Development plan · Monaghan County Council
Monaghan County Development Plan 2025–2031
The council's development plan written statement: its strategy, policies, objectives and development standards.
Monaghan County Council · 2025–2031 · 376 pages
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- 249 9.13 LOCAL AREA ACTIONS PLANS (LAAPS) LAAPs will be prepared for specified sites within Carrickmacross and Castleblayney. They will establish strategic planning principles for each area including land use, infrastructure provision, layout, open spaces, linkages to surrounding lands and urban design. Within these LAAPs, strong consideration to existing residential amenities must be given as well as the potential to create safe and accessible pedestrian and vehicular linkages to surrounding lands. A LAAP should include: k Policies and objectives which are consistent with the Monaghan County Development Plan 2025- 2031. k A written statement and a plan indicating the objectives, in such detail as may be determined by the Planning Authority, for the proper planning and sustainable development of the area to which it applies. k Overall design principles for development including details of maximum heights, external finishes of structures and overall appearance which positively contributes to the public realm. k The identification of pedestrian and vehicular linkages within the town centre which are safe and accessible. k Guidance with regard to quality architectural treatment, topography, urban structure and built form which is consistent with the established character of the town. Notwithstanding the land use zoning provision set out in this Plan, development which would prejudice the development and implementation of a LAAP will be resisted. Generally, planning permission will not be granted on a site within an area identified for a LAAP in the absence of a LAAP. However, in these instances development proposals which set out an overall urban design framework for the development of the area and are prepared in consultation with the Planning Authority may be considered acceptable. LAAPO 1 To prepare and implement Local Area Action Plans for lands identified on maps of the Monaghan County Development Plan 2025-2031, in conjunction with all relevant stakeholders. All Local Area Action Plans shall be consistent with the provisions of national and regional policy as well as the relevant objectives and policies of the Monaghan County Development Plan 2025-2031. LOCAL AREA ACTION PLAN OBJECTIVES TUO 4 To promote and develop improved cross border networks to encourage tourism and business to operate in both Northern Ireland and the Republic of Ireland. TUO 5 To develop facilities to provide accessible tourist information throughout the towns and their environs within the plan period. TUO 6 To support and facilitate the provision of parking facilities including spaces for motorhomes, associated with tourism amenities at appropriate locations. strategic objectives for settlementschapter 09
- 250 9.14 SOCIAL INCLUSION The provision of new and existing accessible services, facilities and amenities is important in helping to reduce rural isolation and promoting more sustainable communities. Public transport provision is limited in many of County Monaghan’s settlements which means that the population is heavily reliant on using private cars. The level of community facilities provided varies greatly between the settlements. It is important that recognition is given towards the provision of necessary local services and community facilities in order to prevent further isolation. 9.15 TIER 4 VILLAGE PLANS County Monaghan has a strong village network providing basic services to the wider rural community. There are fourteen villages contained in Tier 4 of the Core Strategy Settlement Hierarchy as listed below, each of which has a designated village settlement envelope to provide for appropriate growth and to protect their character, setting and function. Within the settlement envelope of these villages, the Planning Authority will normally grant planning permission for appropriate development proposals that are in keeping with the size and character of the settlement, can be accessed and serviced satisfactorily and are appropriate in terms of use. It should be noted that the inclusion of lands within the village settlement envelope does not guarantee that planning permission will be granted for any particular development. The village settlement envelopes are based on the existing established footprint with the aim to consolidate existing development and promote the regeneration of existing derelict and/or vacant sites. SIO 1 To identify and zone land for the purposes of providing or extending educational, community or recreational facilities. SOCIAL INCLUSION OBJECTIVES VSO 1 To support the Tier 4 villages in their role as local rural service centres for their population and rural hinterlands and