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HomeMy WebLinkAbout2560353 - Planners Report1 MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 2560353 (Grant) Applicant: Cathal McGlone Development: permission for these works consist of: 1. Construction of a single storey bungalow type dwelling house, proprietary waste water treatment system and polishing filter, construct new entrance onto existing laneway and all other associated site development works. Location: Moy Etra Td. Castleshane, Co. Monaghan 1. Date of Site Inspection 23/09/2025 1.1 Site Notice & Photos Site Notice in order 23/09/2025 2 2.0 Characteristics of Site/Area • 0.529 Site Area • Greenfield application site • All natural site boundaries defined. • Agriculture field • Use existing access onto Local Primary Road (L-1510-0). • Flooding concerns on application site • Zoned as “Category 2 – Remaining Rural Area” as per the Monaghan County Development Plan 2025 – 2031. Site Location Plan 3 3.0 Site History No Site History 4.0 Consultee/Referral Responses 4.1 MCC Internal MD: Report dated 02/10/2025. No objection subject to conditions. EHO: Report dated 16/09/2025. No objection subject to conditions. Environment: Report dated 08/10/2025. No objection subject to conditions. Uisce Eirann: No Response Roads (N2): Report dated 23/09/2025. Comments received and noted. IFI: Report dated 02/10/2025. Comments received and noted. 4.2 Consultees No Referrals on Planning Application Control Form 5.0 Objections/Representation Received The last dated of observation was 05/10/2025. 1 Observations have been received. The Planning Authority has assessed the content of the observation and are summarised as follow; Declan and Lorraine Mc Namee – Submission The submission objects to proposed development for the following reasons; 1. Flood Risk • The author’s home and surrounding lands are prone to flooding from nearby river • The objector’s property lies adjacent to the proposed development site and already experiences frequent flooding events. • The existing culvert is too narrow and shallow and lacks a section 50 approval, and cannot manage heavy rainfall • The property previously required civil defence assistance and received an OPW Flood Defence Grant due to severe flooding. 4 2. Non-Compliance with Planning Policy • The submission references Monaghan County Development Plans (2019–2025 & 2025–2031), which restrict development in flood prone areas unless: ▪ The development is strategically justified, ▪ Flooding concerns are appropriately mitigated, ▪ Flood risk is effectively managed, and ▪ A Flood Risk Assessment (FRA) is carried out. • The applicants did not complete an FRA, claiming one was unnecessary—contrary to national planning guidelines. 3. Climate Change Concerns • The submission references EPA and Climate Council of Ireland reports showing increased rainfall and storm events due to climate change. • Allowing further development in this location will likely exacerbate local flooding and worsen the impact impacts of these changing weather patterns. 4. Impact on Existing Dwelling • The submission included photographs showing repeated flooding of the river and adjoining lands, including within and nearby the authors property boundary • Monaghan County Council officials and OPW are already aware of the sites flooding problems. 5. Traffic and Safety Issues • The laneway and bridge are too narrow, making two way traffic difficult. • Close proximity of entrances could cause collision risks and visibility hazards. 6.0 Pre-Planning Meetings None, as indicated on the Application Form. 7.0 Planning Assessment 7.1 Proposed Development This is an application for Permission for: 1) Construct a new bungalow style dwelling house 2) Proprietary waste water treatment system and polishing filter 3) Construct new entrance onto existing laneway 4) and all other associated site development works 5 Proposed Site Layout Proposed Floor Plans, Elevations and Sections 6 Site Sections 7.2 Development Plan Policy/Ministerial Guidelines Monaghan County Development Plan 2025 - 2031 • Section 2.13.2 Category 2 – Remaining Rural Areas • Section 3.15 Rural Housing • Section 6.7 Natura 2000 Sites and Appropriate Assessment (AA) • Section 15.9 Housing in the Rural Area • Section 15.9.1 Rural Character • Section 15.9.2 Site Selection and Design Guidelines • Table 15.3 Guidelines for Siting and Designing a Rural House in the Vernacular Style • Section 15.22.3 All Rural Accesses • Section 15.22.4 Landscaping and Boundary Treatment • Section 15.22.5 On-Site Wastewater Treatment Systems • Section 15.22.7 Surface Water Drainage • Section 15.22.8 Flood Zones and Appropriate Uses • Section 15.23 Road Access Standards 7.3 Assessment The proposal will be considered against the following policies and objectives contained in the Monaghan County Development Plan 2025 - 2031. Natura 2000 Sites and Appropriate Assessment (Section 6.7) Under Article 6(3) of the EU Habitats Directive and Regulation 30 of SI no. 94/1997 “European Communities (Natural Habitats) Regulations” (1997) any plan or project which has the potential to significantly impact on the integrity of a Natura 2000 site (i.e. an SAC or SPA) must be subject to an Appropriate Assessment. This requirement is also detailed under Section 177(U) of the Planning and Development Acts (2000-2010). Policy HCLP1 of MCDP 2025-2031 states: “No projects giving rise to significant