Year: 4, Semester: 8,

School of Engineering,

Department of Construction & Surveying,

Dundalk Institute of Technology;

Paul Coyle (D00141522)

29/04/2015

April 29, 2015 [ ]

Project Rationale:

The design layout for the proposed change of use for the ‘Assembly Halls’ Dawson Street, Monaghan

was chosen after carrying out extensive research. This included published data & literature, an in-depth

site survey and site visits to buildings of a similar accommodation. The proposed bar/restaurant ‘nomo’

involves the redevelopment of the currently derelict former Parochial Hall. The research carried out,

assisted with defining the space requirement for the activities that are be carried out, their size

requirement and preferred locations. In addition, the research helped to establish that in order to

facilitate the aforementioned activities there will be the necessity to construct a 117m2 extension.

There were a number of factors which influenced the design process. In relation to the site, these

consisted of the site being bound to the North & South, the positioning of the building within 5m of the

West boundary on site the space available to the rear of the building, the run of the existing culvert on-

site and the fact that it is of an urban location and in an Architectural Conservation Area (ACA). With

respect to the building these factors included: the building being a Protected Structure, high vertical

aspect windows on the West elevation and the decoration on the front façade. Internally, the inherent

location of the existing staircases in both recessed bays, high ceilings and the open plan nature of the

building had to be taken into consideration.

The chosen design was determined as the most viable approach with respect to the structural impact on

the existing structure and the most economically viable in terms of both, its construction and as business

venture going forward. In addition, the chosen design is considered to maximise the use of the existing

structure, meet the requirements of the LPA in the Monaghan Development Plan 2013-19 and meet the

client’s requirements to create:

Unique dining experience, Creative contemporary design, Maximising the economic capacity of the property;

There were many difficulties encountered throughout the process. In locating the extension to the rear of

the site, it was considered the most viable option. This was to take advantage of the adjacent shopping

centre to maximise the economic potential. However, in addressing this, difficulty was encountered in

forming the connection with the town council car park due to the difference in the levels. In particular,

providing the parking requirement in accordance with the Monaghan Development Plan 2013-2019 was

challenging. Providing the required gradient into the site from the adjoining car park proved allusive.

After consultation with the LPA (Road Engineer), the decision to provide the parking at first floor level

was made. This in itself posed a number of problems with respect to integration with the town council

car park such as: a viable traffic management plan, connection to site drainage, pedestrian footpaths and

landscaping. After a number of design changes, these issues were overcome with provision made for 14

car park spaces and an integrated one way system traffic management plan. To facilitate the new

drainage layout the neighbouring loading bay was investigated, however this route was eliminated due to

the disruption to the adjoining property. The selected route requires to be encased in concrete where it

travels below the extension and will make use of the existing right of way which is attached to the

Methodist Church to the North of the property (Drawing No. 2).

Internally, the inherent locations of the existing stairwells were advantageous to the design process by

naturally providing adequate space for Means of Escape (MOE). For that reason the decision was made

for the recessed bays to retain their existing function. Positioning both the kitchen and restaurant to the

West elevation was considered to be a vital aspect to the design. In doing so, this facilitated both

activities taking advantage of the high vertical aspect windows and the high ceilings at first floor level.

However, this posed a series of problems in relation to connecting the spaces to the MOE stairwells,

locating internal vertical circulation while ensure that the interconnection between the extension and the

existing structure was achieved. To overcome these issues, concessions to the size of the ancillary

storage for the kitchen and the kitchen itself had to be made.

What was learnt from carrying out this project is that an open mind is necessary throughout the process.

Constant communication with others can assist with developing more practical solutions while ensuring

that all the relevant parties’ requirements are best served. Although the initial design met the client’s

basic requirements, through discussion with others, a more contemporary design was achieved which

resulted in greater overall approval. In relation, to both the structural and economic evaluation this

created awareness for aspects of the design process which I may not previously considered.

In conclusion, although the optimum design may not have been achieved, the chosen design redevelops

an existing historical building of a town centre location and maximises the potential of the property in

question. The design is sympathetic to its Protected Structure status and enhances the property on both

elevations. In addition, from a broader perspective it establishes a unique dining experience for the

community improves the streetscape and will make a considerable contribution to the economic recovery

and regeneration of Dawson Street.

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April 29, 2015 [ ]

Cover Letter:

Mr. Paul Clifford,Director of Services, Economic Development,Glen Rd,Monaghan,Co. Monaghan;29/04/2015

Ref No: FA 14/01

Re: Planning Application for a Proposed Wine/Tapas bar on the ground floor and a Fine Dining Restaurant on the first floor, located in the ‘Assembly Halls’ Dawson St, Monaghan;

Dear Mr. Paul Clifford,

Please find attached a planning application, planning report and relevant planning certificate drawings

for the change of use and proposed extension to the Assembly Halls, Dawson St, Monaghan which is a

Protected Structure, on behalf of my client Mr. Pat McElvaney. Mr. McElvaney has been the current

owner of the ‘Assembly Halls’ since 1974 and has commissioned PC Consultants to create a feasible

redevelopment design for the aforementioned property. Consequently, it has been determined that the

proposed wine/tapas and fine dining restaurants offers the best opportunity for economic success for the

Mr. McElvaney while ensuring the retention of the building. In addition, please find enclosed a fee of

€1,800.00.

Class of Development Area Rate Fee4. The provision of buildings other than buildings coming within class

1, 2 or 3.471

3.60/m2 1,700.00

9. The provision of an advertisement structure or the use of an existing structure or other land for the exhibition of advertisements.

100.00 100.00

Total 1800.00

Yours Sincerely,

____________________________

PC Consultants

Client: Pat McElvaney,

Location: Assembly Halls,

Dawson St,

Monaghan,

Co. Monaghan;

By: Paul Coyle (D00141522) B.Sc. (Hons.) in Building Surveying;

Date: 29/04/2015

Executive Summary:This report has been prepared as a support document for the planning application submission for the

change of use of the ‘Assembly Halls’ which is a Protected Structure, from a former Parochial Hall to a

wine/tapas bar and a fine dining restaurant. The property in question is currently derelict and is located

on Dawson Street, Monaghan, Co. Monaghan. The works are being carried out in connection with the

provision of a bar with a maximum capacity of 80 persons and a restaurant with a maximum capacity of

40 persons. The works include:

1. Demolition of:

8m2 on centre bay of the West facing front elevation to provide a new primary entrance,

2. Provision for:

Elevated car park to be integrated with existing Monaghan County Council car park, (Rooskey, Monaghan) to the rear of the site. This is to include 14 car park spaces, 2 of which will need to be designated for disabled use plus a set down area,

For a single storey 7m2 glazed entrance lobby on the West facing elevation of the existing structure.

