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Home My WebLink About2660030 - F.I. Request Letter 27/03/2026 Eimeer & Wayne Casserly C/O Kevin O'Neill Cornahilt Lodge barn The Grove Ballyjamesduff, Co. Cavan A82 XW90 Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 26/60030 - permission for the construction of a storey and a half dwelling and single storey domestic garage, new sewage treatment system, relocation of existing treatment system for existing neighbouring dwelling, connection to group water scheme, new entrance, entrance walls piers, and all ancillary site works at Coolmuckbane Monaghan 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not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn”.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, __________________________ ADMINISTRATIVE OFFICER pp 26/60030 Eimeer & Wayne Casserly Coolmuckbane, Monaghan, Co Monaghan ADDITIONAL INFORMATION 1. Section 15.9.6 and Policy RIDP 1 ‘Ribbon Development and Infill Development’ of Monaghan County Development Plan 2025-2031 do not permit dwellings in the countryside which would create or extend an existing ribbon of development; ribbon development being defined as being ‘five or more houses on any one side of a given 250 metres of road frontage’. The Planning Authority notes that this proposal will result in a 5th dwelling within a 250-metre frontage along the Local Primary Road. The applicant has failed to provide any information that would justify a relaxation of the ribbon development policy in this instance, as allowed for under Policy RIDP 1. Accordingly, the applicant is therefore requested to submit additional details to demonstrate compliance with the aforementioned policy RIDP 1 ‘Ribbon Development and Infill Development’. 2. Regarding housing in Rural Areas Under Strong Urban Influence, the County Development Plan 2025 – 2031 states that all single dwelling planning applications must comply with one of the criteria outlined in Policy RSP 7 and should be accompanied by a completed Rural Housing Application Form. The site is situated within the Monaghan Rural Area Under Strong Urban Influence. Whilst a Rural Housing Application Form has been submitted, the applicant has not selected which category of Local Needs the applicant intends to comply with. The applicant is therefore requested to clarify same. 3. The Planning Authority notes that the applicant seeks to create a new access onto the Local Primary Road to serve the proposed development. The site layout plan indicates visibility splays of 120m in both directions from the proposed entrance. The applicant is requested to submit: a) A revised site layout plan (1:500 scale) indicating how a clear and unobstructed visibility splay of 70 metre can be achieved at the proposed entry/exit points onto the Local Primary Road. The required visibility splays should be provided from a point in the centre of the entrances, 2.4 metres from the road edge at a height of 1.05 metre to 2.0 metres above ground level to an object height of 0.26 metres to 2.0 metres above ground level in both directions. Sight distances to be measures to the nearest road edge in both directions. The submitted revised site layout plan should demonstrate all necessary site work, including the extent of the front boundary hedge and trees which would be required to be removed/trimmed, re-grading of side banks etc to achieve the required sight distances. b) Where the sight distances are not achievable within the applicant’s ownership, the applicant should submit legal agreements with adjoining landowners giving their consent for all necessary works to facilitate the required 70m sight distances, including removal/trimming of hedgerow/hedges, re-grading of side banks etc. The Legal Agreement and accompanying Maps shall be signed by the landowner, the applicant and witnessed by a Solicitor in accordance with exact wording of Appendix 13 of Monaghan County Development Plan 2025-2031. 4. Planning Authority data indicates that the site of the proposed development (including the area where it is proposed to install the proposed wastewater treatment system) is located within an area which is vulnerable to fluvial flooding. There are concerns that the development may be at risk of flooding including the potential for adverse impacts upon the proper functioning of the waste water treatment system. The Applicant shall submit a response to these flood risk concerns which may include a Site-Specific Flood Risk Assessment for the proposed development, completed by a competent professional with hydrological experience, confirming that the development: • Will not be at risk of flooding • Will not result in flood water (fluvial) displacement off-site or exacerbate flooding in the immediate vicinity or wider area; • Will not obstruct or impede important flow paths; • Will not result in residual risks to the area and/or development that cannot be managed to an acceptable level 5. 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 gable depth on the side elevation is c12.15m. As per the Design Guidelines, ‘External gable depth should not exceed 9m (6.5m for narrow plan form)’ b) 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’. 6. The Planning Authority is not satisfied that the proposed development will meet the requirements of The Environmental Protection Agency Code of Practice for Domestic Waste Water Treatment Systems (Population Equivalent <= 10) 2021, given that no site assessment report has been submitted for the existing dwelling which existing treatment system is proposed to be relocated as part of this application. In this regard, the applicant is requested to submit a Site Assessment Report (to serve existing dwelling) in accordance with The Environmental Protection Agency Code of Practice Domestic Waste Water Treatment Systems (Population Equivalent <= 10) 2021. The above would constitute Significant Further Information. In accordance with Article 35 of the Planning and Development Regulations 2001 (as amended), the Applicant shall: (i) Revise the Site Notice indicating ‘Significant Further Information/Revised Plans, as appropriate’ (ii) Erect revised Site Notice on site (iii) Revise the Press Notice indicating ‘Significant Further Information/Revised Plans, as appropriate’ (iv) Submit a Copy of the Revised Site Notice and Revised Press Notice to the Planning Authority. The planner dealing with this application is Liam Ward