cumulative, direct, indirect or secondary impacts on Natura 2000 sites arising from their size or scale, land take, proximity, resource requirements, emissions (disposal to land, water or air), transportation requirements, duration of construction, operation, decommissioning or from any other effects shall be permitted on the basis of this plan (either individually or in combination with other plans or projects6)”. The subject site is not located within 15km of Natura 2000 Sites in Co. Monaghan, namely Sliabh Beagh SPA and Kilroosky Lough SAC. The site is also not located within 15km of any Natura 2000 Sites outside County Monaghan either in Republic of Ireland or Northern Ireland.There are no significant watercourses located within close proximity to the site and no known pathway connectors with the Natura 2000 network. 7 Having regard to cumulative effects of both the proposed development and any other plan or project, it is the opinion of the planning authority that the development is not of a nature or scale to have any significant effects on the integrity of any Natura 2000 sites and therefore a Stage 2 Appropriate Assessment is not required in respect of this project. Principal of Development • Site is in Category 2 Area; therefore, Applicant does not have to demonstrate Rural Housing Need • Local Primary Road – sight triangle of 70m x 2.4m x 1.05m as per Section 15.23 • Flooding concerns on application site – additional information requested • Not ribbon development • Lands are not located within 100m of agriculture farm buildings Rural Character (Section 15.9.1 and Policy RCP 1) Policy RCP 1 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 buildings on the rural character will be considered from critical views along the public roads, laneways, public rights of way and other areas of the public domain. • The proposed dwelling is set back from the public road • The site as existing benefits from mature boundaries • Development proposed is a Single Storey Dwelling. • Dwelling can be integrated successfully with the retention of existing mature landscaping – condition on this matter. Site Selection and Design Guidelines (Section 15.9.2) and Policy RSDP 1 Rural Housing Siting and Design Policy Table 15.3 of the Monaghan County Development Plan 2025 - 2031 sets out the Rural Housing Design policy. This requires specific focus on the Design, Siting, Scale and Form of the proposed dwelling. The use of simple Shapes, Forms and Material which are reflective of the Monaghan vernacular ensure a successful design that will integrate best into the countryside. New rural housing, including contemporary designs should reflect the traditional vernacular. The Monaghan vernacular includes the following elements: • Traditional dwelling with a linear plan form • Returns located to the rear • Roof with full gables and chimneys located along the ridge line • Elevations with a greater proportion of solid than void • Windows with a vertical emphasis • Use of simple materials Policy for the Rural Housing Siting and Design RSDP 1 Proposals for rural housing shall generally comply with Section 15.9.2 and Table 15.3 of the Monaghan County Development Plan 2025-2031. Tabe 15.3 8 Features Design Guidelines for Rural Housing Site Study The site and/or the location of dwelling within the site should be selected to maximise the benefits of shelter, topography and any existing buildings. The site should use clearly identifiable and established boundaries, such as trees, slopes or other natural features, which separate the site from the surrounding countryside, and offer a suitable degree of enclosure. In addition to the roadside boundary, the site should have a minimum of one natural existing boundary to soften the impact of the development in the landscape. The building should not be located on a site where it would break any ridgeline or shoreline. The site should make use of natural contours of the landscape and be set into the landscape. Sites requiring excessive excavation, filling and/or removal of natural vegetation should be avoided. The site should be set back from the road and aim to retain frontage. Suburban type layouts and gardens should be avoided. Application site is a greenfield site. Existing access which front onto a Local Primary Road. Site is bounded by existing mature boundaries The dwelling is set back from the road Proposed dwelling would not break ridgeline. Application site is 0.529ha. Orientation The dwelling should be orientated to maximise daylight and solar gain. Where appropriate, windows on south facing elevations should be arranged to capture the sun’s energy and glazing on north facing elevations should be limited to aid heat conservation. Orientation of the dwelling is designed in such a way to benefit from the sheltered mature boundary and positioned so as to be facing onto the driveway. Given the proposed entrance, existing boundaries and size of site, the proposed orientation is acceptable. Scale The size, scale and mass of the building must be appropriate to its setting. A large house should only be located on a well screened site to enable effective integration into its surroundings. Larger houses should be sub-divided into smaller elements of traditional form to avoid bulky structures. The dwelling should have regard to the scale of surrounding buildings. Dwelling of an acceptable scale, relative to the size of the site Landscaping plan submitted. Existing