where the principles of environmental, economic and social sustainability, including the protection of their heritage and natural and built environments, is paramount. TIER 4 VILLAGES STRATEGIC OBJECTIVE SIO 2 To secure greater social inclusion through the provision of an appropriate mix of house types within residential areas in accordance with the provisions of Chapter 3 Housing Strategy, of the Monaghan County Development Plan 2025-2031. SIO 3 To require that the quantitative and qualitative standard for public open space in all new residential developments as required in Chapter 15 Development Management Standards, of the Monaghan County Development Plan 2025-2031 are accessible to all. SIO 4 To ensure that adequate provision is made for public transportation infrastructure including pedestrian and cycling linkages which are accessible to all. Tier 4 Villages Annyalla, Ballinode, Clontibret North, Doohamlet, Emyvale, Glaslough, Inniskeen, Newbliss, Oram, Rockcorry, Scotshouse, Scotstown, Smithborough, Threemilehouse Monaghan County Development Plan 2025 – 2031
- 251 Lands are not zoned for specific uses within the village plans in order to provide for a less restrictive approach to the suitable expansion and growth of the villages. Notwithstanding this, development constraints may exist which include protected structures, protected monuments and flood risk areas. Residential development within the village settlement envelope will be considered on its merits in terms of quantum, location and in accordance with the relevant objectives and policies set out in this Development Plan including Chapter 2, Core Strategy and Chapter 15, Development Management Standards. Proposed development within the Tier 4 villages may be permissible where there is capacity in existing wastewater treatment facilities both in terms of volume and environmental loading. Otherwise, proposed development within these settlements may be permissible where they include individual wastewater treatment systems, where they comply with the relevant Environmental Protection Agency (EPA) Code of Practice. This is considered necessary in order to protect the environment. In recognition of the importance of Tier 4 villages in sustaining the vitality of rural communities, it is an objective of the Development Plan to prepare Tier 4 Village Plans during the lifetime of the Development Plan. It is envisaged that these plans will be delivered on a strategically phased basis following agreement with the Elected Members of Monaghan County Council. Community engagement will be a key element to enable interested parties to become involved in shaping the future of these villages and influence how their communities grow and develop. VIO 1 To promote and facilitate development within the Tier 4 villages that is commensurate with the nature and extent of the existing settlement to support their role as local service centres. TIER 4 VILLAGES OBJECTIVES VIO 2 To promote and facilitate residential development which is commensurate with the nature and scale of the village, utilising brownfield and infill opportunities in order to regenerate and consolidate the village in compliance with the Core Strategy, except where need has been demonstrated elsewhere to the satisfaction of the Planning Authority. VIO 3 To facilitate additional community facilities and services within the village envelope where no other suitable sites are available where possible and on the fringes of the village envelope where no other suitable sites are available. VIO 4 To prepare Tier 4 village plans during the lifetime of this Plan, with a focus on housing, amenity, infrastructure, transport and the sustainable reuse and regeneration of existing derelict, vacant, or underutilised sites. At least one village plan will be prepared for a village in each of the three Municipal Districts per annum. strategic objectives for settlementschapter 09
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- 253 Monaghan County Development Plan 2025 – 2031 chapter 10 monaghan town settlement plan 2025–2031
- Monaghan County Development Plan 2025 – 2031 monaghan town settlement plan 2025–2031 254
- 255 Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionmonaghan town settlement planchapter 10 MTSO 1 To facilitate the development of Monaghan Town to maintain its position as the Principal/Key Town in the County at the top of the settlement hierarchy and to ensure that its expansion takes place in an orderly and sustainable fashion that will not detract from the vitality and viability of its town centre. MTSO 2 To ensure that the following priorities for the town are delivered within the lifetime of the development plan: k the implementation of the Dublin Street South Regeneration Plan, Dublin Street North Regeneration Plan, and Roosky Lands Master Plan, k the preparation and implementation of a Master Plan for the Saint Louis Convent lands, k the development of the