HomeMy WebLinkAbout2560502 - Final Grant
07/09/2026
To: GEDA Construction Company Ltd.
Kieran O'Reilly
Monaghan Road
Castleblayney
Co. Monaghan
A75 EP84
File Number - 25/60502
Planning and Development Act 2000 (as amended)
NOTIFICATION OF FINAL GRANT
Monaghan County Council has by order dated 04/08/2026 granted the above named, for
the development of land namely for:- permission for development including the
demolition of 1 No. existing bungalow and the provision of 30 No. dwellings comprising of:
8 No. 2 bed semi-detached bungalow dwellings 10 No. 2 bed semi-detached two-storey
dwellings 8 No. 3 bed semi-detached two-storey dwellings 2 No. 4 bed semi-detached
two-storey dwellings 2 No. 4 bed detached two-storey dwellings together with all
boundary treatments, hard and soft landscaping, public lighting, new estate road,
connection to the existing mains services and all ancillary and associated site works , at
Scarnageeragh (or Emyvale), Emyvale, Co. Monaghan, subject to the 19 condition(s) set
out in the Schedule attached.
Signed on behalf of MONAGHAN COUNTY COUNCIL.
pp__________________________
ADMINISTRATIVE OFFICER
__________________________
DATE
I refer you to the Health and Safety Authority website www.hsa.ie for new responsibilities
for homeowners under Safety, Health and Welfare at Work (Construction) Regulations
2013.
07/09/2026
25/60502 GEDA Construction Company Ltd.,
Scarnageeragh (or Emyvale), Emyvale, Co. Monaghan
1.
a) The dwellings hereby permitted shall only be for the purposes of the provision of social
housing as defined by Section 3.12 Social Housing in Chapter 3 of the Monaghan County
Development Plan 2025-2031.
b) Prior to commencement of development, the applicant, developer, or any person with an
interest in the land shall enter into an agreement with the Planning Authority, pursuant to
Section 47 of the Planning and Development Act 2000 (as amended), that restricts all
residential units permitted to first occupation by those eligible for the provision of social
housing, and to first occupation to those not being a corporate entity, unless otherwise agreed
in writing.
c) No dwelling hereby permitted shall be disposed of or sold off without the prior written
agreement of the planning authority.
Reason: To restrict the housing development to use by persons of a particular class or
description in order to ensure an adequate choice and supply of housing, including social
housing, in the common good.
2.
a) The developer shall pay to Monaghan County Council, or as otherwise agreed, a sum of
€30,600.00 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 public roads, public footpaths/cycle paths and public lighting that will facilitate
the proposed development. The amount of contribution to be paid may be reduced / waived
in respect of the provision of social housing units within the development scheme.
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 public roads,
public footpaths/cycle paths and public lighting that will facilitate the proposed development.
3.
a) The developer shall pay to Monaghan County Council, or as otherwise agreed, a sum of
€58,200.00 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.
The amount of contribution to be paid may be reduced / waived in respect of the provision of
social housing units within the development scheme.
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.
4. Prior to commencement of development, a security by way of a cash deposit in the sum of
€210,000.00 (index linked) or as otherwise agreed in writing with the Planning Authority, shall be
given to the Planning Authority by the developer to ensure satisfactory completion of all roads,
footpaths, services, surface water drainage and boundary work and open space in the
development in accordance with the lodged plans. The bond shall remain in full force for a
minimum period of two years following the expiration of the planning permission; but ultimately
not until the development has been completed to the satisfaction of the Planning Authority in
accordance with the approved details and has been Taken in Charge by Monaghan County Council.
Reason: To ensure the proper planning and sustainable development of the area.
5.
a) Prior to any other works commencing, visibility splays of 45m, measured to the nearside road
edge in each direction, shall be provided from a point in the centre of the laneway 2.4m from
the public road edge at a height of between 1.05m and 2m above ground level to an object
height of between 1.05m and 2m above ground level in both directions. The visibility splays
shall be retained and kept clear from obstructions thereafter.
b) Where it is necessary to remove hedges, fences, embankments or other obstructions in order
to achieve the required visibility splays, they shall be reinstated behind the visibility splays.
Any new trees or shrubs shall be planted back from the visibility splays to allow for future
growth and some species will require additional set back. All existing planting shall be kept
trimmed behind visibility splays.
c) The new entrance shall form a bellmouth of 6m radius with edge of new boundary. Recessed
entrance shall be of sufficient dimensions to contain a stationary vehicle off the public road.