boundary hedgerows and trees are to remain. Form The dwelling should be of simple plan form, of modest scale and traditional pitched gables should be used. The external gable depth should generally not exceed 9m or 6.5m for narrow plan form. The roof pitch should normally be 35 to 40-degree pitch except where the gable depth is below 7.5m, then 45 degrees is acceptable. Two storey dwellings should generally not exceed 9m in height above ground level. Any projections or returns should be of simple form and roof pitch. Traditional bungalow dwelling proposed with simple form and front porch. Overall frontage is c19.3m, although sufficiently screened from the public domain 9 Features Design Guidelines for Rural Housing External gable depth is c10.5m Roof pitch is acceptable. The total proposed floor area in c161sqm. Proportions The design should have a good roof to wall proportion and a high solid to void relationship with greater wall surface area than window or door openings. Windows and doors should be simple and of vertical emphasis. A simple, symmetrical arrangement of openings should be employed. Large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. Window and door arrangement is acceptable High solid to void relationship proposed Materials Materials and finishes should be traditional to the area and in keeping with the character of the landscape unless the material proposed is matching that of the locality. The use of combinations of materials, excessive ornamentation and non-traditional materials should be avoided. Plastered, render or natural stone finishes are suitable in all rural areas. Brick, cladded stone and pebble dash are not traditional finishes and should be avoided. Natural roof slate which is dark blue/black in colour, is preferable. The proposed materials are acceptable and in accordance with the guidance set out above. Detailing Chimneys should be centrally located on the ridge with vernacular proportions. Chimneys at the gable end should be flush with the gable. Decorative fascias should be avoided. Porches and conservatories should be of simple design and in proportion to the dwelling. The details of the proposed dwelling are considered to be acceptable. Boundary Treatment New frontage boundaries should be reflective of existing roadside boundaries using compatible hedgerow planting, walls, timber fencing and/or dry stonework. Existing roadside hedgerows and ditches should be retained as much as possible. The location of the site entrance should be positioned to achieve the required sight distance with the removal of a minimum extent of existing hedgerow. Unsympathetic fencing, walls and planting should be avoided. All post and rail fencing proposed should be back planted with native hedgerow planting. Existing mature boundaries. Landscaping plan submitted. All existing hedgerows and trees to be retained. On-Site Wastewater Treatment Systems (Section 15.22.5 and Policy WWTP 1) The proposal includes the installation of a new Proprietary wastewater treatment system and polishing filter as annotated on the proposed site layout plan. The applicant also submitted a “Site Characterisation Assessment Report” prepared by Mr Neil Coyle of Coyle Environmental. Dated 21/02/2023. • EHO Report satisfied with the proposal subject to Conditions Road Access Standards (Section 15.23) The proposal seeks to use an existing agriculture access which front onto a Local Primary Road. Section 15.23 and Table 15.4 of the Monaghan County Development Plan 2025 - 2031 requires all access to be designed well in the interest of safety and convenience of all road users. The Planning Authority notes the applicant has demonstrated sight visibility splays of 70m on the submitted Site Layout Plan. Table 15.4 of Section 15.23 of the Monaghan County 10 Development Plan 2025 - 2031 required visibility splays of 70m x 2.4m x 1.05m onto a Local Primary Road. All required works are on land within the ownership of the applicant, and therefore no Appendix 13 Legal Agreements are required in this case. MD Report dated 02/10/2025 states no objection subject to conditions. Planning Authority satisfied in this regard. Roads (N2 - Clontibret to Border Road Scheme) Monaghan County Council has been working in association with Transport Infrastructure Ireland (TII) to develop a scheme to upgrade a 28km section of the N2/A5 Dublin-Derry Road. This project is called the N2 Clontibret to Border Road Scheme. This is an important project to enhance key North/South and Regional connectivity and to improve road safety. Monaghan County Council appointed Jacobs Consulting Engineers (Jacobs) in 2018 to advance the project through the planning and design process. Westmeath National Roads Office are assisting Monaghan County Council in delivering this scheme. A Preferred Route Corridor has been selected for the scheme, and the proposed application is within the study area for this corridor. No funding was received to progress the scheme in 2022, and the project was suspended until November 2023, when EU funding was secured and the design of the project recommenced. The current design process will design the new road, sideroads, junctions, land take and ancillary works required to deliver the project. Variation No. 1 to the Monaghan County Development Plan 2019 – 2025 provides protection to the Preferred Route Corridor in policy NRP 7; “To protect the selected route of the N2 upgrade road