Industry, Enterprise and Employment lands at Annahagh and Tullyherim, k the implementation of the Town Centre First Plan for the town, k the preparation and implementation of a Local Transport Plan for the town, k the preparation of a feasibility study in respect of proposed road links within the town, k the implementation of the Monaghan Drainage Area Plan, k an annual increase in population by a minimum of 100 persons per annum in order to achieve the growth targets set out for the town within both the National Planning Framework and the Regional Spatial and Economic Strategy for the Northern and Western Region. MONAGHAN TOWN SETTLEMENT PLAN STRATEGIC OBJECTIVES 10.0 LOCATION AND CONTEXT Monaghan is the largest town in the County, with the County Hospital, County Court, Garda Headquarters and County Council offices all located within the town. The Development Plan recognises that the strengthening of Monaghan Town as a major centre of population in the regional and cross border context is important in terms of attracting private sector investment in jobs and the economy. Monaghan Town performs important employment, retailing and administrative functions servicing the economic needs of a large rural hinterland. A number of key industries are located within the town, including Kingspan Century Homes, Irish Joinery Manufacturing (IJM), Arthur Mallon’s and Combilift Ltd. Monaghan Town is strategically located at the intersection of the N2 Dublin-Derry/Letterkenny route and N12/N54 routes which link Belfast to Galway and the Midlands. The town’s role as the County town will continue to strengthen its function as a business and administrative centre. The town benefits from an extensive radiating regional road structure to compliment the national road infrastructure, linking the village network in North Monaghan and Counties Armagh and Tyrone with the town. 10.1 HISTORICAL CONTEXT Monaghan is a historical town of notable architectural and civic character. The earliest references to Monaghan Town are from the fourteenth century, when the McMahon family established their primary residence on a crannog on Convent Lake. Monaghan Town developed many of its characteristics during the Ulster Plantation. The central Market Square or Diamond, with the principal centres of administration, religious buildings and commerce were common in Mid-Ulster towns. The current streetscape of the centre of town, with long narrow streets (Glaslough Street, Park Street and Dublin Street) off the central Diamond and Church Square developed during this period. The town and surrounding area developed throughout the 20th century, based upon the establishment of indigenous local industries such as food production, engineering and furniture making in the town and throughout the North Monaghan area. The expansion of construction and engineering-based industries over the last decade has contributed greatly to the local economy.
- 256 Monaghan County Development Plan 2025 – 2031 Monaghan Town today retains the Diamond and an enhanced open space at Church Square. Whilst the main arteries through the town remain busy, the completion of the town by-pass has diverted north/south bound traffic from the town centre. The landscaping and public realm improvements carried out in the town centre have enhanced its general appearance and added value to new and existing properties. 10.2 STRATEGY AND VISION The Northern and Western Regional Assembly, Regional Spatial and Economic Strategy 2020-2032 (NWRA RSES) defines Monaghan Town as a ‘Key Town’. Key Towns are regionally strategic employment centres of a significant scale that can act as regional drivers that complement and support the higher order urban areas within the settlement hierarchy. The NWRA RSES also notes that Monaghan Town has the potential to accommodate a significant level of growth in population and employment. The purpose of this Development Plan is to set out a shared vision of how the sustainable and co-ordinated growth and development of Monaghan Town can be shaped in a planned manner which will also act as a catalyst for the economic, physical, cultural, and environmental development of the town. The Development Plan aims to give direction to the town’s expansion while encouraging an inclusive, transparent and accountable approach to future development during the plan period 2025-2031 and beyond. The 2022 Census indicates that the population of Monaghan Town is 7,894. This represents an increase of 216 from the 2016 Census, an increase of 2.8%. The Census results also indicated that of the total housing stock available in the town, 22.6% were vacant. The main employment sectors in Monaghan Town in 2022 were in Commerce and Trade (22%), Professional Services (18%), and Manufacturing Industries (17%). Although the employment figures reinforce the standing of Monaghan Town as the County’s main commercial, administrative and service centre, there is a deficiency