Two storey extension (117m2) to be connected to the existing structure to the rear of the property including the provision for a new entrance to the property at proposed car park level,

Ramped access adjacent to proposed extension from car park to ground level,

Erection of signage/advertisement on the front elevation of existing structure, proposed extension and within the site boundaries,

3. Ancillary:

All associated site works,

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April 29, 2015 [ ]

Contents : Cover Letter:..........................................................................................................................................iii

Executive Summary:..............................................................................................................................iii

Table of Figures:.........................................................................................................................................iv

Abbreviations:.............................................................................................................................................iv

Acknowledgements:.....................................................................................................................................v

Introduction:.................................................................................................................................................1

1.1 The Subject Site:...............................................................................................................................1

1.2 Planning Overview:...........................................................................................................................2

1.3 General Planning Considerations:..........................................................................................................2

1.3.1 Protected Structures:.......................................................................................................................2

1.3.2 Architectural Conservation Areas (ACAs).....................................................................................2

1.3.3 Zoning Objectives:.........................................................................................................................3

1.3.4 Planning History:............................................................................................................................3

1.4.4 Relevant Planning in Vicinity:.......................................................................................................3

1.4 Pre Planning Consultation:.....................................................................................................................4

1.5 Proposal:.................................................................................................................................................4

1.6 Design Aspects of Proposal:..................................................................................................................5

1.6.1 Setting/Context...............................................................................................................................5

1.6.2 Building Line..................................................................................................................................5

1.6.3 Materials Respecting Neighbouring Buildings...............................................................................5

1.6.4 Building Heights:............................................................................................................................6

1.6.5 Car-Park Provisions:.......................................................................................................................6

1.6.6 Density, Plot Ratio and Site Coverage...........................................................................................6

1.6.7 Access & Transport:.......................................................................................................................6

1.6.8 Landscaping:...................................................................................................................................7

1.6.9 Shop fronts:.....................................................................................................................................7

1.6.10 Signage:........................................................................................................................................8

1.6.10 Building Services:.........................................................................................................................8

1.6.10.1 Drainage:................................................................................................................................8

1.6.10.2 Electricity:..............................................................................................................................8

1.6.10.3 Fire Detection & Alarm System:............................................................................................8

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April 29, 2015 [ ]

1.6.10.4 Refuse:....................................................................................................................................8

1.6.10.4: Gas:.......................................................................................................................................8

1.6.10.5 Ventilation:................................................................................................................................8

1.6.11 Renewable Energy Developments................................................................................................9

1.6.11.1 Hot Water:..............................................................................................................................9

1.6.11.2 Heating:..................................................................................................................................9

1.7 Conclusion:.............................................................................................................................................9

Planning Fee Summary:.............................................................................................................................14

Table of Figures:Figure 1: North & South Boundaries;..........................................................................................................1Figure 3: Structures of Regional Importance;..............................................................................................2Figure 2: Site Map: 1:1000;.........................................................................................................................2Figure 4: Location in ACA;........................................................................................................................2Figure 5: Monaghan Town Zoning Map;.....................................................................................................3Figure 6: East Elevation;..............................................................................................................................5Figure 7: Damage on West Elevation;.........................................................................................................5Figure 8: K-Rend Wheaten Silicone Thin Coat...........................................................................................5Figure 9: Russet Red Kingspan XL Forte....................................................................................................6Figure 10: Grey Kingspan Lo-Pitch KS1000 LP.........................................................................................6Figure 11: Cracking in Concrete on West Elevation....................................................................................7Figure 12: Newgrange 3 sizes (Shotblast);..................................................................................................7Figure 14: Sergey Makhno's Kiev Residence;..........................................................................................10Figure 15: Edward Sewczyk's Stacked house in Sydney;..........................................................................10Figure 13: Clear Distinction Between New & Old;...................................................................................10

Abbreviations:

ACA: Architectural Conservation Area

LPA: Local Planning Authority

Acknowledgements:In undertaking this report there are a number of people who require thanks. Firstly I would like to give

thanks to the owner of the property Mr. Pat McElvaney for the access afforded to me to gain the

information I required to fully evaluate the property. Also certain members of the Monaghan County

Council require thanks for the time afforded to me on a number of queries, these include:

Ronan Woods, (Planning),

Ben Clerkin, (Planning),

Shirley Clerkin (Heritage)

Dermot Deeney,(Roads Engineer)

| v

April 29, 2015 [ ]

Dermot Branigan, (Fire Officer);

| vi

April 29, 2015 [ ]

Introduction:

This report was commissioned by Mr. Pat McElvaney, with the intention of applying for planning

permission for the permission for the change of use and redevelopment of the ‘Assembly Halls’ existing

first and second floor areas to form a Restaurant/Wine/Tapas bar and ancillary areas with the inclusion

of a7m2 entrance lobby on the front elevation and a 117m2 extension to the rear of the existing structure.

The scope of our study includes investigations of:

Planning history Planning policy documents Briefing and background documents from our client. Monaghan Town Development Plan 2013- 2019 County Monaghan Development Plan 2013- 2019 http://www.monaghan.ie/en/home/ http://www.border.ie/downloads/RPGs/Regional%20Planning%20Guidelines%202010%20-

%202022.pdf

This planning application and report is to be used in conjunction with scaled drawings which are

included in the appendices. The drawings submitted as part of this application include:

Drawing Title: Drawing No: Scale:

Site Location Map: 1 1:1000

Site Plan: 2 1:200

Ground- floor Plan: 3 1:100

First floor Plan: 4 1:100

North Elevation: 5 1:100

East Elevation: (Front) 6 1:100

West Elevation: (Rear) 7 1:100

South Elevation: 8 1:100

Section A-A: 9 1:100

Section B-B: 10 1:100

Section C-C: 10 1:100

Section D-D: (Site Section) 10 1:100

This report identifies and summarises relevant, material planning considerations in an assessment of

future development potential of the subject land. It should be noted that this report has been prepared

with the benefit of site visit which enabled a survey of the property in question to be undertaken.

