Loading...
HomeMy WebLinkAbout2660165 - Planners Report1 MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 2660165 (Further Information) Applicant: Kieran and Brian Brady Development: permission for development. The proposed development will consist of the extension of the existing ground-floor retail unit through amalgamation with the adjoining premises to provide an enlarged retail floor area, including internal alterations and reconfiguration works. The development will further consist of the change of use and conversion of the existing unoccupied first and second floors into 2 No. self-contained one-bedroom studio apartments, together with all associated site development works. The proposed works pertain to Protected Structures identified in Appendix 1(b) — the Record of Protected Structures for Monaghan Town — within the Monaghan County Development Plan 2025–2031, specifically Reference Nos. 41001180 and 41001179. Location: 55/56 Dublin Street Monaghan, Co. Monaghan 1. Date of Site Inspection 27/05/2026 1.1 Site Notice & Photos Site Notice in order 27/05/2026 2.0 Characteristics of Site/Area • 0.034ha Site Area • The site comprises of two structures; o 55 Dublin Street – Macho Man (ground floor retail unit) o 56 Dublin Street - Vacant Unit • The property is situated along Dublin Street (N-54) • The proposed works pertain to Protected Structures identified in appendix 1(b) within the Monaghan County Development Plan 2025 – 2031; • 55 Dublin Street Ref No: 41001179 (Terraced three storey house)– Vacant Unit • 56 Dublin Street Ref No: 41001180 (Terraced three storey house) – Macho Man • The proposed development is located within Dublin Street North Regeneration area. 2 Site Location Plan 3.0 Site History 95/3072 - Bernard Brady Retain and complete works at ground floor premises to form new retail shop including signage Permission – Granted 95/3001 - Bernard Brady Change of use of ground floor from residential to retail shop Permission – Granted 4.0 Consultee/Referral Responses 4.1 MCC Internal MD: Report dated 04/06/2025. No objection Environment: Report dated 15/05/2025. Further Information requested. Roads: Report dated 07/05/2026. No objection 3 Fire: Report dated 18/05/2026. No objection subject to conditions. Uisce Éireann: No response at time of writing report. TII: Report dated 06/05/2026. Comments received and noted. DHLGH: No response at time of writing report. An Taisce: No response at time of writing report. Heritage Council: No response at time of writing report. 4.2 Consultees No Referrals on Planning Application Control Form 5.0 Objections/Representation Received No objections or representations received. 6.0 Pre-Planning Meetings No pre-planning as annotated on application form. 7.0 Planning Assessment 7.1 Proposed Development This is an application for Permission for: 1) extension of the existing ground-floor retail unit through amalgamation with the adjoining premises to provide an enlarged retail floor area, including internal alterations and reconfiguration works. 2) change of use and conversion of the existing unoccupied first and second floors into 2 No. self-contained one- bedroom studio apartments together with all associated site development works. 3) The proposed works pertain to Protected Structures identified in Appendix 1(b) — the Record of Protected Structures for Monaghan Town — within the Monaghan County Development Plan 2025–2031, specifically Reference Nos. 41001180 and 41001179. Proposed Site Layout 4 7.2 Development Plan Policy/Ministerial Guidelines Monaghan County Development Plan 2025 – 2031 • Section 2.6.1 Principal/Key Town • Section 2.10 Sustainable Residential Densities • Section 3.18 Delivering the Housing Strategy • Section 6.7 Natura 2000 Sites and Appropriate Assessment • Section 6.17.1 Architectural Heritage • Section 9.2 Land Use Zoning • Section 9.3 Compact Growth, Consolidation and Urban Regeneration • Section 9.6 Town Centres • Section 9.7 Retailing • Section 10.0 Monaghan Town Settlement Plan 2025 – 2031 • Section 15.3.1 Protected Structure • Section 15.4 Shopfronts • Section 15.8 Multi-Unit Residential Developments • Section 15.8.13 Private Open Space • Section 15.24 Car Parking Standards • Section 15.29 Waste Storage 7.3 Assessment The proposal will be considered against the following policies and objectives contained in the Monaghan County Development Plan 2025 - 2031. Natura 2000 Sites and Appropriate Assessment (Section 6.7) Under Article 6(3) of the EU Habitats Directive and Regulation 30 of SI no. 94/1997 “European Communities (Natural Habitats) Regulations” (1997) any plan or project which has the potential to significantly impact on the integrity of a Natura 2000 site (i.e. an SAC or SPA) must be subject to an Appropriate Assessment. This requirement is also detailed under Section 177(U) of the Planning and Development Acts (2000-2010). 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 subject site is located within approx. 