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HomeMy WebLinkAbout2560432 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 25/60432 Applicant: Geda Construction Company Ltd Development: Planning Permission for development. The development will consist of: New housing development to include 49 no. dwellings comprising; 22 no. 3 bed two-storey semi-detached dwellings, 9 no. 4 bed two-storey semi-detached dwellings, 5 no. 2 bed single-storey semi-detached dwellings, 1 no. 4 bed single-storey semi-detached dwellings, 11 no. 2 bed terraced dwellings, 1 no. 2 bed two-storey semi- detached dwelling, boundary treatments, retaining walls, hard and soft landscaping, public lighting, connection to all main public services, new entrance and access road onto public road with all ancillary and associated site works. Location: Tully [DED: Monaghan Rural], Monaghan, Co. Monaghan Site notice in place Characteristics of the Site/Area • The site is located at Tully, Co. Monaghan and is currently accessible off the main R188 Cootehill Road via an agricultural entrance. • The site comprises two irregular shaped, agricultural fields which rise from south to north. • The site is a greenfield infill site located between two existing housing developments; Manor Wood to the north and Tully Estate to the south. • The site is approximately 2.30 Hectares in size. Aerial view of site (Bimg Maps) Google street view image of approach to site along Glen Road View into site from existing existing agricultural entrance to the rear of properties at Tully Estate View from site towards existing agricultural entrance to the rear of properties at Tully Estate Proposed Entrance location (Approxima te) Southerly view from within site towards Tully Estate Southeasterly view within site towards rear of properties at Tully Estate. Southeasterly view across site towards Tully. Westerly view across site View of northern part of site towards properties at Manor Wood View of northern part of site towards properties at Manor Wood View of location of existing and proposed access to site as seen from shop car park located opposite Relevant Site History 2460309: Permission for development consisting of: New housing development to include 49 no. dwellings comprising; 22 no. 3 bed two-storey semi-detached dwellings, 9 no. 4 bed two-storey semi-detached dwellings, 5 no. 2 bed single-storey semi-detached dwellings, 1 no. 4 bed single-storey semi-detached dwellings, 11 no. 2 bed terraced dwellings, 1 no. 2 bed two-storey semi-detached dwelling, boundary treatments, retaining walls, hard and soft landscaping, public lighting, connection to all main public services, new entrance and access road onto public road with all ancillary and associated site works. Withdrawn, following receipt of additional information. 00/30042: Erect 58 dwelling houses. Refused 90/30061: Erection of 27 Houses. Refused. Referral Responses Internal Municipal District/Roads Design: No objections. Environment Section: Additional information requested. Uisce Eireann: No objections subject to conditions. Fire Officer: No objections. Housing Section: No objections. Public lighting: Additional information requested. External Inland Fisheries: Comments received and noted re: stormwater, surface water and wastewater management. An Taisce: Comments noted re: Car dependency, Compact Settlement, Permeability, DMURS Compliance, Climate Measures, Biodiversity and Nature based solutions. Department of Housing, Local Government and Heritage: No objections, subject to conditions. Submission Received One third party objection was received and issues raised in each are summarised below; 1. Geraldine McGuinness Finnan; • Concerns with regard to potential interference with shared drain. Pre-Planning Pre-planning discussions took place, as indicated. Appropriate Assessment Policy HCLP 8 section 15.1.3 ‘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. This requirement is also detailed under Section 177(U) of the Planning and Development Acts (2000-2010). The subject site is located within 12km of Sliabh Beagh SPA and within 18 km’s of Kilroosky Lough SAC. There are no significant watercourses located within close proximity to the site and no other known pathway connectors to the wider 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 the above mentioned or any other Natura 2000 sites and therefore a Stage 2 Appropriate Assessment is not required in respect of this project. EIA Screening Having regard to the nature, scale and location of the development proposed, it is considered that there is no real likelihood of significant effects on the environment arising. The need for environmental impact assessment can, therefore, be excluded at preliminary examination and a screening determination is not required. Planning Assessment Core Strategy, Housing Strategy and Urban Housing • Sections 2.0 of the MCDP 2025-2031 The core strategy of the County Development Plan recognises the role of settlements in driving the development of the County but also identifies the scope of development possible for the County, while remaining consistent with national and regional policy. It also identifies the quantum and location of development for the plan period, consistent with the population targets and settlement hierarchy that reflects the availability of existing services, planned investment, sequential development and environmental requirements. • Section 2.10 Sustainable Residential Densities of the MCDP 2025-2031 Core Strategy Objective CS01 seeks to ‘maintain Monaghan Town’s position as the Principal/Key Town of County Monaghan and to endeavour to ensure that it reaches its population target and fulfils its role as the designated County town’. Core Strategy Objective CS04 seeks to ‘consolidate the settlements, retain their visual identity distinct from the surrounding countryside, and to reserve land for future planned expansion of settlements. This includes the provision of major infrastructure, as well as protecting the heritage, water quality and recreational amenity of the settlements and their surrounding rural hinterlands’ Core Strategy Objective CS06 seeks to ‘promote sustainable compact development forms, including infill sites, redevelopment of brownfield sites and comprehensive backland development where appropriate, ensuring the efficient use of available public infrastructure and services.’ Policy CSP 2 stipulates that ‘Proposals for residential development in the designated settlements will be determined in accordance with the provisions of the Core Strategy with regard to population growth, the ability of the proposal to enhance the character of the settlement, the demand for the proposed quantum and type of residential development within the settlement and compliance with relevant development management standards as set out in Chapter 15 of this Development Plan.’ • Section 3.0 of Chapter 3 Housing Strategy Housing Strategic Objective HSSO 1 seeks to ‘plan for future housing in the County within defined settlements, making efficient use of infrastructure and services in towns and villages, and enabling their plan led growth, whilst facilitating sustainable rural housing where it supports rural communities.’ The proposal aligns with the above listed objectives. • Section 3.13 Urban Housing The Core Strategy allocates the future supply of urban housing units in respect of Tier 1, 2, 3 and 4 settlements. These locations have suitable capacity in physical and social infrastructure to accommodate anticipated urban population growth circa 83 hectares of land is zoned for residential purposes within the designated settlements, which will be plan led and delivered through the provision of settlement plans for each of the towns and the villages collectively. • Section 3.18 Delivering the Housing Strategy The proposal also aligns with the following Housing Strategy Objectives; Objective HSO 1: To encourage a balanced supply of housing in the County in a manner that is consistent with the Housing Strategy, the Core Strategy and the Settlement Hierarchy, and which will support the creation of sustainable communities through the provision of an appropriate range of housing types and high-quality residential environments Objective HSO 2: To guide urban residential development in a sequential manner outward from the centre of the settlements to maximise the use of existing and future infrastructure provision, to promote sustainability, to make more efficient use of underutilised lands, and to avoid the extension of services and utilities to more remote areas. Objective HSO 4: To promote social inclusion by ensuring an appropriate balance between social, specialist and private (both rented, and owner occupied) housing is provided within communities. Objective HSO 9: To encourage and support proposals for new residential developments that offer a range of types, sizes, design and tenures of housing units, such as retirement housing or assisted housing schemes. Objective HSO 10: To support a range of mixed tenure housing types and forms which provide affordable and accessible housing for people of various ages, abilities, and family sizes, while meeting all planning and environmental considerations, particularly in respect of housing in the rural areas. • Section 9.0 of the Monaghan County Development Plan 2025-2031, Strategic Objectives for Settlements The overall purpose of the settlement plans is to set out a shared vision, demonstrating how sustainable and co-ordinated growth and development of the towns and villages in the County can be shaped in a planned manner, whilst also acting as a catalyst for the balanced economic, physical, cultural and environmental development of the towns and villages. The development will help to secure the following development plan objectives: Settlement Strategic Objectives SSO 1 To facilitate the development of Monaghan Town to maintain its position as the Tier 1 Principal Town in