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HomeMy WebLinkAbout2560200 - Appeal Correspondence No 2 (3)Our Case Number: PL -501496 -MN -26 Planning Authority Reference Number: 2560200 Planning Department Monaghan County Council Council Offices No.1 Dublin Street Monaghan Co. Monaghan 1l7 MON. CO. CC1. . PLANNING SECTICI� 25 SEP 2026 Date: 23 September 2026 Re: Construction of 3 apartments and all associated site works. Parnell Street, Drummond Etra, Carrickmacross, Co. Monaghan. Dear Sir/Madam, An Coimisiun Pleanala I have been asked by An Coimisiun Pleanala to refer to the above mentioned appeal. The Commission is of the opinion that, in the particular circumstances of this appeal, it is appropriate in the interests of justice to request you to make submissions or observations in relation to the enclosed submission received from Traynor Environmental Ltd. on behalf of JES Holdings Ltd In accordance with section 131 of the Planning and Development Act, 2000, (as amended), you are requested to make any submissions or observations that you may have in relation to this enclosure on or before 14 October 2026. The Commission cannot consider comments that are outside the scope of the matter in question. Your submission in response to this notice must be received by the Commission on or before the date specified above. If no submission or observation is received before the end of the specified period, the Commission will proceed to determine the appeal without further notice to you, in accordance with section 133 of the 2000 Act. Please quote the above appeal reference number in any further correspondence. Teil Tel (01) 858 8100 Glao Aitiuil LoCall 1890 275 175 Facs Fax (01) 872 2684 64 Sraid Maoilbhride 64 Marlborough Street Laithrean Greasain Website www.pleanala.ie Baile Atha Cliath 1 Dublin 1 Riomhphost Email communications@pleanala.ie D01 V902 D01 V902 If you have any queries in the meantime, please contact the undersigned officer of the Commission at appeals@pleanala.ie. Yours faithfully, Cathy Carleton Executive Officer Direct Line: 01-8737203 BP70 Enclosures Registered Post Our Case Number: PL -501496 -MN -26 Planning Authority Reference Number: 2560200 Your Reference: JES Holdings Ltd Finegan Jackson Engineers The Stables Drumconrath Road Carrickmacross Co. Monaghan A81 YX28 Date: 28 August 2026 Pt! An Coimisiun Pleanala .r...MN!NG SIECTI,,:. 25 SEP 2026 Re: Construction of 3 apartments and all associated site works. Parnell Street, Drummond Etra, Carrickmacross, Co. Monaghan. Dear Sir/Madam, I have been asked by An Coimisiun Pleanala to refer to the above -mentioned appeal. On the 27th of July 2026, the High Court (Humphreys J) announced its intention to refer a question to the Court of Justice of the European Union (CJEU) regarding the Environmental Impact Assessment (EIA) preliminary examination procedure - Judgment: ([2026] IEHC 517). In the interim, having regard to the proposed reference, the Commission considers it prudent to make an EIA screening determination. In this regard and in accordance with section 132 of the Planning and Development Act, 2000, (as amended), you are required to submit, on or before 17th September 2026, the following: Schedule 7A information to enable the Commission to undertake a formal EIA Screening determination. The information shall be accompanied by any further relevant information on the characteristics of the proposed development and its likely significant effects on the environment, including, where relevant, information on how the available results of other relevant assessments of the effects on the environment carried out pursuant to European Union legislation other than the Environmental Impact Assessment Directive have been taken into account. Where you are submitting to the Commission the information specified in Schedule 7A, the Information may be accompanied by a description of the features, if any, of the proposed development and the measures, if any, envisaged Tell Tel (01) 858 8100 Glao Aitiuil LoCall 1890 275 175 Facs Fax (01) 872 2684 64 SrSid Maoilbhride 64 Marlborough Street L3lthrean Greasain Webslte www.pleanala.ie Baile Atha Cliath I Dublin I Riomhphost Email communications@pleanala.ie D01 V902 D01 V902 to avoid or prevent what might otherwise have been significant adverse effects on the environment of the development. If the information required is not received before the end of the specified period, the Commission will dismiss or otherwise determine the appeal without further notice to you in accordance with section 133 of the 2000 Act, (as amended). Your submission in response to this notice must be received by the Commission on or before the date specified above. Please quote the above appeal reference number in any further correspondence. If you have any queries in the meantime, please contact the undersigned officer of the Commission at appeals@pleanala.ie. Yours faithfully, Cathy Carleton Executive Officer Direct Line: 01-8737203 BP71 Registered Post ENVIRONMENTAL IMPACT ASSESSMENT SCREENING REPORT FOR THE PROPOSED RESIDENTIAL DEVELOPMENT AT AT PARNELL STREET DRUMMOND ETRA CARRICKMACROSS CO. MONAGHAN Prepared for Jes Holdings Ltd. IPrepared by Traynor Environmental Ltd Reference Number 26.199 TE Date of Issue 17th September 2026 Traynor Environmental Ltd., Belturbet Business Park, Creeny. Belturbet, Co Cavan T: + 353 49 9522236 E: nevin@traynorenv.com www.travnorenvironmental.ie AMTNO AMT11i0 AMT , I50 9001 C.nuia 15014001 c.nrn.a ISO 46001 C.ron.d EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Client: Traynor Env Ref: Status: Date: Report Title: Doc Reference: Authorised By: Jes Holdings Ltd 26.199 TE Final 17th September 2026 Environmental Impact Assessment Screening Report — - ----------- 26.1991E Nevin Traynor BSc. Env, H. Dip I.T, Cert SHWW, EPA/FAS Cert. Environmental Consultant Traynor Environment, Rev No Status Date Writer Reviewer 1.0 Final 17th September 2026 Angela Kelly Nevin Traynor This report refers, within the limitations stated, to the condition of the site at the time of the report. No warranty is given as to the possibility of future changes in the condition of the site. The report as presented is based on the information sources as detailed in this report, and hence maybe subject to review in the future if more information is obtained or scientific understanding changes. 16 EIAR Screening Report Traynor Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Environmental Ltd., CONTENTS PAGE 1.0 INTRODUCTION 4 1.1 EIA Screening Legislation and Guidance 5 1.2 Screening Methodology 6 1.3 Contributors to the EIA Screening Report 8 1.4 Competency of Author 8 1.5 Schedule 7A Compliance 8 2.0 SCREENING EVALUATION 10 2.1 Is The Development A Project 10 2.2 Is The Development A Project That Requires a Mandatory EIA 10 2.3 Is The Project Above the Threshold For EIA 11 2.4 Conclusion - Sub Threshold Development 11 3.0 CHARACTERISTICS OF PROPOSED DEVELOPMENT 12 3.1 Size And Design of The Proposed Development 12 3.2 Cumulation With Other Existing or Permitted Development 12 3.3 Nature Of Any Associated Demolition Works 14 3.4 Use Of Natural Resources (Land, Soil, Water, Biodiversity) 14 3.5 Production Of Waste 16 3.6 Pollution And Nuisances 16 3.7 Risk Of Major Accidents and/or Disasters 17 3.8 Risks To Human Health 17 4.0 LOCATION AND CONTEXT OF THE PROPOSED DEVELOPMENT 20 4.1 Existing and approved land use 20 Relative abundance, availability, quality, and regenerative capacity of natural 4.2 20 resources in the area and its underground 4.3 Absorption capacity of the natural environment 23 5.0 TYPES AND CHARACTERISTICS OF POTENTIAL IMPACTS 24 5.1 Population And Human Health 25 5.2 Land, Soils, Geology, Hydrogeology, Hydrology 26 5.3 Biodiversity 28 5.4 Air Quality and Climate 30 5.5 Noise And Vibration 32 5.6 Landscape And Visual Impact 33 5.7 Cultural Heritage, And Archaeology 34 5.8 Traffic And Transportation 35 5.9 Material Assets, Including Waste Management 36 5.10 Potential Impacts from Interactions 38 5.11 Potential Cumulative Impacts 39 6.0 FINDINGS AND CONCLUSION 40 3 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 1.0 INTRODUCTION Traynor Environmental Ltd. This Environmental Impact Assessment Screening Report has been prepared specifically in response to the request issued by An Coimisiun Pleanbla in respect of Appeal Reference PL -501496 -MN -26, Planning Authority Reference 2560200. The Commission has requested the information specified in Schedule 7A of the Planning and Development Regulations 2001, as amended, together with any further relevant information concerning the characteristics of the proposed development and its likely significant effects on the environment, to enable the Commission to undertake a formal EIA Screening determination. In preparing this report, regard has been had to the characteristics of the proposed development as currently before the Commission, the environmental sensitivity of the site and surrounding area, the potential direct, indirect and cumulative effects of the development, and the findings of the supporting technical assessments prepared in respect of the proposed development, including the Hydrogeological Risk Assessment and Flood Risk Assessment. The assessment also takes account of the design evolution of the proposed development during the planning process, including amendments introduced in response to concerns raised regarding the relationship of the development with adjoining residential properties. These revisions are relevant to the assessment of potential effects on population and human health, residential amenity and landscape and visual considerations. The indicative site is outlined in red on Figure 1.1 (hereafter referred to as 'the site'). The proposed development is described in further detail in Section 3 below. garvan',�..Y � Nafa;ly ` f` r Clog iiy' po i0LI41F >. �a f )lrr 'ort'\i: __ mO1 \ '`CrV', \ j c4 c r, Iget3rg'tj }_. `V' Site location !r ,f II/�/�`i�� 1(-'. 1�,/' ''i'!r' Coolderr• ,fly •! �_`� `fir �C �': i;l C*crrritty; t/acfcrtrr lc��` �-,. ' • tl :/ - .r.+Llll r aj \ r; �' 111,1 z _ ". • ry��\'r• `_ y k7rt,rr d .. n• a • tjC✓ y 1 , _ Kilm<ec r str� \ ti lU r:rfl Mini ', ;�(v� runt,tF � vr �� in -, c>y %� i s , tt `. tF`t!{tl�lt' ` 1 ( � 1�•\ , r '���:.. Gr t / t Figure 1.1: Site Location Map The purpose of this report is to provide the information required under Schedule 7A, having regard to the criteria set out in Schedule 7 of the Planning and Development Regulations 2001, as amended. This information will enable a screening determination in respect of the need for an Environmental Impact Assessment Report ('EIAR') for the proposed development. There is a mandatory requirement for an EIAR to accompany a planning application for some types of development that meet or exceed the "thresholds" specified in Schedule 5 to the Planning and Development Regulations. In addition to the mandatory requirement, there is a case -by -case assessment necessary for sub -threshold developments as they may be likely to have significant effects on the environment. If a sub -threshold development is determined to be likely to have significant effect on the environment, then an EIAR will be required. 4 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Environmental l.td. The second reason for this report is to document the studies undertaken by the Applicant, and the design team, to consider whether the development would be likely to have significant effects on the environment. The proposed development and component parts have been considered, as documented in Section 2, against the thresholds for EIA as outlined in the Planning and Development Regulations 2001 (as amended). The proposed development is a sub -threshold development and is not mandatory for EIA. Traynor Environmental Ltd have undertaken an assessment of the effects on the environment from the proposed development and has concluded that there are no likely significant environmental effects which would warrant preparation of an EIAR. The assessment is documented in Section 3.0, 4.0 and 5.0 and covers each aspect of the environment in accordance with guidance including Population and Human Health; Biodiversity; Land, Soils, Geology, Hydrogeology, and Hydrology; Air Quality and Climate; Noise and Vibration; Landscape and Visual Impact; Cultural Heritage, and Archaeology; Traffic and Transportation; Material Assets, and Waste. 1.1 EIA SCREENING LEGISLATION AND GUIDANCE The legislation and guidance listed below has informed this report and the method to EIA Screening: Guidelines on the Information to be contained in Environmental Impact Assessment Reports. (2022). Environment Protection Agency. • Environmental Impact Assessment Screening, OPR Practice Note PN02 (Office of the Planning Regulator, 2021). • European Union (Planning & Development) (Environmental Impact Assessment) Regulations 2018. • Environmental Impact Assessment of Projects — Guidance on Screening. (2017). European Commission. • Environmental Impact Assessment of Projects - Guidance on the preparation of the Environmental Impact Assessment Report. (2017) European Commission. • Guidelines for Planning Authorities on carrying out Environmental Impact Assessment. (August 2018). Department of Housing, Planning and Local Government. • Advice Notes for preparing Environmental Impact Statements. (Draft, September 2015). Environment Protection Agency. • Interpretation of definitions of project categories of Annex I and II of the EIA Directive. (2015) European Commission. • European Union Environmental Impact Assessment (EIA) Directive 2011/92/EU as amended by 2014/52/EU. • Planning and Development Act, 2000 (as amended). • Planning and Development (Housing) and Residential Tenancies Act 2016 • Planning and Development Regulations 2001 (as amended) The national requirements to provide an EIA with a planning application are outlined in Planning and Development Act 2000 as amended ('the Act') and Planning and Development Regulations, 2001 as amended ('the Regulations'). In addition to the national legislation there are requirements set out in the EIA Directive (Directive 2011/92/EU as amended by 2014/52/EU); for relevant purposes, the EIA Directive has been transposed into Irish planning legislation through amendments to the Act and the Regulations. This includes: the criteria set out Schedule 7 of the Regulations; the information set out at Schedule 7A; any further relevant information on the characteristics of the development and its likely significant effects on the environment submitted by the applicant; any mitigation measures proposed by the applicant; the available results, where relevant, of preliminary verifications or assessments carried out under other relevant EU environmental legislation, including information submitted by the applicant on how the results of such assessments have been taken into account, and; the likely significant effects on certain sensitive ecological sites. The screening process followed in this report is in accordance with the EIA Directive 2011/92/EU of the European Parliament and of the Council as amended by 2014/52/EU and as transposed by the Act and the Regulations and follows the format as per Section 3.2 of the EPA Guidelines (2022). The potential for significant effects of the proposed Project has been considered against the criteria under Schedule 7 of the Planning and Development Regulations, 2001 as amended. EIA R Screening Report Traynor Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Environmencat Ltd., In producing this report due regard has been paid to other EIA guidance including the European Commission's 2017 EIA of Projects Guidance on Screening as well as the published Guidelines for Planning Authorities and the OPR Practice Note PN02 Environmental Impact Assessment Screening. Preliminary Screening for EIA The Planning and Development Regulations 2001 (as amended) provide for the preliminary examination for EIA. The Departmental Guidelines (August 2018) state as follows in relation to such a preliminary examination: "For all sub -threshold developments listed in Schedule S Part 2, where no EIAR is submitted or EIA determination requested, a screening determination is required to be undertaken by the competent authority unless, on preliminary examination it can be concluded that there is no real likelihood of significant effects on the environment. This is initiated by the competent authority following the receipt of a planning application or appeal. A preliminary examination is undertaken, based on professional expertise and experience, and having regard to the 'Source - Pathway - Target' model, where appropriate. The examination should have regard to the criteria set out in Schedule 7 to the 2001 Regulations", 1.2 SCREENING METHODOLOGY The screening process followed in this report is in accordance with the EIA Directive 2011/92/EU of the European Parliament and of the Council as amended by 2014/52/EU and follows the format as per Section 3.2 of the EPA Guidelines (2022). The key steps to screen for an EIA are set out in Section 3.2 of the EPA Guidelines are as follows: 1. Is the development a type that that requires EIA? 2. Is it of a type that requires mandatory EIA? 3. Is it above the specified threshold? 