1.1 The Subject Site:

The Assembly Halls is a Structures of Regional Importance and is considered a Protected Structure (Ref

No: 41000177), and is located adjacent to a Protected Structure the Monaghan Methodist Church,

Dawson Street, Monaghan; (Ref. No. 41000178). Furthermore, the property is zoned as town centre in

the Monaghan Town Development Plan 2013-2019, the requirements of which have been examined and

addressed within Section 1.6 of this report.

The existing structure is a detached six bay two storey former Parochial school, c 1850, with gabled two

storey breakfront to central bays and two storey recessed entrance bays to both ends added 1869, it

remains unoccupied at the present day. Its roof is a double pitch purple slate with nap rendered

chimneys, exposed rafter ends and pierced decorative bargeboards, clayware ridge tiles and cast iron

rainwater goods. The walls are rendered with sandstone with a string course at first floor and plinth at

ground level. The overall height of the structure is 10.900m and it has a GIFA of 347m 2 which is evenly

distributed over both floors. It has been determined from the site survey carried out that the external

structural elements of the building are in good condition.

Internally the ceiling height at ground level is 3.066m and 4.095m at first floor level. The ground floor

is of concrete construction with a timber floor construction on the first floor. It has been determined

from the site survey carried out that internally there has been superficial damage to the internal partitions

and intermediate floor.

The site is of an urban setting, approximately 100m from the town centre and is

located within an Architectural Conservation Area (ACA). The area of the site is

1102m2/ 0.01102 ha. and is of an irregular shape. The West facing boundary of the

site is bound by a rubble stone front wall with limestone bull nose coping,

squared rubble stone piers and cast iron gates to Dawson Street, the North

facing boundary is bound by a wall to the adjoining property which houses a

| 1Figure 1: North & South

Boundaries;

April 29, 2015 [ ]

Methodist Church, the South facing boundary is bound by a wall to a loading bay area for the Monaghan

Shopping Centre and the East facing boundary is bound by a timber fence within a hedge to a town

council car park.

There is currently only one point of access for vehicles and pedestrians which is located on the west

facing boundary adjacent to Dawson Street. The site itself is flat, however at the East boundary with the

town council car park the property is approximately 2.5 metres below the car park level.

1.2 Planning Overview:

The proposed planning application will seek planning permission for the change of use and

redevelopment of the Assembly Halls. It is proposed that existing first and second floor areas will form

a restaurant/ wine/tapas bar and ancillary areas. It has therefore been determined, with particular regard

to the client’s needs and to ensure the accommodation

meets current contemporary standards, a 7m2 entrance

lobby is to be located on the front elevation. In addition,

a 117m2 extension has been deemed necessary to facilitate

the required activities associated with a bar/restaurant

combination. This will increase the overall floor area of

the building from 347m2 to 471m2.

Planning permission is being sought for:

1. Demolition of:

8m2 on centre bay of the East facing to provide a new primary entrance.

2. Provision for:

Elevated car park to be integrated with existing Monaghan County Council car park,

(Rooskey, Monaghan) to the rear of the site (East Facing boundary). This is to include 14 car

park spaces, 2 of which will need to be designated for disabled use plus a set down area.

For a single storey 7m2 glazed entrance lobby on the West facing front elevation of the

existing structure.

Two storey extension (117m2) to be connected to the existing structure to the rear of the

property including the provision for a new entrance to the property at proposed car park level.

Ramped access adjacent to proposed extension from car park level to ground level.

Erection of signage/advertisement on both the West facing front elevation of existing

structure, and the East facing rear elevation of the proposed extension.

3. Ancillary: All associated site works.

1.3 General Planning Considerations:

1.3.1 Protected Structures: The structure is considered a Structures of Regional Importance, Ref No: 41000177, and is located

adjacent to protected structure, Monaghan Methodist Church, Dawson Street, Monaghan Ref. No.

41000178.

Figure 3: Structures of Regional Importance;

1.3.2 Architectural Conservation Areas (ACAs)

An architectural conservation area is a place, area,

group of structures or townscape that is of special

architectural, historical, archaeological, artistic,

cultural, scientific, social or technical interest or that

contributes to the appreciation of a protected

structure. The repair and refurbishment of existing

buildings will be favoured over demolition and new

build. New development should be sympathetic in

scale, massing and detailed design to the existing

character of the area. Specifically, the repair (or

replacement with replicas if necessary) of original

timber sash windows, cast iron rainwater goods and railings, natural slate roofs, chimneys and external

renders will be required for all buildings within these areas. New shop fronts and signage shall be

traditional in design and respect the character, scale proportions of the original building. A list of

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Figure 2: Site Map: 1:1000;

Figure 4: Location in ACA;

April 29, 2015 [ ]

Protected Structures and Architectural Conservation Areas are contained in, MN 1 and MN 2 of

Monaghan County Development Plan 2013-2019.

1.3.3 Zoning Objectives:

To provide for the development and improvement of appropriate town centre uses including retail,

commercial, residential, cultural and social use, with the overall aim of maintaining and strengthening

the vitality and viability of the town centre.

It is the objective of the Local Planning Authority (LPA) to seek to strengthen the role of the town

centre, to increase its vitality and viability and to improve its environment. The Planning Authority will

consequently, encourage the development and redevelopment of lands for retail, residential, commercial,

cultural and social activity in this area. Developers should note that a strong emphasis shall be placed on

the design and context of all proposals in the town centre, and development/proposals shall comply with

the policies laid out in Chapter 15 of the Monaghan County Development Plan 2013–2019.

Figure 5: Monaghan Town Zoning Map;

1.3.4 Planning History:

The property in question has had 2 previous planning applications:

1976: Ref. No: 630018; Pat McElvaney.

Description:

Outline permission was given for the conversion of Assembly Halls into licensed premises, onsite

parking, new entrance on front elevation, service area &loading bay to the rear of the building. However

the owner decided not to continue with the development and the application was withdrawn.

2009:Ref. No. 0930007; Gerard Treanor.