the County at the top of the settlement hierarchy and its status as a Key Town as defined in the Regional Spatial and Economic Strategy, and to ensure that its expansion takes place in an orderly and sustainable fashion that will not detract from the vitality and viability of the town centre. SSO 8 To promote the towns as residential, employment, industrial, commercial, retail and service centres. SS0 9 To protect and enhance the heritage, character and streetscape of the towns and ensure they are attractive places to live and work. • Section 9.2 Land Use Zoning of the Monaghan County Development Plan 2025-2031 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 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 falls within lands zoned as ‘Proposed Residential A’ and partly zoned ‘Existing Residential’ Application site is on lands zoned primarily ‘Proposed Residential A’ and partly zoned ‘Existing Residential’ as per Monaghan Town as per Monaghan County Development Plan 2025-2031. The land use zonings associated with the site area are detailed as follows: Proposed Residential A To provide for new residential development and for new and improved ancillary services. The principal permitted land use is residential. However other uses open for consideration include education, nursing homes, creches, health centres, community facilities, and guesthouses provided all such proposals are in keeping with the established built character of the area and do not adversely impact upon the amenity of existing residential properties. Single dwellings will be considered on these lands provided they do not compromise the overall objective of comprehensively developing the lands for sustainable urban housing in the future. In such cases the applicant will be required to demonstrate by way of an overall plan for the development of the lands, how the proposed development would not adversely affect the comprehensive development of the lands in the future. Existing Residential To protect and enhance existing residential amenity, to facilitate residential development on small infill sites within established residential areas, the comprehensive redevelopment of brownfield residential sites for sustainable residential development, and to facilitate and encourage the completion of commenced and not yet completed residential developments. The principal permitted land use is residential. However other uses open for consideration include education, nursing homes, creches, health centres, community facilities, and guesthouses provided that all such proposals are in keeping with the established built character of the area and do not adversely impact upon the amenity of existing residential properties. Infill residential development on small sites and the comprehensive redevelopment of large residential plots for proposed residential development will be acceptable subject to the development proposal having regard to the character of the surrounding residential development. Table 9.3 of the development plan, Land Use Zoning Matrix, illustrates the acceptability or unacceptability of various uses for each of the zones. With the respect to the proposed residential development the following is noted: Development Type TC ER PR SR IE EC CS RA LP Residential ✓ ✓ ✓ O X X X X X A use which is ‘Acceptable in principle’ is one which is in compliance with the primary zoning objective for the area. Residential use is considered ‘Acceptable in principle’ with respect to lands zoned ‘Proposed Residential’ and ‘Existing Residential’. Proposal The applicant seeks permission for a new housing development to include 49 no. dwellings comprising; • 22 no. 3 bed two-storey semi-detached dwellings, • 9 no. 4 bed two-storey semi-detached dwellings, • 5 no. 2 bed single-storey semi-detached dwellings, • 1 no. 4 bed single-storey semi-detached dwellings, • 11 no. 2 bed terraced dwellings, • 1 no. 2 bed two-storey semi-detached dwelling, • boundary treatments, retaining walls, • hard and soft landscaping, • public lighting, • connection to all main public services, • new entrance and access road onto public road with all ancillary and associated site works In support of the application the applicant has provided the following; • A planning report/design concept statement, prepared by CS Pringle. • Housing Quality Assessment, prepared by CS Pringle • Road Safety Audit, prepared by DCE Irl • Traffic and Transport Assessment, prepared by DCE Irl • Foul/Storm sewer hydraulic design, prepared by CS Pringle. • Surface and Ground water Management Plan, prepared by GEDA. • Landscape management Report, prepared by McIlwaine Landscape Consultants. • Outdoor Lighting Report, prepared by Lighting Reality • Geophysical Survey Report, prepared by Ger Dowling (PHD, MIAI). • Archaeology Report, Prepared by ICON Archaeology. • Construction Environmental Management Plan, prepared by GEDA. • Resource Waste Management Plan, prepared by GEDA. • Water Protection Plan. • Part V statement. • Relevant drawings. • Sustainable Residential Development and Compact Settlements (2024) The ‘Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities’ (2024) supersede the Sustainable Residential Development in Urban Areas (2009). The relevant specific planning policy requirements (SPPRs) contained therein are considered below; • SPPR 1 - Separation Distance & Section 15.22.2 Residential Amenity of the MCDP 2025-2031 SPPR 1 states that ‘When considering a planning application for residential development, a separation distance of at least 16 metres between opposing windows serving habitable rooms at the rear or side of houses, duplex units and apartment units, above ground floor level shall be maintained. Separation distances below 16 metres may be considered acceptable in circumstances where there are no opposing windows serving habitable rooms and where suitable privacy measures have been designed into the scheme to prevent undue overlooking of habitable rooms and private amenity spaces….the obligation will be on the project proposer to demonstrate to the satisfaction of the planning authority or An Bord Pleanála that residents will enjoy a high standard of amenity and that the proposed development will not have a significant negative impact on the amenity of occupiers of existing residential properties. ‘ Section 15.22.2 of the MCDP 2025-2031 requires developments to have regard to their potential impact upon the residential amenity of existing and permitted residential land uses in the vicinity of the development. Development which has the potential to detrimentally impact on the residential amenity of properties in the vicinity of the development, by reason of overshadowing, overbearing, overlooking, dominance, emissions (e.g. noise, smell, pollution) or general disturbance, shall be resisted. Eight cross sections have been provided (A-A to H-H) which help illustrate the development proposed in the context the sloping nature of the site, the level of cut and fill required, the location and type of boundary treatment proposed and the proximity/separation distance from existing/proposed neighbouring properties. It is considered that the greatest potential for overlooking and loss of private amenity from the proposed development is along the southern boundary towards Tully estate, which is at a significantly lower level than the site to be developed. The submitted details demonstrate that the minimum separation distance requirements set out under SPPR 1 have been met, and in addition to the change in level and the existing and proposed intervening boundary treatment, there are no concerns arising in terms of potential impacts on privacy/residential amenity. There are however, some clarifications required with regard to proposed sections, as follows; Section H-H, which shows an existing boundary wall to be retained, does not include the proposed fencing (fence Type A) as indicated on submitted layout plan 6229-PL-25-001. Section H-H Section A-A (see below)does not appear to accurately correspond with the submitted site layout plan 6229- PL-25-001 in respect of position of existing boundary treatment and proposed boundary treatment. Section A-A In addition, it is noted that a number of existing dwellings within Tully Estate, located south of the proposed site entrance and ‘passive open space’ area currently have a pedestrian gated access to the application site. The applicant is requested to clarify how the proposed boundary treatment will impact on these existing entrances. Site layout plan 6229-PL-25-001 SPPR 2 - Minimum Private Open Space Standards for Houses & Section 15.8.13 Private Open Space of the MCDP 2025-2031. Section 15.8.13 states that private open space requirements for all new residential development shall be in accordance with the standards set out in the Sustainable Residential Development and Compact Settlements, Guidelines for Planning Authorities (2024). It is a specific planning policy requirement of these Guidelines that proposals for new houses meet the following minimum private open space standards: • 1 bed house 20 sq.m • 2 bed house 30 sq.m • 3 bed house 40 sq.m • 4 bed + house 50 sq.m It is noted that the private open space proposed for all dwellings, except one, (Unit No. 13) exceed the minimum requirements set out above SPPR 2 and that these areas are directly accessible via kitchen/living/dining areas of each dwelling. Each dwelling also benefits from front garden areas/semi-private amenity space of varying shapes and sizes which, for the most part, are enclosed by wooden fencing. Unit no. 13, which is a 4-bed semi-detached, House Type E (see below), however, has private amenity space area of 37sqm, which falls short of the 50sqm requirement for 4 bedroom dwellings. The applicant will be requested to provide amended details to address same. House Type E, private amenity House Type E, 4 bed semi-detached It is also unclear from the detail provided as to how residents would access