4. Is it a type of project that could lead to effects? and/or 5. Is it a sensitive location? and/or 6. Could the effects be significant? The information required to be submitted to make a determination on EIA Screening is set out in Schedule 7A of the Regulations of 2001 (see also Annex IIA of the EIA Directive). However, it is important to note that Schedule 7A states 'The compilation of the information at paragraphs I to 3 [of Schedule 7A] shall take into account, where relevant, the criteria set out in Schedule 7.' Having regard to this for the purposes of compiling the relevant information on the likely effects of the proposed development and to address points 4 to 6 above, an evaluation of the characteristics of the project, the sensitivity of the location of the proposed development, and the potential for significant impacts has been made with regard to Schedule 7 of the Regulations. Schedule 7 of the Regulations of 2001 sets out the criteria to determine whether a development would or would not be likely to have significant effects on the environment. The criteria are broadly set out under the three main headings: 1) Characteristics of proposed development (Section 3.0) a) the size and design of the whole of the proposed development, b) cumulation with other existing development and/or development the subject of a consent for proposed development for the purposes of section l72( IA) (b) of the Act and/or development the subject of any development consent for the purposes of the Environmental Impact Assessment Directive by or under any other enactment, c) the nature of any associated demolition works, d) the use of natural resources, in particular land, soil, water, and biodiversity, 6 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Trainor jEnrironmental Ltd. e) the production of waste, f) pollution and nuisances, g) the risk of major accidents, and/or disasters which are relevant to the project concerned, including those caused by climate change, in accordance with scientific knowledge, and h) the risks to human health (for example, due to water contamination or air pollution). 2) Location of proposed development (Section 4.0) a. the existing and approved land use, b. the relative abundance, availability, quality, and regenerative capacity of natural resources (including soil, land, water, and biodiversity) in the area and its underground, c. the absorption capacity of the natural environment, paying particular attention to the following areas: I. wetlands, riparian areas, river mouths. ii. coastal zones and the marine environment. iii. mountain and forest areas. iv. nature reserves and parks. v. areas classified or protected under legislation, including Natura 2000 areas designated pursuant to the Habitats Directive and the Birds Directive and. vi. areas in which there has already been a failure to meet the environmental quality standards laid down in legislation of the European Union and relevant to the project, or in which it is considered that there is such a failure. vii. densely populated areas. viii. landscapes and sites of historical, cultural, or archaeological significance. 3) Types and Characteristics of Potential Impacts (Section 5) The likely significant effects on the environment of proposed development in relation to criteria set out under paragraphs I and 2, with regard to the impact of the project on the factors specified in paragraph (b)(i)(I) to (V) of the definition of 'environmental impact assessment report' in section 171A of the Act, taking into account — a. the magnitude and spatial extent of the impact (for example, geographical area and size of the population likely to be affected), b. the nature of the impact, c. the transboundarynature of the impact, d. the intensity and complexity of the impact, e. the probability of the impact, f. the expected onset, duration, frequency, and reversibility of the impact, g. the cumulation of the impact with the impact of other existing and/or development the subject of a consent for proposed development for the purposes of section 172( IA) (b) of the Act and/or development the subject of any development consent for the purposes of the Environmental Impact Assessment Directive by or under any other enactment, and h. the possibility of effectively reducing the impact. However, it is important to note that Schedule 7A states 'The compilation of the information at paragraphs I to 3 [of Schedule 7A] shall take into account, where relevant, the criteria set out in Schedule 7.' The main body of this report (Sections 3.0, 4.0 and 5,0) will cover Schedule 7A fully, but it has been set out to present the information under the headings provided for in Schedule 7 in order to assist the Commission in its screening assessment. 7 EIAR Screening Report Parnell Street, Drummon Etra, Canickmacross, Co. Monaghan 1.3 CONTRIBUTORS TO THE EIA SCREENING REPORT Traynor This EIA Screening Report has been informed by information in received from Finegan Jackson Architects. This EIA Screening Report should be read in conjunction with the plans and particulars submitted with the proposal. 1.4 STATEMENT OF COMPETENCY This EIAR Screening report was carried out by Nevin Traynor, Environmental Scientist BSc Env. Nevin Traynor is a Senior Environmental Consultant with Traynor Environmental; with over 25 years' experience in the environmental sector. Nevin has an honours degree in Environmental Science from Sligo IT. His project experience includes the management and productions of Environmental Impact Statements (EISs)/EIARs, particularly within the Commercial/Industrial and Housing Sector. Nevin Traynor of Traynor Environmental is deemed to be a "competent person" as per criteria outlined by the EPA. 1.5 SCHEDULE 7A COMPLIANCE This EIA Screening Report has been prepared to provide the information specified in Schedule 7A of the Planning and Development Regulations 2001, as amended, having regard, where relevant, to the criteria set out in Schedule 7. For ease of reference, Table 1.1 identifies where the information relevant to Schedule 7A and the formal EIA screening determination is addressed within this report. Table 1.1: Schedule 7A Compliance Schedule 7A / Screening Information Requirement Description and location of the proposed development, including sufficient information to identify the nature, scale and location of the project. Physical characteristics of the whole proposed development, including demolition works, land requirements and the principal characteristics of the construction and operational phases. Environmental aspects likely to be significantly affected by the proposed development, including population and human health, biodiversity, land, soil, water, air, climate, material assets, cultural heritage and landscape. Likely significant effects of the proposed development on the environment, including effects arising from the use of natural resources, generation of waste, emissions, pollution and nuisances and risks to human health or the environment. Criteria set out in Schedule 7, including the characteristics of the development, location of the development and the type and characteristics of potential impacts. Where Addressed In this Report Sections 1.0, 3.1 and 4.0. Section 1.0 provides the project description and site location. Section 3.1 describes the size and design of the proposed development, while Section 4.0 describes the location and environmental context of the site. Sections 3.1, 3.3 and 3.4. These sections describe the scale and design of the development, associated demolition works and the anticipated use of land, soil, water and other natural resources. Sections 4.0 and 5.1-5.9. Section 4.0 describes the existing receiving environment and environmental sensitivity of the site. Sections 5.1-5.9 assess the potential effects on the relevant environmental factors. Sections 3.4-3.8 and 5.1-5.11. These sections consider natural -resource use, waste generation, pollution and nuisance, major accidents and disasters, human health, construction and operational effects, interactions and cumulative effects. Sections 3.0-5.11. The report has been structured to address the three principal headings of Schedule 7: characteristics of the proposed development, location of the proposed development, and types and characteristics of potential impacts. 8 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Environmental Ltd. Cumulation with other existing and/or permitted Sections 3.2 and 5.11. These sections identify relevant development and the potential for cumulative development in the surrounding area and assess the environmental effects, potential for cumulative environmental effects during the construction and operational phases. Features of the proposed development and/or measures Sections 3.1 and 5.1-5.11. The embedded design measures, envisaged to avoid or prevent what might otherwise have construction controls, and environmental management been significant adverse effects on the environment, measures relied upon in the screening assessment are identified within the relevant sections of this report The information presented in this report has been compiled specifically to address the requirements of Schedule 7A, having regard to the criteria contained in Schedule 7. In particular, the assessment considers the characteristics and scale of the whole development; the environmental sensitivity of the location; the use of natural resources; waste generation; pollution and nuisance; risks to human health; major accidents and disasters, including climate -related risks; the magnitude, extent, probability, duration and reversibility of potential effects; interactions between environmental factors; and the potential for cumulative effects with existing and permitted development. The assessment has also had regard to the results of supporting environmental and technical assessments undertaken for the proposed development. Relevant findings have been incorporated into the assessment of potential effects rather than considered in isolation. EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 2.0 SCREENING EVALUATION 2.1 IS THE DEVELOPMENT A PROJECT Traynor The first step in screening is to examine whether the proposal is a project as understood by the EU Directive. For the purposes of the EU Directive, 'project' means: "the execution of construction works or of other installations or schemes, or other interventions in the natural surroundings and landscape including those involving the extraction of mineral resources." The EPA Guidance (2022) states that if a proposed project is not of a type covered by the Directive, there is no statutory requirement for it to be subject to environmental impact assessment. In determining if the proposed project is of a type covered by the Directive it may be necessary to go beyond the general description of the project and to consider the component parts of the project and/or any processes arising from it. If any such parts or processes are significant and, in their own right fall within a class of development covered by the Directive, the proposed Project as a whole may fall within the requirements of the Directive. Each element of the proposed development has been examined, and the development clearly meets the definition of a Project as understood by the EU Directive. 2.2 IS THE DEVELOPMENT A PROJECT THAT REQUIRES A MANDATORY EIA The next step is to determine if the proposed development is of a project type that requires mandatory EIA (i.e., is the proposed development of a project type in which a threshold does not exist). The types of projects to which thresholds do not apply are types that are considered to always be likely to have significant effects. The type of projects for which an EIA is mandatory is set out in Schedule 5 Part 1 and Part 2 of the Regulations. An EIA is deemed mandatory under Section 172 of the Act to accompany a planning application for development for the types of projects set out in Schedule 5. This list was developed from Annex I and Annex II of the EIA Directive. The EPA Guidance (2022) requires an assessment beyond the general description of the project and to consider the component parts of the project and/or any processes arising from it. In considering the wider context and the component parts of the project of the proposed development the thresholds of relevance to the proposal from Part 2 of Schedule 5 are set out below: 10. Infrastructure projects - (b) (i) Construction of more than 500 dwelling units. (b)(iv) Urban development which would involve an area greater than 2 hectares in the case of a business district, 10 hectares in the case of other parts of a built-up area and 20 hectares elsewhere. (In this paragraph 'business district' means a district within a city or town in which the predominant land use is retail or commercial use). 