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HomeMy WebLinkAbout2660122 - F.I. Request Letter 22/05/2026 Michael and Margaret Wallace Christopher Gray Cornacreeve Dunraymond Co. Monaghan H18TW61 Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 26/60122 - permission for a development which will consist of the demolition of the existing two- storey dwelling and associated outbuildings, and the construction of 1 no. two-storey replacement dwelling and detached domestic garage, together with improvements to the existing site entrance and all associated site development works at Doagheys Glaslough 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not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn”.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 26/60122 Michael and Margaret Wallace Doagheys, Glaslough, Co. Monaghan ADDITIONAL INFORMATION 1. Section 15.9.4 of the Monaghan County Development Plan 2025–2031 requires that, where deemed necessary by the Planning Authority, existing access arrangements shall be improved in the interests of road safety. The applicant has submitted a Site Layout Plan indicating proposed access improvements within lands under the applicant’s control. However, it appears from the submitted details that the visibility splays in the northerly direction extend onto third-party lands. In such circumstances, it is necessary to secure the ongoing maintenance and management (including the cutting back) of any hedgerow or vegetation that may obstruct visibility. Accordingly, the applicant is requested to submit the following: a) Where the required sight distances cannot be achieved within the applicant’s ownership, the applicant shall submit legal agreements with adjoining landowners. These agreements shall provide consent for the relocation or removal of any obstructions affecting the visibility splays, including hedgerows, and for the ongoing maintenance of same to ensure the required sight distances are retained. The legal agreement and accompanying maps shall be signed by the landowner and the applicant and witnessed by a Solicitor, in accordance with the exact wording set out in Appendix 13 of the Monaghan County Development Plan 2025–2031. b) Alternatively, the applicant may submit a revised Site Layout Plan (scale 1:500) which clearly demonstrates the extent of the roadside boundary to be removed within the applicant’s control in order to facilitate the improvement of the existing access arrangement. 2. Policy RRDP 1 and Section 15.9.4 ‘Replacement of Vernacular and Non-Vernacular Buildings and Dwellings’ of the Monaghan County Development Plan 2025 – 2031 states the replacement of traditional vernacular buildings and dwellings will only be considered where it has been clearly demonstrated by way of an appropriately detailed structural/condition survey from a suitably qualified competent technical professional, that the existing building or dwelling is not reasonably capable of being made structurally sound and adapted to modern standards. The applicant has failed to demonstrate that the existing dwelling to be replaced is not reasonably capable of being made structurally sound and adapted for modern living standards. Accordingly, the applicant is requested to provide a justification to demolish the original dwelling. 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 window arrangement lacks symmetry and vertical emphasis. The ground window on the front elevation is 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 RSDP 1. 4. 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. The applicant shall submit: a) A structural report carried out on the existing system serving the dwelling which is currently a traditional septic tank. b) In the event that it is considered unsatisfactory, proposals to be submitted for a new system if required and also the provision of a new percolation area in accordance with the requirements of the document entitled The Environmental Protection Agency Code of Practice Domestic Waste Water Treatment Systems (Population Equivalent <= 10) 2021. 5. The proposed development is considered insufficient in terms of the environmental information provided. In this regard, the applicant is requested to: a) Submit a completed Water Protection Plan checklist for the development works. b) Submit a Construction & Environmental Management plan which must take into consideration Construction and Demolition proposals and By-Products management using “Best Practice Guidelines for the preparation of resource & waste management plans for construction & demolition projects’- EPA 2021. c) An asbestos survey for the demolition and specific measures should be outlined in the CEMP in regard to asbestos removal/disposal by an authorised contractor to an authorised facility. 6. In the interest of clarity and appropriate design, the applicant is requested to submit detailed drawings illustrating the existing dwelling and outbuildings which are to be demolished as part of this application. 7. The Planning Authority has received a third-party submission in respect of the proposed development. The applicant is requested to review the content of same and provide a detailed response to the issues raised. Note: You and/or your assigned agent are invited to liaise with Monaghan County Council Planning Section prior to the preparation and submission of this Further Information. The planner dealing with this application is Liam Ward