the rear top level of private amenity space i.e. north of the proposed retaining wall. Further clarification shall be sought accordingly. • SPPR 3 - Car Parking & Section 15.24 Car Parking Standards There are 2 in curtilage spaces proposed for each dwelling which is in considered to be compliance with SPPR 3 and also Section 15.24 Car Parking Standards of the Monaghan County Development Plan 2025-2031 • SPPR 4 -Cycle Parking and Storage and Section 15.25 Bicycle and Scooter Parking and Associated Facilities It is a specific planning policy requirement of the Guidelines that all new housing schemes include safe and secure cycle storage facilities to meet the needs of residents and visitors. In this regard, the applicant notes in section 2.5 of the supporting statement, that each dwelling will have its own private amenity space, mainly to the rear of the dwelling which will provide a secure place for storage of bicycles etc. and that the submitted design does not require bicycle access via living areas as all gardens have direct access from the public areas. Notwithstanding concerns regarding shared access to rear for units 02 to 10, this is considered acceptable. • Section 15.8.1 of the Monaghan County Development Plan 2025-2031 Layout and Multi-Unit Residential Developments’ Proposed Layout This section notes that the layout of a residential scheme and how it relates to its surroundings is an essential component to creating a quality environment for a community. New multi-unit residential development shall generally have regard to the following: a) The existing character, street pattern, streetscape and building lines of the area, Compliant b) The compatibility of the proposed development with the adjoining buildings, particularly with respect to infill sites, Compliant c) The interconnectivity of roads/streets and pedestrian routes so that they are permeable and easy to navigate, Compliant d) A layout where roads do not dominate the proposed development, Compliant e) A movement pattern that supports walking, cycling, and convenient access to public transport, and includes traffic calming, Compliant f) A layout that is well connected and integrated with the surrounding urban area and, where necessary, can provide connecting footpaths and public lighting to existing provision, Compliant g) The provision of appropriate buffers along existing and proposed roads to protect the residential amenity of the dwellings, and to protect the visual amenity of the setting of the settlement. The design, scale, form and detailing of the buffer shall be dependent on the likely impact of the road or the development on amenity, Not applicable h) The creation of active frontage, with corner sites providing dual frontage, Compliant – see units 13 and 14. i) The avoidance of extensive fencing fronting on to streets and public roads, Compliant j) The natural and built heritage features of the site and surrounding area, Compliant k) The presence of watercourses particularly when determining the location and design of public open space and/or linear parks, Not applicable l) The provision of passive surveillance through design to ensure housing overlooks streets, car parks, open space areas, Compliant m) The creation of different urban forms to provide a more varied building line to reduce appearance of suburban layouts, and Compliant n) Respect established building lines, particularly on infill development sites. Compliant The applicant has submitted a design concept statement which acceptably demonstrates how the proposed development complies with a – n above, and the twelve criteria set out in the Urban Design Manual (2009), as required under this section. • Section 15.2.7 Key/Landmark Buildings Buildings located on corner sites have been designed with appropriate fenestration and façades and with entrance features onto both streets. • Section 15.2.11 Materials The proposed materials are a mixture of brick and white render, with black concrete roof tiles. It is considered that the choice of external finishes are acceptable and complement surrounding buildings. • Section 15.8.2 Orientation and Separation of Dwellings This section notes that ‘houses should overlook streets, footpaths, pedestrian paths, cycle routes and open spaces. Layouts should consider orientation according to the sun path in order to maximise amenity, daylight and the benefits of passive solar gain. Houses should be designed to ensure that overlooking and overshadowing of adjoining properties is minimised’. As noted above, the proposal acceptably complies with the relevant standards, as per SPPR 1 ‘Separation distances’. It is also considered that the dwellings generally overlook streets, footpaths, pedestrian paths, and open spaces an incorporates passive solar design principles. This section also stipulates that ‘individual pedestrian access to rear garden areas should be provided for every property.’ In this regard, it is noted that the access arrangements to the rear of dwelling units No. 02 to No. 10 is facilitated by shared alleyway which raises concerns in terms of both maintenance and security. The applicant will be requested to provide amended details to address same. • Section 15.29 Waste Storage This section notes that suitable facilities for the storage, segregation and recycling of waste and convenient access for its deposit and collection shall be provided in all new developments. Refuse enclosures should be designed in such a manner to ensure adequate provision for the three-bin system and their integration within the associated building or boundary enclosure and should be appropriately screened. It is noted that each dwelling has private amenity space sufficient to store their minimum of 3 no. bins (i.e. black, brown & green bins) with direct access same. Whilst this is considered acceptable in term of waste storage provision, concerns remain regarding shared access of rear entries/alleyways. Section 15.8.3 Shared Spaces/Home Zones A Stage 1/2 Road Safety Audit and TTA has been submitted with the proposal. Roads Section has no objections to same, subject to the recommendations contained within both assessments being incorporated into the proposed development. • Section 15.8.4 Dwelling Mix For a residential development to be considered inclusive, it should make provision for housing of different types, sizes and tenures. The following residential mix will be provided within the development: • 8 No. Type A1 - Two Storey 3 Bed Semi-detached Units • 12 No. Type A2 - Two Storey 3 Bed Semi-detached Units • 2 No. Type A3 - Two Storey 3 Bed Semi-detached Units • 4 No. Type B1 - Two Storey 4 Bed Semi-detached Units • 4 No. Type B2 - Two Storey 4 Bed Semi-detached Units • 4 No. Type C1 – Single Storey 2 bed Semi-detached Unit • 2 No. Type C2 - Single Storey 4 Bed Semi-detached Units • 3 No. Type D1 - Two Storey 2 Bed 3 block Terraced Units • 8 No. Type D2 - Two Storey 2 Bed 4 block Semi-detached Units • 2 No. Type E1 - Two Storey 2 Bed 4 block Semi-detached Units The proposed dwelling mix responds to an identified local need. The applicant notes that the single storey dwellings are intended for elderly residents or residents with disabilities and are intentionally located at the lower end of the site where footpath gradients are flatter. The mix of dwelling types, styles and designs are considered acceptable for this site and location. Schedule of accommodation The proposed units are considered to be broadly in compliance with space standards and guidelines as per Section 5.2.2.2. of the Design Manual for Quality Housing (2022). • Section 15.8.7 Housing Density This section notes that the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities, 2024, set out national planning policy and guidance in relation to the planning and development of urban and rural settlements, with a focus on sustainable residential development and the creation of compact settlements. The Sustainable Residential Development and Compact Settlement Guidelines (January 2024) replaced the Sustainable Residential Development in Urban Areas Guidelines for Planning Authorities (2009). Table 3.5 of the aforementioned guidelines states that it ‘is a policy and objective of these Guidelines that residential densities in the range 30 dph to 50 dph (net) shall generally be applied at suburban and urban extension locations of Key Towns and Large Towns’ such as Monaghan. Figure 3.1 of these guidelines also provides typical density ranges depending on various housing typologies. For semi- detached/terraced housing schemes, a density range of 25-40 dwellings per hectare is recommended. 