HomeMy WebLinkAbout2660405 - Other Assessments - Development description
CLW Environmental Planners Ltd.
C.L.W. Environmental Planners
The Mews
23 Farnham Street
Cavan
Tel: 049 4371447/9
E-mail info@clw.ie
17/09/2026
Planning
Application Re.
David Millar,
Drumhillagh,
Ballybay,
Co. Monaghan.
Development at
Mullanagore,
Rockcorry,
Co. Monaghan.
Description of the Location, Operation and
Management of the Proposed Development of 1 No.
Free Range Layer House (to accommodate c. 6,000
Birds.
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David Millar Proposed Development Description
C.L.W. Environmental Planners Ltd. Contents
Contents
Page No.
1.1 Site Description 1
2.1 Project Description 3
2.2 (a) Management of Organic Fertiliser 5
2.2 (b) Range/Paddock Area Management 6
2.2 (c) Cropping Routine 7
3. Monaghan Co. Development Plan 9
4. Conclusion 13
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David Millar Proposed Development Description
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DESCRIPTION OF PROPOSED DEVELOPMENT
1.1 Site Description
The site which is the subject of this planning application is a greenfield site located within
the applicants agricultural holding in the townland of Mullanagore, Rockcorry, Co.
Monaghan The proposed site will accessed via a new entrance onto the local road adjacent
to this farm.
The existing farm comprises a drystock farming enterprise operated on c. 38 Ha currently
farmed and managed by the applicant. The existing farming activities include bovine
livestock and associated activities such as fertiliser spreading, silage harvesting etc., on these
lands. The proposed development of organic free range production will replace the existing
farming activities on part of the land (C. 6 Ha). This farm diversification will be carried out in
a sustainable manner and will compliment the existing farming activities.
Figure 1.1 Site Location
The site of the proposed development is located in a rural agricultural area. The proposed
development involves the construction of 1 no. poultry house and ancillary structures/site
works to provide for a poultry farming activity on site appropriate to the agricultural area
and consistent with the development plan for Co. Monaghan.
Location of
Subject Site
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David Millar Proposed Development Description
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The proposed development is for 1 No. Free Range Poultry House, which will be operated in
accordance with organic farming standards. Given the nature of the proposed poultry
development, i.e. free range, the development needs to be located away from adjoining
hedgerows, buildings and any other physical boundaries so as to provide the birds with
unobstructed access to the paddock areas to satisfy the Department of Agriculture
requirements. In addition it is also recommended that the house be located as centrally as
possible within the range area to be provided so as to ensure the ease of movement for the
birds from the house to the outside range area. As such the location of the house away from
an existing yard etc., is necessary for the running of this proposed farm enterprise, and is
essential for the operation of a Free Range development such as this.
This proposed development on the selected site, which is rural in nature with a low density
of housing in the area, screened by the existing land topography and existing/proposed
landscaping together with suitable external finishes, will ensure that the poultry house is
well integrated into the existing landholding and will not result in a significant adverse visual
impact.
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2.1 Project Description
The currently proposed development is for 1 No. free range poultry house together with all
ancillary structures and associated site works. The capacity of the farm following completion
of the currently planned development will be c. 6,000 hens, and is significantly below the
E.I.A. and Licensing threshold of 40,000 birds, and therefore these are not required.
The poultry house building is referred to as Organic Free Range house specifically designed
for welfare friendly housing of birds for egg production. This proposed house will have a
capacity for not more than 6,000 birds (spit into 2 colonies of 3,000 birds). Free Range
houses provide a higher standard of welfare for the birds, and the access to a range area
allows them to exhibit their normal behaviour. Farming to organic standards provides an
even greater level of animal welfare along with other limitations particularly in the areas of
feed, medication etc. The proposed development is in line with the requirements of
European Communities (Welfare of Farmed Animals) Regulations 2010 (SI No. 311 of 2010).
