The URL can be used to link to this page

Home My WebLink About2594 - F.I. Request Letter� Coit61n Monaghan County Council Lisa & Martin Hughes Tully Emyvale Co. Monaghan Rannog Pleanail Planning Section 00353 47 30532 planning@monaghancoco.ie 16/12/2025 Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 25/94 - permission to erect a two storey dwelling house, domestic garage, insert filter unit and percolation area and exit on to public road by way of new entrance and all associated works at Tully Emyvale Co. Monaghan. Dear Sir/Madam, With reference to the above application, I am to inform you that the information submitted is not adequate to enable a decision to be made. In accordance with the provisions of Article 33 of the Planning and Development Regulations 2001 (as amended) you are hereby requested to submit further information as set out on the attached page. Article 33(3) states that "where a requirement under sub -article (1) or sub -article (2) (Clarification) is not complied with within the period of 6 months from the date of the requirement for further information, or such additional period, not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn". It should be noted that you will be required to give notice in an approved newspaper under article 35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the Planning and Development Regulations 2001 (as amended) if the further information received is considered to contain significant additional data. Please Note: 4 copies of Additional Information to be submitted. In the case of Significantly Different Information, 6 copies of additional information to be submitted. Yours faithfully, /% DMINIST E OFFICER 0 Oifigi Pleanala Comhairle Contae Mhuineachain 1 Sraid Bhaile Atha Cliath, Muineachan, H18 X982, Eire. e)® 00353 47 30500 info@monagh an cocc.ie eolas@monaghancoco.ie www.monaghan.ie 0 Planning Offices Monaghan County Council 1 Dublin Street, Monaghan, H18 X982, Ireland. Failtionn an t0daras AitiUil roimh chomhfhreagras i nGaeilge 25/94 Lisa & Martin Hughes Tully, Emyvale, Co. Monaghan ADDITIONAL INFORMATION 1 With regard to the siting and integration of new dwellings in the countryside, Section 15.9.1 and Policy RCP 1 of the County Development Plan 2025 - 2031 require that proposed buildings do not break any ridgeline. In this context, the Planning Authority has significant concerns about the proposal's compliance with the aforementioned policy. The Planning Authority also notes that there is minimal mature vegetation within the applicant's control. As a result, the proposed dwelling is considered unduly prominent and likely to have a detrimental impact on the rural character of the area. Notwithstanding these concerns, and to enable a fully informed assessment of the development's visual impact, the applicant is requested to submit a revised house design incorporating a substantially reduced ridge height. A lower -profile design would be more appropriate given the lack of adequate natural backdrop to visually absorb the development. 2. Further to point 1 above, the Planning Authority notes the applicant intends to create additional boundaries around the proposed dwelling. Landscaping Policy LCP 1 of the Monaghan County Development Plan 2025 - 2031 requires that all planning applications be accompanied by a comprehensive landscaping plan commensurate with the scale of the development. While the submitted landscaping detail have been reviewed, the Planning Authority considers the plan to be substandard. Given the elevated nature of the site, the proposed landscaping is insufficient to address concerns regarding visual integration and the breaking of the ridgeline. In addition, the majority of the mature rear boundary is located outside the red line boundary of the application site. The landscaping plan also lacks adequate detail, particularly in relation to boundary treatments surrounding the development. The applicant is therefore required to submit a revised site layout plan at scale 1:500 including the following; a) A revised Landscaping Plan which clearly identifies all existing and proposed landscaping, trees and boundaries. The Planning Authority is of the opinion that all boundaries require additional landscaping to strength the boundary treatments. b) A Landscape Costing/quote in accordance with Section 15.22.4 of Monaghan County Development Plan 2025-2031. 3. Policy RSDP 1 of the Monaghan County Development Plan 2025 - 2031 requires applicants for one-off housing in rural areas to demonstrate compliance with the design guidelines as set out in Table 15.3 'Guidelines for Siting and Designing a Rural House in the Vernacular Style'. In this regard, the Planning Authority has the following design concerns with the development proposed; a) The design of the proposed dwelling does not comply with Design Guidelines, which states 'dwelling should be of simple plan form, of modest scale and traditional pitched gables should be used'. In this regard, there are specific concerns with the proposed hipped roof design. b) The c9.9m ridge height does not comply with Design Guidelines, which states that 'two storey dwellings should not exceed 9m in height above ground level'. c) The gable depth on the side elevation is c10.4m. As per the Design Guidelines, 'External gable depth should not exceed 9m (6.5m for narrow plan form)' d) The proposed chimneys are positioned on the roof plane. As per the Design Guidelines, 'chimneys should be centrally located on the ridge with vernacular proportions.' e) Dwelling proportions - the roof to wall ratio whereby the roof appears overly dominant / top-heavy in the front elevation. f` The window arrangement lacks symmetry and vertical emphasis. The various window types are of concern. As per the Design Guidelines, 'window openings should be symmetrically arranged and have a pronounced vertical emphasis'. Having regard to the above, the applicant is requested to provide amended details to demonstrate that the proposal acceptably complies with Policy RHP 1. 4. Policy DGP 1 of the Monaghan County Development Plan 2025 - 2031 stipulates that the design of domestic garages should be consistent with main dwelling. Having regard to the design changes to the dwelling requested above, the Planning Authority has concerns whether or not the design and finishes of the garage will remain consistent with the main dwelling. The applicant is therefore requested to submit revised plans accordingly. 5. Section 15.22.3 of the Monaghan County Development Plan 2025 - 2031 notes how the location and design of a rural access can have a significant visual impact on the countryside. Policy RRP 3 'Rural Accesses' stipulates that new rural access shall 'follow the natural contours of the site and avoid sweeping driveways. In this regard, the Planning Authority has concerns with the arrangement of proposed driveway and particularly the suburban sweeping driveway at the entrance. In the interests of visual amenity, the proposed driveway should be revised and simplified to ensure compliance with aforementioned Section 15.22.3 and Policy RRP 1. 6. Section 15.22.2 of the Monaghan County Development Plan 2025 - 2031 requires that all developments must have regard to their potential impact upon the residential amenity of existing and permitted residential land uses in the vicinity of the development. Proposals which have the potential to detrimentally impact on the residential amenity of properties in the vicinity of the development shall be resisted. In this regard, the applicant is requested to submit a revised siting and/or layout of the proposed dwelling to appropriately mitigate the overlooking concerns associated with the adjoining dwelling. Note: No inference is given in requesting this Further Information that planning permission will ultimately be forthcoming. Note: You and/or your assigned agent are invited to liaise with Monaghan County Council Planning Officer prior to the preparation and submission of this Further Information. The planner dealing with this application is Liam Ward