11km of Sliabh Beagh SPA and 18km of Kilroosky Lough. It is also located more than 15Km from any other Natura 200 site, either in the Republic of Ireland or N. Ireland. There are no significant watercourses located within close proximity to the site and no known pathway connectors with the Natura 2000 network. Having regard to cumulative effects of both the proposed development and any other plan or project, it is the opinion of the planning authority that the development is not of a nature or scale to have any significant effects on the integrity of any Natura 2000 sites and therefore a Stage 2 Appropriate Assessment is not required in respect of this project. Planning Assessment Principal/Key Town (Section 2.6.1 and Policy SHO 1) Monaghan Town is a Key Town that occupies a strategic border location along the Dublin to Letterkenny/Derry City corridor, and adjacent to the Dublin/Belfast eastern economic corridor. The Regional Spatial and Economic Strategy 5 (RSES) for the Northern and Western Regional Assembly (NWRA) recognises its importance as an economic driver in the Central Border Region and has designated it a Key Town. It is crucial that it continues to expand seamless cross border links, aided by, for example the upgrade of the N2/A5. In the absence of substantial investment in critical infrastructure, Monaghan Town will not achieve its potential in terms of economic development and population growth. The designation of Monaghan Town as the Principal/Key Town in the Settlement Hierarchy is reflective of the vision to further the development of the County in a hierarchical manner. As the largest town, Monaghan provides a broad range of services across the sectors including employment, education, health, cultural services, community services and entertainment. The strengthening of Monaghan Town as a major centre of population in the regional and cross border context is important to ensure it provides benefits across the County and the region, in terms of attracting private sector investment in jobs and the economy, as well as securing investment in infrastructure that is critical to the County. The findings of the Monaghan Land Use and Transportation Study (MLUTS) will assist in underpinning the land use plan for the County town. Principal/Key Town Objective SHO 1 To facilitate the development of Monaghan Town in order to maintain its position as the Principal/Key Town in the County at the top of the settlement hierarchy and to ensure that its population and development growth takes place in an orderly and sustainable manner. Monaghan Town Settlement Plan (Section 10) The Monaghan Town Settlement Plan sets out a shared vision of how the sustainable and co-ordinated growth and development of Monaghan Town can be shaped in a planned manner which will also act as a catalyst for the economic, physical, cultural and environmental development of the town. The Plan aims to give direction to the town’s expansion while encouraging an inclusive, transparent and accountable approach to future development during the plan period and beyond. The Monaghan Town Settlement Plan Strategic Objective is detailed as follows: Monaghan Town Settlement Plan Strategic Objective MTSO 1 To facilitate the development of Monaghan Town to maintain its position as the Principal/Key Town in the County at the top of the settlement hierarchy and to ensure that its expansion takes place in an orderly and sustainable fashion that will not detract from the vitality and viability of its town centre. Monaghan Town centre consists of a mixture of land uses, many of which are interdependent. While retailing underpins the function of the town centre, it is also an employment and service centre for the town and the wider hinterland. Residential, retail and commercial developments in the town centre over the last two decades, particularly to the rear of Glaslough Street, have contributed to increasing the vitality and viability of the town centre. The Dublin Street Regeneration scheme is a proactive and innovative regeneration project for the Dublin Street area of the town that will lead to the sustainable, coordinated and compact growth of Monaghan town centre. The project targets regeneration of the backland areas to the North and South of Dublin Street, the opening of development lands, the assembly of suitable land parcels, and the provision of critical infrastructure and public realm facilities will serve as a catalyst for future town centre public and private investment. The project is currently being progressed in two phases South and North. All proposed developments within the Dublin Street/Roosky Regeneration Areas will have regard to the plans detailed above. 