The proposed house is c. 97.5 m long by c. 16.5 m wide with an overall height of c. 7 m, with
an integrated egg/general purpose store. There are ancillary manure storage facilities to be
provided underneath the slatted section of the proposed house. The proposed building is of
a form, design, colour and materials that are sympathetic to its surroundings. The building
will be constructed in accordance with Department of Agriculture and Food and Marine
Specifications (as may be updated at the time of construction). The poultry unit will be
constructed with a timber or steel portal frame structure on steel reinforced concrete
foundations. The storage tank will be steel reinforced concrete, with the house constructed
on top, consisting of timber or prefabricated wall panels with dark coloured corrugated
cladding on the roof.
Automated feeding and drinking systems are to be incorporated into the house operation. A
button nipple drinking system is to be used in the proposed house as this is the most
efficient type of drinking system and it ensures that the manure remains as dry as possible.
The poultry manure/organic fertiliser will be stored in the slatted tank underneath the
poultry house. The manure storage facilities, located underneath the slatted bird area only,
will provide c. 965.58 m3 storage. Soiled water from the proposed development where
applicable, will be collected in dedicated soiled water collection tank.
The proposed activity on the site is the farming of poultry for the production of eggs for
human consumption, located in a rural agricultural area. The farm will comprise 1 No. Poultry
house, ancillary structures (such as soiled water tank, meal bin etc.) and equipment
necessary for the accommodation, management and husbandry of the animals, and the
administration of the enterprise. The structures and equipment proposed for the site will be
designed and installed for the purpose of rearing poultry for the production of eggs in a
welfare friendly manner, and in line with Organic production standards. This will provide for
a sustainable diversification of activities on the farm.
The production process on this farm is/will be in line with the requirements of the
Department of Agriculture, Food & Marine and Bord Bia. The operation of this farm will be
along similar lines to other free range / organic poultry farms elsewhere in the
county/country. While production on the site will be continuous, the presence of staff and
deliveries / collections are normally between 06.00 and 20.00 hours. Ventilation and feeding
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operations are continuous on site. This farm will be operated in such a way that only
essential activities are carried out outside of these hours.
The principal inputs are feed which is supplied by a specialist supplier, such as Corby Rock
etc., (comprising cereals, soya protein, minerals, vitamins etc.), water, veterinary medicines
and a modest amount of energy (electricity for operating all of the feeding, ventilation,
lighting, drinking systems etc.). Water for stock and for washing is to be acquired from the on
farm well. No ancillary heating will be required within the houses. The outputs are eggs
(primary product) and animal manure (secondary product).
The stock for this farm will be brought from specialised pullet rearing farms at point of lay (c.
16 weeks of age). The birds remain on the farm for the laying cycle (c. 56 – 60 weeks on
average) and are removed at c. 72 – 76 weeks of age. The house will consist of c. 6,000 birds
which will operate an all in - all out basis to maintain a single age profile and so as to
maintain the health status of the birds. High health status will be a priority on this farm as it is
of critical importance to maintain this for the overall viability of the enterprise. An overall
animal health and welfare policy in accordance with Bord Bia requirements, as per the Egg
Quality Assurance Scheme (EQAS), will be developed to cover this farm. Hygiene routines will
be carefully planned and monitored. The houses will be carefully cleaned down between flocks.
Some animals die of natural causes before maturity. Dead animal carcasses are to be placed
in a closed skip on the farm before being transported to a rendering plant, such as College
Proteins Ltd. There will be a programme in place for the control of vermin and pests in the
site. There will be no significant pollution caused by the activity. It is policy to minimise waste
accumulation and to recycle as much as possible, but the recyclable volume will be small.
Storm water from roofs and paved yards is not permitted to flow over soiled areas and will
be discharged via land drainage to the adjoining watercourses. There will be no process
effluent discharge from the site. Normal respiration gasses and odours emit from the houses
and from manure, particularly during movement of the manure. Odours emitted from the
site will not interfere with amenities outside the site boundary.
Poultry manure is a rich source of plant nutrients and is a valuable fertiliser for farmland.
