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Home My WebLink About2660302 - F.I. Received Doc. - Application - Cover Letter Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS Finegan Jackson Building Surveyors Limited 10th September 2026 Planning Department, Monaghan County Council, 1 Dublin Street, Monaghan, Co. Monaghan. Planning Ref. No.: 26/60302 RE: Further Information – JMG Investments Limited, 8 New Terrace, Kilnacloy, Monaghan, Co. Monaghan, H18 DX25. Dear Sir/Madam, Please find enclosed the following documentation in relation to the further information request dated 4th of September 2026. Documents: ▪ This Cover Letter ▪ Significant Information Newspaper Notice (Anglo Celt dated 10th September 2026) ▪ Significant Information Site Notice (dated 10th September 2026) ▪ Section 96 Application & Statutory Declaration ▪ Evidence of Uisce Eireann Waste-Water Pre-Connection Enquiry Submission Drawings: ▪ Location Map Ref. No. 1036-25 ▪ Drawing No. J2026-FI01 – Proposed Site Plan & Landscaping Plan ▪ Drawing No. J2026-FI03 – Proposed Floor Plans, Elevations & Sections Further Information Response: Item 1: ‘The development description should be amended to reference sub -division of existing site and the red-line site area extended to encompass the whole overall site.’ We have revised the development description to include ‘sub-division of existing site’ and we have revised the red line on the Site Plan. Please see attached revised notices and drawings: ▪ Significant Information Newspaper Notice ▪ Significant Information Site Notice ▪ Location Map Ref. No. 1036-25 ▪ Drawing No. J2026-FI01 – Proposed Site Plan & Landscaping Plan THE STABLES, DRUMCONRATH ROAD, CARRICKMACROSS, CO. MONAGHAN. A81 YX28 Telephone: (042) 9662275 E-mail: info@fineganjackson.ie Website: www.fineganjackson.ie RECEIVED: 10/09/2026 Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS Finegan Jackson Building Surveyors Limited Item 2: ‘The Planning Authority notes that although the applicant has indicated that Part V of the Planning and Development Act 2000 (as amended) does not apply to the proposal, it has not been demonstrated how the proposal is exempt from Part V requirements. The applicant is therefore requested to submit a Section 96 Exemption Declaration, in accordance with Section 97(3) of the Planning and Development Act 2000 (as amended).’ Please see attached copy of signed and witnessed ‘Section 96 Application & Statutory Declaration’ as requested. Item 3: ‘Submit Confirmation of Feasibility from Uisce Éireann confirming that Monaghan Wastewater Treatment Plant has capacity to accept the hydraulic and organic loading arising from the proposed development. ‘ A formal pre-connection enquiry has been submitted to Uisce Éireann seeking confirmation of the availability and feasibility of a connection to the wastewater services. Please see attached submission document entitled ‘Evidence of Uisce Eireann Waste Water Pre-Connection Enquiry’. (Uisce Éireann Pre Connection Enquiry Ref Number: CDS26007547). This planning application is for 1no. three-bedroom dwelling house. Using mandatory loading specifications from the ‘EPA Code of Practice for Domestic Waste Water Treatment Systems’, the daily hydraulic flow rate is estimated to be 750 litres per day (ie. 150 litres per person/PE) and the daily organic load is approximately 300 grams per day. Given the limited scale and anticipated occupancy of the dwelling, the resulting wastewater flow and organic loading will represent a negligible incremental increase relative to the existing loading on the public wastewater network. A minor residential connection of this scale represents a negligible and statistically insignificant hydraulic load. It will have no measurable or adverse impact on the operational capacity or integrity of the local infrastructure. A ‘Confirmation of Feasibility’ will be secured from Uisce Eireann prior to any works taking place on site, ensuring that the 5 PE load of the proposed 3-bed dwelling can be safely accommodated by the town's public network without impact to surrounding residents. • Uisce Éireann Pre Connection Enquiry Ref Number: CDS26007547 Item 4: ‘The applicant is requested to address the following layout and design concerns: a) Noting that the proposed dwelling has a stated GIFA of 100m², and that the minimum GIFA needed for a 3 bed / 5 person dwelling is 92m², in the interests of preserving the primacy of the established terrace the applicant is requested to amend plans to set the front building line back slightly from the adjoining established terrace. It is acknowledged this may necessitate a reduction in GIFA as the rear elevation should not be set back any further in conjunction with altering the front building line. b) It is considered necessary that the first floor rear bedroom window should be obscure glazed. Accordingly the applicant should consider annotating plans accordingly and making provision for an additional non-obscure (high level) window in this bedroom on the side (north-east) elevation. RECEIVED: 10/09/2026 Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS Finegan Jackson Building Surveyors Limited c) It is considered necessary that the first floor rear bathroom window should be obscure glazed. Please annotate plans accordingly. d) 1.8m high timber fencing panel is considered inappropriate for the side boundary. An alternative boundary (i.e. suitable hedgerow with trees) should be considered.’ We have revised the drawings as requested. Please see attached drawings: ▪ Drawing No. J2026-FI01 – Proposed Site Plan & Landscaping Plan ▪ Drawing No. J2026-FI03 – Proposed Floor Plans, Elevations & Sections 4(a) We have modified the drawings as per the request. The front door is setback 540mm from the existing terrace and we have moved the front wall of the sitting room back 300mm. The total floor area has reduced from 100.0m2 to 98.0m2. This will help set the proposed dwelling back from the existing terrace thus preserving the primacy of the established terrace. 4(b) We have annotated the first-floor plan and the rear elevation drawing with additional notes in red font. The rear elevation drawings show proposed obscure glazing to the Bedroom 3 window. We have also added a smaller window to the north-east, gable elevation in Bedroom 3. 4(c) We have annotated the first-floor plan and the rear elevation drawing with additional notes in red font. The drawings show proposed obscure glazing to the bathroom window. 4(d) A fence is required for safety and security and thus we have revised the drawings and proposed a 1200mm high timber fence to the side boundary of the dwelling. The existing hedgerow will be faced back to allow for same on the edge of the footpath. Item 5: ‘The Planning Authority has received a third -party submission in respect of the proposed development. The applicant is invited to review the content of same and provide a detailed response to the issues raised.’ We are in receipt of the letter from Brenda Clerkin and we respond as follows: Car Parking: The letter outlines concerns in relation to car parking in the area. Section 15.24 of the Monaghan County Development Plan 2025 – 2031 and Section 584 of the Planning & Development Act 2024 both outline that a contribution fee can be allocated for a particular development where car parking cannot be facilitated on site. As the site is located on the inside of a ‘T’ junction, it is not safe or practicable to provide car parking spaces within the subject site. This would have a negative impact on the private amenity space and it would adversely affect footpaths and pedestrians in the area. Our site plan indicates that there are 5no. car parking spaces located directly in front of the site, with 5no. more car parking spaces located at the bottom of the Derry Road, totalling 10no. car parking spaces. RECEIVED: 10/09/2026 Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS Finegan Jackson Building Surveyors Limited In addition, we note that there is a bus stop 70 metres from the proposed dwelling and the main bus station is 400 metres away. There are satisfactory taxi services in Monaghan town also. Future Development: The complainant has correctly noted in her letter that development in neighbouring lands is the subject of separate planning applications and is therefore not relevant to this planning application. The Monaghan County Development Plan 2025 – 2031 stipulates that this subject site is zoned for ‘Existing Residential’, and we note the land use zoning objective as follows: ‘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. ‘ Any future development is subject to a separate planning application and is not the subject of this application. Infrastructure: The existing dwelling house has connections in place to local services and is not the subject of this application. We refer to ‘Item 3’ above with regards to details pertaining to the wastewater requirement. Amenity: We note that the rear first floor windows only over-look gardens which is typical of built-up urban areas. We have however revised the drawings and proposed that the first-floor rear elevation windows will have obscure glass to alleviate any concerns. In terms of over shadowing, we have not received any details in the objection letter to say that over shadowing is a concern to any particular property or building so that we could address it. The objection is vague in this regard and therefore we consider that this is not an issue to the neighbouring buildings. The open space to the side and rear of the dwelling measures 50m2 and there is 32m2 provided in the front garden also. This is considerably larger than the garden spaces provided in the existing terrace. In addition to this, we note that Belgian Park is next door and that the town benefits from various local parks and playground such as; Rossmore Park, Oriel play park, the Ulster Canal, St. Peter’s Lake, Killygowan playground etc. Site Condition & Site Management: This site has only been purchased by the applicant recently. Any historical development or issues with this property are not the concern of this applicant. RECEIVED: 10/09/2026 Owen Finegan B.Sc. (Hons.) MCIOB | Wayne Geary B.Sc. (Hons.) MSCSI MRICS Finegan Jackson Building Surveyors Limited There is a housing shortage in Ireland at present. The applicant intends to renovate and upgrade the existing dwelling house, at a considerable expense, to make it habitable for a family. In addition, this application seeks permission for an additional dwelling which will be added to the existing housing stock in County Monaghan. This pro-active and pro- development attitude should be encouraged. Item 6: ‘Applicant should note that the information required above may constitute significant additional information. In the event of the information being significant, in accordance with Article 35 of the Planning and Development Regulations (2001) as amended, revised site notices shall be erected on site and shall be submitted to the Planning Authority along with a revised press notice indicating the revisions to the application.’ Please see attached copies of: ▪ Significant Information Newspaper Notice. ▪ Significant Information Site Notice. Should you require any further assistance, please do not hesitate to contact me. Yours Sincerely, Wayne Geary Director / B.Sc. MSCSI MRICS Chartered Building Surveyor Chartered Building Control Surveyor RECEIVED: 10/09/2026