Entrance gates shall open inwards only.
d) No development exempt or otherwise shall be erected over the public sewer, drain or water-
main, unless otherwise agreed in writing with the Planning Authority.
e) Prior to and during construction any pumping of groundwater, surface water or any other
potentially polluting discharges of any other effluent, under the relevant Water Pollution Acts,
the applicant is obliged to apply for a licence from the Local Authority.
f) All surface water management/SUDs works to comply with Monaghan County Council
Technical guidance document (WSTGD 2008) and Monaghan County Council Storm Water
Technical Guidance Document 2017.
g) Where work is proposed in the public roadway, consent and a relevant road opening licence
shall be obtained from the Local Authority. All proposed works shall be carried out in
accordance with Guidelines for Managing Openings in Public Roads Second Edition (Rev 1)
April 2017.
h) Provision shall be made within the site for surface water drainage and no surface water shall
be allowed flow onto the public roadway. The discharge of surface water from the public road
onto the site through road surface drainage and road subsoil drainage to remain unimpeded.
i) Unless otherwise agreed in writing with the Planning Authority, the footpath section to the
south side of Market House Lane shall be completed and available for public use prior to
occupation of any dwelling.
j) Before any work is commenced on this development a security, by way of a cash deposit, in
the sum of €2250, shall be paid to the planning authority by the developer to ensure the
satisfactory completion of all surface water drainage/boundary work within and abutting the
site area, to prevent runoff of surface water onto the public roadway and to ensure that no
damage is caused to public roadway and any such damage is repaired satisfactorily. Failure to
carry out all entrance works to a standard to the satisfaction of the planning authority will
result in forfeiture of part or all of the cash security.
Reason: In the interest of traffic/road safety.
6. Prior to the release of the bond as required under condition 3 above, the developer shall agree
details relating to the private management of the housing development specifically in relation to
ongoing maintenance of the roads, services and open spaces in the period prior to the taking in
charge of the development by the local authority.
Reason: To ensure the proper planning and sustainable development of the area.
7. No development shall take place until a written legal agreement in compliance with the
requirements of Part V (Social and Affordable Housing) of the Planning and Development Act,
2000, as amended by the Planning and Development (Amendment) Act, 2002, has been made
between the developer and the Planning Authority, relating to the provision of social housing, in
accordance with the Monaghan County Council Housing Strategy and section 15.8.10 of the
Monaghan County Development Plan 2025-2031.
Reason: In the interest of proper planning and sustainable development
8.
a) One month prior to commencement of development, the applicant shall submit to the
Planning Authority, Monaghan County Council, for approval:
i. A revised site-specific Construction and Demolition Plan and By-Products Management
Plan for the proposed development works shall be provided using “Best Practice
Guidelines for the preparation of resource & waste management plans for
construction and demolition projects” – EPA, 2021.
ii. An Asbestos survey and removal plan for the proposed development works.
b) Within one month after completion of the drainage system, the developer shall submit to the
planning authority, a surface water drainage plan and CCTV survey detailing how the surface
water drainage system will be maintained post development stage, and details of the
responsible persons.
c) 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.
d) The development shall be carried out in accordance with the agreed surface water drainage
plan and the Construction and Demolition and By-Products Waste Management Plan.
Reason: In the interests of environmental protection and to ensure that the development is
carried out in an orderly and planned manner.
9.
a) In the event that infilling is required to be imported onsite the developer shall conform to one
of the following;
i. If utilising EPA Article 27 notification to move 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, a valid permit must be issued by Monaghan County
Council in accordance with the Waste Management (Facility Permit and Registration)
Regulations 2007 as amended prior to acceptance of material.
b) 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.
c) The developer shall ensure that adequate measures and precautions are in place for the
construction phase to ensure there is no discharge of polluting matter/sediment laden waters
discharging from the site to any watercourse. These measures shall take account of the
Guidance produced by Inland Fisheries Ireland titled “Requirements for the Protection of
Fisheries Habitat during Construction and Development Works at River Sites”, available to
download at https://www.fisheriesireland.ie/documents/624-guidelines-on-protection-of-
fisheries-during-construction-works-in-and-adjacent-to-waters/file.html
d) Monaghan County Council and Inland Fisheries Ireland 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.