49 dwelling units are proposed on a site measuring approximately 2.38 Hectares which equates to a density of approximately 21 dwellings per hectare. Having regard to the topography of the site, immediate surrounding context and pattern of development, the proposed layout in terms of open space and parking provision and the, the proposed density is considered acceptable. • Section 15.8.12 Recreational Facilities and Public Open Space The provision of recreational facilities such as open spaces, formal play areas, playing pitches, all weather surfaces, changing facilities, etc is essential in all areas of multi-unit residential development. The need for these facilities will be assessed by the Planning Authority having regards to the scale of the development proposed and the existing provision of facilities in the area. They should be integrated into the overall design of the scheme, easily accessed, well designed, and should not significantly impact on the established standard of amenity of adjoining residents. There are two areas of open space proposed as part of this scheme. One central area of open space measuring 2565m2 and a smaller strip of ‘passive’ open space at the entrance to the site measuring 1100m2, giving a total area of 3665m2. The proposal also includes a formal playground area within the central area of open space, details of which are shown below; Playground proposals The proposed open space provision is considered to be in accordance with accordance with the standards set out in the Sustainable Residential Development and Compact Settlements, Guidelines for Planning Authorities (2024), (Policy and Objective 5.1 – Public Open Space and) and Table 15.2 of the MCDP 2025- 2031. Whilst it is noted that there are a number of surplus/ peripheral areas which are neither demarcated as private or public open space, it is noted that these areas are to be maintained in accordance with the submitted Landscape Management Plan, and accompanying Landscape Specification. • Section 15.23 Road Access Standards and DMURS A new access is proposed onto the adjoining public road. The applicant has demonstrated that the required visibility splay of 2.4 X 49 units is achievable. In this regard, the MD Engineer has no objections, subject to conditions. The applicant has also submitted a Traffic and Transport Assessment (TTA) and a Road Safety Audit (RSA). Road Section have reviewed same and have no objections, subject to the applicant implementing all the recommendations contained therein. A condition shall be applied with regard to same, in the event that permission is granted. Clarification is required with recommendation 2.6 which appears to indicate proposed tactile paving on the public road. The applicant will be requested to provide additional information/drawings to demonstrate how this recommendation has been properly incorporated into the proposed layout. The applicant will also be requested to provide appropriate design details of the proposed raised tables, as recommended under section 2.13 of the RSA. In the interests of clarity the application is requested to demonstrate how recommendation 2.15 with regard to a capacity assessment of the proposed right-turn stacking lengths implications has been adequately addressed. • Section 7.8 Public Water and Wastewater and section 15.1.4 Uisce Éireann Infrastructure It is noted that confirmation of feasibility from Úisce Eireann has not been included with the Application. Úisce Eireann have advised that ‘In order to assess feasibility of connection to the public water / wastewater infrastructure the applicant is required to engage with Uisce Éireann through the Pre -Connection Enquiry ( PCE) process by submitting Further Information as follows: The applicant shall engage with Uisce Éireann by submitting a pre–Connection Enquiry (PCE) to assess feasibility of connection to the public water / wastewater infrastructure. It is noted that a pre-connection enquiry was previously submitted in 2022, however it would be prudent to seek an up-to-date Confirmation of Feasibility. The outcome of the PCE shall be submitted to the Planning Authority as a response to Further Information Request.’ Environment Section also recommend the submission of A fully completed water protection checklist and a Confirmation of Feasibility from Úisce Eireann that Monaghan WWTP has the capacity to accept wastewater arising from the development. This information will be sought accordingly from the applicant • Section 8.1.5 Development Management and Water Quality and Section 8.8 Surface Water Drainage, Section 15.22.7 Surface Water Drainage and Section 15.22.6 Water Protection A comprehensive ground and surface water management plan for the construction phase has been submitted. The site drainage drawing details the installation of an attenuation tank and interceptor prior to discharge from the site. The storm / foul sewer design report includes proposals to divert storm-water away from the combined sewer which is welcomed and represents a significant improvement. Nature-based solutions have not been incorporated into the surface water drainage design. Environment Section have recommended that nature- based solutions are included, where possible, within the storm drainage system, to take account of the Department of Housing, Local Government and Heritage guidance document on ‘Nature-based solutions for the management of rainwater and surface water run-off in urban areas’. It is also noted that submissions from Inland Fisheries Ireland and An Taisce recommend the use of nature-based solutions for storm drainage. This information will be sought accordingly from the applicant. • Section 15.28 Pedestrian Footpaths and Public Lighting The application site links onto an existing footpath at the entrance to the site. The public lighting design officer has reviewed the proposal and have requested additional information with regard to lighting specifications • Section 6.18 Archaeological Heritage and Section 15.3 Built and Archaeological Heritage ➢ The applicant has submitted a Geophysical Survey Report and an Archaeology Report. The archaeology report concludes that ➢ The proposed residential development will not directly impact any known cultural assets within or close to the proposed development. ➢ The proposed residential development will have a moderate indirect visual impact on Farmeehul House 25m to the east of the proposed development. ➢ The proposed development works may directly impact previously unknown archaeological remains due to the scale of the project. The report recommends the following mitigation measures; ➢ To negate the potential impact of the proposed development works, it is recommended that archaeological monitoring of groundworks be carried out under licence from the Department of Housing, Local Government & Heritage. ➢ The several small anomalies identified by geo-physical will be investigated as part of the program of archaeological monitoring. ➢ Should archaeological material be identified during the course of archaeological monitoring, further mitigation measures may be required subject to consultation and agreement with the Depart of Housing, Local Government & Heritage, National Monuments Service. ➢ There are no additional mitigation measures to negate the moderate impact of the proposed development on Farmeehul House. The Department of Housing, Local Government and Heritage have reviewed same and have no objections, subject to standard conditions. • Section 15.8.6 Part V Under the provisions of Part V of the Act 20% of all private residential developments on land zoned for residential or mixed uses (where residential development is included) shall be provided for social housing (or as otherwise amended by legislation). Part V is applicable to his site . If planning permission is granted a condition requiring compliance with Part V shall be applied. The applicant has stated that 10 houses are to be provided for social housing. Housing Section have raised no objection to same, subject to final agreement between parties. • Section 15.8.15 Childcare Facilities (Standalone and within Multi-Unit Residential Developments) In respect of proposed multi-unit residential development of less than 75 units, the Planning Authority shall determine the need for the developer to provide a childcare facility based on the total number of units proposed. This determination shall also have regard to other multi-unit residential developments of less than 75 units which have been previously permitted and commenced in the vicinity in the last three years This development does not meet the minimum threshold of 75 units required to provide achildcare facility under Section 15.8.15 of the Monaghan County Development Plan 2025–2031 nor has there been any developments commenced in the last 3 years in the vicinity that would bring the cumulative total to over 75 units which would require a childcare facility in the area • Section 8.7 Flood Risk Management and section 15.22.8 Flood Zones and Appropriate Uses There are no flood risk issues arising at this site. • Section 15.22.4 Landscaping and Boundary Treatment This section notes that landscaping plans should be submitted with all planning applications and the inclusion of semi-mature trees in larger development schemes shall be required. Development proposals are required to 7 criteria, (a) to (g), where applicable. The applicant has provided a commensurate landscaping management Plan, as carried out by McIlwaine Landscape Architects. Although the detail submitted are considered to be in broad compliance with criterion a) to g), as noted above, further clarity is needed in respect of proposed boundary treatment along the sites southern boundary. • Section 15.30 Construction Wastes and Construction and Environmental Management Plans The applicant has submitted a Construction Environmental Management Plan and a Resource Waste Management Plan, prepared by GEDA. Environment Section have reviewed same and have raised no objections, subject to their implementation being overseen by a suitably qualified person, and the applicant liasing with Environment Section and Inland Fisheries throughout their implementation. Conclusion ▪ The proposal is acknowledged in principle; housing development on lands zoned for housing. ▪ Clarification required with regard to boundary treatments. ▪ Clarification required private amenity space provision. ▪ Clarification required with regard to public lighting details ▪ Additional drainage details required. ▪ Clarification is required with regard to recommendation of RSA and how they have been satisfactorily addressed. ▪ Applicant will be requested to consider comments raised by An Taisce and IFI. ▪ One objection received. Request for Additional Information: The following additional information is requested; 1. Planning Authority notes that all recommendations (2.1 to 2.16) contained in the submitted Road Safety Audit (RSA) have been accepted, as per the RSA Feedback form (Appendix C). In the interests of clarity, the applicant is requested to demonstrate how the following recommendations have been adequately addressed and/or factored into the development proposed; • Recommendation 2.6, it appears from the drawings submitted that the proposed tactile paving is located on the public road. • Recommendation 2.13, regarding specific ramp details. • Recommendation 2.15, regarding the provision of a specific capacity assessment of the proposed right-turn lane and associated stacking lengths implications. 