Description:

New two storey over basement domestic house with attached domestic garage and store, together with

new boundary walls and railings, connection to public foul and storm sewer, connection to public water-

main, provision of new vehicular entrance off Town Council Car Park with piers and automated gates

The application was initially refused by the LPA and upon appeal to An Bord Pleanala; the decision

made by the LPA was upheld.

1.4.4 Relevant Planning in Vicinity:

Ref. No.

Year Applicant Address Conditions

1430001 2014Besant

HoldingsMill St.

Prior to commencement of development, applicant to contact Irish Water regarding provision of water services necessary to enable the proposed development and to confirm acceptability of the proposed extension with regard to source/network infrastructure. €22,900.00

contribution to M.C.C for the provision for car parking.Commenced

9630074 2000Anthony Dinkin

Church Sq.No additional sign or advertising device shall be erected externally on

the premises without prior grant of permission from the planning authority.

Commenced

1330013 2014 Deery BrosDawson

St.

Prior to commencement of development a traffic management plan for vehicles accessing the site shall be submitted to the Planning Authority for approval in writing. This document shall given details of warning

signage required and details of site access and material storage and shall illustrate how the construction activities will interact safely with

pedestrians and vehicular movements on the adjacent public road and footpath network.

Did Not Commence

0030005 2000Feargal Deery

Market St.€30,000 contribution to M.C.C for the provision for car parking; all public & private property to be protected

during construction;Commenced

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April 29, 2015 [ ]

1.4 Pre Planning Consultation:

Having been made aware of the previously approved application and highlighting the similarities to the

current application the local planning authority looked positively towards the proposal showing

particular interest in the both the aesthetics of the proposal and the proposed integrated car park.

In relation to the proposed new entrance on the West Facing (front elevation) it was expressed that the

glazed entrance lobby would be considered favourable and would in fact enhance the inherent features of

the building.

With regard to the car park arrangement it was recommended that continually communication be

maintained throughout the project to ensure the most suitable arrangement was reached for both the LPA

and the applicant.

1.5 Proposal:Introduction:

According to the Monaghan Development Plan 2013-2019, development is necessary to adapt the fabric

of settlements to present and future needs and to ensure the economic well being of the local community.

To ensure the quality and character of the area is retained, the development is sensitive in nature with

particular attention paid to street pattern, scale of extension, detailing and materials of components and

architectural quality. Careful consideration was given to the design of the project to ensure minimal

interruption or prejudice to the neighbouring properties.

In addition, an imaginative and high quality contemporary design has resulted in a building that

enhances streetscape and improves the image of town. A sensitive approach was taken in the design

process, to ensure a sympathetic and complementary integration with the existing structure. With use of

modern forms of construction, a contrast has been created between the new and the existing. This has

resulted in a new awareness and appreciation of the ornate features of the existing structure.

Proposed Extension (117m 2 ):

To facilitate the junction of the extension it will be necessary to demolish a section of the rear elevation.

The extension will be two storey steel frame structure which will connect to the new steel framing

inserted in the existing structure. In forming the connection between the existing and new it is proposed

to incorporate a glazed wall & roof section which will house a new staircase. Staff facilities & plant

room will be located at ground floor level. The first floor will house a new entrance to the building on

the East facing boundary. In addition it will provide 68m2 of the restaurant floor area which integrates

both the existing structure and the proposed extension.

Ground floor Wine /Tapas Bar (137.5m 2 ):

This will require demolition of an 8m2 section on centre bay of the West facing front elevation to provide

a new primary entrance. In addition it is proposed to include 7m2 single storey entrance lobby on the

West facing front elevation which will be fully glazed with a low pitch zinc roof. Also to be included is

the erection of an internal structural steel frame to form the opening for the connection between the

existing and new and to provide sufficient loading capacity for the activities located at first floor level.

With a GIFA of 173.5m2, 77m2 will be allocated to the Wine/Tapas bar area which will have a proposed

capacity of 80 people. The remainder will house all the necessary provisions (W/C’s, MOE, elevator,

storage &staff facilities.

First floor Fine Dining Restaurant & Ancillary (137.5m 2 ):

This will entail the installation of a structural steel frame to form connection with extension at first floor

level. With a GIFA of 173.5m2, 58m2 will be allocated to the fine dining restaurant area which has a

proposed capacity of 40 people. The remainder will be divided between the commercial kitchen and

ancillary storage, an (33m2) and all the necessary provisions (W/C’s, MOE, elevator and staff facilities.

External Works:

On the front elevation site preparation works will be required to ensure a level surface is provided to

facilitate the 7m2 glazed entrance lobby. To the rear of the structure, an elevated car park is to be

constructed, which is to be integrated with existing Monaghan County Council car park, (Rooskey,

Monaghan) on the East Facing boundary (Further details in section 1.6.5). It will involve the forming

of pad foundations (to Structural Engineers Specifications) to support the vertical columns which in turn

support the elevated platform. In addition, to facilitate direct entry from the car park level to ground

floor level at the rear of the premises, it is proposed that ramped access is provided adjacent to the

extension.

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April 29, 2015 [ ]

1.6 Design Aspects of Proposal:

On behalf of the client, this section of the report is considered to provide the justification for the

proposed development with particular attention paid to policies within Chapter 15 of the Monaghan

Development Plan (2013-2019).

1.6.1 Setting/Context

As the building is a protected structure therefore only minimal works is allowed on the existing structure.

However policy TVP 13 suggests that ‘Contemporary designs will be encouraged where they make a

positive contribution to the setting of a town or village’.

With this in mind, it is felt that the proposed glazed entrance lobby does not detract from the original

ornate features on the West facing front elevation. When designing the lobby care was taken to ensure

that the ornate mouldings would not be compromised, thus a single storey, PVC framed glazed

connection was considered the most appropriate choice of construction. This modern form of

construction creates a contrast with the more traditional form of construction of the existing structure. It

creates an awareness of the features which otherwise have gone unnoticed and ensures the original

features remain visible.

With regard to the 117m2 extension to the rear of the existing structure, the contemporary design

revitalises the East facing elevation. Similar to the entrance lobby on the front elevation, the modern

form of construction creates a contrast with the more traditional form of construction of the existing

structure and creates an aesthetically pleasing contrast between the new and the old that will capture the

attention of passers-by.