in the number of jobs in IT-technology based industries and employment opportunities for graduates. It is hoped that with improved third level educational facilities and the provision of sufficient serviced industrial lands in the town, this form of industry may be attracted to the town. The Core Strategy set out in Chapter 2 of this Development Plan projects that the population of Monaghan town will grow to 9,700 over this Plan period and a housing land requirement of almost 31 hectares is being provided within the settlement boundaries to accommodate this projected growth. In the Core Strategy Monaghan is identified as a Tier 1 Principal/Key Town. The town will be promoted as the primary growth centre for industrial development, as the primary retail and service centre and as a strong and attractive residential centre. Monaghan Town also aspires to be a third level education provider. One of the main aims of the Development Plan is to consolidate the town centre as advocated in the National Planning Framework (NPF) and the NWRA RSES. Strong population centres become selfgenerating in terms of employment, attracting inward investment in industry and commerce, and thus support a wider range and quality of infrastructure, services and facilities. 2022 POPULATION POPULATION AS A % 2031 PROJECTED PROJECTED % OF COUNTY OF COUNTY MONAGHAN POPULATION MONAGHAN POPULATION POPULATION 2022 2031 7,894 12.09% 9,700 13.6% TABLE 10.1 MONAGHAN TOWN POPULATION PROJECTIONS 10.3 EDUCATION Monaghan Town has five secondary schools and five national schools as well as Monaghan Institute, a further education college. The numbers attending each college are outlined in Table 10.2.
- 257 Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionmonaghan town settlement planchapter 10 TABLE 10.2 ENROLMENT FIGURES FOR SCHOOLS IN MONAGHAN TOWN 2023-2024 The multi-user education campus located at Knockaconny provides educational facilitates for primary, post-primary and further education levels and is home to Gael Scoil Ultain, Coláiste Oiriall and Monaghan Institute. Additionally, the site houses the Garage Theatre and a sports hall which are shared by all education users on the campus. Monaghan Institute offers a wide range of further education and training (FET) courses. Close links with local employers and the community ensure that the focus of FET course provision is reflective of local needs and current/future skills shortages. Monaghan Institute fosters positive working relationships with other providers at home and abroad and is currently developing constructive contacts with St. Angela’s, Sligo, Dundalk Institute of Technology, Atlantic Technological University (ATU) Donegal and Wrexham University. 10.4 TOWN CENTRE Monaghan Town centre consists of a mixture of land uses, many of which are interdependent. While retailing underpins the function of the town centre, it is also an employment and service centre for the town and the wider hinterland. Residential, retail and commercial developments in the town centre over the last two decades, particularly to the rear of Glaslough Street, have contributed to increasing the vitality and viability of the town centre. The Dublin Street Regeneration scheme is a proactive and innovative regeneration project for the Dublin Street area of the town that will lead to the sustainable, coordinated and compact growth of Monaghan town centre. The project targets regeneration of the backland areas to the North and South of Dublin Street, the opening of development lands, the assembly of suitable land parcels, and the provision of critical infrastructure and public realm facilities will serve as a catalyst for future town centre public and private investment. The project is currently being progressed in two phases South and North. The Dublin Street Regeneration Plan (South) was adopted as part of the Monaghan County Development Plan 2013-2019 and was prepared to provide guidance and options for the future development of the Dublin Street back land area. The aim of the plan is: k To realise the potential for growth and to improve the range and quality of retail and non-retail offers, k To deliver a more attractive shopping and visitor environment, k To develop the town as a service centre given its strategic location, and k To increase the number of people visiting Monaghan for shopping and other purposes. NAME OF SCHOOL N=National / S= Secondary / FE= Further Education .....................No. of Students (N) ST. MARY’S BOYS NATIONAL SCHOOL .......................................................... 238 (N) ST. LOUIS GIRLS NATIONAL SCHOOL.............................................................. 200 (N) MONAGHAN MODEL SCHOOL............................................................................ 185 (N) GAELSCOIL ULTAIN.................................................................................................... 