scheme between Ardee and Castleblayney and the selected route between Clontibret and the border with Northern Ireland, and to prohibit development that could prejudice their future delivery.” The Monaghan County Development Plan 2025-2031 contains a similar policy. The application has been referred to Jacobs and to Westmeath National Roads Office. There is no objection in relation to the impact of this development on the N2 Clontibret to Border Road Scheme. The proposed road scheme should be brought to the attention of the applicant, and it should be a planning condition that the applicant is required to provide any noise or screening mitigation that may be required or desirable as a result of the N2 Clontibret to Border Road Scheme, and it should be recorded that the road scheme will not make any specific provision to mitigate the impact of the upgraded road on this new development. Flood Zones and Appropriate Uses (Section 15.22.8 and Policy FRP 1) It is essential that flooding issues are properly considered, and development should be restricted and/or limited in area which are at flood risk unless it is demonstrated that the proposed development has addressed the flooding concerns which exist. The Strategic Flood Risk Assessment (SFRA) maps indicate the site of the proposed development is located within an area which is vulnerable to fluvial flooding (Flood Zone A and B). In order to properly assess the flood risk potential of the proposed development on the site and on surrounding lands it is considered that a detailed site-specific flood risk assessment is required. Additional Information requested. 11 Development Contribution This will be calculated in accordance with MCC General Development Contributions Scheme 2021-2026, effective 1-1- 2025. Proposed Dwelling Floor Area: c161sqm Conclusion Additional Information: • Flood Risk Assessment • Third Party submission Recommendation It is recommended that ADDITIONAL INFORMATION be requested as follows: 1. The Strategic Flood Risk Assessment (SFRA) maps indicate the site of the proposed development (including the proposed wastewater treatment system) is located within an area which is vulnerable to fluvial flooding (Flood Zone A and B) and there are potential concerns that the site is at risk of flooding. In this regard, the Applicant shall submit 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. 2. The Planning Authority has received a third-party submission in respect of the proposed development. The applicant is invited to review the content of same and provide a detailed response to the issues raised. 12 ________________ Liam Ward Assistant Planner 16/10/2025 13 Further Information Assessment AI was requested and a response was submitted on 21/05/2026. The last dated of observation for significant information was 03/06/2026. 1 Observations have been received. The Planning Authority has assessed the content of the observation and summarised the relevant planning consideration as follow; Declan McNamee– Submission The submission objects to proposed development for the following reasons; 1. Flood Risk (Primary Issue) • The submission maintains that the proposed development raises significant concerns regarding flood risk, particularly in relation to potential cumulative impacts within the catchment and increased surface water runoff from proposed development. 2. Existing Flooding Context • The submission highlights a history of acknowledged flood risk at the locality (including prior OPW grant approval), indicating an established vulnerability that should be taken into account in assessing further development. The Further Information request was as follows: 1. The Strategic Flood Risk Assessment (SFRA) maps indicate the site of the proposed development (including the proposed wastewater treatment system) is located within an area which is vulnerable to fluvial flooding (Flood Zone A and B) and there are potential concerns that the site is at risk of flooding. In this regard, the Applicant shall submit 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. • The applicant has submitted a “Site Specific Flood Risk Assessment” prepared by Coyle Civil and Structural dated May 2026. • The report concludes as follows; o The proposed development is a ‘highly vulnerable development’ from a flood risk perspective. o Screening Assessment shows that the site is in close proximity to 1 in 100 year fluvial flooding as per Monaghan County Council SFRA Map. o Scoping Assessment and closer examination of the site specific topographical survey and SFRA Map shows that the map flood extents does not extend into the subject site. o In this regard, based on Monaghan County Council’s SFRA map and a site specific topographical survey, the main site associated with this development is considered to be located in Flood Zone C. o The proposed floor level shall be set in the order of 54.25m, some 6.25m above the anticipated top water flood level of the 1 in 1000 year event based on the SFRA map. o A commensurate assessment of the risks of flooding associated with the development concludes that: • The proposed building shall not flood under the future 1.0% AEP flood event. • The economic and environmental impact of any flooding shall be minimal. • Access to/from the site shall remain possible even during a 1.0% AEP flood event. 