6 Monaghan Town Settlement Plan Strategic Objective MTO 1 To ensure that all development proposals within the Dublin Street North Regeneration Plan area have regard to the regeneration strategy and development objectives of the Dublin Street North Regeneration Plan. MTO 4 To encourage development proposals which seek to refurbish existing buildings and backland areas in order to eliminate dereliction and reinforce the town centre. MTO 5 To encourage and promote a diverse range of retail services within the town centre. The proposed development is located within the Dublin Street North Regeneration Areas. The Planning Authority considers the proposed development will not impact the delivery of Dublin Street North Regeneration Plan and are therefore satisfied in regard to same. Dublin Street North Masterplan Land Use Zoning (Section 9.2) The Development Plan notes settlement plans for each of the towns aim to promote growth and development while protecting the natural and built environment. The primary tool to achieve this is through land use zoning objectives which indicate the purpose for which areas of land may be used. Land use zoning objectives allow for the appropriate and rational use of land, protecting the amenity of the towns and facilitating adequate space for current and future developments. The site is located within the development limit of Monaghan Town on lands which are zoned as ‘Town Centre’. 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. 7 Table 9.3 of the development plan, Zoning Matrix, illustrates the acceptability or unacceptability of various uses for each of the zones. With the respect to the proposed development in question there are two types of uses proposed. As per the extract of Table 9.2 below, both proposes uses are acceptable in principle in respect to the ‘Town Centre’ zoning. Development Type TC ER PR SR IE EC CS RA LP Retail (Comparison) ✓ X X X X O* X X X Residential ✓ ✓ ✓ O X X X X X Protected Structure Architectural Heritage (Section 6.17.1) Monaghan County Council shall ensure the conservation, management, protection and enhancement of the architectural heritage of the County by carefully considering any development which is likely to impact on the special interest and/or any views of protected structures and their setting. Protected Structure Policies BHP 1 To contribute towards the protection of architectural heritage by requiring that proposals for works shall be carried out in accordance with best practice, the legislative provisions of the Act 2000 (as amended) in relation to architectural heritage, and the policy guidance contained in the Architectural Heritage Protection Guidelines 2011 (and any new or updated/superseding versions). BHP 3 Planning permission for the demolition or inappropriate alteration of any protected structure shall not be granted except in exceptional circumstances and in accordance with Section 57(10)(b) of the Planning and Development Act 2000 (as amended). BHP 4 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. BHP 5 To facilitate the retention and sympathetic re-use of protected structures and their settings in circumstances where the proposal is compatible with their character and special interest. In certain instances, land use zoning restrictions and site development standards may be relaxed to secure the conservation and reuse of a protected structure and to provide a viable use for any building which is at risk by virtue of being derelict or vacant. The proposed development does involves the works to two Protected Structure • 55 Dublin Street Ref No: 41001179 (Terraced three storey house)– Vacant Unit • 56 Dublin Street Ref No: 41001180 (Terraced three storey house) – Macho Man The proposal includes consist of the extension of the existing ground-floor retail unit through amalgamation with the adjoining premises to provide an enlarged retail floor area, including internal alterations and reconfiguration works. The applicant is proposing a new structural opening in the existing loadbearing stone wall to facilitate the amalgamation of the ground-floor retail unit with no. 55 Dublin Street, including necessary temporary works, cutting and removal of stonework, installation of structural lintel/beam with adequate bearings Protected Structure (Section 15.3.1 and Policy PSP 1) Proposals for development works to protected structures or within the vicinity of a protected structure shall: 8 a) Comply with the Architectural Heritage Protection Guidelines 2011 (and any new or updated/subsequent versions), b) Include the submission of drawings, photographs and surveys of the existing building together with a method statement for the proposed works, c) Include an Architectural Impact Assessment and/or a Conservation Plan, carried out by a suitably qualified, competent, technical professional with conservation expertise, and, d) Complement and be sympathetic to the structure and its setting in terms of its design, scale, height, massing and use of materials. As per the submitted drawings, works are proposed to No. 55 Dublin Street, comprising the following: • Ground Floor The proposal includes the introduction of a new shopfront design, modelled the adjoining properties at Nos. 54, 56 and 57 Dublin Street, all of which are protected structures. • First Floor Existing timber sash windows are to be retained and repaired. The submitted drawings specify that works shall prioritise repair over replacement in order to preserve their early 20th-century