2. Section 15.8.2 ‘Orientation and Separation of Dwellings’ of the Monaghan County Development Plan 2025-2031 stipulates that ‘individual pedestrian access to rear garden areas should be provided for every property.’ Planning Authority notes that access to the rear of dwelling units No. 02 to No. 10 is to be facilitated by a shared alleyway which raises concerns in terms of compliance with aforementioned Section 15.8.2 and also in terms of maintenance and security . The applicant is requested to provide amended details/documentation to address same. 3. Planning Authority notes that proposed 4-bed semi-detached dwelling unit no. 13, (House Type E) has a proposed private amenity space area of 37 sqm, which is significantly less than the minimum 50 sqm requirement as stipulated under Section 15.8.13 ‘Private Open Space’ of the Monaghan County Development Plan 2025-2031. The applicant is requested to provide amended details to address same and ensure that the proposal complies with aforementioned Section 15.8.13 ‘Private Open Space’. 4. The proposal is considered insufficient with regard to proposed drainage details. In this regard the applicant is requested to submit the following; (a) Revised proposals for the storm water drainage system, taking into account the Department of Housing, Local Government and Heritage guidance document ‘Nature-based solutions for the management of rainwater and surface water run-off in urban areas’. (b) A fully completed water protection checklist. 5. As regard proposed boundary treatments, the applicant is requested to provide clarification with regard to the following; (i) Section H-H, shows an existing boundary wall to be retained, however it does not include the proposed fencing (fence Type A) as indicated on submitted layout plan 6229-PL-25-001. (ii) Section A-A does not appear to accurately correspond with the submitted site layout plan (6229-PL-25-001) in respect of the position of the existing boundary treatment and proposed boundary treatment. (iii) It is noted that a number of existing dwellings within Tully Estate, particularly those located south of the proposed site entrance road and proposed ‘passive open space’ area, currently have pedestrian gated accesses to the application site. The applicant is requested to clarify how the proposed development and proposed boundary treatments in particular, take account of same. (iv) In the interests of clarity, the applicant is requested to clarify whether or not future occupants of dwelling units no.’s 28 to 47 will have access to the raised private amenity areas i.e. the area between the retaining wall and the rear boundaries, and if so, provide details of same. 6. The applicant is requested to provide a Confirmation of Feasibility from Úisce Eireann that Monaghan WWTP has the capacity to accept wastewater arising from the development. 7. The proposal is considered insufficient with regard to Public Lighting. The applicant is requested to submit a revised lighting design to demonstrate how the new junction is designed to BS5489, Lighting Design Standards, and takes account of the following; (a) (i) the position of all new and existing lighting columns. (ii) the conflict area lighting requirements at the entrance with the public road, the footpath lighting requirements, the existing street lighting in place, uniformity of lighting, minimisation of light spill into neighbouring private properties. (iii) inclusion of individual grid lighting reports for; the whole project, the development only, the road connecting it to the development and the junction with the existing road, and new footpath to be constructed on the public road. (iv) all lighting columns placed on the inside/rear of footpaths to minimise physical obstruction to pedestrians and reduce risk of impact from vehicles and shall in line with property boundaries or building lines. (v) No lights, to be considered for future adoption by Monaghan County Council, shall be mounted on walls of any buildings (vi) All lanterns shall be accessible for maintenance purposes from hoist parked on the public road. In situations where this is not possible, then collapsible columns, capable of safe operation by one operator, shall be used. (b) The applicant should also confirm that (i) the junction onto the public road has been designed to BS5489, Lighting Design Standards, (ii) Grid 1 has been designed to the appropriate standards and that (iii) the submitted landscape plans have taken account of the proposed street lighting. (c) It is noted that that the results table on the lighting report for the junction are not fully legible. Revised details should be provided. 8. The applicant is requested to review the comments received from Inland fisheries Ireland (IFI) an An Taisce with regard to the proposed development and provide a detailed response to the issues raised. 9. A third-party submission has been received with respect to the development proposed. The applicant is invited to review the content of same and respond to the issues raised. Planning Assessment • A formal response was received on 12th August 2026. • The additional information was deemed to be significant. • No further representations/third party submissions were received. Re the 9 FI Points; 1. (a) The applicant has provided an updated site layout plan showing tactile paving to be installed at the pedestrian crossing point. (b) Specific ramp details have been provided, as requested (See ‘FI Maps No.2’) (c) In response to this point, DCE Engineers, on behalf of the applicant note that section 1.7 of the Traffic and Transport Assessment (TTA) states that “ There is currently a dedicated right-turn lane at the Glen Road / Glenview Drive junction, which can accommodate approximately eight vehicles. This existing lane will be modified as part of the proposed development. Specifically, the existing right-turn lane will be shortened, and a new right-turn lane will be introduced to serve the proposed site access. The road markings associated with the existing lane will also be adjusted accordingly’. DCE notes that the adjusted scenario of the shortened right turn lane has been modelled using TRL software PICADY, and these models are contained within the submitted TTA. They conclude that from a rom a modelling perspective, the revised configuration will provide capacity for approximately four vehicles in each of the two right-turn lanes proposed as part of the development. The performance of the modified right turn lane at the Glen Road / Glenview Drive junction has been illustrated to operate within capacity for all years modelled and the ‘stacking length’ within the models have not been exceeded for any of the years modelled. In addition to addressing the above points, it is noted that the applicant has carried out and submitted a revised Road Safety Audit, as prepared by DCE. The updated RSA contains 12 recommendations. All recommendations have been accepted in the RSA feedback form, except recommendation 2.2 which relates to the erection of cul de sac signage and recommendation 2.3 which relates to sightlines at the aforementioned cul de sac. In relation to point 2.2 it is noted from the submitted layout plan that signage is to be erected at the entrance. In relation to point 2.3 that applicant has demonstrated that current visibility at the cul de sac will not be negatively affected. Road Section and the MD Engineer have no objections to the proposal, subject to conditions. + 2. A revised site layout has been submitted which provides for individual pedestrian access to rear Private garden areas of units 02 to 10. The proposed layout is considered to be in accordance with Section 15.8.2 ‘Orientation and Separation of Dwellings’ of the Monaghan County Development Plan 2025-2031. 3. A revised site layout has been submitted whereby unit no. 13 has now been revised to House No 12 and has been modified to a 3-bed house. The private open space provided to House No. 12 is 40 m². The revised layout is considered to be in accordance with Section 15.8.13 ‘ Private Open Space’ of the Monaghan County Development Plan 2025-2031 4. (a) the applicant has provided revised drainage details which include the addition of a surface water swale and the provision of permeable paving to the driveways. Environment Section note that no details have been provided regarding the future maintenance of the proposed swales. This issue however can be addressed by way of pre-commencement condition. (c) A fully completed water protection checklist has been provided, as requested. 5. (a) A revised Section H-H has been submitted, as required. (b) A revised Section A-A has been submitted to correspond with the submitted site layout plan in respect of the position of the existing boundary treatment and proposed boundary treatment. (c) The applicant notes that there will be a fence along the full extent of the southern boundary. The applicant has indicated that existing gates will be reviewed on a case-by case basis, where appropriate. (d) The applicant has indicated that access to raised area would not be envisaged. The applicant notes that the raised amenity areas will be planted with low maintenance landscaping as per Landscaping details provided and that private open space calculated is not reliant upon the upper area to satisfy private amenity requirements. 