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HomeMy WebLinkAbout2560432 - Notification of Decision 08/09/2026 Ref No: 25/60432 TO: Geda Construction Company Ltd C/O Kieran O'Reilly Monaghan Road Castleblayney Co. Monaghan A75 EP84 Re: Planning and Development Act 2000 (as amended) NOTIFICATION OF DECISION Monaghan County Council has by order dated 8th September 2026 decided to GRANT permission to the above named for development of land, in accordance with the documents submitted namely for:- 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. Significant further information received included revised drawings/maps, water protection plan checklist, stage 1/2 RSA plan, Bespoke oxrete specification, CSPrinles responses , Uisce Eireann confirmation of feasibility, updated press/ publication documents, revised storm/foul sewer sections, additional house F plans - 2 bed single storey dwelling. at Tully [DED: Monaghan Rural],, Monaghan, Co. Monaghan, subject to the 24 condition(s) set out in the Schedule attached. Signed on behalf of Monaghan County Council ________________________________________ ADMINISTRATIVE OFFICER ___________________________ DATE Provided there is no appeal against this DECISION a grant of planning permission will issue at the end of four weeks (see footnote). NO WORKS CAN COMMENCE ON FOOT OF A ‘NOTIFICATION OF DECISION’ ON AN APPLICATION. THE DEVELOPMENT IS ONLY AUTHORISED WHEN A ‘NOTIFICATION OF FINAL GRANT’ IS ISSUED. pp 08 / 09 / 2026 Footnote: An appeal against a decision of a Planning Authority under the Planning and Development Act 2000 (as amended) may be made to An Coimisiún Pleanála, 64 Marlborough Street, Dublin 1, D01 V902. (Tel. (01) 8588100) during office hours. 1. You have four weeks beginning on the date the planning authority makes its decision which was . This is a strict time limit. 2. You must put your appeal in writing (either typed or handwritten). 3. You must clearly state your own name and address. If someone is acting for you, like a planning agent they must clearly state their own name and address as well as your name and address. 4. You must give enough details to allow An Coimisiún Pleanála to identify the application you wish to appeal. 5. You must provide your planning grounds of appeal (reasons and arguments) for your appeal and any items you wish to support your grounds of appeal. 6. If you are a third party, you must include the written acknowledgement given to you by the planning authority to confirm it received your submission at planning application stage. 7. You must pay the correct fee. For more information on how to make an appeal see www.pleanala.ie 25/60432 Geda Construction Company Ltd, Tully [DED: Monaghan Rural], Monaghan, Co. Monaghan 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: i. 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; ii. 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