15. Any project listed in this Part which does not exceed a quantity, area or other limit specified in this Part in respect of the relevant class of development, but which would be likely to have significant effects on the environment, having regard to the criteria set out in Schedule 7. For the project types of Class 10 (b) (i), b(iv) and 15 an EIA is mandatory only if the project equals or exceeds, as the case may be, a limit, quantity or threshold set out. 10 EIAR Screening Report Parnell Street, Dnjmmon Etra, Carrickmacross, Co. Monaghan 2.3 IS THE PROJECT ABOVE THE THRESHOLD FOR EIA Traynor l:nrironmenta( 1 td. , An EIAR is required to accompany an application for permission of a class set out in Schedule 5 Part 1 and Part 2 of the Regulations which equals or exceeds, as the case may be, a limit, quantity or threshold set for that class of development. A development that does not exceed a limit, quantity or threshold set for that class of development in Schedule 5 of the Regulations is known as a sub -threshold development'. The proposed development and component parts have been considered against the thresholds outlined in Schedule 5, Part 2, The most relevant project type in the context of the proposed development is Class 10 (b) (i) and Class 10 (b) (iv) noted in Section 2.2 above. Under Class 10 (b) (i) the threshold is 'more than 500 dwelling units. Under Class 10 (b) (iv) the appropriate threshold is considered to be '10 hectares in the case of other parts of a built-up area' as the site location is not within a business district but is within a built-up area. The conservative and pragmatic approach is to consider the area to have a predominant land use for residential use rather than business use. The site area is approximately 0.028 ha. It is therefore substantially below both the 2 -ha threshold applicable to an urban development in a business district and the 10 -ha threshold applicable to other parts of a built-up area under Class 10(b)(iv). Accordingly, irrespective of which of those classifications is applied, the proposed development does not meet or exceed the mandatory EIA threshold. 2.4 CONCLUSION - SUB THRESHOLD DEVELOPMENT The proposed development is 'of a type set out in Part 2 of Schedule 5 [in the Planning and Development Regulations, 2001 (as amended)] which does not equal or exceed, as the case may be, a quantity, area or other limit specified in that Schedule in respect of the relevant class of development'. The development is outside the mandatory requirements for EIA and is considered to be sub -threshold for the relevant project type. An EIA Report is still required to accompany a sub -threshold development which would be likely to have significant effects on the environment, having regard to the criteria set out in Schedule 7. Therefore, the final step in the screening process is to consider whether the development would be likely to have significant effects on the environment and therefore require an EIAR to be submitted and EIA carried out. Directive 2014/52/EU requires the developer to provide information on the characteristics of the project and its likely significant effects on the environment, to allow the competent authorities to make a determination on the requirement for an EIA. The information required is set out in the Directive and transposed Schedule 7A of the Regulations. The remainder of this report presents the information required by Schedule 7A to demonstrate the likely effects on the environment, having regard to the criteria set out in Schedule 7. The following Sections 3.0, 4.0 and 5.0 will provide information on the characteristics of the proposed development, the location and context, and its likely impact on the environment. These sections present the information required under Schedule 7A of the Regulations, broadly set out in the structure Schedule 7 to ensure that each aspect for consideration is robustly addressed. ERR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 3.0 CHARACTERISTICS OF PROPOSED DEVELOPMENT Traynor Enrironmenra This section addresses the characteristics of proposed development by describing the physical characteristics of the whole proposed development and a description of the location of the proposed development. 3.1 SIZE AND DESIGN OF THE PROPOSED DEVELOPMENT The application site has an area of approximately 0.028 ha and comprises a brownfield site within the established built-up area of Carrickmacross. The site is located at Parnell Street, Drummond Etra, Carrickmacross, Co. Monaghan and will be accessed from Parnell Street. The proposed development comprises the construction of 4 apartments and all associated site development works. The design of the proposed development has evolved during the planning process and has been materially reduced in scale and massing from earlier iterations. In particular, the previously proposed three -storey rear projection has been removed, and the rear of the development has been reduced to a two -storey form incorporating a traditional pitched roof. The reduction in height and massing reduces the visual prominence of the proposed development when viewed from adjoining residential properties and from Bridewell Lane. The treatment of the northern/rear elevation has also been developed having regard to the residential properties adjoining the site. Rear -facing first -floor openings have been limited, and obscure glazing is proposed where appropriate to restrict direct views towards adjoining residential properties. An existing stone boundary wall, approximately 3.5 m in height, is located along the northern boundary and further restricts intervisibility between the proposed development and adjoining properties. These design amendments reduce the potential for effects associated with overlooking, overshadowing, visual dominance, and residential amenity and have been taken into account in the assessment of population and human health and landscape and visual effects presented in Section 5 of this report. LEG9o: 9oueadYaii DrYnzga OO TORre I�dm---- — ti� t �,ie\I lene�r) t $ — O Rip�u age mTo Nam lag„d, nsµ nlnR � ®-- �- Rgp—d Leeds , RW:M RMteA Mft Spaca — — — - f Rggcaed eamuw_Nuaga'Mu^ytcacrbs4 as c,c l' _ _---, r t 1 ' O 1 IJ l ,,q — �• — LOCA ON F __7 A -___------ Pame rtBea�e .._ t-1 LRla � (CA"?an�- c _ 1 Tagniandof: enjo Etra Y - __ _ I . I y r 5 'nom k— CLIENT'S NAME: PRA D AMS..^ Pt .'"O PERMISSION ID—mW ONLY lx[A ILe. NOTE: ce wc..ww. I azl ,,zozearol DATE: a to Br: FINEGAN JACKSON mo�wco Figure 3.1 -Site Layout 12 EIAR Screening Report T r ay n or Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan finrironmcnw! I.M. , 3.2 CUMULATION WITH OTHER EXISTING OR PERMITTED DEVELOPMENT This section outlines the potential cumulation with other existing or permitted developments. As part of the assessment of the impact of the proposed development, account has been taken of any relevant developments that are currently permitted, or under construction and substantial projects for which planning has been submitted within the surrounding areas, as well as existing local land uses. A preliminary assessment of potential cumulative effects on the environment is facilitated via the Source - Pathway -Receptor (SPR) model which is a multi -step process. The SPR methodology is a tool that ensures the most cautious means of assessment at the preliminary stages of a proposed development. The use of this tool ensures that all possible impacts are identified at a very early stage thus enabling further studies, mitigation measures, or ameliorative actions to be put in place. The inherent use of the precautionary principle within the SPR methodology means that all potential for environmental impacts can be identified at a preliminary stage without any need for detailed studies, but rather upon available desktop information. In order for there to be a potential cumulative effect all three elements of the SPR elements need to be present. If there is no pathway or functional link (direct or indirect) between the proposed development and a receptor, there is no potential for effect. Additionally, if there is no receptor within the area of a potential impact, there is similarly no effect as it does not cause harm to the environment due to the lack of a receptor. There is no specific guidance available for a generic zone of influence to focus the assessment of existing land use and/or permitted projects that may result in cumulative effects. The research area has been established using expert judgement and based on the accessibility of data and taking into consideration the potential zone of influence of the potential environmental impacts of the proposed development. In considering the potential effects of the proposed development (Section 5), it can be established that the closer to the works, there is a greater the potential for impacts. The most significant environmental impacts are likely to be confined within 50-150 m of the proposed development. The project being considered, is not expected to have Regional, National, or International, or Transboundary impacts. The site is zoned in the Carrickmacross Town Centre Map as "Town Centre." Figure 3.2 - Carrickmacross Town Centre Map 2025-2031 13 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 3.2.1 Population Traynor Environmental 1rd, Table 3.1 compares population change in the State, Monaghan, and Carrickmacross between the 2016 and 2022 census. Table 3.1. Population Changes 2016 -2022 Population Change 2016 - 2022 Location 2016 2022 % Change 2016 - 2022 State 4,761,865 5,123,536 +7.6% Monaghan 61,386 65,288 +6.4% Carrickmacross 5,032 5,745 +14.2% 3.2.2 Permitted Development The Site is within the administrative jurisdiction of Monaghan County Council. The planning history for the Site of the Proposed Development was reviewed from data sources including: • Monaghan County Council planning website, https://monaahan.ie. • An Coimisiun Pleanala website, htto://www.oleanala.ie/. • EIA Portal, as provided by the Department of Housing, Local Government and Heritage Table 3.2. Planning Search and other relevant Plans on Lands in the vicinity of the Proposed Development Applicant name and Reg. No Development Proposed Development address 2560208 62 main street, Permission for alterations to existing premises to accommodate apartments at 62 Carrickmacross, Co. Main Street, Carrickmacross, County Monaghan. Monaghan 3.3 NATURE OF ANY ASSOCIATED DEMOLITION WORKS Demolition works at the site will involve demolition of an existing foundation of a house from the previous development and associated outbuildings. 3.4 USE OF NATURAL RESOURCES (LAND, SOIL, WATER, BIODIVERSITY) This section describes the proposed development in terms of the use of natural resources, in particular land, soil, water, and biodiversity. In the overall context of Monaghan County, the proposed development there will not be a significant consumption of natural resources during construction and operation. The main use of natural resources will be land, soil, and water. Other resources used will be construction materials which will be typical raw materials used in construction of housing units. The scale and quantity of the materials used will not be such that would cause concern in relation to significant effects on the environment. 3.4.1 Land and Soil The proposed development will require the excavation and removal of soils and materials for the purposes of excavation for foundations, landscaping, access roads, and services. It is proposed to reuse soil excavated on site, however should soil be removed off site, prior to being exported off -site, shall be classified as inert, non -hazardous or hazardous in accordance with the EPA's Waste Classification Guidance - List of Waste & 14 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Travnor Determining if Waste is Hazardous or Non -Hazardous document dated 1st June 2015 to ensure that the waste material is transferred by an appropriately permitted waste collection permit holder and brought to an appropriately permitted or licensed waste facility. Where surplus soil and stone cannot be reused within the site, it will be appropriately characterised and managed in accordance with the applicable waste -management requirements. Where material is proposed for beneficial reuse as a by- product, the relevant statutory requirements will be complied with prior to its movement from the site. This ensures that waste and other materials removed from the site will have no significant effect on the environment. There will be a requirement for deliveries of imported stone, and other construction materials. As the proposal is for housing units the construction material which would normally be associated with, for example an apartment complex or standard housing development, will be much less as most of the construction is prepared off site. 3.4.2 Water Consumption The demolition, construction or operation of the scheme will not use such a quantity of water to cause concern in relation to significant effects on the environment. During the demolition and construction of the scheme, water will be required for welfare facilities, this will be provided by tankers. The demolition and construction phase will not use such a quantity of water to cause concern in relation to significant effects on the environment. Once the development is completed and the development is occupied there will be a domestic water requirement for showers, toilets, and cooking. Foul wastewater will discharge to the existing public foul sewer network. Surface water will be collected within a sealed drainage system and discharged to the existing public stormwater network. No direct discharge to groundwater or directly to a watercourse is proposed. Water Demand According with Uisce Eireann the average domestic daily demand in a house can be established based on daily per -capita consumption, house occupancy, number of properties, etc. For design purposes the average daily, domestic demand shall be based on a per -capita consumption of 150 I/person/day. 3.4.3 Biodiversity Resources Natural Heritage Areas (NHAs/pNHAs) are national designations under the Wildlife Act 1976, as amended. A Natural Heritage Area (NHA) is designated for its wildlife value and receives statutory protection. A list of proposed NHAs (pNHAs) was published on a non -statutory basis in 1995, but these have not since been statutorily proposed or designated. The proposed development site is not located within any NHA or pNHA. There are a number of pNHAs in the vicinity of the proposed development site. There are no Natura 2000 designated sites within l 5km and the Zone of Influence of the application site. These designated areas and their closest points to the proposed development site are summarised in Table 3.2 and a map showing their locations relative to the application site is shown in Figure 3.3. 167 EIAR Screening Report Traynor Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan tarironmenial Ltd. Hallybay boohnndat C(ct W] 111(1 dlltllll Prl 11.1lIJIJ Loughneorne tatu,n ortober - Corduff :--ri oik ElroaiicF�r•ld • Derrvilan ,"� . EJrJ h ; carcuiliailglish .-. Cn�s; { nilynacmcs ��VVhY 11ituoyne fnishkeen C„r rir_kpiacro ss Knoc1 6aly(iwckney FldyhcraclJnln t. Tallanstocrl i.rl ,i of ; , [hold,brr Y Edmolictstnw•a Kingscourt Teevurch ilnlalnhanitY and Prumcam'r i Nobfu'r Sntaalror Figure 3.3. The Application Site (Pinned) in relation to the Natura 2000 Sites. SACs - Red Hatching; SPAs - Pink Hatching. The habitats recorded on site are described below, no Annex I habitats were recorded within the proposed development site. The site habitats have been defined using Fossitt's A Guide to Habitats in Ireland.' The application site does not lie within or adjacent to any area that has been designated for nature conservation purposes. 3.5 PRODUCTION OF WASTE The waste producer is responsible for waste from the time it is generated through until its legal disposal (including its method of disposal.) Waste contractors will be employed to physically transport waste to the final waste disposal / recovery site, It is therefore imperative that the residents, and the proposed facilities management company undertake on -site management of waste in accordance with all legal requirements and employ suitably permitted/licensed contractors to undertake off -site management of their waste in accordance with all legal requirements. This includes the requirement that a waste contactor handle, transport, and reuse/recover/recycle/dispose of waste in a manner that ensures that no adverse environmental impacts occur as a result of any of these activities. 