6. The applicant has provided an updated Confirmation of feasibility from Úisce Eireann. The PCE, dates the 16th April 2026 notes that water and wastewater connection and Water treatment are all feasible without infrastructure upgrades. In terms of wastewater treatment, the PCE notes the following; ‘The Monaghan Wastewater Treatment Plant (WWTP) is under stress and has limited capacity. This proposed development is feasible on the basis that the developer builds a WWTP that provides an appropriate pretreatment of 10 mg/l BOD, 10 mg/l SS & 1mg/l Ammonia prior to discharging to the UE network. It is up to the applicant to prove the pretreatment WWTP can cope with the loading from the new development. It is critical that any connection agreement ensures that the on -site WWTP serving the houses is operated and maintained by the developer to achieve the effluent standards proposed, that an operator and maintenance contractor is identified, and that it’s maintained until such time as UE upgrade the Monaghan WWTP. The maintenance contract should include for supply and installation of spare parts, emergency call out, insurance, costs associated with the day -today running of the works such as power, regular desludging and effluent monitoring. Note that UE will not take the on-site WWTP in charge as part of any future taking in charge process; it will remain the responsibility of the developer’. Having regard to the above, the applicant has submitted proposals for wastewater to discharge to an on-site Wastewater Treatment Plant that provides a pre-treatment of 10mg/ l BOD, 10mg/ l SS and 1mg/ l Ammonia, prior to discharging to the Uisce Eireann network. The applicant notes that Uisce Eireann have requested such through their Confirmation of Feasibility. A revised foul and storm sewer layout plan has also been submitted, which shows the location of the onsite wastewater treatment plant and a connection to the existing foul sewer (see below); Proposed foul and storm sewer layout The submitted additional Information includes a report from Viltra regarding a proposed OXCRETE bespoke wastewater treatment plant to service the development (229 PE). It is noted that the front page of the report incorrectly refers to a project in the Limerick Council area, ‘Olympic Ballroom, Sheehans Road, Newcastle’. In March 2026 the Department issued circular NSP01/2026 and Procedural Advice Note (PAN) on ‘Developer Led Infrastructure (DLI) Initiative for waste-water services to support housing delivery’. The circular was issued in response to wastewater infrastructural constraints that have been identified as a limiting factor for housing delivery in settlements where existing Uisce Éireann wastewater treatment capacity is not immediately available. The DLI initiative enables arrangements for temporary bridging infrastructure for wastewater facilities to support the activation of housing developments. This is where, by agreement with Uisce Éireann, a developer can provide a temporary wastewater solution for their housing scheme during an interim period only before a scheduled increase in the capacity or provision of Uisce Éireann infrastructure is delivered, with removal of the temporary facilities thereafter. The PAN noters that any treated effluent from the temporary on-site treatment facility discharged to the UÉ wastewater network must remain within the existing wastewater discharge authorisations. Such solutions would be installed, owned and operated by the developer for the interim period, subject to Uisce Éireann discharge standards and agreement, and would be removed by the developer subsequently from the site when the connection to the permanent infrastructure is completed. A legally binding Connection Agreement for such a solution shall be required between the developer and Uisce Éireann prior to the commencement of works on the wastewater infrastructure development For Temporary Bridging DLI, there must be no net increase in biological load on the public wastewater system relative to permitted discharge limits. A Connection Agreement to this effect will be required between the developer and Uisce Éireann prior to the commencement of construction The PAN also notes that the developer will need to have carried out the required technical investigative and preparatory work to establish the discharge from their development and the capacity of the identified receiving surface water to assimilate the treated discharge. This assimilative capacity assessment should be in accordance with the methodology included in the registration criteria published by the EPA under the European Union (Water Policy) (Small Wastewater Discharge Register) Regulations 2026 and provided in their planning application. To assist the planning authority, the planning application should include an assimilative capacity assessment of the receiving waterbody, prepared by a suitably qualified professional, demonstrating compliance with relevant EU Directives. In this case, as the pre-treated discharge is going to the foul sewer rather than the surface water, an assimilative capacity assessment would not be considered necessary. Environment Section have reviewed the proposed details and note the following; • water table problems on site have yet to be confirmed. • The treatment performance results appended to the Viltra report do not appear to match the Úisce Eireann requirement of 1 mg/l of Ammonia and 10mg/l Suspended Solids. • No details have been provided on who will have responsibility for the operation and maintenance of this wastewater treatment plant. It is noted in the Viltra report that desludging is required every 3 months. The ongoing maintenance and operation of the proposed wastewater treatment plant would be crucial to prevent foul drainage issues in the estate, odour issues or discharges of polluting matter to receiving waters. • The approval of the proposed pretreatment option by Úisce Eireann would be considered necessary to demonstrate that they accept the proposals and that proposals will not result in any detrimental impact on the Monaghan WWTP. Environment Section note that the regulations referred to in the procedural advice note (in which the EPA are identified as the regulatory authority) are the European Union (Water Policy) (Small Wastewater Discharge Register) Regulations, 2026. Article (3) 1 of these regulations state the following: “3. (1) These Regulations apply to small wastewater discharges to surface water from wastewater works with a population equivalent of less than or equal to 150. “ The definition of “discharge” in these regulations is as follows: “discharge” means a small wastewater discharge to which these Regulations apply from a point source discharge of wastewater to surface water from a wastewater works; Having regard to the above, Environment Section consider that the discharge of pretreated effluent to foul sewer falls outside the scope of these regulations. The PAN also states that the Developer-Led Infrastructure (DLI) Initiative is not restricted to developments of 150-population equivalent (p.e.) or less. The 150 p.e. threshold applies only to the streamlined registration-based authorisation pathway under the General Binding Rules for small- scale housing developments. DLI solutions for larger developments, such as this application, can be progressed under the partnership model with Uisce Éireann, subject to relevant environmental authorisation requirements. Section 3.4 of circular the PAN suggests that a condition may be applied to a grant of planning permission supported by a DLI solution. This includes conditions to secure details relevant to the ‘future ownership, operation, maintenance and registration of the DLI (where appropriate) by Uisce Éireann’, or the eventual removal of the infrastructure, where Temporary Bridging Infrastructure is proposed and will be replaced by a permanent public infrastructure solution. Notwithstanding same, environment section has fundamental concerns with granting permission for the development, without an agreement being in place and without knowing who will ultimately regulates the operation of the proposed onsite wastewater treatment plant. Given the uncertainty with regard to who regulates the WWTW, it follows that the proposed WWTW may give raise to odour issues, having particular regard to its proximity to existing and proposed dwellings. The proposal therefore fails to comply with Section 15.22.2 ‘Residential Amenity’ of the MCDP 2019- 2025 seeks to resist development which has the potential to detrimentally impact on the residential amenity of properties in the vicinity of the development, by reason of emissions including noise, smell and pollution. Environment Section also note that Section 16 of the Local Government (Water Pollution), Act 1977 -1990 as amended, allows for the licensing by Úisce Eireann of trade effluent to sewer, however domestic sewage is specifically excluded from 16 (1) quoted below. “16.