character. It is indicated that original materials, proportions, glazing patterns and detailing will be matched, with traditional mechanisms repaired to maintain the historic appearance and contribute positively to the overall streetscape. • External Appearance It is proposed to remove the existing cement render using low-impact hand tools, in order to expose and preserve the original stonework. The works include appropriate cleaning and repair using compatible lime-based materials, in accordance with conservation best practice. • Internal Work – Studio Apartments The proposal appears to involve the removal of stairs to facilitate the development • The proposal has not included the submission of a Method Statement of proposed work or Architectural Heritage Impact Assessment. • While the proposal indicates a commitment to the retention and repair of the timber sash windows, further information is required in respect of the extent and methodology of the proposed works. In particular, clarification is required to substantiate the statement that original materials, proportions, glazing patterns and detailing will be matched. • Furthermore, insufficient detail has been submitted to demonstrate compliance with Section 15.3.1 of the Development Plan. Accordingly, further information is required. Retail Unit Town Centres (Section 9.6) and Objectives TCO 1 to TCO 9 and Town Centre (Section 10.4) and Policies MTO 1 to 5 The Development Plan notes that town centres consist of a mixture of land uses, many of which are interdependent. New development within town centres shall be compliant with the relevant objectives and policies of the Monaghan County Development Plan 2025-2031. It is considered that the proposal aligns with town centre objectives TCO 1, TCO 2, and TCO 7. In particular, it complies with TCO 7 which seeks to encourage the principle of living over the shop within town centres. The proposal also complies with Section 10.4 ‘Town Centre’, and in particular objective MTO 4 which seeks to ‘encourage development proposals which seek to refurbish existing buildings and backland areas in order to eliminate dereliction and reinforce the town centre’ and objective MTO 5 which seeks ‘to encourage and promote a diverse range of retail services within the town centre’. 9 Retailing (Section 9.7) The County Monaghan Retail Development Strategy 2016-2022 was prepared in accordance with the provisions set out in the Retail Planning Guidelines for Planning Authorities 2012. The overriding aim of the strategy is to create the appropriate conditions necessary to foster a healthy and vibrant retailing environment over the period of the strategy. Any new retail development should be located within the town centres and if no sites are available, consideration may be given to retail development on edge of town centre sites. All retail development proposals shall comply with the sequential approach and may also require the submission of a Retail Impact Assessment and/or a Traffic Impact Assessment, depending on the nature, size and scale of the proposed development. Retailing Objective RTO 1 To protect the vitality and viability of the town centres as the principal shopping area by encouraging development that would maintain and consolidate the retail core (as defined by the town centre zoning) of the towns. RTO 3 To encourage the provision of a wider range of convenience and comparison goods, and size of retail units in the town centres. The proposed development will ensure the above objective is achieved. The proposal is likely to have a positive impact on the vitality and viability of the town centre and provide additional comparison good to offer in the town centre. Retailing (Section 10.6) Monaghan Town is identified as a Tier 1 town in the retail hierarchy as set out in the Monaghan County Retail Strategy 2016-2022. The Strategy indicates that a total of 32,522sq.m of retail floor space is provided in Monaghan Town with a 20% vacancy rate for retail premises in the town. The Monaghan County Retail 2016-2022 sets out the policy context for retail development within County Monaghan. New retail development within Monaghan Town shall be compliant with the objectives and policies contained within the strategy. Monaghan Retailing Objective MTO 7 To extend the retail base of Monaghan Town as the Principal/Key Town in the County and maintain its Tier 1 designation as identified in the County Retail Strategy 2016-2022 and any new or updated/subsequent versions. The proposal seeks to reduce the vacancy within the Town Centre and extend the retail base in Monaghan Town. The Planning Authority considers the extension of the retail unit to be acceptable. Shopfronts (Section 15.4) and Advertisement Structures and Displays (Section 15.5) The proposal includes new signage on the front elevations within the fascia on the ground floor. As annotated on the submitted plans new matching hardwood shopfront with traditionally hand painted signage, in keeping with the historical character of the building. The proposal is