1.6.2 Building Line

The proposed entrance lobby on the West facing front elevation is single

storey and projects out 2m from the existing structure. It is to be noted that

existing structure itself is stepped back approximately 5m from Dawson St.

in comparison to the adjoining properties which project out to the extents of

their associated boundaries. As a result the Assembly Halls goes unnoticed.

On the rear elevation which is approximately 20m from the East boundary, the building remains

overgrown and in a state of disrepair. Policy TVP 7 states:

‘…new developments should maintain the established building line and should minimise visual and

physical disruption of the streetscape’.

To address this policy, it is felt that the proposed development will breathe life into an otherwise

forgotten building and enhance the building line on both Dawson St. and the derelict site on the East

boundary. Minimal visual and physical disruption will be carried out on the front elevation. The works

at the rear of the property will be an improvement on an otherwise forgettable elevation. Furthermore, in

support of this, the previously granted planning application on the property had a similar size of a

entrance lobby proposed for the front elevation and similar proposed arrangement regarding onsite

parking, service area & loading bay to the rear of the building.

1.6.3 Materials Respecting Neighbouring BuildingsTVP 10:

‘…recommends the use of materials of a similar texture or colour as traditional materials. Use of

inappropriate materials in an unrestrained manner can detract from the quality of an area.

Existing stone facades should be retained. Plastering of stone facades is not acceptable and

would constitute a material alteration of the character of the building. Replacement windows

should be of similar style, design and material as the original windows’.

The buildings in the vicinity of this site are all constructed of various materials and

using different methods of construction (i.e. natural stone Methodist Church on the

North facing Boundary and coloured render finish on the Monaghan Town Shopping

Centre on the South boundary and buildings directly opposite on Dawson St.)

Currently the façade of the structure is in a poor state with parts of the plaster broken

off and visible cracks and is need of substantial repair.

To facilitate the requirement of policy TVP 10, in conjunction with awareness that the

Assembly Halls is a Protected Structure, it is proposed to upgrade the front elevation by

creating a blend of both styles which are evident on Dawson St. This will involve the

removal of the existing plaster finish on the front elevation. Care is to be taken to ensure

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Figure 6: East Elevation;

Figure 7: Damage on West

Elevation;

Figure 8: K-Rend Wheaten Silicone

Thin Coat

April 29, 2015 [ ]

the retention of the ornate mouldings, bevelled reveals around the windows and the stringer course

moulding at first floor level. The original sliding sash timber windows and six panel timber doors are to

be retained or replaced with similar and painted brilliant white to ensure their longevity. In addition, the

purple roof on the original structure is to be retained and where necessary stale will be replaced with like

for like originals.

It is proposed that the natural stone on the centre bay be cleaned, repointed with traditional materials and

left exposed. With respect to the rest of the front façade and other elevations of the existing structure,

the preferred option is to introduce a K-Rend Wheaten Silicone Thin Coat which

similarly coloured to the render used on the Monaghan Town Shopping Centre and

the property opposite. However consultation with the LPA will necessary due the

protected status of the building. Should the preferred option be deemed not

appropriate, repair of the cracks and repainting of the building is another acceptable

option. The façade of the extension is to consist of Russet Red Kingspan XL Forte

cladding; it is deemed an appropriate material in keeping with the contemporary

design of the extension and is considered to create an interesting visual contrast to

the proposed rendered finish of the existing structure. Both the windows and doors on the proposed

extension are to be of the Prestige Grey uPVC variety, with argon filled Pilkington energiKare™ Triple.

The roof is to be constructed of Goosewing Grey Kingspan Lo-Pitch KS1000 LP variety. The grey

colouring of the windows doors and roof was chosen so as to not detract from the

Russet Red cladding being the new focal point of the development. The opinion has

been formed that the integration of both the traditional materials and the modern

coloured render is both, imaginative and of high quality with respect to design.

Furthermore, it is felt that the development will not only enhance the quality of the

building and the area, it retains a perfect level of subtlety which complements the

neighbouring buildings.

1.6.4 Building Heights:

Both the proposed entrance lobby (single storey) on the West facing front elevation and the extension

(two storey) to the rear of the existing structure are below soffit level of the existing structure and do not

impinge on any other property in the area.

1.6.5 Car-Park Provisions:

Within the requirement of the Chapter 15 of the Monaghan Development Plan 2013-2019 it states: All

developments shall be required to provide adequate provision within the site for servicing of the proposal

and for the parking and manoeuvring of vehicles associated with it. With this in mind it was determined

from Table 15.2; the development will require 22 spaces to satisfy the council’s criteria.

However, in order to meet the requirement of PKP 8 ‘Planting and landscaping of all car parks shall be

required’, the development is to include 14 no. spaces. It will involve the construction of an elevated car

park to be integrated with the existing Monaghan County Council car park, (Rooskey, Monaghan) to the

rear of the site (East Facing boundary). 2 spaces designated for disabled use will be included plus a set

down area. In conjunction with PKP 2 it is hoped a level of flexibility will be afforded to the project. It

is proposed that although the parking requirements have not been met, the council will look favourably

on making use of the additional 14 spaces for public parking outside the hours of operation of the

development. Furthermore, the client is aware of a possible financial contribution of €2,300 per space

should the council deem it appropriate.

‘…a mixed use development is proposed where it can be reasonably shown that the different uses

operate at different times, the Council may apply flexibility in the calculation of the parking

requirement’. (PKP 2)

1.6.6 Density, Plot Ratio and Site Coverage

The proposed development will have a plot ratio of 0:42 and site coverage of 26%.

There is no maximum density, plot ratio or site coverage for Monaghan in the County Monaghan

Development Plan 2013-2019. After consultation with the LPA it was determined that all developments

are evaluated on their own merits. Particular attention is paid on how the development impacts the

economic, social, environmental, cultural and architectural landscape of its environs. With this in mind,

it is felt that the design aspects of proposal provide justification for approval from the LPA.

1.6.7 Access & Transport:

Internally the two existing timber staircase in the recessed bay will be replaced and a new stairwell is to

be located in the connection between the existing structure and the proposed extension. In addition a lift

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Figure 9: Russet Red Kingspan XL Forte

Figure 10: Grey Kingspan Lo-Pitch KS1000 LP

April 29, 2015 [ ]

will be provided in the existing structure to connect the two floors. This will be installed in accordance

with Part M and Lift Directive 95/16/EC.