14 • The proposed development shall have no impact on the management of, or access to, existing communal flood protection measures. o The proposed development is deemed to be ‘appropriate development’ based on Table 3.2 of the Flood Management Guidelines and applying Monaghan County Council’s SFRA map relative to the site specific topographical survey. o A Justification test was carried out on the proposed development for completeness. The proposed development meets all of the Criteria set out in the Justification test. o The proposed development will have no affect on or exacerbate flooding in the immediate vicinity or wider area. o In summary it is concluded that the proposed development meets the aims and objectives of the ‘Planning System and Flood Risk Management Guidelines’ and shall not represent an unacceptable flooding risk nor exacerbate flooding in the immediate vicinity or wider area. • Planning Authority is satisfied in this regard. 2. The Planning Authority has received a third-party submission in respect of the proposed development. The applicant is invited to review the content of same and provide a detailed response to the issues raised. • The applicant has submitted a detailed response in respect to third party submission. • Planning Authority is satisfied in this regard. Conclusion The Planning Authority is satisfied that the Applicant has adequately addressed the AI request as per AI submission on 21/05/2026. The proposed development acceptably complies with all relevant provisions of Monaghan County Development Plan 2025 - 2031 and the proper planning and sustainable development of the area. A Grant of Permission is recommended subject to Conditions. Recommendation That planning permission is GRANTED subject to the following conditions: 1. a) The developer shall pay to Monaghan County Council a sum of €1,270.00 in accordance with the General Development Contribution Scheme 2021-2026, made by the Council under Section 48 of the Planning and Development Act 2000 (as amended), towards expenditure incurred or proposed to be incurred by the Council in the provision of community, recreation and amenity public infrastructure and facilities in the area. b) The sum attached to this condition shall be revised from the date of the grant of planning permission to the value pertaining at the time of payment in accordance with the Wholesale Price Index for Building and Construction (Materials and Wages). c) No works shall commence until payment of the development contribution is made in full, or until Monaghan County Council has agreed in writing to a schedule of phased payments of the sum. Reason: It is considered appropriate that the developer should contribute towards the expenditure incurred or proposed to be incurred by the Council in the provision of community, recreation and amenity infrastructure and facilities in the area. 2. a) Prior to any other works commencing, visibility splays of 70 metres, measured to the nearside road edge in each direction, shall be provided from a point in the centre of the entrance 2.4 metres from the road edge at 15 a height of 1.05 metre to 2.0 metres above ground level to an object height of 1.05 metres to 2.0 metres above ground level in both directions. The visibility splays shall be retained and kept clear thereafter. b) Where it is necessary to remove hedges, fences, embankments or other obstructions in order to achieve the required visibility splays, they shall be reinstated behind the visibility splays. It is recommended that any new trees or shrubs are planted back from the visibility splays to allow for future growth and some species will require additional set back. All existing planting must be kept trimmed behind visibility splays. c) Where the existing roadside hedge/embankment is to be removed, the roadside verge shall be widened (by grading back or infilling where necessary using appropriate inert material) to include the entire area within the visibility splays, top soiled, and grassed to the satisfaction of the planning authority. d) The new entrance shall form a bellmouth of 4.0 metres radius with edge of new boundary. Recessed entrance shall be of sufficient dimensions to contain a stationary vehicle off the public road. Entrance gates shall open inwards only. e) Entrance/access road shall be surfaced with concrete or bitmac from edge of public road for a minimum of 5 metres and the surface shall be graded back so that its level at 3.0 metres from the edge of the carriageway is a minimum of 100 mm below road level. Gradient of access road shall be not greater than 1:20 (5.0%) for the first 5 metres from boundary and 1:10 (10.0%) thereafter. f) Cattlegrid/ACO Drain/Gullies shall be installed at proposed entrance to the public road and constructed in such a manner as to prevent water from the entrance flowing onto the public road. Similarly, measures shall be taken to prevent road surface water from flowing onto the entrance. The discharge from the above drainage shall be piped to an appropriate drainage pipeline or watercourse. g) Provision shall be made within the site for surface water drainage and no surface water to be allowed flow onto the public roadway. The discharge of surface water from the public road onto the site through road surface drainage and road subsoil drainage to remain unimpeded. h) No development exempt or otherwise shall be erected over the public sewer, drain or water-main, unless otherwise agreed in writing with the planning authority. i) Before any work is commenced on this development a security, by way of a cash deposit, in the sum of €2250, shall be paid to the planning authority by the developer to ensure the satisfactory completion of all surface water drainage/boundary work within and abutting the site area, to prevent runoff of surface water onto the public roadway and to ensure that no damage is caused to public roadway and any such damage is repaired satisfactorily. Failure to carry out all entrance works to a standard to the satisfaction of the planning authority will result in forfeiture of part or all of the cash security. Reason: In the interest of traffic/road safety. 