3.6 POLLUTION AND NUISANCES There are potential short-term nuisances such as dust, noise, as well as the potential for pollution of surface water/ groundwater associated with construction activities. The demolition and construction activities shall only take place in accordance with standard construction times or permitted times, for example 08:00 to 18:00 Mondays to Fridays inclusive, between 08:00 to 13:00 hours on Saturdays and not at all on Sundays and public holidays. No activity, which would reasonably be expected to cause annoyance to residents/users in the vicinity, will take place outside of these hours. During the operation of the proposed 16 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor development the housing units will be managed effectively to avoid pollution and nuisances. It is deemed to be a negligible risk when the site is constructed and operational. 3.7 RISK OF MAJOR ACCIDENTS AND/OR DISASTERS 3.7.1 Landslides, Seismic Activity and Volcanic Activity There have been no recorded landslide events at the site. Due to the local topography and the underlying strata, there is a negligible risk of a landslide event occurring at the site. There is a very low risk of seismic activity at the proposed development site. There are no active volcanoes in Ireland so there is no risk from volcanic activity. 3.7.2 Flooding/Sea Level Rise The potential risk of flooding on the site was conducted by reviewing historical information, identifying sources of potential flood risk to the site, and using predictive information. All relevant flood maps for the area have been reviewed for the proposed development which assessed the potential flood risk associated with fluvial, groundwater, coastal and pluvial flooding. Overall, the flood risk to and from the development as proposed is considered to be Low. The development as proposed is not predicted to result in an adverse impact to the existing hydrological regime of the area or increase flood risk elsewhere and is therefore considered to be appropriate from a flood risk perspective. 3.7.3 Major Accidents/Hazards The potential interaction with sites registered under the Seveso Directive (Directive 82/501/EEC, Directive 96/82/EC, Directive 2012/18/EU) and the Chemicals Act (Control of Major Accident Hazards involving Dangerous Substances) Regulations 2015 (S.I. No. 209 of 2015) (the "COMAH Regulations"), which implement the latest Seveso III Directive (2012/18/EU) has been considered in respect to notified installations and their proximity to the proposed development site. There are no Seveso establishments within 15km. 3.7.4 Minor Accidents/Leaks There is a potential impact on the receiving environment as a result of minor accidents/leaks of fuel/oils during the construction. A full Construction Environment Management Plan (CEMP) should be completed prior to commencement. 3.8 RISKS TO HUMAN HEALTH The EC 2017 Guidance on the preparation of the Environmental Impact Assessment Report outlines that human health is a very broad factor that is highly project dependent. The guidance states: The notion of human health should be considered in the context of the other factors in Article 3(1) of the EIA Directive and thus environmentally related health issues (such as health effects caused by the release of toxic substances to the environment, health risks arising from major hazards associated with the Project, effects caused by changes in disease vectors caused by the Project, changes in living conditions, effects on vulnerable groups, exposure to traffic noise or air pollutants) are obvious aspects to study. The EPA guidance explains that the scope of population and human health is project dependent but should consider significant impacts likely to affect aspects such as: convenience (expanded range of transport options); nuisance/ disturbance from lighting; displaced settlement patterns (residential); employment opportunities; settlement patterns; land use patterns; access for tourism, amenity, health impacts and/or nuisance due to noise, dust, or water pollution; and health and safety. The characteristics of the proposed development, in terms of the risks to human health (for example, due to water contamination or air pollution) have been considered. The primary potential impacts of the proposed development on human health would be increased air pollution, noise, traffic, visual impact, or pollution of groundwater/nearby watercourses as a result of the proposed development. 17 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan The subject site is located in an area zoned in the Monaghan County Development Plan 2025-2031 as: Town Centre Traynor Fn irnnmcntal ltd. It is anticipated that an increase in residential housing at this location would not have a significant negative impact on local parks, local tourism or shopping amenities that would pose a risk to human health. The increase in local population would only serve to continue the existing usage of such facilities. A CEMP will incorporate best practice construction methodologies for the control of dust generation, traffic, and noise, as well as the management of impacts on groundwater or nearby surface water during the construction phase. Any impacts associated with construction dust generation, traffic, and noise will be short term. These measures associated with the construction phase are best practice measures and are in no way included to avoid or reduce any potential harmful effects to any European sites. During the Operational Phase, the proposed development design includes an appropriately designed stormwater network, which takes into account the Flood Risk Assessment, and Sustainable Urban Drainage Systems. Foul wastewater will discharge to the existing public foul sewer network. Surface water will be collected within a sealed drainage system and discharged to the existing public stormwater network. The Wastewater Discharge (Authorisation) Regulations 2007 (S.I. 684 of 2007) gives effect to the requirements of the Urban Wastewater Treatment Directive (Directive 91/271/EEC) and the Water Framework Directive (2000/60/EC) in Ireland. The Urban Wastewater Treatment Directive (UWWTD) lays down the requirements for the collection, treatment and discharge of urban wastewater and specifies the quality standards which must be — based on agglomeration size — before treated wastewater is released into the environment. The priority objective for this river basin planning cycle is to secure compliance with the Urban Wastewater Treatment Directive and to contribute to the improvement and protection of waters in keeping with the water - quality objectives established by this Plan. Achieving this objective entails addressing waste - water discharges and overflows where protected areas (i.e., designated bathing waters, shellfish waters, and Freshwater Pearl -Mussel sites) or high -status waters are at risk from urban waste -water pressures. 18 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 0 0.5 kilometres t�, Carrickmacross Town (Map CKDPI) Monaghan County Development Plan 2025 - 2031 Figure 3.4 Carrickmacross Town Zoning Map. Traynor Environmental ltd., 19 EIAR Screening Report Parnell Street, Drummon Etra, Corrickmacross, Co. Monaghan 4.0 LOCATION AND CONTEXT OF THE PROPOSED DEVELOPMENT 4.1 EXISTING AND APPROVED LAND USE Traynor fnvironmetal Ltd. The application site is located within the established built-up area of Carrickmacross and comprises previously developed brownfield land. Under the Monaghan County Development Plan 2025-2031, the site is zoned Town Centre. 4.2 RELATIVE ABUNDANCE, AVAILABILITY, QUALITY AND REGENERATIVE CAPACITY OF NATURAL RESOURCES IN THE AREA AND ITS UNDERGROUND 4.2.1 Hydrogeology The proposed development is underlain by the Carrickmacross Groundwater Body (IE_NB_G_016). The underlying bedrock aquifer is classified as a Regionally Important Karstified Aquifer, and the application site is mapped as having High Groundwater Vulnerability. Accordingly, groundwater represents a sensitive environmental receptor, and particular consideration has been given to the potential for pollutant migration during both the construction and operational phases. A public water supply borehole is located within the wider area, and the application site lies immediately outside the mapped Source Protection Area/Zone of Contribution associated with this abstraction. While the receptor is therefore considered sensitive, the proposed development does not include any discharge to ground. Surface water will be collected within a sealed drainage system, and foul wastewater will discharge to the public foul sewer. The Hydrogeological Risk Assessment concluded that, subject to implementation of the proposed design and standard construction controls, no complete pollutant linkage between the proposed development and the public water supply abstraction has been identified and the risk to groundwater and the abstraction is low to negligible. The hydrogeological assessment identifies the high -vulnerability karst aquifer and nearby ZOC, while also finding no identified direct hydraulic pathway to the abstraction. c1. 1 iit 'a,. • • • f Site Location • Figure 4.1: Groundwater Vulnerability 4.2.2 Soils The "Teagasc Soils" from the GSI Mapping indicates the predominant soil type underlying the proposed development area to Made Ground (Made) The Soil Cover map for the site is presented below Figure 4.2. 20 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan ! :'L Figure 4.2: Soil Cover Site Location Traynor Enrirnntnental ltd. 4.2.3 Quaternary Sediments The quaternary geological period extends from about 1.5 million years ago to the present day and is sub divided into two epochs: the Pleistocene epoch, which covers the Ice Age period, and extends up to 10,000 years ago and the Holocene Epoch, which extends from that time to the present day. Information available on the GSI online Mapping ("Quaternary Sediments") indicate that the proposed development site is underlain predominantly by 'Urban' (refer to Figure 4.3). Site Location 5 . Figure 4.3: Quaternary Sediments 21 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor 4.2.4 Bedrock Geology The information obtained from the GSI Map indicates that the proposed development site is predominantly underlain by "Visean limestone & calcareous shale" The Bedrock geology for the proposed site is presented below in Figure 4.4. Site Location Figure 4.4: Bedrock Geology 4.2.5 Hydrology The application site lies within the Newry, Fane, Glyde, and Dee Catchment, the Glyde_SC_020 sub -catchment and the Proules River sub -basin. There are no drains, streams or other surface -water features located within or immediately adjoining the application site. The Proules River (IE_NB_06P010300) is the nearest principal surface -water receptor and is located approximately 180 m west of the application site. The Proules River is therefore regarded as the primary surface -water receptor for the purposes of this assessment. There is no direct discharge from the proposed development to the Proules River and no direct surface -water pathway between the site and the river. Surface water arising from roofs and hardstanding areas within the completed development will be collected within a sealed drainage network and discharged to the existing public stormwater system. Accordingly, any potential connection between the application site and the Proules River is indirect via the public stormwater drainage network. The supporting Hydrogeological Risk Assessment confirms that the Proules River is the principal surface -water receptor and that the site is indirectly connected through the public stormwater network. The proposed sealed drainage arrangement provides for the controlled collection and conveyance of surface -water runoff and limits the potential for uncontrolled sediment or pollutant migration to surface -water receptors. 4.2.6 Flood Risk A review of the Office of Public Works (OPW) flood mapping and historic flood -event information has been undertaken as part of the assessment. The OPW National Flood Hazard Mapping information records no historic flood events within the application site. Historic flooding has been recorded elsewhere within the wider Carrickmacross area, including two recorded flood events at Kilmactrasha (Flood Event IDs 1109 and 1110). However, these events are located outside the application site and do not constitute records of flooding at the proposed development location. 22 EIAR Screening Report Tray n o r Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Environmental ltd. Having regard to the available OPW historic flood information, there is no evidence of previous recorded flooding within the application site itself. Surface water from the proposed development will be managed through the proposed sealed drainage system discharging to the public stormwater network. 1073 ""r"-'.. • a.ftl ne 33114 `iii, I 33350 k Cartfcknla'ross Map Legend •StnaleF;,---dEvent Remtring Flood Event aPast Flood Event Extents Drainage Districts Benefited Lands` Land Co nrrission Benefited Lands' Arterial Dramage Schemes Benefited Lmds ' Important These maps do not Q �o ird,cate flood hazard or flood extent. Their purpose and scope is explained is 3 �. p rsn Ftaodrrfo e t. }109 ♦*, 13361 i l 1105" ¼ 2 /ice J7 'g, Ta,1te Eireann. All rights reserved. Licence No, 2021/OS NMA_189 Figure 4.5. OPW National Flood Hazard Map 4.2.7 Biodiversity A review of the National Biodiversity Data Centre (NBDC) database identified records of three bird species within the relevant 1 km grid square (H8403) encompassing the proposed development site. These comprise Robin (Erithacus rubecuia), Swallow (Hirundo rustica) and Swift (Apus opus). A site -specific search using a custom polygon corresponding to the application site identified no NBDC records for these species within the site boundary. The absence of records within the application site does not necessarily confirm the absence of these species; rather, it indicates that no records are currently contained within the NBDC database for the site itself. Having regard to the previously developed urban character of the site and the limited scale of the proposed development, no significant biodiversity constraint has been identified from the NBDC records reviewed. 4.3 Absorption Capacity of The Natural Environment The absorption capacity and environmental sensitivity of the receiving environment have been considered having particular regard to the criteria set out in Schedule 7 of the Planning and Development Regulations 2001, as amended. The proposed development comprises the small-scale redevelopment of an existing brownfield site within the established built- up area of Carrickmacross. The site is not located within a wetland, riparian area, river mouth, coastal zone, marine environment, mountain area, forest area, nature reserve, or park. The site is not located within a European Site designated pursuant to the Habitats Directive or Birds Directive. No European Sites have been identified within the Zone of Influence of the proposed development and no direct or indirect hydrological connection to a European Site has been identified. The site is located within an established and relatively densely populated urban area. Accordingly, particular consideration has been given to potential effects on adjoining residents arising from construction noise, dust, traffic, visual change, overlooking, and general construction disturbance. These matters are assessed further in Section 5. 