e) Any fuels, oils, greases, hazardous liquid wastes and hydraulic fluids within the site area shall
be stored on site, away from any watercourses in a bunded, leak-proof, and lockable storage
area. Note that bunds are to be designed to contain 110% of the capacity of the largest
storage container located within the bund. 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.
f) Material storage, fuel handling, parking areas and other yard activities shall be managed in a
manner which prevents the discharge of polluting matter to ground or surface water.
g) All 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
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
manhole shall be installed on the outflow pipe from the oil interceptors.
h) 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 developer.
i) Any sludges/silt/solid wastes arising from the desludging of silt/grit traps, interceptor, the
attenuation system shall be collected by a suitably permitted collector in accordance with the
Waste Management Act, 1996 as amended.
Reason: In the interests of environmental protection and to ensure that the development is
carried out in an orderly and planned manner.
10. All amenity/open spaces, roads, footpaths, and public lighting services shall be completed in
accordance with the standards and conditions set out in the Departmental publication
Recommendations for Site Development Works for Housing Areas, except where superseded by
the Council’s Taking in Charge Policy (2010), and Storm Water Technical Guidance Document 2017.
Reason: In the interest of orderly development.
11.
a) Prior to the occupation of the dwelling units hereby granted, the recommendations of the
Road Safety Audit, submitted to the Planning Authority on 09th July 2026 and in so far as they
relate to land within the application red line site area and/or lands under the control of the
developer, shall be complied with in full, unless otherwise agreed in writing with the Planning
Authority
b) Within one month of completion of the development hereby granted, the developer shall
carry out a Stage 3 Road Safety Audit and submit this and details of any remediation measures
to the Planning Authority for agreement in writing
c) The development shall be carried out in accordance with these agreed details.
Reason: In the interests of traffic safety.
12.
a) Prior to the commencement of development, the developer shall submit to the Planning
Authority for agreement in writing, a Traffic Management Plan (TMP) for the duration of the
construction period.
b) No work shall be carried out on the development hereby permitted until the developer
receives written agreement from the Planning Authority in respect of the TMP.
c) The TMP shall be implemented in accordance with details agreed in writing with the Planning
Authority.
d) The contractor will be required to provide wheel washing facilities, and any other necessary
measures to remove mud and organic material from vehicles exiting site. In addition, the
cleaning of delivery trucks such as concrete delivery trucks shall be carried out within the new
site development and not in the existing residential area.
e) The contractor shall carry out road sweeping operations to remove any project related dirt
and material deposited on any length of the road network by construction / delivery vehicles.
Road Sweepers shall dispose of material following sweeping of road network, to a licensed
waste facility.
f) Loads of materials leaving each site will be evaluated and covered if considered necessary to
minimise potential dust impacts during transportation and the transportation contractor shall
take all reasonable measures while transporting waste or any other materials likely to cause
fugitive loses from a vehicle during transportation to and from site, including but not limited
to, covering of all waste or material with suitably secured tarpaulin/ covers to prevent loss and
utilisation of enclosed units to prevent loss.
Reason: In the interests of Road Safety
13.
a) No development exempt or otherwise shall be erected over the public sewer, drain or water-
main, unless otherwise agreed in writing with the planning authority.
b) Prior to and during construction any pumping of groundwater, surface water or any other
potentially polluting discharges of any other effluent, under the relevant Water Pollution Acts,
the developer shall apply for a licence from the Local Authority.
c) All surface water management/SUDs works shall comply with Monaghan County Council
Technical guidance document (WSTGD 2008) and Monaghan County Council Storm Water
Technical Guidance Document 2017.
d) Where work is to be carried out in the public roadway, consent and relevant road opening
licence shall be obtained from the Local Authority. All works carried out by the developer shall
all be in accordance with Guidelines for Managing Openings in Public Roads Second Edition
(Rev 1) April 2017.
e) Provision shall be made within the site for surface water drainage and no surface water shall
be allowed flow onto the public roadway. The discharge of surface water from the public road
onto the site through road surface drainage and road subsoil drainage shall remain
unimpeded.
f) The line of any new fence or wall shall be positioned behind the visibility splays. Any new trees
or shrubs to planted back from the visibility splays to allow for future growth and some species
will require additional set back. All planting must be kept trimmed and must not impede on
the visibility splays. Where a timber post and rail fence is erected along road boundary, the
timber rails to be placed on the site side of posts, in the interest of road safety. The developer
shall confirm that the existing hedge within boundary shall be cut back and maintained in
order to achieve the required sight lines described above.
g) Prior to any commencement of works on this development a security, by way of a cash
deposit, in the sum of €2,250 shall be paid to the planning authority by the developer to
ensure the satisfactory completion of all surface water drainage/boundary work within and
abutting the site area, to prevent runoff of surface water onto the public roadway and to
ensure that no damage is caused to public roadway and any such damage is repaired
satisfactorily. Failure to carry out all entrance works to a standard to the satisfaction of the
planning authority will result in forfeiture of part or all the cash security.