386 (N) NAI SCOIL ST. LOUIS NATIONAL SCHOOL .................................................... 250 (S) BEECH HILL COLLEGE .............................................................................................. 874 (S) ST. LOUIS CONVENT.................................................................................................. 520 (S) ST. MACARTAN’S COLLEGE ................................................................................... 612 (S) MONAGHAN COLLEGIATE SCHOOL................................................................ 255 (S) COLÁISTE OIRIALL...................................................................................................... 391 (FE) MONAGHAN INSTITUTE ......................................................................................... 952
- 258 The Dublin Street North Regeneration Plan was adopted as part of the Monaghan County Development Plan 2019-2025 and provides guidance on the regeneration options for the future development of the Dublin Street North Regeneration Plan area. The plan affords for a consolidated development form to create an identifiable urban quarter with a strong sense of place and identity and includes the reuse, adaptation and infill of existing structures and new perimeter urban blocks, new streets and spaces that integrate and connect with the existing street network. The Roosky Lands Master Plan was adopted as part of the Monaghan County Development Plan 2019-2025 and provides guidance on the regeneration options for future development of the Roosky Lands Master Plan area. The plan provides a vision for a place making approach which makes uses of town centre area to create a desirable and convenient place to live, work and thrive, in an area that has considerable development potential. All proposed developments within the Dublin Street/Roosky Regeneration Areas will have regard to the plans detailed above. The Monaghan Peace Campus, a 4-storey mixed use community building, located within the town centre, will act as a new landmark for the town and will encourage cross-community and cross border interaction. The Campus provides a shared space comprising, the town library, county museum, youth space, café, underground carpark, external civic space, external stage area and a mix of bookable multi-use rooms catering for between 2 to 200 people. The Campus was opened to the public in 2024. The completion of enhancement works to the existing civic space in Church Square has resulted in the creation of an outdoor events space which has enhanced the streetscape at this town centre location. Monaghan County Council is progressing the Urban Regeneration and Development Fund (URDF) Call 3 for Monaghan Town and is actively engaging with property owners, where possible, to address the long-term vacancy and dereliction of properties. Funding has been approved by the Department of Housing, Local Government and Heritage (DHLGH) to allow for the acquisition of these properties compulsorily or by agreement and to place them on the open market for sale to bring the properties back into active use. The funding is committed to 2030. Additionally, the Council is in the process of engaging consultants to carry out a heritage led Regeneration Plan for the town centre. A key element in the delivery of the Town Centre First Policy at local level is the preparation of Town Centre First Plans. These plans are non-statutory, communitylevel plans, underpinned by surveys and Town Centre Health Check data analysis and will be carried out by Town Teams. Town Centre First Plans must be informed by the policies and objectives of the County Development Plan and vice versa. Subject to funding, a Town Centre First Plan will be prepared for Monaghan Town. In line with national and regional policy, Monaghan County Council will continue to promote town centre living and encourage the redevelopment of brownfield and derelict sites to consolidate the town centre. Notwithstanding the identified Community Services/ Facilities zoning for the St Davnet’s campus, some limited social/affordable housing may be permitted, where there is clear demonstrable need. Such proposals on these lands shall be considered consistent with the identified zoning. MTO 1 To ensure that all development proposals within the Dublin Street North Regeneration Plan area have regard to the regeneration strategy and development objectives of the Dublin Street North Regeneration Plan. MONAGHAN TOWN CENTRE OBJECTIVES MTO 2 To ensure that all development proposals within the Roosky Lands Master Plan area have regard to the master plan strategy and development objectives of the Roosky Lands Master Plan. MTO 3 To ensure that all development proposals within the Dublin Street Regeneration Plan (South) area, have regard to the regeneration strategy and development objectives of the Dublin Street Regeneration Plan. Monaghan County Development Plan 2025 – 2031
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