Vehicular access to the site will be provided at first floor level through the integration of the elevated car

park and the existing Monaghan County Council car park on the East facing boundary. The car park will

accommodate 14 spaces, two of which will be designated for disabled use and will include a set down

area. To comply with the requirements in 15.23 (Road Access Standards), it is proposed that a one way

traffic management plan this is to be integrated with the existing one way traffic management system of

the existing Monaghan Council car park. With this in mind, it is proposed that the East facing boundary

with the car park remains structure free and integrated at ground level to provide the visibility splays

required.

With respect to meeting the requirements in section 26, the existing footpath and lighting running the

length of the site on the West facing elevation will be retained. To support the development, footpaths

and public lighting will be provided on site along the perimeter of the car park and integrated with the

existing network on the North facing boundary to facilitate pedestrian movement from the town centre.

In addition, a new footpath and pedestrian management system will be integrated with the existing

network of the Monaghan Town Shopping Centre on the East boundary to facilitate pedestrian

movement. Both footpaths will terminate at the proposed main entrance at first floor level on the rear

elevation. Ramped access will also be provided to facilitate entry to the ground floor Wine/Tapas bar

from the East Facing elevation. On the West facing boundary the existing pedestrian access will be

retained. (Site Map; Drawing No.2)

1.6.8 Landscaping:

It is proposed that a combination of both hard and soft landscaping be used throughout the property. On

the West facing front elevation of the property it is proposed that the existing uneven concrete surface is

fully removed as it is in a state of disrepair. In keeping with creating both a unique and visual appealing

design, Newgrange 3 sizes (Shotblast) pavers are to be used. These are to be finished flush with the

thresholds of the entry points to the building.

Figure 11: Cracking in Concrete on West Elevation Figure 12: Newgrange 3 sizes (Shotblast);

At the rear of the property at ground level it is proposed that both hard and soft landscaping is used. A

1200mm concrete footpath will be located around the perimeter of the extension. To the North of the

extension, 150mm softwood timber decking is used to the North side of the extension which will follow

the line of the proposed car park. Soft landscaping along the perimeter will incorporate native

shrubberies with bark mulch and standalone trees. This will create a comfortable and private ‘al fresco’

dining experience currently not available to the community. To the South of the extension a grassy area

will also be planted with native shrubs and trees. Similarly, the elevated car park will have a

combination of both hard and soft landscaping to comply with PKP 8. Newgrange 3 sizes (Shotblast)

pavers are to be used for the footpaths. Soft landscaping will be located strategic to enhance the visual

appeal of the design and in consideration of the adjacent properties.

To meet the requirements of LSP 2 (Landscaping), appropriate planting and boundary treatment will be

introduced to enhance the appearance of the development. This will create attractive outdoor areas and provide

privacy. The following native planting is to be used:

Juniper shrubs: 3m (max. height)

Dogrose: 2m (max. height)

Bird Cherry: 15m (max. height)

Holly: 18m (max. height

1.6.9 Shop fronts:

With the structure set back from Dawson St., it is proposed that up-lighters will be located at ground

level along the front elevation. It is felt that this will bring added visual interest to an otherwise shady

area after dark. In addition, this is also considered to enhance and create awareness of the inherent

architectural features of the front elevation, in particular the ornate window mouldings and the

decorative stringer course.

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1.6.10 Signage:

It is proposed to attach signage to the building. The signage will plain in nature with simple lower case

lettering which will be similar in size and colour to both the building and the surrounding buildings. On

the front elevation it is to be located 3m above ground level, centred above the proposed entrance lobby.

On the rear elevation, it will be located at car park level on the extension, directly above the glazed

entrance door. This will consist of 4 letters ‘nomo’ which will be approximately 600mm in height,

brilliant white in colour to match the sliding sash windows and six panel timber doors and have

backlighting of the individual letters in compliance with ASP 5: ‘back lighting of individual letters is

preferred to spotlighting or internal illumination’.

1.6.10 Building Services:

1.6.10.1 Drainage:

The existing connection to the town water, storm and foul systems will be retained; however substantial

works will be required in connecting the new systems for the proposed development to the existing town

system.

ACO RainDrain standard channels will be located at all doorways to restrict surface-water entry to the

premises. A new storm sewerage system (Site Map; Drawing No.2) will be put in place for the

proposed extension to the rear of the existing structure and car park. Where it runs under the extension it

will be required to be encased in concrete. There are two proposed routes:

Run through the adjacent Methodist Church property and connect to mains on Dawson St via the

existing Right of Way which provides the only means of access to the site to the back of the

structure.

Under the recessed bay on the North boundary and connected to the mains on Dawson St.

With respect to the car park it is proposed that a 200mm channel will run along the property line on the

East facing boundary. The runoff will be collected and routed under the car park where it will be

connected underground to the aforementioned chosen storm system.

The new foul sewer system located to the rear of the building is to be connected to the town main foul

sewerage system via the existing culvert. This runs North to South through the site perpendicular to the

building. It will facilitate the activities associated with the commercial kitchen on the first floor of the

existing structure and the activities associated with the extension. In addition, where the existing culvert

runs under the extension it is to be encased in concrete.

1.6.10.2 Electricity:

The existing three phase electricity system will require a complete upgrade. This will include the

currently exposed cable on the front elevation been removed and a new meter box provided externally

along with a new entry point to the interior of the building.

1.6.10.3 Fire Detection & Alarm System:

An automatic fire detection and alarm system will be designed, installed and commissioned in

accordance with the requirement of Part B. The chosen L2 system to comply with the recommendations

relevant to design and installation contained in CEN TS 54: Part 14: 2004, Fire detection and fire alarm

systems. Further guidance can be sought with regard to planning, design, installation, commissioning,

use and maintenance from (European) or I.S. 3218: 2013, Code of practise for fire detection and alarm

systems for buildings – system design, installation and servicing. All specifications and wiring

procedures are to be in full compliance with BS 5839: Part 1.

1.6.10.4 Refuse:

Refuse will be stored at ground level in an enclosed area under the proposed elevated car park. Disposal

will be facilitated by the ramped access provided from the car park level to ground level on the East

facing boundary.