3. a) The proposed effluent treatment and disposal system shall be located, constructed and maintained in accordance with the details submitted to the planning authority on the 01/09/2025 and 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. No system other than the type proposed in the application shall be installed without the prior written agreement of the Planning Authority. The system should be located on the upper side of the proposed driveway so as to protect the roadside stream. b) A maintenance contract for the effluent treatment and disposal system shall be entered into from the first date of occupancy of the dwelling and permanently maintained thereafter. Signed and dated copies of the contract, which shall be for a minimum period of 3 years, shall be submitted to, and agreed in writing with the planning authority within 2 months of the installation. c) Surface water soakaways shall be located such that the drainage from the dwelling and paved areas of the site shall be diverted away from the location of the polishing filter. d) Within two months of the first occupation of the dwelling, the developer shall submit a report from a suitably qualified person with professional indemnity insurance certifying that the proposed effluent treatment and 16 disposal system has been installed and commissioned in accordance with the approved details and is working in a satisfactory manner and that the polishing filter is constructed in accordance with the standards set out in the EPA document. e) Proposed well to be located a minimum of 30m upgradient of proposed on site DWWTS Reason: In the interest of public health and environmental protection. 4. a) Existing mature trees and hedgerow defining the site boundaries shall be permanently retained in this development. They shall also be reinforced with additional planting as per the submitted landscaping plan and protected from damage at all times, particularly during building operations. b) Notwithstanding the submitted landscaping plan, the new site boundaries shall be planted with native hedgerow species so as to form naturalised hedgerows similar to existing hedgerows in the vicinity. Predominant species shall be whitethorn, with blackthorn, hazel and holly also included. Planting shall be in a double staggered row with 8 (eight) 2–3 year-old plants per metre; 250mm apart, with 300mm between rows. c) Hedgerow planting, as required, shall be supplemented as per the submitted landscaping plan with native tree species at irregular intervals. Species shall include ash, oak, sycamore and beech. d) Planting as required shall be carried out in the first planting season following commencement of building operations and shall be permanently retained thereafter. Any plant which fails in the first planting season shall be replaced. Trees shall be allowed to mature and shall not be topped when trimming hedgerows. e) Any boundary fencing shall be of stained wood Reason: In the interest of visual amenity. 5. a) Prior to the commencement of the development, the applicant shall submit completed 2025 Water Protection Plan checklist. b) No development shall commence until the information required under a) above has been agreed in writing with the Planning Authority. Reason: In the interest of environmental protection. 6. a) Prior to the commencement of the development, the applicant shall submit to the Planning Authority a Construction and Demolition Management Plan (CEMP) for the proposed development works for agreement in writing. This plan shall be sufficient to demonstrate that adequate measures will be in place for the construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any waters. The Construction and Environmental Management Plan shall take account of best practice and the guidance produced by Inland Fisheries Ireland titled “Guidelines on Protection of Fisheries during Construction Works in and Adjacent to Waters 2016”. The CEMP shall include the location details of the monitoring points where daily checks shall be carried out b) No development shall commence until the information required under a) above has been agreed in writing with the Planning Authority. c) All works shall be carried out in accordance with the agreed Construction and Demolition Management Plan. d) The applicant shall ensure that mitigation measures outlined in the CEMP are implemented and that adequate measures are in place for any construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any watercourse. Reason: In the interest of environmental protection. 