related to existing/adjoining shop front design and design does respect the scale and proportions of the streetscape by maintaining similar fenestrations. Planning Authority satisfied in this regard. Apartment Compact Growth, Consolidation and Urban Regeneration (Section 9.3) In line with national and regional planning policy, Monaghan County Council will continue to promote the regeneration of the County’s towns and villages by encouraging the revitalisation of underutilised and neglected areas such as, infill, brownfield lands and backlands within the built-up areas of towns and villages. Within the main towns and villages, the re-purposing of brownfield, under-utilised or vacant sites can result in additional housing options and types. The 10 introduction of residential use above commercial premises whereby community services, retail provision and public transport are locally accessible, increases the vibrancy of our towns and villages and reflects the thrust of the Town Centre First Policy. The proposal seeks to the change of use and conversion of the existing unoccupied first and second floors into 2 No. self-contained one-bedroom studio apartments. It is considered that the proposal aligns with Section 9.3 and aforementioned objective and policies discussed above. Apartment Assessment Multi-Unit Residential Developments (Section 15.8) The ‘Sustainable Urban Housing; Design Standard for New Apartments’ (2025) identify minimum standards for floor areas of apartments including storage space and individual room areas. Apartment design should aim to achieve higher standards than those prescribed for in the guidelines. ‘Sustainable Urban Housing; Design Standard for New Apartments’ (July 2025) is the most up to date advise on development comprising of new apartments. Apartment Floor Area Section 3.3 and Appendix 1 of Sustainable Urban Housing; Design Standard for New Apartments (July 2025) advises of the minimum Apartment floor areas, as below. The applicant is seeking permission for 2 studio apartments As per the submitted floor plans, the floor area provided are as follows: • The submitted drawings demonstrate compliance with Appendix 1 of ‘Sustainable Urban Housing: Design Standards for New Apartments (July 2025). First Floor Studio Apartment Required Provided Overall Floor Area 32sqm 32sqm Minimum widths of Living/Dining/Kitchen (combined) 4mc 4.069m Minimum bedroom widths 4m 4.069m Studio Bedroom Floor Area 25sqm 25sqm Storage Floor Areas 3sqm 3.1sqm Second Floor Studio Apartment Required Provided Overall Floor Area 32sqm 32sqm Minimum widths of Living/ Dining/ Kitchen (combined) 4mc 4.079m Minimum bedroom widths 4m 4.079m Studio Bedroom Floor Area 25sqm 25sqm Storage Floor Areas 3sqm 3sqm 11 Dual Aspect Ratios The amount of sunlight reaching the interior of an apartment, depending on design and layout considerations, can significantly affect the amenities of the occupants. Dual-aspect apartments, as well as maximising the availability of sunlight, also provide for cross ventilation and should be provided where possible. For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, the requirements may be relaxed in part, on a case- by-case basis, subject to overall design quality. • The proposal is a building refurbishment, within an existing terrace, and therefore there are no opportunities for side facing window openings but living. Floor to Ceiling Height Floor-to-ceiling height affects the internal amenities of apartments, in terms of sunlight/ daylight, storage space, and ventilation. This is most significant at ground level, where the potential for overshadowing is greatest. In accordance with TGD F (Ventilation), the suggested minimum floor to ceiling height, consistent with good room design, the use of standard materials and good building practice is generally 2.4m. Ground floors, ground level apartment floor to ceiling heights should be a minimum of 2.7m. • The proposed floor to ceiling height complies with the requirements. Private Amenity Space Private amenity space shall be provided in the form of gardens or patios/terraces for ground floor apartments and balconies or terraces at upper levels. Where provided at ground level, private amenity space shall incorporate boundary treatment appropriate to ensure privacy and security. • The submitted plans outline 130m2 of private open space to the rear of proposed structure . Although an area of space to the rear has been provided, it is not considered to be private and would be more akin to communal space. • Further information requested. Waste Management Provision shall be made for the storage and collection of waste materials in apartment schemes. Waste storage facilities shall be accessible to each apartment stair/lift core and designed with regard to the projected level of waste generation and ensure adequate containers can be provided for residual, recyclable and food waste, to comply with waste management legislation, at designated waste storage points. • The applicant has not provided any detail on waste storage facilities • Further information requested. Communal Amenity Space The provision and proper future maintenance of well-designed communal amenity space will contribute to meeting the amenity needs of residents. For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, communal amenity space may be relaxed in part or whole, on a case-by-case basis, subject to overall design quality. • The Planning Authority notes the applicant has proposed 130m2 private open space to the rear of the proposed development. 