The organic manure from this site will be allocated for use as a fertiliser source in accordance
with the regulations set out in S.I. No 588 of 2025 for the purposes of efficient grass/crop
production. All of the required information to be maintained as outlined in S.I 588 of 2025
will be kept by the applicant who will provide all required details to the farmer receiving the
organic fertiliser.
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2.2 (a) Management of Organic Fertiliser
The poultry manure/organic fertiliser is stored in the slatted tank underneath the house,
pending removal off-site at the end of each flock. The estimated manure production as a
result of the proposed development will be a total of 252.72 m3/annum. As per information
received from the Department of Agriculture Food and Marine, c. 88% (222.4m3) of this will
be retained within the house, to be removed off-site by contractor, with the remaining 12%
(30.32m3) deposited by the birds on the range area.
The poultry manure from this farm is/will be removed off site by an authorised contractor,
such as Colin Tate Ltd., HAC 2332, on behalf of the applicant. The proposed manure storage
facilities on site will ensure that the storage of manure/organic fertiliser on the site will be in
compliance with S.I. 588 of 2025, i.e. the regulations that have given effect to the Nitrates
Directive in Ireland.
Soiled water from the proposed development where applicable, will be collected in
dedicated soiled water collection tanks, located at the end of the house. This soiled water
will then be applied to the adjacent farmland in line with S.I. 588 of 2025.
Soiled water will amount to c.30-45 m3/annum with an estimated nutrient content of
c.
• 1.37 Kg N
• 0.29 Kg P
and will be accommodated on the applicant’s adjoining lands, as per the drawings
submitted and in accordance with the requirements of SI 588 of 2025.
• This site forms part of an overall farmed area of 38 Ha. The applicants
existing stocking rate (excluding imports) for 2025 was 68 Kg organic N/ha.
• Excluding the 6 Ha associated with the range areas for the poultry, and
allowing for the addition of c. 45 m3 of soiled water would result in a stocking
rate of 83.5 kg organic N/Ha on the remaining 32 Ha.
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2.2 (b) Range/Paddock Area Management
As part of the operation of this Free Range Poultry Farm the birds will be allowed access to
an outside range area at a stocking rate of 1,000 birds/ha, or a total of c. 6 Ha. As a result c.
50% of the area as identified in Parcel No. (on the attached maps) will be
utilised for the existing and proposed free range enterprises. A 3 m buffer zone will be
afforded to all watercourses.
For the purposes of the Nitrates Directive the stocking rate of animals/birds / hectare of
agricultural area is calculated as kg Organic N/Ha. The additional information provided in this
directive also confirms that 1 laying hen/bird place produces the following nutrients;
• 0.56 kg N/year
• 0.12 kg P/year
For the purposes of the Nitrates directive (without derogation) not more than 170 Kg
Organic N (i.e. N from animal/poultry manure) can be applied /ha of net area, in this case
the range area available to the birds. This Organic N allocation is averaged over the area
available to the birds.
It should be noted that it is not proposed to apply any additional fertilisers (organic and/or
inorganic) to the range area, and that c.1- 2 cuts of silage/round bales will be removed
from this area annually.
Nitrogen and Phosphorous Balance/ha
No. of hens 1,000
Total N produced per bird per annum 0.56 Kg
N excreted while grazing per annum (@ 12%)* 67.2 Kg
Total P produced per bird per annum 0.12 Kg
P excreted while grazing per annum (@ 12%)* 14.4Kg
Range Area 10 ha
Organic N deposited /Ha 67.2 Kg*
P Deposited/Ha 14.4 Kg
* The birds deposit c. 12% of the total manure production outside as per correspondence
from the Department of Agriculture, Food and Marine).
** This is significantly below the stocking rate permitted by S.I 588 of 2025, (170 kgN/ha),
and similar to the current on-farm stocking rate of c. 68 kgN/ha .
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2.2 (c) Cropping Routine
As can be seen above the proposed stocking rate when equated in terms of the amount of
organic N deposited per Ha by the livestock (Laying Hens) proposed, is well below that
permitted by S.I. 588 of 2025, and/or currently existing on the farm.