17 7. a) Prior to the commencement of the development, the applicant shall submit a Construction and Demolition Resource Waste Management Plan for the proposed development works. The plan shall consider Best Practice Guidelines for the preparation of Resource & Waste Management Plans for construction and demolition projects. b) No development shall commence until the information required under a) above has been agreed in writing with the Planning Authority. c) All works shall be carried out in accordance with the agreed Construction and Demolition Resource Waste Management Plan . Reason: In the interest of environmental protection. 8. a) Monaghan County Council and Inland Fisheries Ireland shall be informed immediately of an accidental spillage of sediment laden waters, fuel, machine oil or any polluting discharge which may threaten the quality of any watercourse or groundwater body. b) The applicant shall ensure completely separate foul and surface water drainage systems are in place. c) The onsite wastewater treatment system and infiltration area shall be maintained in accordance with manufacturers specifications. d) Waste arising from the desludging of the wastewater treatment system shall be collected by a suitably permitted collector in accordance with the Waste Management Act, 1996 as amended. e) Material storage, fuel handling, parking areas and other yard activities shall be managed in a manner which prevents the discharge of polluting matter to ground or surface water. f) Any construction and demolition waste or excess soil generated during the construction phase which cannot be reused on site in accordance with Section 3 (1)(c) and Section 39 (1) of the Waste Management Act 1996 as amended, shall be disposed/recovered at an appropriately permitted facility in accordance with the requirements of the Waste Management Act 1996 as amended using authorised waste collectors authorised to collect the type of material for disposal/recovery at authorised treatment facilities. g) If infilling material is required to be imported onsite the applicant shall conform to one of the following; (i) If utilising EPA Article 27 notification to move soil infill material from one site to another, official correspondence from the EPA granting approval shall be submitted to the Planning Authority prior to commencement of development. or (ii) If using waste material as infill, a valid permit must be obtained from Monaghan County Council under the Waste Management (Facility Permit and Registration) Regulations 2007 as amended prior to acceptance of material. or (iii) If buying topsoil material as a product for final landscaping purposes only, documentation demonstrating purchase shall be submitted to Planning Authority. h) Facilities shall be provided for the collection and segregation of recyclable waste. Wastes shall be collected for recycling/reuse whenever feasible or otherwise disposed of in accordance with the Waste Management Act 1996 as amended. i) All waste oils and any other hazardous waste materials shall be stored appropriately and collected, recovered or disposed of in accordance with the Waste Management Act 1996 as amended, and records of such shall be kept on site. j) All hazardous liquid waste or oil/fuel storage containers, temporary or otherwise, shall be bunded. All bunds will be designed to contain 110 % of the capacity of the largest storage container located within the bund. 18 There shall be no overflow drain facility from any bunds on site and all filling and off-take points shall be located within a bund. k) Facilities shall be provided for the collection and segregation of recyclable waste. Wastes shall be collected for recycling/reuse whenever feasible or otherwise disposed of in accordance with the Waste Management Act, 1996 as amended. Reason: In the interest of environmental protection. 9. The mitigation measures contained within the site specific flood risk assessment, as prepared by Coyle Civil and Structural on, submitted to the Planning Authority on the 21/05/2026, shall be implemented in full. Reason: In the interest of environmental protection and avoidance of flood risk 10. a) Ground levels and finished floor levels shall be as detailed on plans submitted to Planning Authority on 01/09/2025. b) Any facilitating cut and/or fill shall be graded to a natural contour to reflect the existing topography of the area. Reason: In the interests of visual amenity and securing a satisfactory standard of development. 11. The development shall be carried out in accordance with plans and documentation submitted to the Planning Authority on 01/09/2025, as amended by additional information on 21/05/2026, except as may otherwise be required in order to comply with the above conditions. Reason: To ensure a satisfactory standard of development. ________________ Liam Ward Assistant Planner 05/06/2026 19 Development Contributions Calculations – Residential Development Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3. Provision of Community, Recreation and Amenity Infrastructure (a) Residential development outside defined settlements (Tier 5 and 6 settlements included) Up to 200m² (2152 sq ft) €1,270 per unit up to 200m² 200m² - 300m² (2152 - 3229 sq ft) €1,270 per unit plus €17/m² between 200m² and 300m² Over 300m² (3229 sq ft) €4,160 per unit plus €22/m² greater than 300m² New Floor Area: c161sqm €1,270.00 €1,270.00 Contributions Due (€) €1,270.00 Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable) Category (a) – (m) Dev Type % Reduction Calculations Exemption / Reduction (€) N/A Total Amount Due Contributions Due – Discount Total Due (€) €1,270.00 Checked / Date AP / EP AO SEP 05/06/2026 S. Finnegan 05/06/2026