12 • Further information requested Bicycle Parking and Storage Section 4.5 of the Sustainable Urban Housing; Design Standard for New Apartments (July 2025) outlines the general requirements for Bicycle Parking and Storage in terms of location, quantity, design and management. • The applicant has not proposed any bicycle storage within the application site, further information requested. Car Parking Section 15.24 Car Parking Standards and Table 15.5 Car Parking Standards of Monaghan County Development Plan 2025-2031 provides guidance on Car Parking requirements for specific types of developments. The development plan notes that all developments shall be required to provide within the site suitable provision for servicing, parking, and manoeuvring of vehicles associated with the proposal. The minimum car parking requirement shall be calculated in accordance with the standards as laid out in Table 15.5 Car Parking Standards. Section 4.6 of Sustainable Urban Housing; Design Standard for New Apartments (July 2025) provides further guidance on car parking requirements for Apartment development. Land Use Classification Maximum Car Parking Standard Apartment (1 – 2 bed) 1.5 per unit • The applicant is seeking permission for 2 studio apartments • Taking account of the car parking credit of existing dwelling (2 spaces) and total requirement for 2 apartments (3 spaces), as well as the Town Centre zoning which allows for 50% reduction, there is sufficiently parking to facilitate the proposed development. Conclusion Further Information: • Architectural Heritage Impact Assessment • Method Statement • Environment • Compliance with Sustainable Urban Housing: Design Standards for New Apartments” (July 2025) guidelines • Photographs Recommendation It is recommended that FURTHER INFORMATION be requested as follows: 1. Section 15.3.1 “Protected Structures” of the Monaghan County Development Plan 2025 – 2031 states “Proposals for development works to protected structures or within the vicinity of a protected structure shall; a) Comply with the Architectural Heritage Protection Guidelines 2011 (and any new or updated/subsequent versions), b) Include the submission of drawings, photographs and surveys of the existing building together with a method statement for the proposed works, c) Include an Architectural Impact Assessment and/or a Conservation Plan, carried out by a suitably qualified, competent, technical professional with conservation expertise, and, d) Complement and be sympathetic to the structure and its setting in terms of its design, scale, height, massing and use of materials. The applicant is requested to submit an Architectural Heritage Impact Assessment which clearly demonstrates how the proposed works (both internal and external) comply with the conservation principles as contained within 13 the Architectural Heritage Protection Guidelines 2011 and to ensure compliance with the relevant section/policies of the Development Plan. 2. Section 6.17.1 “Architectural Heritage” of the Monaghan County Development Plan 2025–2031 states that applications for works to a Protected Structure must be accompanied by detailed drawings, photographs, and surveys of the existing building, together with a method statement for the proposed works (both internal and external). The Planning Authority notes that no photographs (internally, externally and of the rear curtilage), building survey, or method statement have been submitted with the application. This information is essential to enable the Planning Authority to make a full and informed assessment of the proposed development. 3. The application as submitted is considered insufficient in terms of environmental information. In this regard the applicant is requested to submit; a) A fully completed water protection plan checklist. b) A site-specific Construction and Demolition and By-Products Waste Management Plan for the proposed development works. The plan shall be prepared using “Best Practice Guidelines for the preparation of resource & waste management plans for construction and demolition projects” – EPA, 2021. c) An Asbestos survey and removal plan for the proposed development works. 