23 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Travnor The site is also located within an area of High Groundwater Vulnerability and is underlain by a Regionally Important Karstified Aquifer. A nearby public water supply abstraction has therefore been treated as a sensitive environmental receptor. The application site lies just outside the mapped Source Protection Area/Zone of Contribution associated with this supply. The application site comprises previously developed land within the existing town and is zoned Town Centre. The principal environmental sensitivities of the location have been identified and assessed, including residential receptors, groundwater, the nearby public water supply abstraction, and the Proules River. Having regard to the brownfield and urban nature of the site, the small scale of the proposed development, the absence of hydrological connectivity to any European Site, the proposed sealed surface -water drainage system, the separate foul sewer connection and the construction -phase environmental controls identified in this report, the proposed development is not expected to exceed the environmental absorption capacity of the receiving environment or give rise to likely significant effects on the environment. 5.0 TYPES AND CHARACTERISTICS OF POTENTIAL IMPACTS This section sets out the likely significant effects on the environment of proposed development in relation to criteria set out under paragraphs I and 2 (as set out in Sections 4 and 5 above), with regard to the impact of the project on the factors specified in paragraph (b) (i) (I) to (V) of the definition of 'environmental impact assessment report' in section 171 A of the Act (as amended). The quality, magnitude and duration of potential impacts are defined in accordance with the criteria provided in the Guidelines on Information to be Contained in Environmental Impact Assessment Reports (EPA, 2022) this criterion is duplicated in Table 5.1. Table 5.1 Description of Effects Characteristic Term Description Positive change which improves the quality of the environment (for example, by increasing species diversity, or improving the Quality of Effects reproductive capacity of an ecosystem, or by removing nuisances or improving amenities). It is important to inform the non -specialist reader whether No effects or effects that are imperceptible, within n effect is positive, negative, Neutral normal bounds of variation or within the margin of r neutral forecasting error. Negative/Adverse A change which reduces the quality of the environment (for example, lessening species diversity or diminishing the reproductive capacity of an ecosystem, or damaging health or property or b causing nuisance). Imperceptible An effect capable of measurement but without significant Describing the consequences. ignificance of Effects An effect which causes noticeable changes in the 'Significance' Not significant character of the environment but without significant is a concept consequences. hat can have different An effect which causes noticeable changes in the eanings for different topics - n the absence of specific Slight Effects character of the environment without affecting its definitions for different topics sensitivities. he following definitions may e useful (also see Determining An effect that alters the character of the environment in a ignificance). Moderate Effects manner that is consistent with existing and emerging baseline trends. Significant Effects An effect, which by its character, magnitude, duration, or intensity alters a sensitive aspect of the environment. An effect which, by its character, magnitude, duration, or Very Significant intensity significantly alters most of a sensitive aspect of the environment. Profound Effects An effect which obliterates sensitive characteristics Describing the Extent and Extent Describe the size of the area, the number of sites, and the ontext of Effects proportion of a population affected by an effect. ontext can affect the Describe whether the extent, duration, or frequency will erception of significance. It is Context conform or contrast with established (baseline) conditions mportant to establish if the (is it the biggest, longest effect ever?) ffect is unique or, perhaps, 24 EIAR Screening Report Parnell Street, Drummon Etra, Corrickmacross, Co. Monaghan Traynor Fm•zronmcntnl Ltd. , ommonly, or increasingly xperienced. Describing the Probability of The effects that can reasonably be expected to occur Effects Likely Effects because of the planned project if all mitigation measures are properly implemented. Descriptions of effects should The effects that can reasonably be expected not to stablish how likely it is that the predicted effects will occur so Unlikely Effects occur because of the planned project if all mitigation hat the CA can take a view of measures are properly implemented. he balance of risk over dvantage when making a ecision Characteristic Term Description Momentary Effects Effects lasting from seconds to minutes Brief Effects Effects lasting less than a day Temporary Effects Effects lasting less than a year Describing the Duration Short-term Effects Effects lasting one to seven years. and Frequency of Effects Duration 'is a concept hat can have different Medium -term Effects Effects lasting seven to fifteen years meanings for different Long-term Effects Effects lasting fifteen to sixty years topics - in the absence f specific definitions Permanent Effects Effects lasting over sixty years or different topics the allowing definitions ay be useful. Reversible Effects Effects that can be undone, for example through remediation or restoration Frequency of Effects Describe how often the effect will occur. (Once, rarely, occasionally, frequently, constantly - or hourly, daily, weekly, monthly, annually) 5.1 POPULATION AND HUMAN HEALTH 5.1.1 Construction Phase Particular regard has been had to the proximity of established residential properties adjoining the application site. Potential construction -phase effects include temporary noise, dust, construction traffic, visual disturbance, and general construction activity. The design evolution of the proposed development has also specifically addressed potential residential amenity effects. The scale and massing of the rear portion of the development have been reduced, including removal of the previously proposed three -storey rear projection and provision of a two -storey pitched -roof form. Rear -facing openings have been limited, and obscure glazing is proposed where appropriate. The existing approximately 3.5 m high stone boundary wall along the northern boundary further restricts intervisibility with adjoining residential properties. These measures were introduced in response to concerns regarding overlooking and overshadowing. During construction, potential effects on nearby residents will be temporary and localised and will principally arise from noise, dust, construction traffic, and general site activity. These effects will be managed through the construction -phase controls identified elsewhere in this report, including the Construction Environmental Management Plan. 25 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Environment J ltd. Having regard to the small scale of the proposed development, the temporary duration of the construction works, the established urban context and the implementation of appropriate construction controls, the residual effect on population and human health during the construction phase is considered negative, slight to moderate, short-term and not significant. Having regard to the foregoing, there is no likelihood of significant effects on population or human health during the demolition and construction phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.1.2 Operational Phase The proposed development comprises a small-scale residential development within the established built-up area of Carrickmacross. The operational phase will not involve industrial processes or other activities capable of generating significant emissions to air, noise, or vibration. Operational effects will principally arise from normal residential occupation, including vehicle movements, domestic waste generation, use of utilities and normal day-to-day residential activity. The proposed development has been designed having regard to the relationship with adjoining residential properties. The reduction in the scale and massing of the rear portion of the development, the treatment of rear -facing openings, the use of obscure glazing where proposed and the presence of the substantial northern boundary wall reduce the potential for effects associated with overlooking, visual dominance, and residential amenity. Foul wastewater will discharge to the public foul sewer, and surface water will be collected within a sealed drainage system and discharged to the public stormwater network. No direct discharge to groundwater or directly to a watercourse is proposed. The supporting Hydrogeological Risk Assessment concludes that the risk to groundwater, surface -water receptors and the nearby public water supply abstraction is low to negligible. Operational noise will be limited to normal residential and traffic activity and is not expected to result in a significant increase in the existing ambient noise environment. Similarly, the development is not expected to result in any significant deterioration in local air quality. Having regard to the nature and small scale of the proposed development, its established urban location, the design measures incorporated into the scheme and the absence of significant operational emissions or discharges, the residual effect on population and human health during the operational phase is considered neutral, imperceptible to slight, long-term and not significant. Having regard to the foregoing, there is no likelihood of significant effects on population or human health during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.2 LAND, SOILS, GEOLOGY, HYDROGEOLOGY, HYDROLOGY 5.2.1 Demolition & Construction Phase Potential for Increased Sediment and Runoff from Excavation, Soil Handling and Earthworks Earthworks and excavation will be required during the demolition and construction phase to facilitate foundations, drainage, services, and associated site development works. These activities will involve disturbance and excavation of soil and subsoil and may involve bedrock where encountered. The application site is underlain by a Regionally Important Karstified Aquifer (Rk) and is mapped as having High Groundwater Vulnerability. Accordingly, there is potential for relatively rapid migration of contaminants to groundwater where an uncontrolled pathway exists. 26 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Fnrironmental ltd., During construction, exposed soils, excavations, and stockpiled materials could result in increased sediment loading in surface - water runoff if not appropriately managed. Potential pathways include infiltration to groundwater, overland runoff, and conveyance through the existing drainage network. The extent and duration of exposed ground will therefore be minimised. Excavations will remain open for the minimum practicable period and excavated materials will be appropriately stored and managed to minimise erosion, sediment mobilisation, and unnecessary soil disturbance. Suitable excavated material will be retained and reused within the development where practicable. Where surplus soil and stone is required to be removed from the site, it will be appropriately characterised and managed in accordance with the applicable waste -management and by-product requirements. Waste material will be transported by appropriately authorised contractors to suitably authorised recovery or disposal facilities. Where visual or olfactory evidence of potential contamination is encountered, including staining, unusual discolouration or odours, the affected material will be segregated and appropriately assessed prior to reuse or removal from the site. Subject to implementation of the above measures, the residual effect associated with excavation, sediment mobilisation and runoff on land, soils, geology, groundwater, and surface water is considered negative, imperceptible to slight, short-term, and not significant. Potential for contamination from Accidental Spills and Leaks Construction activities will involve the use of plant, machinery, fuels, oils, concrete, and other materials which, if accidentally released, could potentially affect soils, groundwater, or surface -water drainage. The sensitivity of the groundwater environment is recognised, having regard to the High Groundwater Vulnerability and karstified nature of the underlying aquifer. Potential groundwater pathways therefore exist, and appropriate controls are required during the construction phase. A project -specific Construction Environmental Management Plan will set out measures to prevent and respond to accidental spillages and leaks. Measures will include appropriate storage of fuels and chemicals, controlled refuelling practices, provision of spill -response materials, prevention of cement washout to ground and appropriate management of construction runoff. No direct discharge of contaminated water to ground, the public stormwater network or any watercourse will be permitted. The Proules River is located approximately 180 m west of the site. There is no direct surface -water pathway between the site and the river; however, an indirect connection exists through the public stormwater drainage network. Having regard to the nature and small scale of the proposed development, the temporary nature of construction activities and the implementation of the identified construction controls, the residual effect associated with accidental spills and leaks on soils, geology, groundwater and surface water is considered negative, imperceptible to slight, short-term and not significant. Dewatering, Run-off, and Sediment Loading Temporary dewatering may be required where rainfall or groundwater accumulates within excavations during construction. Water arising from excavations or construction areas may contain elevated concentrations of suspended solids and, if not appropriately managed, could potentially affect the public stormwater drainage network, groundwater, or downstream surface -water receptors. Where dewatering is required, water will be appropriately managed and treated prior to discharge. Measures may include settlement, filtration, or the use of silt -control measures such as silt bags, as appropriate to the nature and quality of the water encountered. 