1.6.10.4: Gas:

Gas storage is to be externally located at ground level to the rear of the property in an enclosed area.

Access will be restricted to authorised personnel only. The gas line will enter the building via an

underground conduit which will be encased in concrete to ensure safety.

1.6.10.5 Ventilation:

A Mechanical Ventilation Heat Recovery (MVHR) system is proposed for the facility, this will enable

the heat to be extracted from the exiting stale air from the kitchen and toilets be redirected through a flat

heat exchanger and filters to heat the bar, restaurant and circulating areas within the facility.

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1.6.11 Renewable Energy Developments

Section 14 (Renewable Energy Development) policy REP 4, indicates a willingness from the LPA to

facilitate sustainable development. To comply with this in an environmentally sensitive manner, it has been

determined that the most feasible approach was the introduction of a Dimplex LA 35TUR+Air to Water

Heat Pump with a maximum 35kW output, to meet the needs of the development. . This was chosen due

to the limited impact it has on the site and building, the inherent orientation of the structure and the

limitations attached to a restrictive town centre location. It is to be located at ground level in the South

East corner of the site isolated from the public.

1.6.11.1 Hot Water:

It has been determined that approximately 480 litres of cold water will be required on a daily basis to

meet the demands of the new activities. It is proposed to locate two slim 80/60 (capacity 236 litre each)

cold water storage tanks in the attic space of the existing structure. Furthermore, it has been estimated

that 120 litres of hot water will be required on a daily basis, this will be provided by locating a Kingspan

Tribune HE 150 litre pressurised cylinder in the plant room. The cylinder will be heated indirectly by

the Dimplex LA 35TUR+Air to Water Heat Pump.

1.6.11.2 Heating:

With an area of 471m2, it is estimated that 30kW boiler will be required to heat the building. This will

be provided by a Dimplex LA 35TUR+ Air to Water Heat Pump with a maximum 35kW output to meet

the needs of the development and will be located externally. To supplement the hot water system it is

proposed that a 30kW Worcester Greenstar 30Si Compact Combi Boiler natural gas boiler is installed.

1.7 Conclusion:

On behalf of my client Pat McElvaney, it is the opinion of PC Consultants that the proposed

incorporation of a bar/restaurant into the existing ‘Assembly Halls’ represents a sustainable

modernisation of an existing building located in a highly serviced area and is in-line with the planning

practice of re-using existing buildings and promoting the improvement of the Monaghan County Council

areas building stock. Particular attention was paid to the ‘Assembly Halls’ being a Protected Structure,

the clients desire for a contemporary design and the guidelines in the Monaghan Development Plan

2013-2019 when developing the proposal. After evaluating a number of options, it is the belief of PC

Consultants that the chosen approach best satisfies both the client’s requirements and those outlined in

the Monaghan Development Plan 2013-2019.

In support of this, minimal works are to be carried out to the front elevation. The proposed work will

improve the front elevation to the building. The inclusion of the glazed entrance lobby will blend softly

with the natural stone finish on the breakfront on the front elevation. The natural stone finish will break

the monotony of the front elevation, while ensuring awareness and retention of the original form of

construction for the future. The new K-Rend Wheaten finish or reparation works will improve a façade,

which is both in a state of disrepair and outdated. In addition, the use of these materials together, is in

keeping with the client’s desire for a modern contemporary design and will blend well with the

neighbouring properties. PC Consultants are of the opinion, that the proposed changes to the front

elevation will create a new public awareness of the ornate features of the elevation, while after dark the

subtle up-lighting will emphasise the size and scale of a property which historically has gone unnoticed

by the community.

With regard to the rear elevation, the proposed new K-Rend Wheaten finish or reparation works will

revitalise an overgrown and derelict façade. It has been determined that the most advantageous location

for the proposed extension is to the rear of the existing building. The inherent location of the building

on-site and the substantial space to the East represented the best opportunity to create both the extra

internal space required and a visually appealing design which could capitalise on the greater level of

economic activity from the shopping centre. The creation of a new contemporary designed 2 storey

extension will create a new focal point for the property.

During the design process of the extension it was important to create a design that was both sympathetic

and functionally connected to the existing structure. Research of similar aged properties was carried out

to establish the parameters of a successful integration between new and old. As we can see from the

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image below, architect Henri Cleinge has created a design where there is a clear distinction between the

new and the old which could be argued enhances the character of the

existing building. It is felt that the chosen design creates a similar

distinction, with two opposites coming together across the ages, much

like the different generations which will be utilising the building going

forward.

Additionally, maximising natural daylight was a factor for choosing the form of construction. The

Eastern orientation and no overshadowing from neighbouring property ensure that the extension can take

advantage of the natural daylight during the day. The use of the steel frame was considered to best serve

the proposed large glazed areas on the 3 elevations of the extension at first floor level.

The inspiration for the steel design derived from research carried out on achieving a contemporary

design which would create a seamless harmony between the elevated car park, and the existing building.

Having identified a number of options it was determined that a cantilevered extension would best

facilitate this while creating the illusion that the extension was suspended in the air. Two examples of

this modern style of construction include works commissioned by architect Sergey Makhno who

completed a stylish two-storey residence in Kiev, Ukraine in 2014 and Australian architect Edward

Szewczyk who designed a modern, stacked house in Sydney, Australia. Both these examples have first

floor levels which project out from the building which create a unique architectural feature.

Figure 14: Sergey Makhno's Kiev Residence; Figure 15: Edward Sewczyk's Stacked house in Sydney;

The use of the Russet Red Kingspan XL Forte cladding as the external finish is necessary to create a

visually appealing contrast between the new and the existing and is keeping with the conservation

policies in the Monaghan Development Plan 2013-2019, where the use of modern forms of construction

is encouraged. The fact that the ground floor extension is hidden from view ensures the scale of the

extension and how it is linked to the existing structure is subtle, thus not detracting from the significance

of the existing structures. An additional benefit is the development does not unduly interrupt or

seriously prejudice any important views from the neighbouring properties. Furthermore, the client

expressed the desire to incorporate a unique architectural design, to justify the financial costs associated

with the proposed new car park and new main entrance to the rear of the property.

