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HomeMy WebLinkAbout2660120 - F.I. Request Letter 08/05/2026 Shane Monaghan & Grace Conlan Stephen Moffett Corlea Ballybay Co. Monaghan A75 EK26 Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 26/60120 - permission consequent on the grant of outline permission Ref: 24/60201, at Acres (DED Ballybay Rural) & Annaneese, Ballybay, Co. Monaghan. The development will consist of construction of a two storey dwelling house & detached domestic garage, with proprietary wastewater treatment system along with other associated ancillary site works & new site access. Said application contains a Site-Specific Flood Risk Assessment Report at Acres (DED Ballybay Rural) & Annaneese Ballybay 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not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn”.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 26/60120 Shane Monaghan & Grace Conlan Acres (DED Ballybay Rural) & Annaneese, Ballybay, Co. Monaghan ADDITIONAL INFORMATION 1. Section 15.9.1 ‘Rural Character’ and Policy RCP 1 of Monaghan County Development Plan 2025-2031 provides for dwellings in the countryside where they will not cause a detrimental impact or further erode the rural character of an area. RCP 1 advises that “The assessment of the impact of new dwellings in the rural area will be considered from critical views along public roads, laneways, public rights of way and other areas of the public domain”, and that proposals for a dwelling and ancillary development shall: • Not cause a detrimental impact on or further erode the rural character of the area, • Not be unduly prominent in the landscape • Respect the traditional pattern of settlement within the area, Furthermore, Section 15.27 ‘Building Lines’ of Monaghan Country Development Plan requires development proposals to be set back from Regional Routes by at least 30m, and by 18m in the case of Local Roads. The Planning Authority has serious concerns with regard to integration of the proposed development, particularly from the critical view when travelling along the Regional Road. It is considered that due to the scale, height and orientation of the proposed dwelling, open nature of the site, views from critical views along the surrounding road network and distance from existing boundaries, the dwelling would not successfully integrate into the landscape. Whilst the submitted landscaping details have been noted, it is considered insufficient in alleviating any concerns with regard to integration of the proposed dwelling. In this regard, the applicant shall: a) Provide a justification for the proposal of a two-storey dwelling in this area, which is characterised by single storey dwellings, or submit a revised dwelling design for a single storey dwelling in accordance with Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of Monaghan County Development Plan 2025-2031. b) Re-position the proposed dwelling to be anchored to any existing mature boundary (at a distance of c10m), ensuring that there is no development within 30m of the Regional Road, and within 18m of the Local Tertiary Road. c) Re-orientate the proposed dwelling so as it would face directly onto the Local Tertiary Road. d) Submit a Landscape Costing/quote in accordance with Section 15.22.4 of Monaghan County Development Plan 2025-2031. 2. Notwithstanding the concerns detailed in Point 1, Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of 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, and notwithstanding the integration concerns, the Planning Authority has the following design concerns with the development proposed; • All sides, including front and rear elevations include large features windows which would be visible from the public domain and some of the window openings do not have vertical emphasis, whereby all windows and doors should be simple and of vertical emphasis, a simple, symmetrical arrangement of openings should be employed and large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. • The proposed chimney on the front roof slope, whereby chimneys should be centrally located on the ridge with vernacular proportions. The applicant is requested to submit revised details to ensure that the proposal fully complies with Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of Monaghan County Development Plan 2025-2031 3. Section 15.22.8 of the Monaghan County Development Plan 2025-2031 states that all development proposals in flood risk areas should be supported with a site-specific Flood Risk Assessment (FRA), in accordance with the DECLG, The Planning System and Flood Risk Management Guidelines for Planning Authorities (2009) and Departmental Circular PL2/2014. The Office of Public Works (OPW) Preliminary Flood Risk Assessment (PFRA) maps indicate that part of the application site is vulnerable to pluvial flooding events. Although the associated Outline Planning Application was accompanied by a Site-Specific Flood Risk Assessment, it is noted that this report has not been re-submitted. Having reviewed the information, the Planning Authority has concerns with the orientation and position of the proposed dwelling, which appears to conflict with the proposed area of compensatory storage, as per the Outline Permission and the associated Site-Specific Flood Risk Assessment. In this regard, and taking account of the Further Information and amendments requested under Point 1 and Point 2 above, the Applicant shall submit a new 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 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. The flood risk assessment shall also clearly demonstrate proposed management of any residual risks. The planner dealing with this application is Catherine Toner