27 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor No silty, contaminated or otherwise unsuitable water will be discharged directly to ground, directly to a watercourse or uncontrolled to the public stormwater network. Surface -water runoff from exposed areas and stockpiles will be appropriately managed to minimise erosion and sediment mobilisation. Construction materials and stockpiles will be located and managed so as to minimise the potential for contaminated or sediment -laden runoff. The Hydrogeological Risk Assessment identifies suspended sediment, accidental fuel or oil spillages and cementitious materials as the principal temporary construction -phase sources and concludes that, with standard construction controls, the risk to groundwater and surface -water receptors is low to negligible. The residual effect associated with dewatering, runoff and sediment loading is therefore considered negative, imperceptible to slight, short-term, and not significant. Construction Phase Conclusion Having regard to the hydrogeological sensitivity of the site, the nature and scale of the proposed works and the construction - phase controls identified above, no likely significant effects on land, soils, geology, groundwater, or surface water are predicted during the demolition and construction phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.2.2 Operational Phase Direct and Indirect Discharge Management Foul wastewater generated by the proposed residential development will be collected and discharged to the existing public foul sewer network. Surface water arising from roofs and hardstanding areas will be collected within a sealed drainage network and discharged to the existing public stormwater system. No direct discharge to groundwater or directly to any watercourse is proposed. The Hydrogeological Risk Assessment confirms that this arrangement substantially limits interaction between surface -water runoff and the underlying soils and groundwater. The site is underlain by a Regionally Important Karstified Aquifer and is mapped as having High Groundwater Vulnerability. While potential groundwater pathways may exist where infiltration occurs, the sealed drainage design and absence of any discharge to ground substantially reduce the potential for pollutant migration to the groundwater body. A nearby public water supply borehole has also been identified as a sensitive receptor. The application site lies just outside the mapped Source Protection Area/Zone of Contribution associated with this supply. No direct or indirect hydraulic pathway between the proposed development and the abstraction has been identified. The Proules River is the principal surface -water receptor in the wider area and is located approximately 180 m west of the site. There is no direct discharge to the river and no direct surface -water pathway between the site and the Proules River. An indirect connection exists via the public stormwater network; however, runoff from the development will be collected and conveyed through a sealed drainage system. Having regard to the small scale and residential nature of the proposed development, the sealed surface -water drainage system, the separate foul sewer connection and the conclusions of the Hydrogeological Risk Assessment, the operational effect on land, soils, geology, groundwater and surface water is considered neutral, imperceptible, long-term and not significant. Having regard to the foregoing, no likely significant effects on land, soils, geology, groundwater, or surface water are predicted during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.3 BIODIVERSITY The application site comprises a previously developed brownfield site within the established built-up area of Carrickmacross. There are no surface -water features within or immediately adjacent to the site. The Proules River is the nearest principal surface - water receptor and is located approximately 180 m west of the application site. The river is indirectly connected to the site through the urban stormwater drainage network. 28 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Environmental Ltd. The proposed development site is not located within a European Site. The supporting Hydrogeological Risk Assessment also confirms that no European Sites are located within or hydrologically connected to the site. Potential effects on biodiversity have nevertheless been considered having regard to potential construction and operational pathways, including dust, sediment -laden runoff, accidental pollution, noise, lighting and increased human activity. 5.3.1 Construction Phase During the demolition and construction phase, potential effects on biodiversity could arise from: • dust generated by demolition, excavation, vehicle movements, and material handling. • sediment -laden surface -water runoff from exposed soils, excavations, and stockpiles. • accidental releases of fuels, oils, cementitious materials, or other construction pollutants. • construction noise and vibration; and • temporary increases in human activity, plant, and vehicle movements. There is no direct hydrological connection between the application site and the Proules River. However, an indirect pathway exists via the public stormwater drainage network and potential pathways to groundwater exist due to the High Groundwater Vulnerability of the site. Accordingly, the pollution -prevention and surface -water management measures set out in Section 5.2 and the Construction Environmental Management Plan will also serve to protect downstream ecological receptors by preventing uncontrolled sediment or pollutant releases. Having regard to the previously developed urban character of the site, the absence of a direct hydrological connection to a European Site, the temporary and localised nature of the works and the implementation of appropriate construction controls, the predicted effect on biodiversity during the demolition and construction phase is considered negative, imperceptible to slight, short-term and not significant. Having regard to the foregoing, there is no likelihood of significant effects on biodiversity arising during the demolition and construction phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.3.2 Operational Phase During the operational phase, potential pathways for effects on biodiversity are limited principally to: • surface -water drainage from roofs and hardstanding. • foul wastewater generated by the residential development. • external lighting; and • increased human presence associated with residential occupation. Foul wastewater will discharge to the public foul sewer, and surface water will be conveyed through a sealed drainage system to the public stormwater network. No discharge to ground or directly to a watercourse is proposed. The use of a sealed drainage system limits the potential for uncontrolled pollutant migration to groundwater or surface -water receptors. The Hydrogeological Risk Assessment concludes that no significant contaminant sources are present during operation and that the risk to groundwater and surface -water receptors is low to negligible. 29 Traynor EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan External lighting associated with the completed residential development will be limited to that necessary for safe access and normal residential use and will not constitute a significant source of environmental disturbance in the context of the established urban surroundings. Having regard to the nature and small scale of the proposed development, its brownfield urban location, the proposed drainage arrangements, and the absence of a direct pathway to any European Site, the predicted operational effect on biodiversity is considered neutral, imperceptible, long-term, and not significant. Having regard to the foregoing, no likely significant effects on biodiversity are predicted during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.4 AIR QUALITY AND CLIMATE Air Quality - Existing Environment For the purposes of ambient air -quality assessment, Ireland is divided into four air -quality zones: • Zone A - Dublin. • Zone B - Cork. • Zone C - other designated cities and large towns; and • Zone D - the remainder of the State. Carrickmacross is located within Zone D. Ambient air quality in Ireland is regulated principally under the Ambient Air Quality Standards Regulations 2022 (S.I. No. 739 of 2022), which establish limit values and assessment requirements for a range of pollutants, including nitrogen dioxide (NO2), particulate matter (PM10 and PM2.5), sulphur dioxide, carbon monoxide, benzene and lead. The Environmental Protection Agency operates the National Ambient Air Quality Monitoring Network and publishes annual assessments of ambient air quality. The latest published annual assessment, Air Quality in Ireland 2024, reports that ambient air quality in Ireland was generally good and complied with the applicable EU legal air -quality standards during 2024. The EPA nevertheless identifies particulate matter, particularly PM2.5 associated with solid -fuel combustion, and nitrogen dioxide associated primarily with road traffic, as pollutants of continuing concern. Ireland also does not currently achieve the more stringent World Health Organization health -based guidelines for a number of pollutants. Having regard to the urban location of the site and the absence of significant industrial emission sources associated with the proposed development, existing ambient air quality is not considered to represent a constraint to the proposed development. The assessment nevertheless considers the potential for temporary construction dust and emissions and operational traffic - related emissions to affect nearby sensitive receptors. 5.4.1 Construction Phase The principal potential effects on air quality during the demolition and construction phase are associated with dust generation from demolition, excavation, material handling, vehicle movements, and general construction activity. Construction plant, generators, and vehicles will also give rise to combustion emissions. Greenhouse gas emissions during construction will principally arise from fuel consumption by construction plant and vehicles and from the embodied carbon associated with construction materials. Having regard to the relatively small scale and short duration of the proposed works, construction -related greenhouse gas emissions will be limited and are not expected to result in a significant effect on climate. In the absence of appropriate controls, dust generated during demolition and construction activities has the potential to cause temporary nuisance and localised effects at nearby residential and other sensitive receptors. Given the proximity of surrounding properties within the established urban area, appropriate dust -control measures will therefore be implemented throughout the construction phase. The principal dust and air -quality control measures will include: • water suppression will be used during dry weather and during activities with the potential to generate significant dust. 30 EIAR Screening Report Pamell Street, Drummon Etra, Carrickmacross, Co. Monaghan Tra vnor • construction plant and vehicles will be maintained and serviced in accordance with manufacturers' requirements to minimise exhaust emissions. • unnecessary idling of construction plant and delivery vehicles will be avoided. • vehicle speeds within the construction site will be appropriately controlled. • internal working areas and access routes will be maintained to minimise the generation of dust. • public roads in the vicinity of the site will be kept free of mud, dust and construction debris, and road sweeping will be undertaken where necessary. • vehicle wheels will be inspected and cleaned where necessary before vehicles leave the site. • stockpiles and loose materials with the potential to generate dust will be appropriately located, managed and, where necessary, covered or dampened. • construction methods will be selected and managed to minimise the release of dust. • visual inspections of the site boundary and surrounding area will be undertaken during activities with the potential to generate significant dust; and • in the event of dust nuisance occurring beyond the site boundary, the activity giving rise to the nuisance will be reviewed and additional control measures implemented before works recommence. Construction activities will be managed in accordance with the project -specific Construction Environmental Management Plan and relevant good -practice guidance. Following implementation of these measures, the residual effect on ambient air quality during the demolition and construction phase is considered negative, slight to moderate, short-term, and not significant. The effect of construction -related greenhouse gas emissions on climate is considered negative, imperceptible to slight, short- term, and not significant. Having regard to the relatively small scale and temporary nature of the works and the implementation of appropriate dust and emissions controls, there is no likelihood of significant effects on the environment arising from air quality or climate during the demolition and construction phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.4.2 Operational Phase The proposed development comprises a small-scale residential development within the established built-up area of Carrickmacross. The operational phase will not involve industrial processes, combustion plant, or other activities capable of giving rise to significant emissions to atmosphere. Operational air -quality emissions will principally arise from vehicle movements associated with residential occupation. Having regard to the small number of residential units proposed and the existing urban location of the site, the associated increase in traffic emissions will be limited and is not expected to result in a measurable deterioration in local ambient air quality. The predicted effect on ambient air quality during the operational phase is therefore considered neutral, imperceptible, long- term, and not significant. No specific operational air -quality mitigation measures are considered necessary. Potential effects on climate have also been considered, including both greenhouse gas emissions associated with the operation of the development and the vulnerability of the proposed development to the effects of climate change. 