Reason: In the interests of road/traffic safety and securing a satisfactory standard of
development.
14. Proposed external wall 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.
15.
a) 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.
b) No works shall take place on Sundays, bank holidays or public holidays.
Reason: In the interests of residential amenity and to ensure that the development is carried out
in an orderly and planned manner.
16.
a) All hard and soft landscaping shall be in accordance with the submitted details.
b) All planting shall be carried out in the first planting season following commencement of
building operations and shall be permanently retained thereafter.
c) Semi-mature tree specimens (native species; including oak, sycamore and beech) shall be
used. Any plant which fails in the first planting season shall be replaced.
d) Any planted trees or shrubs removed, dying, being severely damaged and/or becoming
seriously diseased within 5 years from the completion of the scheme, shall be replaced by
trees or shrubs of similar size and species to those originally required to be planted, unless as
otherwise approved in writing by the Planning Authority.
e) The proposed formal playground facility shall be provided and be fully operational, in
accordance with the submitted details, before the occupation of any dwelling.
Reason: In the interest of visual amenity.
17.
a) All electricity, telephone, television and suchlike services shall be located underground.
b) A duct, fit to accommodate a cable of minimum 100mm diameter, shall be provided where
appropriate to allow for future broadband and suchlike connections.
Reason: In the interest of orderly development.
18. If/where applicable, prior to the occupation of the houses, proposals for (i) the housing
estate/development name, (ii) street names, (iii) house numbers and (iv) any associated signage,
shall be submitted to the Planning Authority for agreement in writing. Estate and street names
shall be displayed in bilingual format.
Reason: To ensure a satisfactory standard of development.
19. The development shall be developed in accordance with plans and documentation submitted to
the Planning Authority on the 12th December 2025, as amended on 09th July 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
BUILDING CONTROL ADVICE NOTE
Before Any Building Works Commence - Things you should check!
1. Building Control Legal Requirements - Commencement Notice & Fire Safety Certificates (FSC);
In accordance with the Building Regulations you are obliged to submit a Commencement Notice prior to
commencement of a development and it must be submitted not less than 14 days and not more than 28 days
before you wish to commence. The Commencement Notice must be submitted to the Local Authority via the
online national portal BCMS. Applicants are advised to register on this website in advance of submitting a
commencement notice via the attached link: www.localgov.ie/en/bcms
As the type of Commencement Notice required will vary depending on your proposed development, you are
advised to seek advice from your agent or architect on what type of commencement notice is relevant to your
proposed works. Alternatively please feel free to contact Monaghan Fire & Building Control Authority for
advice at 047-30521 or email: bcms@monaghancoco.ie
Please be advised that works can not begin until the applicant has received a valid commencement notice from
the Building Control Authority, and that it is an offence under the Building Control Act 1990 to proceed with the
works without a valid commencement notice and/or a valid FSC (if required for works/development).
2. Pre-Development Conditions;
If there are any Pre-Development conditions on the schedule of conditions attached to your permission you
should give your immediate attention to them prior to the commencement of your development.
N.B. All conditions must be complied with in full as failure to do so will render your permission invalid and
may result in the initiation of enforcement proceedings for compliance with same.
3. Construction Products Regulations (SI No 225 of 2013);
You need to ensure that you, your builder, your designer/assigned certifier and your suppliers are familiar with
the requirements of the Construction Products Regulations.
For more information, please see link provided below.
https://monaghan.ie/firebuildingcontrol/building-control-construction-products-regulation/
4. Responsibilities under the Safety, Health and Welfare at Work (Construction) Regulations 2013;
The regulations are to ensure that there is a safe working environment for all involved in the construction
works, including dwellings.
For more information;
http://www.hsa.ie/eng/Publications_and_Forms/Publications/Construction/Guide_for_Homeowners.html