In relation to the bold design to facilitate the car parking requirements of the Development Plan 2013-

2019, it is the opinion of PC Consultants, in conjunction with our previous meetings with Mr. Deeney

(Road Engineer-LPA); the proposed layout best serves the development. Furthermore, in creating the 14

spaces, although a shortfall of 8 for a development of its size, the proposal meets all the requirements in

relation to pedestrian footpaths, lighting, visibility splays and landscaping in the Monaghan

Development Plan 2013-2019. The incorporation of a traffic management plan and public utilisation of

the fourteen spaces, (eleven new) out of business hours, is considered justification for the loss of the

existing 3 spaces and the integration of development with the Monaghan Town Council car park. It is

the opinion of PC Consultants that the car park proposal is integral to the success of the entire project.

The provision of the car park along with the new entrance on the East facing elevation provides an

excellent opportunity to maximise economic potential of the project. Consequently, both my client and

PC Consultants will be willing to facilitate continuous communication with the LPA, to ensure the most

advantageous solution for both the Town Council and the project will be ensured.

In conclusion, it is the overall opinion of PC Consultants that the project represents a scheme which

addresses the planning requirements in the Monaghan Development Plan 2013-2019. The remedial

works to the existing structure and the proposed contemporary design extension ensure the longevity of

the built environment and in turn creates a new architectural landmark within the community.

Furthermore, it is considered that the proposed development will make a substantial contribution to both

the economic recovery of the town and the regeneration of the Dawson Street. In terms of the design, it

shows a respectful attitude to the character of its environs, while protecting and improving the amenities

within an Architectural Conservation Area. The use of the air source heat pump as the primary source of

energy further ensures that the development is sustainable and shows an understanding and consideration

for the environment in general.

Signed: _________________

PC Consultants

29/04/2015

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Figure 13: Clear Distinction between New & Old;

April 29, 2015 [ ]

Planning Documentation

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Monaghan Town Council SITE NOTICE

I, P. McElvaney, intend to apply for permission for development at this site 19 Dawson Street, “Assembly Halls” Monaghan.

The proposed planning application will seek planning permission for the change of use and redevelopment of the “Assembly Halls “ existing ground and first floor areas to form restaurant/ tapas bar and ancillary areas with the inclusion of a 117m2 extension. Planning permission is being sought for:

1. Demolition of :

8m2 on centre bay of the front elevation to provide a new primary entrance.2. Provision for:

Elevated car park to be integrated with existing Monaghan County Council car park, (Rooskey, Monaghan) to the rear of the site. This is to include 14 car park spaces, 2 of which will need to be designated for disabled use plus a set down area.

For a single storey 8m2 glazed entrance lobby on the West facing elevation of the existing structure.

Two storey extension (117m2) to be connected to the existing structure to the rear of the property including the provision for a new entrance to the property at proposed car park level.

Ramped access adjacent to proposed extension from car park to ground level, Erection of signage/advertisement on both the West facing front elevation of existing

structure, and the East facing rear elevation of the proposed extension and within the site boundaries.

4. Ancillary: All associated site works,

The Assembly Halls is located within a ACA, is a Protected Structure and is considered a Structure of Regional Importance, Ref No: 41000177, and is located adjacent to a Protected Structure, the Monaghan Methodist Church, Dawson Street, Monaghan Ref. No. 41000178.

The Planning Application may be inspected / purchased, at a fee not exceeding the reasonable cost of making a copy, at the offices of Monaghan Town Council, Town Hall, 1 Dublin Street, Monaghan, Co. Monaghan during the hours 9:15am - 5:00pm (including lunch hour), Monday to Friday, excluding bank holidays. A submission or observation in relation to the application may be made in writing to the planning authority on payment of €20 within the period of 5 weeks beginning on the date of receipt by the planning authority of the application. Any such submissions or observations will be considered by the Planning Authority in making a decision on the application. The Planning Authority may grant permission subject to or without conditions, or may refuse to grant permission.

Signed: _____________________________________

Date of erection of site notice: __29/04/2015_________________

Newspaper NoticeMonaghan Town Council

I, Mr. P. McElvaney, wish to apply to the Monaghan County Council for full planning permission for development at 19 Dawson St. “Assembly Halls” Monaghan.

The proposed planning application will seek planning permission for the change of use and redevelopment of the “Assembly Halls” existing ground and first floor areas to form restaurant/ tapas bar and ancillary areas with the inclusion of a 117m2 extension. Planning permission is being sought for the:

1. Demolition of : 8m2 on centre bay of the front elevation to provide a new primary entrance,

2. Provision for: Elevated car park to be integrated with existing Monaghan County Council car park,

(Rooskey, Monaghan) to the rear of the site. This is to include 14 car park spaces, 2 of which will need to be designated for disabled use plus a set down area.

For a single storey 7m2 glazed entrance lobby on the West facing elevation of the existing structure.

Two storey extension (117m2) to be connected to the existing structure to the rear of the property including the provision for a new entrance to the property at proposed car park level.

Ramped access adjacent to proposed extension from car park to ground level, Erection of signage/advertisement on both the West facing front elevation of existing

structure, and the East facing rear elevation of the proposed extension and within the site boundaries.

3. Ancillary: All associated site works.

The Assembly Halls is located within a ACA, is a Protected Structure and is considered a Structure of Regional Importance, Ref No: 41000177, and is located adjacent to a Protected Structure, the Monaghan Methodist Church, Dawson Street, Monaghan Ref. No. 41000178.

The Planning Application may be inspected/purchased, at a fee not exceeding the reasonable cost of making a copy, at the Monaghan County Council, County Offices, Monaghan during the hours 9.15am – 5.00pm (incl. lunch hour) Monday to Friday, excluding bank holidays. A submission or observation in relation to the application may be made in writing to the planning authority on payment of €20 within the period of 5 weeks beginning on the date of receipt by the planning authority of the application. Any such submission or observations will be considered by the Planning Authority in making a decision on the application. The Planning Authority may grant permission subject to or without conditions, or may refuse to grant permission.

PC Consultants;

____________________

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Planning Fee Summary:

Class of Development Area Rate Fee

4. The provision of buildings other than buildings coming within class 1, 2 or 3.

471 3.60/m2 1,700.00

9. The provision of an advertisement structure or the use of an existing structure or other land for the exhibition of advertisements.

100.00 100.00

Total 1800.00

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Planning Drawings