Also introduced under the Nitrates directive were restrictions on the amount of
Phosphorous to be applied to land. Based on a stocking rate of 1,000 birds per hectare this
would provide a Phosphorous allocation of c. 14.4 kg/Ha. As no other additional P fertiliser
will be applied to this area this will be the total P allocation per annum. Assuming the lands
in question are at Index 3 for P (as per Article 16(2)(a) of SI 588 of 2025) the required
allocation for the proposed first cut silage is 20kg/ha in accordance with Table 15 of Nitrates
Directive. Therefore the proposed P allocation of 14.4 kgP/ha/annum, in conjunction with
Soil Index 3, is below the required level of P to achieve the optimum yield of 1 cut of
silage/annum.
Provisional Range area highlighted in Green. Same is subject to
agreement with Bord Bia and DAFM
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3. Monaghan Co. Development Plan
Monaghan County Council have specific policies in the County Development plan, in
relation to Agricultural development, namely, Policy AGP 1 & 2 of the County
Development Plan 2025 - 2031. Please find detailed below the assessment of the
proposed development is respect of the Policies.
AGP 1 To permit development on new and established agricultural or forestry
holdings where it is demonstrated that;
a) It is demonstrated that the development is necessary for the running of the
agricultural enterprise.
Poultry farming activities require specialised housing and are limited by designated
stocking densities. The proposed development is required to allow the applicant
develop a poultry farming enterprise. There are no suitable houses elsewhere on
the applicant’s landholding and/or available to the applicant.
b) It is located within or adjacent to existing agricultural buildings, unless it has
been clearly demonstrated that the development must be located elsewhere for
essential operational or other reasons.
The proposed development is to occur on an independent site to maintain bio-
security requirements.
c) The appearance, design, scale and materials are appropriate to its location and
sympathetic to the locality and adjacent buildings.
The proposed development of 1 No. poultry house, in keeping with the scale nature
and finish of the existing poultry houses in this part of the county and will not be
visually detrimental.
The proposed development is agricultural in form, design, finish and operation and
will be finished in materials and colours that integrate with, rather than impose on
the landscape.
d) The proposal visually integrates into the local landscape and additional
landscaping is provided where necessary.
The proposed development will be well integrated into the existing farm and natural
environment, integrated with natural landscape features, integrated into the
landscape and will not be visually detrimental.
e) The proposal will not have an adverse impact on the natural or built heritage.
The proposed development will be well integrated into the existing farm and natural
environment, integrated with natural landscape features and will not be visually
detrimental.
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f) The proposal will not result in a detrimental impact on the amenity of residential
dwellings (for example, noise, smell and pollution impacts) outside of the holding.
The proposed development is to be completed on existing lands well removed from
any existing third party locations, the closest being c. 400+m.
g) Where a development is proposed within 100m of any residential property not
located on the holding within the rural area (i.e. outside of a designated
settlement) written consent from the adjoining property owner stating there is no
objection to the proposal and witnessed by a Solicitor or a Peace Commissioner
must be provided.
The proposed development is to be completed on existing lands well removed from
any existing third party locations, the closest being c. 400+m.
h) The proposal will not result in a pollution threat to sources of potable water,
water courses, aquifers, or ground water.
The proposed development will be constructed and operated in line with DAFM
specifications and all organic fertiliser will be managed in accordance with S.I. 588 of
2025. A designated contractor will be used to transport the organic fertiliser (which
is not a waste) to the customer farmers.
i) Proper provision for disposal of liquid and solid waste is provided.
Any waste disposal from the site will be by registered contractors and/or approved
and registered sites, appropriate to the waste material.
j) Adequate machinery parking and circulation areas are provided.
Appropriate access, and on-site traffic management arrangements have been
provided to ensure that the proposed development does not pose a traffic hazard.
k) Where a new access is proposed and/or where there is an intensification of use
of an existing access, sight visibility splays shall comply with Table 15.4 Minimum
Visibility Standards of Section 15.27 of the Development Plan.