31 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Operational greenhouse gas emissions will principally arise from residential energy consumption and vehicle movements. Having regard to the nature and small scale of the proposed development, such emissions will be minor and will not constitute a significant contribution to greenhouse gas emissions at a local, regional, or national level. The potential vulnerability of the development to climate change has also been considered, including increased rainfall intensity, extreme weather events, and flood risk. Surface water will be collected within a sealed drainage system and discharged to the public stormwater network. Having regard to the proposed drainage arrangements and the findings of the flood -risk assessment undertaken for the site, no significant climate -related vulnerability has been identified. The predicted effect on climate during the operational phase is considered neutral, imperceptible, long-term, and not significant. Having regard to the nature, scale and location of the proposed development, there is no likelihood of significant effects on the environment arising from air quality or climate during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.5 NOISE AND VIBRATION 5.5.1 Construction Phase During the demolition and construction phase, there is potential for temporary noise and vibration effects at nearby sensitive receptors arising from demolition activities, construction plant and machinery, delivery and haulage vehicles, excavation works and the movement of materials to and from the site. The magnitude of construction noise will depend on a number of factors, including the type of plant and equipment in use, the duration and timing of individual activities, the construction methods employed and the distance between the works and nearby sensitive receptors. In the absence of appropriate control measures, construction noise and vibration effects have the potential to be negative, moderate to significant and short-term. Construction noise and vibration will be controlled through the implementation of standard good -practice measures and the requirements of the Construction Environmental Management Plan. Construction activity will also be undertaken having regard to any relevant planning conditions imposed in respect of working hours and noise control. The following measures will be implemented, where applicable: • noisy construction activities will be restricted to permitted working hours, generally between 08:00 and 18:00 Monday to Friday and 08:00 and 13:00 on Saturdays, with no routine works on Sundays or Bank Holidays, unless otherwise agreed with the Planning Authority. • communication arrangements will be established between the Contractor/Developer, the Local Authority, and adjoining residents, where required. • a site representative will be appointed with responsibility for environmental matters, including noise. • construction plant and equipment will be selected, where practicable, to minimise noise emissions. • generators, compressors, and other significant stationary noise sources will be appropriately located and, where necessary, screened, or enclosed. • noisy plant will be located as far as practicable from sensitive receptors, having regard to the constraints of the site. • engines, vehicles, and equipment will be switched off when not in use and unnecessary idling will be avoided. 32 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Environmental I.M. • all plant and machinery will be properly maintained and operated in accordance with the manufacturer's instructions. • materials will be handled in a manner which avoids unnecessary impact noise, including lowering rather than dropping materials where practicable and safe; and • noise monitoring may be undertaken during particularly noisy activities or were considered necessary in response to specific concerns or complaints. All construction personnel will be made aware of the requirement to minimise unnecessary noise and to comply with the relevant noise -control measures applicable to the site. Construction activities will be undertaken having regard to BS 5228:2009, Code of Practice for Noise and Vibration Control on Construction and Open Sites, Parts 1 and 2, together with applicable health and safety requirements relating to occupational noise and vibration. Following implementation of the above measures, the residual noise and vibration effect during the construction phase is considered negative, slight to moderate, short-term, and not significant. Having regard to the temporary duration of the works, the relatively small scale of the proposed development and the implementation of appropriate construction noise and vibration controls, there is no likelihood of significant effects on the environment arising from noise or vibration during the demolition and construction phase. Accordingly, a requirement for sub- threshold EIA does not arise in this regard. 5.5.2 Operational Phase The proposed development comprises residential use within an established built-up urban area. The operational phase will not involve significant fixed plant, industrial processes, or other activities capable of generating substantial noise or vibration. Operational noise will principally arise from normal residential activity and vehicle movements associated with the occupation of the development. Having regard to the small scale of the proposed development, the nature of the proposed residential use and the existing urban setting, any increase in noise associated with the operational phase will be limited in magnitude and localised in extent. No significant source of operational vibration has been identified. The predicted noise and vibration effect during the operational phase is therefore considered neutral, imperceptible, long-term, and not significant. Having regard to the foregoing, there is no likelihood of significant effects on the environment arising from noise or vibration during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.6 LANDSCAPE AND VISUAL IMPACT 5.6.1 Construction Phase The temporary change in the character of the site from a brownfield site to an active construction site will give rise to short-term and localised landscape and visual effects. Construction activity will introduce temporary elements including construction plant and machinery, delivery vehicles, site hoarding, temporary welfare facilities, material storage, and associated construction activity. These elements will be visible from the immediate surrounding area, including adjoining residential and commercial properties. Given the established built-up urban character of the surrounding area, the relatively small scale of the application site and the temporary duration of the construction works, the resulting landscape and visual effects will be limited in geographical extent and duration. 33 EIAR Screening Report Parnell Street, Dnimmon Etra, Carrickmacross. Co. Monaghan Traynor Environments! Ltd_ The construction site will be appropriately managed to minimise unnecessary visual disturbance, including through the orderly storage of materials, maintenance of site hoarding and control of construction traffic and working areas. The predicted landscape and visual effect during the construction phase is considered negative, slight to moderate, short-term, and not significant. Having regard to the temporary and localised nature of the construction works, there is no likelihood of significant effects on the environment arising from landscape or visual impacts during the construction phase. Accordingly, a requirement for sub- threshold EIA does not arise in this regard. 5.6.2 Operational Phase The proposed development represents the redevelopment of a brownfield site within the established urban fabric of Carrickmacross and is located within the Town Centre zoning applicable to the site. The design of the proposed development has been amended during the planning process to reduce its scale, massing, and visual impact on adjoining properties. In particular, the previously proposed three -storey rear projection has been removed and replaced by a two -storey form with a traditional pitched roof. This results in a reduction in overall height, bulk and massing when viewed from adjoining properties to the north and from Bridewell Lane. The revised treatment of rear -facing openings, including the use of obscure glazing where proposed, together with the retention of the substantial existing northern boundary wall, further reduces intervisibility between the proposed development and adjoining residential properties. These design changes were specifically introduced to reduce potential effects associated with visual dominance, overlooking, and residential amenity. The completed development will represent a permanent but localised change within an already developed urban environment. Having regard to the reduced scale and massing of the proposal, the established surrounding built form, the brownfield nature of the site and the design measures incorporated into the scheme, the predicted landscape and visual effect during the operational phase is considered neutral to slight, long-term, and not significant. Having regard to the foregoing, there is no likelihood of significant effects on the environment arising from landscape or visual impacts during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.7 CULTURAL HERITAGE, AND ARCHAEOLOGY 5.7.1 Construction Phase A review of the Record of Monuments and Places (RMP) and the Sites and Monuments Record (SMR) has identified no recorded archaeological monuments within the application site. The nearest recorded heritage feature identified is a milestone/milepost located to the east of the proposed development (Ref. No. 41310086) . The proposed works will take place within a previously developed brownfield site in the established urban area of Carrickmacross. Having regard to the absence of recorded archaeological monuments within the site, the nature and scale of the proposed works and the separation from the nearest identified recorded heritage feature, no likely significant effect on archaeological or cultural heritage is anticipated during the construction phase. The predicted effect on cultural heritage and archaeology during the construction phase is considered neutral, imperceptible, short-term, and not significant. Having regard to the foregoing, there is no likelihood of significant effects on the environment arising from cultural heritage or archaeological impacts during the construction phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 34 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 5.7.2 Operational Phase Traynor Environmental Ltd. t The operational phase of the proposed development will not involve ground disturbance or other works capable of giving rise to additional archaeological effects beyond those considered during the construction phase. The completed development will be located within the existing built-up urban area and, having regard to the nature and scale of the proposal and the absence of recorded archaeological monuments within the application site, no likely significant effect on archaeological or cultural heritage is anticipated during the operational phase. The predicted effect on cultural heritage and archaeology during the operational phase is considered neutral, imperceptible, long-term, and not significant. Having regard to the foregoing, there is no likelihood of significant effects on the environment arising from cultural heritage or archaeological impacts during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.8 TRAFFIC AND TRANSPORTATION 5.8.1 Construction Phase During the demolition and construction phase, there will be a temporary increase in traffic movements to and from the site associated with construction personnel, professional staff, construction plant, deliveries of materials and the removal of demolition waste, excavated material and other construction waste. Vehicular access to the site will be via Parnell Street. Construction traffic movements will be temporary and will be associated with the duration of the demolition and construction works only. Given the small scale of the proposed development, the number and frequency of construction -related vehicle movements will be limited. Deliveries and removal of materials will be appropriately coordinated to minimise unnecessary vehicle movements, obstruction of the public road and disturbance to adjoining properties. Appropriate construction traffic management measures will be implemented, including the management of deliveries, safe access and egress, appropriate parking arrangements for construction personnel and the prevention of mud, debris or other material being deposited on the public road. There may be temporary and localised effects on traffic conditions and residential amenity during periods of construction activity. However, having regard to the small scale of the proposed development, the temporary duration of the works and the implementation of appropriate construction traffic management measures, the predicted effect on traffic and transportation during the construction phase is considered negative, short-term, and not significant. Having regard to the foregoing, there is no likelihood of significant effects on the environment arising from traffic and transportation during the demolition and construction phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.8.2 Operational Phase The proposed development will result in an increase in vehicular and pedestrian movements to and from the site compared with the existing undeveloped/brownfield condition. Vehicular access to the proposed development will be via Parnell Street. Having regard to the small number of residential units proposed and the urban location of the site within the established built- up area of Carrickmacross, the volume of traffic generated during the operational phase will be limited and would not be expected to result in a material effect on the capacity or operation of the surrounding road network. 35 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor The site is located within the existing urban area, where residents will have access to existing roads, pedestrian routes, public services, and local amenities. The development therefore does not require significant new transport infrastructure. The predicted effect on traffic and transportation during the operational phase is considered negative, long-term, and not significant. Having regard to the nature, scale and location of the proposed development, there is no likelihood of significant effects on the environment arising from traffic and transportation during the operational phase. Accordingly, a requirement for sub- threshold EIA does not arise in this regard. 5.9 MATERIAL ASSETS, INCLUDING WASTE MANAGEMENT Material assets relevant to the proposed development include existing built services and infrastructure, including electricity, telecommunications, potable water supply, foul and surface -water drainage infrastructure, and the surrounding road network. Potential effects on material assets have been considered for both the demolition/construction and operational phases of the proposed development. 5.9.1 Construction Phase During the demolition and construction phase, temporary utility requirements will arise in relation to electricity, potable water, and welfare facilities. Temporary electrical power may initially be provided by a generator until a permanent connection to the electricity network is established. All electrical connections will be undertaken by suitably qualified personnel in consultation with the relevant utility provider. Given the small scale of the proposed development, the construction -phase electricity demand will be limited and is not expected to result in any significant effect on the existing electricity network or existing users. Water will be required during construction for welfare facilities, dust suppression, and general construction activities. Water will be obtained from the public water supply where a connection is available or, where necessary,delivered to the site by tanker. The quantities required during construction will be relatively small and are not expected to place significant demand on the existing public water -supply infrastructure. Appropriate welfare facilities will be provided for construction personnel. Until a permanent connection to the public foul sewer is available, wastewater from temporary welfare facilities will be collected and removed from the site by an appropriately authorised contractor. Following establishment of the permanent drainage connection, foul wastewater will discharge to the public foul sewer network. Surface -water runoff during the construction phase will be managed in accordance with the measures identified in the Construction Environmental Management Plan and Hydrogeological Risk Assessment so that sediment -laden or contaminated water is prevented from entering the public stormwater system or underlying groundwater. Having regard to the temporary nature of the construction works, the small scale of the proposed development and the existing availability of public infrastructure within the surrounding urban area, the predicted effects on material assets and utilities during the demolition and construction phase are considered neutral, imperceptible, and short-term. Waste and Waste Management Demolition and construction activities will generate a range of waste materials, including demolition waste, surplus soil, and stone, packaging, and typical construction -related waste streams. Waste generation will be minimised through appropriate procurement, material storage, segregation, reuse, and recycling practices. Where practicable, excavated material suitable for reuse will be retained and reused within the development. 