separate foul and surface water drainage systems are in place. d) The stormwater drainage features shall be regularly maintained as required and in accordance with the recommendations of the “Surface water drainage and SuDS maintenance proposals” report included with the further information. e) Storm water arising from the proposed development shall discharge to an appropriately sized and suitable class 1 interceptor prior to discharge. The interceptor shall be provided with an appropriate warning device to indicate when required levels for maintenance have been reached and should be fitted with a sampling chamber, which has easy access. An inspection/sample manhole shall be installed on the outflow pipe from the oil interceptor. f) The Fuel/Oil interceptor shall be serviced regularly, maintained and installed as per manufactures recommendations to prevent any discharge of pollutants to ground or surface waters. Maintenance records shall be kept by the applicant. g) Sludge’s/silt/solid wastes arising from the desludging of the interceptor and other storm drainage features shall be collected by a suitably permitted collector in accordance with the Waste Management Act, 1996 as amended. h)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. I) If infilling material is required to be imported onsite the applicant or economic operator shall: (i) Utilise EPA By-Product Regulation 27 in moving soil infill material from one site to another. Official correspondence demonstrating Article 27 Registration with the EPA 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. j) All waste oils and any other hazardous waste materials shall be stored appropriately and collected, recovered or disposed of in accordance with the Waste Management Act 1996 as amended, and records of such shall be kept on site. k) (i) All hazardous liquid waste or oil/fuel storage containers, temporary or otherwise, shall be bunded. (ii) All bunds will be designed to contain 110 % of the capacity of the largest storage container located within the bund. (iii) There shall be no overflow drain facility from any bunds on site and all filling and off-take points shall be located within a bund. l) 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. m) Applicant/developer is required to take all necessary precautions to prevent any risk of flooding or pollution occurring to roadways and adjoining properties/lands during all construction works associated with this development and on completion of all works. Reason: In the interest of public health and environmental protection. 6. a) Prior to the commencement of development, the developer shall contact Uisce Éireann regarding provision of water and sewerage services necessary to enable the proposed development and to confirm acceptability of the proposed development regarding source/network infrastructure. b) The 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. 7. a) Car and bus parking areas, and other hard landscaping areas, shall be fully laid out in accordance with the submitted drawings and shall be permanently retained thereafter. b) Car and bus parking and turning areas shall not be used for the storage of goods, materials, containers, or for the setting down and collection of such items. c) Three number car parking spaces shall be fitted with electric vehicle charging points and associated signage. Reason: In the interests of road/traffic safety and orderly development. 8. The submitted soft landscaping proposal shall be carried out in the first planting season following commencement of building operations and shall be permanently retained thereafter. Any plant which fails in the first planting season shall be replaced. Reason: In the interest of visual amenity and to secure a satisfactory/appropriate design standard. 9. Proposed external finishes shall be as indicated on the submitted drawings unless otherwise agreed in writing with the Planning Authority. Reason: In the interest of visual amenity. 10. No sign(s), flag(s), logos, other advertising material or illumination shall be erected or displayed on or adjacent to the premises without prior permission from the Planning Authority. Reason: In the interest of the proper planning and development of the area and to protect the visual amenities of the area. 11. All public and private property shall be protected at all times. No development hereby permitted shall over sail or otherwise physically impinge on third party property without the prior written consent of the owner. Reason: In the interest of proper planning and sustainable development. 12. The development shall be carried out strictly in accordance with the plans and documents submitted on the 01st October 2025, as amended on 29th July 2026 and 12th August 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. ----------------------------- Brian McGeary Planner 01st September 2026 Development Contributions Calculations - Residential Development Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3(e) Com, Rec, Amenity Commercial Development (eg. Retail, Office, Surgery, Restaurant, Public Bar) New Development €8 per m² Extensions/ Additional Floorspace €8 per m² Proposed extension works comprises a floor area of 56.7 m2 The proposed floor area is 135 square metres 57 x €8 = 456.00. 50% reduction applies as per Section (19(m) of Development contribution scheme i.e. within Town centre. ‘(m) 50% reduction in development contribution charges in relation to development within Town Centres as designated in the Monaghan County Development Plan 2019-2025, excluding development contributions levied in respect of the provision of car parking spaces in lieu of shortfall for the development’. €456.00 Contributions Due (€) €456.00 Exemptions / Reductions under Part 19 of Development Contribution Scheme (if applicable) Category (a) – (p) Dev Type % Reduction Calculations Exemption / Reduction (€) m 50% Total Amount Due Contributions Due – Discount Total Due (€) €228.00 Checked / Date AP / EP AO SEP 01/09/2026 SF 03/09/2026 PLANNERS CHECKLIST Name of Applicant Bus Eireann Application: Reference 25/60394 1. EIAR / NIS • EIAR Submitted • NIS Submitted 2. SCREENING • Determination for EIAR and reasons attached • Determination for AA and reasons attached 3. LICENCE • IPCC Licence required • Waste Mgmt licence required • Licence to discharge under LG (Water Pollution) ACT 1977 Required 4. Conservation • Protected structure • Area of Primary Amenity • Area of Secondary Amenity • Scenic routes/views 5. SECTION 47 • Agreement requested 6. SECTION 47(Housing Developments) • Restriction re first occupation by individual purchasers i.e. those not being a corporate entity 7. SECTION 97 • Certificate for exemption granted or • Part V required SCAN TO PERSONAL FOLDER ONLY X