Appropriate access, and on-site traffic management arrangements have been
provided to ensure that the proposed development does not pose a traffic
hazard. Entrance arrangements as per the site plan enclosed in line with
Monaghan Co. Co. requirements.
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AGP 2 - Proposals for intensive agricultural developments shall comply with Section
15.13.2 of the Monaghan County Development Plan 2025-2031.
In addition to the information required under AGP 1 the following additional
information will be required for assessing applications for intensive poultry units or
similar specialised agri-developments the Council:
15.13.2 Intensive Agriculture, Poultry and Pig Installations Intensive agricultural
installations such as poultry units are of important economic benefit to the County.
However, due to their nature, intensive agricultural developments must be
regulated to ensure there are no adverse environmental impacts arising from
them.
In this regard, any development which will result in an increase in ammonia and/or
nitrogen emissions within 10km of a European Site (Natura 2000 site) shall not be
permitted. In addition to complying with the General Requirements for Agricultural
Development in Section 15.13.1 above, proposals for intensive poultry/pig units or
similar specialised agricultural developments shall be required to provide
satisfactory details of measures to address waste and emissions such as litter,
slurry, etc, generated by the development are provided.
• A Appropriate Assessment Screening has been completed in respect of this
proposed development. There is no reason to believe that the proposed
development assessed individually and/or cumulatively with other existing
poultry houses in the area will cause a significant adverse cumulative impact.
While there may be additional poultry houses in the area, these will also have
to operate in accordance with S.I. 588 of 2025. The proposed development is
a sustainable farm diversification and will be operated to the highest
standards.
• Methods for waste management including frequency and location of
disposal relative to the proposed unit.
The only waste to be generated in the proposed development will be;
• Dead birds which will be collected by College proteins on a
regular basis.
• A small amount of general waste which will be disposed of to
landfill/recycling as appropriate.
• Details of air pollution arising from the units and effluent storage,
transportation and spreading.
There are no odour and/or other sensitive locations in such close proximity to the
proposed development so as to be adversely impacted by gaseous emissions f rom
the proposed development.
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All manure is to be removed off site by a registered contractor for use elsewhere in
accordance with S.I. 588 of 2025. All soiled water is to be used on farmland in
accordance with S.I. 588 of 2025.
The proposed development will be constructed and operated in line with DAFM
specifications and all organic fertiliser will be managed in accordance with S.I. 588 of
2025. The applicant has a designated and registered contractor to transport the
organic fertiliser (which is not a waste) to the customer farmers.
• A statement outlining why a location on the landholding was deemed more
appropriate to alternative options. If the Planning Authority, consider a
more appropriate location is available on the landholding the application
may not receive favourable consideration.
The proposed site was selected as it was;
➢ Separate to any existing farmyard (for bio-security and essential operational
(free range) reasons).
➢ Well removed from any sensitive receptors.
➢ At a location that can be well integrated into the local
environment/landscape.
• Traffic management plans and traffic assessment associated with the
proposed development.
It is not considered that the currently proposed development satisfies the criteria for
a large proposal and therefore the traffic management plan / traffic assessment is
not deemed to be required.
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4 Conclusion
As demonstrated;
1. The location of the proposed development outside of any existing farmyard is
essential for the operation of the free range/organic production system.
2. the proposed development will not adversely impact on the grassland area
identified as the range area for the birds.
3. the proposed organic N application rate is below that currently permitted by the
Nitrates directive.
4. the Phosphorous allocations will be less than that required for the proposed
cropping routine thus preventing the accumulation of P in this area and will actually
reduce soil P levels as no chemical fertiliser is to be applied.
To minimise the risk of personnel bringing infection into the poultry farm all visitors are banned
with the exception of essential personnel such as veterinarians and servicemen. All visitors must
sign a register and use appropriate disinfectant procedures. Designated lorries are used to
deliver feed to the farm.
A vital part of maintaining health within the unit is the necessity to fully clean out after each
flock is removed. This avoids the build up of bacteria and viruses which challenge the incoming
stock and which may affect their production efficiency.
CLW Environmental Planners
17/09/2026_______
Date
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