—(1) A person other than a sanitary authority shall not, after such date as may be fixed for the purpose of this section by order made by the Minister, discharge or cause or permit the discharge of any trade effluent or other matter (other than domestic sewage or storm water) to a sewer, except under and in accordance with a licence under this section granted by the sanitary authority in which the sewer is vested or by which it is controlled.” As such, it considered that the discharge of pretreated effluent to sewer, as proposed under this application, falls outside the scope of Section 16 licensing. Environment Section therefore recommend that the proposal is refused due to contravention of the following policy and objectives; Policy WWP1 which seeks to ‘To only permit development in instances where there is sufficient capacity in the public water and wastewater infrastructure, subject to executed connection agreement with Úisce Éireann’. Objective WPO 3 which seeks to ‘contribute towards the protection of existing and potential water resources, and their use by humans and wildlife, including rivers, streams, groundwater and associated habitats and species in accordance with the requirements and guidance in the EU Water Framework Directive 2000 (2000/60/EC), the European Union (Water Policy) Regulations 2003 (as amended), the European Communities Environmental Objectives (Surface Waters) Regulations 2009 (SI No. 272 of 2009) (as amended), the Groundwater Directive 2006/118/EC and the European Communities Environmental Objectives (Groundwater) Regulations, 2010 (S.I. No. 9 of 2010) (as amended) and other relevant EU Directives, including relevant transposing regulations and policy guidance and any new or updated/subsequent version’. The PAN envisages that Uisce Éireann will provide a response including a confirmation (or otherwise) that the DLI proposal, as submitted in the planning documentation received by the planning authority, meets with their technical standards for and requirements under the DLI Initiative and is acceptable in principle. At the time of writing, no response has been received from Uisce Éireann. In the absence of a response to the proposal from Uisce Éireann, it would be premature to consider granting the proposed pre-treatment plant. As such the proposal fails to comply with the requirements of the PAN. The PAN notes that the availability of a DLI solution does not supersede the statutory obligations of the planning authority to ensure that proposed residential development is consistent with the statutory development plan, and relevant national and regional policy. In addition to Policy WWP 1 and objective WPO 3 referenced above, Section 15.8 ‘Multi-Unit Residential Developments’ of the MCDP 2025-2031 and associated Policy MURP 1 is considered particularly relevant. This section states that ‘Proposed multi-unit residential developments serviced by developer provided infrastructure such as wastewater treatment systems will be resisted until such times as Uisce Éireann takes in charge this type of infrastructure’. As part of the Confirmation of Feasibility and Pre- Connection Enquiry submitted as part of the additional information received, Uisce Éireann have made it clear that they ‘will not take onsite WWTP in charge as part of any future taking in charge process; it will remain the responsibility of the developer’. As such, the proposal does not comply with Section 15.18 of the MCDP 2025-20321 and associated Policy MURP 1. As noted above, there are fundamental concerns with regard to the proposed pre-treatment plant and associated non-compliance with the objectives and policy of the Development Plan and requirements of the DLI initiative. The Planning Authority, however, is aware that future improvements are expected to be carried out at Monaghan WWTW in the forthcoming weeks, which it is anticipated, will allow the WWTW to meet the more stringent EPA licence ELV (Emission Limit Value) targets. These improvements/optimisations will therefore create additional capacity at Monaghan WWTW and remove the need for the developer to make provision for a wastewater infrastructure solution, as envisaged under the DLI Initiative. Having regard to same, it is considered appropriate in this instance to grant permission for the development proposed, omitting the pre- treatment plant as proposed. A pre-commencement condition shall be applied, requiring the applicant to submit revised drawings, showing the pre-treatment plant proposals omitted. A further condition shall be applied stating that no development will commence until the applicant/developer has established a direct connection to the foul sewer network, in agreement with Uisce Éireann. This approach will remove fundamental concerns with regard to the on-site pre-treatment plant as proposed, and also ensure that the proposal complies with the policies and objectives of the Development Plan. 7. A revised lighting design has been provided. The Public lighting engineer has reviewed same and notes that concerns raised have not been satisfactorily addressed. It is considered that his issue can be satisfactorily addressed by way of a pre-commencement condition, prior to the commencement of development. 8. The applicant has provided a response to the issues raised by Inland fisheries Ireland (IFI), summarised as follows; Storm water; • The proposal includes 2 small swales along the entrance road and permeable paving for each driveway. • The proposal also includes an attenuation in line with GDSDS policies such as an interception volume which replicates greenfield sites by ensuring that small rainfall events (<5mm) do not result in runoff and a treatment volume being stored whereby the base of the tank allows percolation into the ground to ensure that the first flush runoff from the site is intercepted and treated naturally. • Prior to entry to the attenuation tank the surface water is put through a petrol interceptor/separator. • the outflow from the site is limited to Qbar which is effectively a storm of 2.35 years even for events of up to 1:100 with a 1.2 multiplier incorporated to account for climate change. Surface water; • Construction Environmental Management plan and Surface and groundwater Management • plan submitted has been submitted. Wastewater management • Due to the existing Monaghan Wastewater Treatment Plant being under stress and having limited capacity, the developments wastewater will discharge to an on-site Wastewater Treatment Plant that provides an appropriate pretreatment of 10mg/ l BOD, 10mg/ l SS and 1mg/ l Ammonia prior to discharging to the Uisce Eireann network. • Uisce Eireann have requested such through their Confirmation of Feasibility. No further comments have been received to the application from IFI. The applicant has also provided a response to comments raised by An Taisce in respect of; • Compact growth • Car dependency • Permeability • Compliance with DMURS • Climate Mitigation • Biodiversity • Surface water management and nature-based solutions • Community infrastructure. It is considered that the above issues have been taken into account as part of the overall assessment above. An Taisce have not made any further comment on the proposal. 9. The applicant notes that the development will not impact on the drain referenced in the submitted objection. Conclusion The proposal complies with the relevant provisions of the Monaghan County Development Plan 2025-2031. Issues raised in the submitted objection has been considered as part of the overall assessment. Approval is recommended, subject to the conditions detailed below. Recommendation That Permission is GRANTED subject to the following conditions: 1 a. The developer shall pay to Monaghan County Council, or as otherwise agreed, a sum of €49,980 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 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. 2 a. The developer shall pay to Monaghan County Council, or as otherwise agreed, a sum of €95,060.00 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 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. 3. Prior to commencement of development, a security by way of a cash deposit in the sum of €343,000.00 (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. Reason: To ensure the proper planning and sustainable development of the area. 4. 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. 5 a. Prior to the commencement of development, the developer shall submit to the Planning Authority for agreement in writing, revised drawing details, omitting the onsite WasteWater Treatment Plant (WWTW). b. No development shall commence until the information required under (a) above, has been submitted and agreed in writing with the Planning Authority. c. The development shall be carried out in accordance with the details agreed under (a) above Reason: In the interests of environmental protection and to ensure that the development is carried out in an orderly and planned manner. 6 a. No development shall commence until the applicant/developer has demonstrated; (i) there is suitable provision of water and sewerage services to enable the proposed development, as confirmed by Uisce Éireann. (ii) a direct connection to the foul sewer network has been established, as confirmed by Uisce Éireann. (iii) the proposed development is acceptable with regard to source/network infrastructure, as confirmed by Uisce Éireann. b. 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. Prior to the commencement of the development as permitted, the applicant or any person with an interest in the land shall enter into an agreement with the Planning Authority (such agreement must specify the number and location of each housing unit), pursuant to Section 47 of the Planning and Development Act 2000, that restricts all residential units permitted to first occupation by individual purchasers i.e. those not being a corporate entity, and/or by those eligible for the occupation of social and/or affordable housing, including cost rental housing, unless otherwise agreed in writing. Reason: To restrict new housing development to use by persons of a particular class or description in order to ensure an adequate choice and supply of housing, including affordable housing, in the common good. 8. No development shall commence 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 20% provision of social and affordable housing, in accordance with the Monaghan County Council Housing Strategy. Reason: In the interest of proper planning and sustainable development. 9 a. Prior to the commencement of the development, the applicant shall submit to the Planning Authority, for agreement in writing, a Construction and Demolition Plan and By-Products Management Plan in accordance with ‘Best Practice Guidelines for the preparation of resource & waste management plans for construction and demolition projects’ (EPA, 2021). b. No development shall commence until the information required under (a) above, has been submitted and agreed in writing with the Planning Authority. c. The development shall be carried out in accordance with the details agreed under (a) above Reason: In the interests of environmental protection and to ensure that the development is carried out in an orderly and planned manner. 