4. Section 3.8 of the Sustainable Urban Housing; Design Standards for New Apartments (July 2025) sets out the requirements in respect of private amenity space provision for apartment developments. The submitted plans propose private open space at ground floor level. However, it is noted that this space is detached from each apartment and accordingly is considered to function as communal open space. In this regard, the applicant is requested to submit revised drawings and/or details designating this as communal open space, in addition to details regarding boundary treatment and landscaping of same. 5. The “Sustainable Urban Housing: Design Standards for New Apartments” (July 2025) sets out specific requirements which must be incorporated into any apartment development proposals. Having regard to the information submitted, the applicant is requested to provide the following details: a) Details of the proposed waste storage provision for apartment, whilst having regard to existing arrangements for commercial business on site. b) Details of the proposed bicycle parking and storage arrangements within the application site. ________________ Liam Ward Assistant Planner 12/06/2026 14 File ref. 2660165 Applicant: Kieran and Brian Brady Development Description: The proposed development will consist of the extension of the existing ground-floor retail unit through amalgamation with the adjoining premises to provide an enlarged retail floor area, including internal alterations and reconfiguration works. The development will further consist of the change of use and conversion of the existing unoccupied first and second floors into 2 No. self-contained one-bedroom studio apartments, together with all associated site development works. The proposed works pertain to Protected Structures identified in Appendix 1(b) — the Record of Protected Structures for Monaghan Town — within the Monaghan County Development Plan 2025–2031, specifically Reference Nos. 41001180 and 41001179. Revised Development Description (Notices received 19 August 2026): The further information/revised plans comprise the submission of additional report/drawing material. Assessment following receipt of Further Information 19 August 2026: Information received on 19 August 2026 foot of Further Information request includes: - Architectural Heritage Impact Assessment (AHIA) - Completed Water Protection Checklist - Construction and Demolition and By-Products Waste Management Plan - Advise that asbestos-containing materials have not been visually identified and proposal that an asbestos survey with any identified asbestos be removed in accordance with statutory requirements, be carried out by way of condition. - identification of amenity areas, waste storage, bicycle storage - revised press and site notices Matters relating to Water Protection, Construction and Demolition, Waste Management, asbestos have been assessed by Environment section and matters of environmental protection can be dealt with by way of condition. Architectural Heritage Impact Assessment The AHIA has been reviewed having regard to the Development Plan and the Architectural Heritage Protection Guidelines for Planning Authorities, 2011 and the Appendix B requirements of a report. The AHIA does not make any reference to the competency of the author, other than being an RIAI Registered Architect. Section 15.3.1 c) of the Development Plan states that such shall be carried out by a suitably qualified, competent, technical professional with conservation expertise. The AHIA report is lacking in clearly identifying, detailing and recording the architectural features, evaluation of their significance in any comprehensive assessment of the implications of the development on the character of the structure and the area in which it is located. The report does not offer method statements for proposed works. The AHIA report is not considered adequate to support that the proposed development works would not negatively impact on the architectural character of the protected structures or the vicinity of other protected structures and Architectural Conservation Area. The amalgamation of the retail area at ground level between nos. 55 and 56 proposes demolition of a 6-metre length of wall for a new structural opening. Possible concerns in terms of the structural stability of the historic fabric do not appear to have been considered, and potentially the need for a Conservation Engineer to assess, notwithstanding the impact on the architectural character of the protected structures, which has not been addressed as part of the AHIA. 15 No consideration has been given to the ‘Monaghan Historic Towns Initiative Report (30 October 2024) Action 14 Nos. 54-57 Dublin Street Façade Restoration, comprising stone cleaning and repointing for a unified front elevation, restoration of Wyatt windows, and restoring archway to no. 55. The proposed development would be contrary to Development Plan objective BHO 1, Policies BHP 1, PSP 1 and section 15.3.1: Objective BHO 1 ‘To protect and conserve all structures included in the Record of Protected Structures and to encourage the sympathetic re-use and long-term viability of such structures without detracting from their special interest and character.’ Policy BHP 1 ‘To contribute towards the protection of architectural heritage by requiring that proposals for works shall be carried out in accordance with best practice, the legislative provisions of the Act of 2000 (as amended) in relation to architectural heritage, and the policy guidance contained in the Architectural Heritage Protection Guidelines 2011 (and any new or updated/superseding versions).’ Policy PSP 1 Proposals for development works to protected structures or within the vicinity of a protected structure shall comply with Section 15.3.1 of the Monaghan County Development Plan 2025 -2031. Section 15.3.1 Proposals for development works to protected structures or within the vicinity of a protected structure or within the vicinity of a protected structure shall: a) comply with the Architectural Heritage Protection Guidelines 2011 b) include the submission of drawings, photographs and surveys of the existing building together with a method statement for the proposed works c) include an Architectural Heritage Impact Assessment and/or a Conservation Plan, carried out by a suitably qualified, competent, technical professional with conservation expertise, and, d) complement and by sympathetic to the structure and its setting in terms of its design, scale, height, massing and use of materials. Proposed 2 no. apartments – 1 no. at First Floor level and 1 no. at Second Floor level of No. 55 Review in regard to Development Plan section 15.8.5 (Layout and Design of Apartments) and Planning Design Standards for Apartments Guidelines 2025 Revised drawings submitted detail individual private amenity, bicycle and bin storage areas located to the rear of the building, separated by a communal courtyard. This area is also the amenity for the ground floor retail areas, although this has not been identified on the submitted drawing. The Guidelines set minimum standards for studio apartments – floor area of 32 sq. m., a combined living/dining/bedspace of 25 sq. m., storage area of 3 sq. m. private amenity space of 4 sq. m. (preferably adjoining main living area), floor to ceiling height of 2.4 m. The Guidelines allow for discretion to be applied by the planning authority, particularly for refurbishment of properties. On assessment of the submitted drawings on both first and second levels, the unit area and storage area appears to be less than the minimum standard, there is no adjoining private amenity space, floor to ceiling height is slightly under the standard at second level. It is also noted that the bed space area has not been indicated on the drawings. Notwithstanding the discretion available to the planning authority for relaxation of the standards for refurbishment and considering that many elements do not meet the minimum standards, the proposed apartments are considered to offer a sub-standard form of development. 16 The proposed apartments development would be contrary to Policy MURP 1 ‘Proposals for multi-unit residential development shall comply with Section 15.8 to 15.8.6 of the Monaghan County Development Plan 2025 -2031.’ 15.8.5 Layout and Design of Apartments – The Sustainable Urban Housing: Design Standards for New Apartments identify minimum standards for floor areas of apartments including storage space and individual room areas. Apartment design should aim to achieve higher standards than those prescribed for in the Ministerial Guidelines. Conclusion The detail provided in the application or by further information has not demonstrated that the proposed works would not have a detrimental impact on the character of the protected structures and it is considered that the proposed apartments would result in a sub-standard form of residential development. REFUSAL RECOMMENDED (2 no. reasons): 1. The Architectural Heritage Impact Assessment submitted with the application has not provided a sufficient level of detail to allow the planning authority to determine the appropriateness and the impact of the proposed development on the character and integrity of the protected structures. Having regard to the objectives and policies of the Monaghan County Development Plan 2025 – 2031, including inter alia Objective BHO 1, Policy BHP 1, Policy PSP 1 and Section 15.3.1, the Planning Authority has not been satisfied that the proposed development would not result in a development that would negatively materially affect the character and integrity of the protected structures and the surrounding area, and therefore the proposed development would be contrary to the development plan, and the proper planning and sustainable development of the area. 2. Having regard to the nature and scale of the proposed development of 2 no. apartments, the substandard nature of the internal accommodation, and deficit in adjoining private amenity space it is considered that the proposed development would constitute a substandard form of residential amenity for future residents, be contrary to the Planning Design Standards for Apartments Guidelines 2025 and Policy MURP 1 of the Monaghan County Development Plan 2025 – 2031. The proposed development would therefore be contrary to the proper planning and sustainable development of the area. Máire Cullinan A / Senior Executive Planner 07 September 2026