HomeMy WebLinkAbout2660315 - F.I. Request Letter
10/09/2026
Peter & Barry Shevlin
C/O Michael Malone
9 Dolphins Barn
Dolphins Barn
Dublin 8
D08WD40
Re: Planning and Development Act 2000 (as amended).
Planning and Development Regulations 2001 (as amended).
26/60315 - permission to construct a housing development on a site of 0.146 Hectares, consisting
of a total of 6 No. houses to include for the: (1) Demolition of existing 3 storey terrace house (A75
DT10) (2) Construct a new replacement 3 No three storey terraced three-bed townhouses onto
Muckno Street (3) construct 3 No. three storey 3 bed townhouses accessed from McGrath Road
(4) New Pedestrian & vehicular access road from McGrath Road. (5) connect to existing public
storm, foul and water mains and Landscaping, boundary treatments; public lighting; & all associated
site infrastructure and engineering works necessary to facilitate the development at Muckno Street,
Drumillard Little Castleblayney Monaghan.
_______________________________________________________
Dear Sir/Madam,
With reference to the above application, I am to inform you that the information submitted is not
adequate to enable a decision to be made.
In accordance with the provisions of Article 33 of the Planning and Development Regulations 2001
(as amended) you are hereby requested to submit further information as set out on the attached
page.
Article 33(3) states that “where a requirement under sub-article (1) or sub-article (2) (Clarification)
is not complied with within the period of 6 months from the date of the requirement for further
information, or such additional period, not exceeding 3 months, as may be agreed by the Planning
Authority, the planning application shall be declared to be withdrawn”.
It should be noted that you will be required to give notice in an approved newspaper under article
35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the Planning and Development
Regulations 2001 (as amended) if the further information received is considered to contain
significant additional data.
Please Note: 4 copies of Additional Information to be submitted. In the case of Significantly
Different Information, 6 copies of additional information to be submitted.
Yours faithfully,
__________________________
ADMINISTRATIVE OFFICER
pp
26/60315 Peter & Barry Shevlin Muckno Street, Drumillard Little, Castleblayney,
Monaghan.
ADDITIONAL INFORMATION
Note: No inference is given in requesting this Further Information that planning permission will
ultimately be forthcoming. It is recommended that you and/or your assigned agent liaise with
Monaghan County Council Municipal District / Planning Sections prior to the preparation and
submission of this Further Information. The submission should take a coherent account of any issues
that overlap/interlink.
1. The proposed development has not provided for sufficient visibility splays. The applicant shall
provide a revised site layout plan indicating how clear and unobstructed visibility splays of
49m can be achieved at the proposed entry/exit point onto the adjoining public road L- 75064.
The required visibility splays should be provided from a point in the centre of the entrance,
2.4metres from the road edge at a height of 1.05 metre to 2.0 metres above ground level to an
object height of 0.6 metres to 2.0 metres above ground level. Where the sight distances are
not achievable within the applicant’s ownership, the applicant should submit legal agreements
with adjoining landowners giving their consent for all necessary works to facilitate the
required 49m sight distances, including removal/trimming of hedgerow/hedges, re-grading of
side banks etc.
2. The Planning Authority has the following concerns with the proposed design / layout in the
following respects:
(a) The potential for adverse overlooking between upper floor windows in Bramley Way
and No. 1 Bramley Way and those in the proposed development.
(b) The lack of connectivity / permeability between Muckno Street and the rear of the
lands. Consideration should be given to an archway / alleyway connection.
(c) Following on from point (b) above, an archway / alleyway connection could allow for
external own access to rear gardens for the units facing Muckno Street.
(d) The extent of access road is considered to be dominant in the context of this site.
Consideration should be given to potentially taking access through the public car-park.
(e) It is considered the street facing buildings could benefit from greater articulation /
reference to existing streetscape, and that there should be greater ‘stepping’ of ridge
heights between adjoining buildings north and south.
(f) The applicants’ attention is drawn to the Castleblayney Regeneration Framework Plan
for Town Centre Lands (2025) including page 63 thereof. Although this Plan is
unadopted, it sets out good design principles for development of town lands.
The applicant is requested to submit amended details/documentation to address the
above points.
3. A submission has been received from Uisce Eireann advising that there is existing public
infrastructure within and/or in close proximity to the proposed development site. Accordingly
the applicant is requested to engage with Uisce Éireann’s Diversions team to assess feasibility
of build over and / or diversion. The outcome of the engagement with Uisce Éireann’s
diversions team shall be submitted as a response to this Further Information request.
4. The following public lighting information is required:
• Submit a Lighting Design Report for the development showing the new junction to the
existing public road taking into account; the conflict area lighting requirements at the
entrance with the public road, the footpath lighting requirements, the existing street
lighting in place, ensure uniformity of lighting, minimise light spill into neighbouring
private properties.
• Include 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
the new footpath to be constructed onto the public road. The Lighting Design Report
shall be carried out by a competent, qualified Lighting Designer. The applicant must
liaise with Monaghan County Council’s Public Lighting Officer regarding the
specification of the existing street lighting in place.
• All lighting columns shall be placed on the inside/rear of footpaths to minimise
physical obstruction to pedestrians and reduce risk of impact from vehicles and shall
be placed in line with property boundaries or building lines. Lights to be considered for
future adoption by Monaghan County Council, shall not be mounted on walls of any
buildings
• 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.
• Submit a planting layout drawing clearly indicating exclusion zones where no planting
of trees or shrubs will take place, i.e. there shall not be any mature tree within 6m
horizontal distance of a 6m lighting column or within 8m horizontal distance of an 8m
lighting column, etc.
5. Policy LCP1 of the Plan requires that proposals for landscaping comply with Section 15.22.4 of
the Monaghan County Development Plan 2025-2031. Submitted landscaping details are
considered insufficient. In this regard, the applicant shall submit a Landscaping Plan having
regard to Section 15.11.4 of the Development Plan with particular emphasis on a) the number,
species, location, height at planting, height at maturity and an implementation timescale for
all proposed planting, and b) surfacing material for the roadway, and c) boundary treatment.
6. Section 15.8.12 of the Development Plan states that public open space shall be provided in
accordance with the standards set out in the Sustainable Residential Development and
Compact Settlements, Guidelines for Planning Authorities (2024), specifically Policy and
Objective 5.1 – Public Open Space. These Guidelines require public open space provision of
not less than a minimum of 10% of net site area. The submitted plans indicate that no public
open space is proposed. The applicant is therefore requested to submit amended
details/documentation in this regard. In the event the applicant is unable to provide
acceptable public open space, the Planning Authority may consider seeking a special financial
contribution within the terms of Section 48 of the Planning and Development Act 2000 (as
amended) in lieu of provision within the application site.
7. Section 15.24 of the Development Plan sets out parking standards for new development, with
up to two spaces being required for each dwelling. The submitted plans indicate a shortfall in
on-site parking provision. The applicant is therefore invited to submit amended
details/documentation in this regard. In the event the applicant is unable to provide the full
on-site parking provision, the Planning Authority may consider seeking a financial contribution
in lieu.
The planner dealing with this application is Darragh McAdam