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Plan. Design. Build
PLANNING OVERVIEW STATEMENT FOR
PROPOSED DWELLING & GARAGE AT
DRUMASS, INNISKEEN, CO.MONAGHAN
DATE: 10TH FEBRUARY 2026
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Planning Overview Statement
Context and Key Points
1. Introduction
This application seeks permission for the construction of a one-and-a-half storey dwelling house with
detached domestic garage, upgrade of the existing site entrance onto the public road, installation of
a wastewater treatment system and percolation area, and all associated site works at Drumass,
Inniskeen, County Monaghan.
2. Site Location and Description
The application site is located approximately 1.3 km east of Inniskeen village along the L-4630 local
road. The surrounding area is characterised by a dispersed pattern of single rural dwellings, typically
one-and-a-half or two-storey in height, incorporating traditional rural design features.
The site comprises c. 0.308 ha (0.759 acres) and forms part of a larger family-owned landholding
( measuring 6.22 ha and owned by the applicant’s parents, Patsy and Mary Boylan. A
landowner’s consent letter, folio map, and family landholding details accompany the application.
The lands are currently in agricultural use. The northwest (roadside) and southwest boundaries
consist of native whitethorn hedgerows and post-and-rail fencing. The northeast and southeast
boundaries are currently undefined, with the land rising steeply beyond the rear of the site.
The site is bounded by two laneways:
· A surfaced tarmac laneway to the southeast serving the applicant’s family home;
· A laneway along the northeast boundary providing access to family-owned agricultural
buildings.
The nearest farm building, used for dry storage, (Refer to Image- Fig 1.1), lies approximately 85m
east of the proposed dwelling. A letter of consent is provided from the landowner giving permission
to construction dwelling within 100m from shed.
Several members of the applicant’s extended family reside in dwellings surrounding the site to the
northeast, northwest, and southwest.
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Fig 1.1 Photograph of inside of Shed- dry storage only
3. Infrastructure and Services
A 110 kV ESB transmission line traverses the wider landholding in an east–west direction. ESB
Networks has confirmed a required minimum lateral clearance of 15 m from the nearest overhead
conductor. The dwelling and garage have been located fully outside this exclusion zone in
accordance with ESB requirements.
Foul effluent will be treated by an approved on-site wastewater treatment system designed and
installed in accordance with current EPA Codes of Practice. A site suitability assessment report
accompanies the application and installation of the WWTS will be supervised by competent
professionally qualified persons.
All surface water will be managed within the site boundaries via on-site soakaways. Water supply
will be via an existing private well on the site which was installed under a previous application- the
water supply will be tested and recommissioned prior to use.
4. Access
Access to the proposed dwelling will be via the existing paired entrance shared with the applicant’s
family home. This entrance, which includes gated access and wing walls, was previously approved
and constructed under Planning Reference 04/1112. The entrance currently provides a good level of
visibility (Refer to Images- Fig 1.2 & 1.3).
To achieve the required sightlines of 2.4 m x 70 m, as demonstrated on the accompanying drawings,
the existing roadside pier on the southwestern side of the entrance will be removed. A visibility splay
agreement has been secured from the neighbouring landowner to the southwest, allowing the
sightline to extend across the verge in front of their boundary wall. The agreement and associated
mapping are included with the application submission.
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Fig 1.2 Existing entrance -view towards Inniskeen Village
Fig 1.3 Existing entrance- view towards Dundalk
5. Dwelling Design and Visual Integration
The proposed one-and-a-half-storey dwelling includes 4–5 bedrooms and has a modest ridge height
of 6.25 m. This scale is appropriate to the topography and allows the building to integrate sensitively
into the landscape, particularly given the rising ground to the rear.
The dwelling’s form, massing, and proportions are consistent with other rural houses in the area.
The design incorporates traditional rural elements such as a pitched gable roof, gable-end porch,
and simple elevations. External finishes include white/ grey dry dash walls with stone accents, black
uPVC windows, and a natural slate or blue/black tiled roof. (Refer to Image- Fig. 1.4)
The retention of existing mature hedgerows and proposed additional landscape planting will further
assist in visually integrating the dwelling into its surroundings.
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Fig 1.4 Proposed Dwelling 3d View
5. Planning History and Policy Considerations
5.1 Previous Planning Approval
Planning permission for a dwelling on this site was previously granted under Planning Ref. 04/1112
for a two-storey dwelling with a ridge height of 9 m. (Refer to planning extracts- Fig 1.5) That
approval was partially implemented: the entrance was formed, site clearance was carried out,
foundations were excavated, and a private well installed. Works subsequently ceased and the land
was reinstated.
The previously approved siting is broadly similar to that proposed in this application, establishing a
clear precedent for a dwelling at this location.
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Fig1.5 -As approved site layout and dwelling elevations (9m ridge height) – Planning Ref: 04/112
5.2 Ribbon Development Consideration
Chapter 15.9.6 of the Monaghan County Development Plan 2025–2031 states that ribbon
development will generally be resisted. However, the Plan also recognises that proposals may be
viewed differently where they consolidate existing built-up frontages without materially extending
ribbon development.
The subject section of road already contains several dwellings forming an established cluster of
family homes. The proposal can therefore be viewed as the infill and consolidation of an existing
developed frontage, rather than the extension of new ribbon development.
Additionally, the presence of the applicant’s family home and agricultural buildings immediately to
the rear already contributes to a built-up environment. Positioning the proposed dwelling in front of
these structures will have only a minor additional visual impact and will read as part of the existing
grouping.
5.3 Housing Need
The Development Plan (Section 15.9.6) allows a relaxation of ribbon development policy a dwelling
is required to meet the housing needs of a landowner or their immediate family, and where no other
suitable location exists on the landholding.
The applicant, Claire McMahon, is the landowner’s daughter and has a genuine housing need within
her family’s landholding.
A review of the family’s 6.06 ha landholding confirms that the proposed siting arrangement is the
only viable and suitable option, due to:
· The rising and steep topography to the rear, which would result in unacceptable visual
prominence;
· Lack of alternative suitable road frontage to accommodate required access and visibility
splay requirements;
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· Significant practical challenges regarding access, servicing, and construction on the elevated
portions of the land.
· The presence of the 110 kV ESB transmission line across the landholding and necessary
offsets/ clearances.
Figure 1.6 below provides a site overview map of the applicant’s family landholding identifying the
above constraints. The image in Figure 1.7 indicates the extent of the rising land to the rear of the
site.
Fig1.6 -Site overview and siting constraints on remaining landholding- Folio
Fig 1.7 Image showing steep topography of landholding to rear of subject site- Folio
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The proposed site represents the most appropriate, least intrusive, and most policy-compliant
location for a dwelling within the landholding.
The applicant is willing to accept an occupancy condition for seven years, as provided for under the
Development Plan.
6. Conclusion
The proposed dwelling represents a sensitive and policy-aligned infill development within an
established family cluster of rural dwellings. The application is supported by:
· Previous planning approval on the same site;
· Compliance with family housing need provisions under Section 15.9.6; Approval of this site
would allow the applicant and her family to look after and help her parents in their older
years and also enable her to be close to all her other family members in the immediate
vicinity.
· Clear evidence that no suitable alternative site exists within the landholding;
· Modest, traditional design that integrates well with the rural landscape;
· Appropriate servicing and full compliance with ESB, EPA, and local infrastructure
requirements.
For these reasons, it is respectfully submitted that planning permission should be granted.
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