36 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor Environmental Ltd., All waste arising during the demolition and construction phase will be managed in accordance with the Waste Management Act 1996, as amended, and associated waste -management legislation. Waste removed from the site will be transported by appropriately authorised waste collection contractors to suitably authorised waste recovery or disposal facilities. Where surplus soil and stone cannot be reused within the site, it will be appropriately characterised prior to removal and managed in accordance with the applicable waste -management requirements. Where material is proposed for beneficial reuse as a by-product, the relevant statutory requirements will be complied with prior to its movement from the site. A project -specific Resource and Waste Management Plan will set out the procedures for the prevention, segregation, storage, reuse, recycling, recovery and disposal of construction and demolition waste. Having regard to the relatively small scale of the proposed development, the anticipated quantities of waste and the proposed use of appropriately authorised waste contractors and facilities, no significant effect is predicted in relation to construction resource use or waste generation. The predicted effect is considered neutral, imperceptible, and short-term. Conclusion Having regard to the nature and scale of the proposed development, the temporary nature of the construction phase, the availability of existing utility infrastructure and the proposed waste -management arrangements, there is no likelihood of significant effects on the environment arising from material assets or waste during the demolition and construction phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. Utilities: Foul Sewer, Stormwater and Potable Water Potable water supply and wastewater services for the proposed development will be provided via the existing public mains infrastructure. Foul wastewater generated by the proposed development will be collected and discharged to the existing public foul sewer network. Surface water arising from roof areas and hardstanding will be collected within a sealed drainage system and discharged to the existing public stormwater network. No direct discharge to groundwater or directly to any watercourse is proposed. The supporting Hydrogeological Risk Assessment has considered the proposed drainage arrangements having regard to the High Groundwater Vulnerability of the site, the underlying Regionally Important Karstified Aquifer, the nearby public water supply abstraction, and the Proules River. The assessment concludes that the proposed sealed drainage arrangement limits potential pathways to groundwater and surface -water receptors. The proposed development will require connections to existing water, foul sewer, stormwater, electricity, and telecommunications infrastructure. Having regard to the small scale and urban location of the development, these connections are typical of residential development within an established built-up area. In respect of the foregoing, the predicted effect on foul sewer, stormwater, potable water, and other utility infrastructure during the operational phase is considered neutral, imperceptible, and long-term. Waste and Waste Management The proposed development will generate normal domestic waste streams during the operational phase, arising principally from the occupation of the residential units. An Operational Waste Management Plan will be prepared for the development setting out appropriate arrangements for the segregation, storage, and collection of waste and recyclable materials. The plan will promote waste prevention, reuse, recycling, and recovery and will provide sufficient waste and recycling infrastructure for residents. 37 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan Traynor I:m ironnncntal I.tl. Waste generated during the operational phase will be collected by appropriately authorised waste collection contractors and transferred to suitably authorised waste recovery or disposal facilities in accordance with applicable waste -management legislation. Having regard to the residential nature and small scale of the proposed development, the quantities of operational waste generated will not be significant in the context of the receiving environment. Subject to appropriate waste -management arrangements, the predicted effect associated with operational waste will be neutral, imperceptible, and long-term. Conclusion Having regard to the nature and scale of the proposed development, the proposed connections to existing public utility infrastructure, the foul and surface -water drainage arrangements and the proposed operational waste -management measures, there is no likelihood of significant effects on the environment arising from material assets or waste during the operational phase. Accordingly, a requirement for sub -threshold EIA does not arise in this regard. 5.10 POTENTIAL IMPACTS FROM INTERACTIONS This section considers the potential interactions and inter -relationships between the environmental factors assessed in the preceding sections, during both the construction and operational phases of the proposed development. In accordance with relevant EIA guidance, the assessment considers not only the potential effects on individual environmental factors, but also whether interactions between those factors could give rise to additional or combined environmental effects. The principal potential interactions identified during the construction phase relate to: • land, soils, groundwater, surface water, and biodiversity, arising from sediment mobilisation, surface -water runoff, or accidental pollution. • air quality and population and human health, arising principally from construction dust. • noise and vibration and population and human health, arising from construction activity and traffic; and • landscape and visual effects and residential amenity, arising from the temporary presence of construction activity, plant, and associated works. During the operational phase, potential interactions principally relate to: • drainage, groundwater and surface water, associated with foul and surface -water management. • traffic, noise and population and human health, associated with residential occupation; and • landscape and visual effects and residential amenity, having regard to the relationship between the completed development and adjoining residential properties. These interactions have been considered within the relevant environmental topic assessments and have not been assessed in isolation. The principal interaction identified in the existing report is between land, soils, geology, hydrogeology, hydrology, and biodiversity through the potential for poorly managed surface -water runoff, together with interactions between construction dust, noise, and human health. Having regard to the small scale of the proposed development, its brownfield urban setting, the revised design of the development, the proposed foul and surface -water drainage arrangements and the environmental controls identified in this report, no interaction between environmental factors is predicted to give rise, individually or collectively, to a likely significant effect on the environment during either the construction or operational phase. 38 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 5.11 POTENTIAL CUMULATIVE IMPACTS Traynor Environmental lid., As part of the assessment of the proposed development, the potential for cumulative effects has been considered having regard to existing development, permitted development and reasonably foreseeable development within the surrounding area. The planning history review undertaken for the purposes of this assessment has identified relevant existing and permitted development within the vicinity of the application site. In assessing potential cumulative effects, consideration has been given to the potential for the proposed development, in combination with such development, to result in significant effects on the receiving environment. The proposed development is small in scale and comprises the redevelopment of a brownfield site within the established built- up area of Carrickmacross. Potential construction -phase effects would principally relate to noise, dust, construction traffic, waste generation, excavation, and surface -water management. These effects would be temporary, localised, and limited to the construction period. Operational effects would principally relate to normal residential occupation, traffic movements, utility demand, waste generation and foul and surface -water drainage. Having regard to the nature and scale of the proposed development, these effects would be limited in magnitude and geographical extent. No existing, permitted or reasonably foreseeable development has been identified which, in combination with the proposed development, would result in cumulative effects of such magnitude, geographical extent, duration, frequency, probability or complexity as to give rise to a likely significant effect on the environment. Where construction of another permitted development was to occur concurrently with the proposed development, there would be potential for temporary cumulative effects associated principally with construction traffic, noise, dust, and general construction activity. Such effects would be localised and temporary and would be managed through the environmental controls applicable to the respective developments. Having regard to the nature, scale and location of the proposed development, the characteristics and sensitivity of the receiving environment, and the potential cumulative interactions identified above, no likely significant cumulative effects are predicted during either the construction or operational phases of the proposed development. 39 Travnor EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan 6.0 FINDINGS AND CONCLUSIONS The purpose of this EIA Screening Report is to provide An Coimisiun Plean6la, as competent authority, with the information required under Schedule 7A of the Planning and Development Regulations 2001, as amended, having regard to the criteria set out in Schedule 7, to enable the Commission to determine whether the proposed development would be likely to have significant effects on the environment and consequently whether Environmental Impact Assessment is required. The proposed development has been assessed having regard to the characteristics of the development, the environmental sensitivity of its location and the type and characteristics of its potential effects, in accordance with Schedule 7 and Schedule 7A of the Planning and Development Regulations 2001, as amended. The proposed development is substantially below the applicable mandatory EIA thresholds. Notwithstanding this, a detailed consideration of the potential for significant environmental effects has been undertaken, including consideration of the magnitude, geographical extent, nature, probability, duration, frequency and reversibility of potential effects and the potential for cumulative effects. The assessment has identified the principal environmental sensitivities relevant to the site, including the proximity of existing residential properties, the High Groundwater Vulnerability of the site, the Regionally Important Karstified Aquifer underlying the site, the nearby public water supply abstraction and the proximity of the site to the mapped Source Protection Area/Zone of Contribution, together with the Proules River as the principal surface -water receptor. The proposed development has been designed so that foul wastewater will discharge to the public foul sewer, and surface water will be collected within a sealed drainage system and discharged to the public stormwater network. No direct discharge to groundwater or directly to any watercourse is proposed. The supporting Hydrogeological Risk Assessment concluded that no complete pollutant linkage to the nearby public water supply abstraction or the Proules River has been identified. The site lies just outside the mapped Source Protection Area/Zone of Contribution associated with the nearby public water supply. Potential construction effects associated with dust, noise, traffic, waste, sediment mobilisation, and accidental spillages would be temporary and localised and will be managed through standard good construction practice and the project -specific Construction Environmental Management Plan. The scale and massing of the proposed development have also been reduced during the planning process. In particular, the previously proposed three -storey rear projection has been removed and replaced by a two -storey form with a traditional pitched roof. The treatment of rear -facing openings, including obscure glazing where proposed, together with the presence of the substantial existing northern boundary wall, reduces the potential for effects associated with overlooking, visual dominance, and residential amenity. These design amendments were introduced in response to concerns raised during the planning process and have been taken into account in this screening assessment. Having regard to: • the nature and small scale of the proposed development. • its brownfield location within the established built-up area of Carrickmacross. • its substantial separation from the applicable mandatory EIA thresholds. • the environmental characteristics and sensitivities of the site and surrounding area. • the findings of the supporting environmental and technical assessments. • the design characteristics incorporated into the proposed development. • the proposed foul and surface -water drainage arrangements and the absence of any direct discharge to groundwater or directly to a watercourse. 40 EIAR Screening Report Parnell Street, Drummon Etra, Carrickmacross, Co. Monaghan • the temporary and localised nature of potential construction effects. Travnor • the magnitude, extent, probability, duration, frequency, and reversibility of the identified potential effects; and • the assessment of direct, indirect, interaction and cumulative effects, It is concluded that the proposed development would not be likely to have significant effects on the environment, either directly or indirectly, or cumulatively with other existing and/or permitted development. Accordingly, Environmental Impact Assessment is not required, and an Environmental Impact Assessment Report is not required to be prepared for the proposed development. 41