10 a. Prior to the commencement of development, the applicant shall submit to the Planning Authority, for agreement in writing, a Storm drainage and Nature Based Solutions (NBS) management and maintenance plan. The submitted plan shall include details of the person/body responsible for the maintenance of the storm drainage system. b. No development shall commence until the information required under (a) above, has been submitted and agreed in writing with the Planning Authority. c. The development shall be carried out in accordance with the details agreed under (a) above Reason: In the interests of environmental protection and to ensure that the development is carried out in an orderly and planned manner. 11 a. The mitigation measures outlined in the Groundwater and Surface Water Management plan for the construction phase submitted with this application shall be fully implemented and overseen by a suitably qualified Environmental Officer / Ecological Clerk of Works (ECoW). b. The site shall be managed in a manner which prevents the discharge of polluting matter to any ground or surface waters c. The applicant shall ensure that adequate measures are in place for the construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any watercourse. d. 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. e. The applicant shall ensure completely separate foul and surface water drainage systems are in place. f. An as-built CCTV survey shall be carried out within one month of completion of development to ensure completely separate storm and foul water drainage systems and no misconnections have occurred. Any misconnections identified shall be rectified. A full report shall be submitted to the planning authority. g. All proposed surface water drainage systems shall be designed to ensure that no polluting matter enters the surface water collection system. h. 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. i. The Fuel/Oil interceptor and attenuation tanks 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. j. Sludge’s/silt/solid wastes arising from the desludging of the interceptor, attenuation tanks and NBS drainage features shall be collected by a suitably permitted collector in accordance with the Waste Management Act, 1996 as amended. k. 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. l. If infilling material is required to be imported onsite the applicant or economic operator shall: (a) 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; (b) 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. m. 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. n. (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. o. 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. p. The 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 interests of public health and environmental protection. 12. All amenity/open spaces, roads, footpaths, public lighting, water and wastewater 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, technical guidance document (WSTGD 2008) and Storm Water Technical Guidance Document 2017. Reason: In the interest of orderly development. 13. The open amenity/formal play areas indicated on the submitted plans shall be completed to a standard as indicated in writing by the Planning Authority as suitable for public open space prior to occupation of any dwelling erected on land adjacent thereto, or in accordance with a phasing schedule as otherwise agreed with the Planning Authority. Reason: In the interest of visual amenity and orderly development. 14 a. Prior to the occupation of the dwelling units hereby granted, the recommendations of the Road Safety Audit, submitted to the Planning Authority on 29th October 2025, as amended on 12th August 2026, 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 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. 15 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 works 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. Development shall be carried out in accordance with details, or as otherwise agreed in writing with the Planning Authority. Reason: In the interests of Road Safety 16 a. Prior to any other works commencing, visibility splays of 49 metres, measured to the nearside road edge in each direction, shall be provided from a point in the centre of the entrance 2.4 metres from the road edge at a height of between 1.05 metre and 2.0 metres above ground level to an object height of between 0.6 metre and 2.0 metres above ground level in both directions. The area within the visibility splays shall be cleared to provide a level surface no higher than 250 mm above the level of the adjoining carriageway and shall be retained and kept clear thereafter. b. Where individual dwelling accesses cross a footpath, visibility splays between the driver’s viewpoint, 2.0 m back from the footpath edge at an eye height of 1.05m and a distance measured along the footpath for 2.0 m on each side of the viewpoint at an object height of 0.6m, shall be maintained. c. Where it is necessary to remove hedges, fences, embankments or other obstructions to achieve the required visibility splays, they shall be reinstated behind the visibility splays. It is recommended that any new trees or shrubs are planted back from the visibility splays to allow for future growth and some species will require additional set back. All proposed planting must be kept trimmed behind visibility splays. d. The new entrance shall form a bellmouth of 4.5 metres radius with edge of new boundary. e. 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. f. 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. g. 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. h. Where work is to be carried out in the public roadway, consent and a relevant road opening licence must be obtained from the Local Authority. All works which are to be carried out by the applicant shall all be in accordance with Guidelines for Managing Openings in Public Roads Second Edition (Rev 1) April 2017. i. 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. j. Prior to any commencement of works 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 the cash security. Reason: In the interests of road/traffic safety and securing a satisfactory standard of development. 17 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. 18 a. Prior to commencement of development, the applicant will submit revised public lighting details to be agreed in writing with the Planning Authority. b. Submitted details should complement the submitted landscaping plan and ensure that appropriate exclusion zones are in place around existing/proposed lighting columns c. No development shall commence until the information required under (a) above, has been submitted and agreed in writing with the Planning Authority. d. The development shall be carried out in accordance with details as agreed under part (a) of this condition prior to the occupation of any dwellings hereby granted. Reason: To ensure a satisfactory standard of development 19 a. Prior to commencement of development, the applicant will submit the following details to be agreed in writing with the Planning Authority; (i) Revised corresponding floor plans and elevational plans for proposed House Types D1 and D2 (dwelling units 01 to 09). b. No development shall commence until the information required under (a) above, has been submitted and agreed in writing with the Planning Authority. c. The development shall be carried out in accordance with details as agreed under part (a) of this condition prior to the occupation of any dwellings hereby granted. Reason: To ensure a satisfactory standard of development 20 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. All existing trees and hedgerows to be retained shall be protected from damage at all times, particularly during building operations Reason: In the interest of visual amenity. 21. Proposed external wall finishes shall be as indicated in the submitted drawings and details, unless otherwise agreed in writing with the Planning Authority. Reason: In the interest of visual amenity. 22 a. All electricity, telephone, television and suchlike services shall be located underground. b. Suitable ducting shall be provided by the applicant/developer to facilitate the provision of future broadband infrastructure within the application site. Reason: In the interest of orderly development. 23. 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. 24. The development shall be developed in accordance with plans and documentation submitted to the Planning Authority on the 29th October 2025, as amended on 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 Date: 08th September 2026 Development Contributions Calculations Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 2. Roads, footpaths, public lighting, etc. (a) Residential development. €1020 per unit. 49 units 49 x €1020 = €49,980 €49,980 Contributions Due (€) €49,980 Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable) Category (a) – (m) Dev Type % Reduction Calculations Exemption / Reduction (€) Total Amount Due Contributions Due – Discount Total Due (€) €49,980 Checked / Date AP AO SEP 08/09/2026 SF 08/09/2026 Development Contributions Calculations Category Dev Type Rate Units Floor Area / Calculation Contributions Due (€) 3.(b) Comm, Rec & Amenity Infrastructure Residential development within defined settlements (Tier 5 and 6 settlements excluded) Up to 150m² (1615 sq ft) €1,940 per unit up to 150m² 150m² - 300m² (1615 - 3229 sq ft) €1,940 per unit plus €17/m² between 150m² and 300m² Over 300m² (3229 sq ft) €4,780 per unit plus €22/m² greater than 300m² 49 units up to 150m² 49 units <150sqm = 49 x €1940 = €95,060. €95,060 Contributions Due (€) €95,060 Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable) Category (a) – (m) Dev Type % Reduction Calculations Exemption / Reduction (€) Total Amount Due Contributions Due – Discount Total Due (€) €95,060 Checked / Date AP AO SEP 08/09/2026 SF 08/09/2026