HomeMy WebLinkAbout2560524 - Final Grant
09/06/2026
To: Pauline McKenna
Paul McGuigan
6 Plantation Terrace
Monaghan
Co.Monaghan
H18RP49
File Number - 25/60524
Planning and Development Act 2000 (as amended)
NOTIFICATION OF FINAL GRANT
Monaghan County Council has by order dated 05/05/2026 granted the above named, for
the development of land namely for:- planning permission to comprise of the following:
1_demolition of existing two-storey dwelling, associated outbuildings & agricultural
buildings, 2_erection of a replacement two-storey dwelling, carport & attached domestic
garage, 3_erection of a single-storey replacement outbuilding for use ancillary to existing
agricultural lands, 4_new vehicular entrance with gates and piers & landscaped driveway,
5_installation of new waste water treatment system & percolation area, 6_ all associated
site works , at Billises/Telaydan Td,, Monaghan, Co. Monaghan, subject to the 15
condition(s) set out in the Schedule attached.
Signed on behalf of MONAGHAN COUNTY COUNCIL.
pp__________________________
ADMINISTRATIVE OFFICER
__________________________
DATE
I refer you to the Health and Safety Authority website www.hsa.ie for new responsibilities
for homeowners under Safety, Health and Welfare at Work (Construction) Regulations
2013.
09/06/2026
25/60524 Pauline McKenna, Billises/Telaydan Td,, Monaghan, Co. Monaghan
1.
a) The proposed dwelling when completed shall be occupied as the place of residence of the
applicant, members of the applicant’s immediate family or their heirs and shall remain so
occupied for a minimum period of 7 years thereafter, unless consent is granted by the
Planning Authority for its occupation by other persons who belong to the same category of
housing need as the applicant.
b) Before development commences, the applicant shall enter into an agreement with the
Planning Authority, pursuant to Section 47 of the Planning and Development Act 2000,
providing for the terms of the occupancy requirement.
c) Within 2 months of the occupation of the proposed dwelling, the applicant shall submit to the
Planning Authority a written statement of confirmation of the first occupation of the dwelling
in accordance with paragraph (a) and the date of such occupation.
d) This condition shall not affect the sale of the dwelling by a mortgage in possession or by any
person deriving title from a sale.
Reason: In the interest of sustainable development.
2.
a) The developer shall pay to Monaghan County Council a sum of €6,734.00 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.
3.
a) Prior to the commencement of development, the applicant/developer shall lodge a security by
way of a cash deposit for the amount of €27,250 with the Planning Authority to ensure the
satisfactory completion of the landscaping scheme hereby approved.
b) This security shall remain in place until all landscaping proposed is completed to the
satisfaction of the Planning Authority in accordance with the approved landscaping scheme,
and for a further period of 12 months following completion of the works, or as otherwise
agreed by the Planning Authority.
Reason: To secure a satisfactory form of development.
4.
The existing derelict dwelling, associated outbuildings and agriculture buildings on the subject site
shall be demolished prior to commencement of development of the proposed development
hereby approved.
Reason: In the interest of orderly development.
5.
a) Prior to any other works commencing, visibility splays of 50 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 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.
6.
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
19/12/2025 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.
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 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.
7.
a) Prior to commencement of development, the applicant shall submit to the Planning Authority
for agreement in writing;
(i) A Construction and Demolition and By-Products Waste Management Plan for the
proposed development works. The plan shall be prepared using “Best Practice Guidelines
for the preparation of resource & waste management plans for construction and
demolition projects” – EPA, 2021
(ii) An Asbestos survey and removal plan for the proposed development works.
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.
8.
a) The development hereby approved shall be operated in accordance with the European Union
(Good Agricultural Practice for Protection of Waters) Regulations 2025, as amended.
b) The proposed development shall not be used to house any livestock.
c) The site shall be managed in a manner which prevents the discharge of polluting matter to any
waters.
d) The applicant shall immediately inform the Planning Authority & Inland Fisheries Board of an
accidental spillage of wastewater, organic fertiliser, fuel, machine oil or any other substance
which may threaten the quality of any watercourse or groundwater body.
e) The applicant shall ensure completely separate foul and surface water drainage systems are in
place.
f) 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) The developer shall ensure that adequate measures and precautions are in place for the
construction phase to ensure there is no discharge of polluting matter/sediment laden waters
discharging from the site to any watercourse. These measures shall take account of the
Guidance produced by Inland Fisheries Ireland titled “Requirements for the Protection of
Fisheries Habitat during Construction and Development Works at River Sites”, available to
download at https://www.fisheriesireland.ie/documents/624-guidelines-on-protection-of-
fisheries-during-construction-works-in-and-adjacent-to-waters/file.html
h) 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.
i) 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.
j) Monaghan County Council and Inland Fisheries Ireland shall be informed promptly 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.
k) Any fuels, oils, greases, hazardous liquid wastes and hydraulic fluids within the site area shall
be stored on site, away from any watercourses in a bunded, leak-proof, and lockable storage
area. Note that bunds are to be designed to contain 110% of the capacity of the largest
storage container located within the bund. 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.
l) 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.
m) The site shall be managed in a manner which prevents the discharge of polluting matter to any
waters.
n) The applicant shall ensure completely separate foul and surface water drainage systems are in
place.
Reason: In the interest of environmental protection.
9.
There shall be no increase in the number of livestock being accommodated at this site unless
otherwise agreed with in writing by the Planning Authority
Reason: In the interest of orderly development.
10.
The shed shall be designed and built in accordance with Department of Agriculture, Food & the
Marine specifications.
Reason: In the interest of orderly development.
11.
a) Roofing material shall be dark green, dark grey, dark blue or black in colour unless otherwise
agreed in writing.
b) No unpainted metal sheeting shall be used for roofing or on the external finish of the structure
Reason: In the interest of visual amenity
12.
The detached garage hereby approved shall be used solely for purposes ancillary to the residential
dwelling within the site area, and not for any separate purposes.
Reason: In the interest of orderly development.
13.
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.
14.
a) Ground levels and finished floor levels shall be as detailed on plans submitted to Planning
Authority on 19/12/2025, as amended by additional information on 10/04/2026.
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.
15.
The development shall be carried out in accordance with plans and documentation submitted to
the Planning Authority on 19/12/2025, as amended by additional information on 10/04/2026,
except as may otherwise be required in order to comply with the above conditions.
Reason: To ensure a satisfactory standard of development.
BUILDING CONTROL ADVICE NOTE
Before Any Building Works Commence - Things you should check!
1. Building Control Legal Requirements - Commencement Notice & Fire Safety Certificates (FSC);
In accordance with the Building Regulations you are obliged to submit a Commencement Notice prior to
commencement of a development and it must be submitted not less than 14 days and not more than 28 days
before you wish to commence. The Commencement Notice must be submitted to the Local Authority via the
online national portal BCMS. Applicants are advised to register on this website in advance of submitting a
commencement notice via the attached link: www.localgov.ie/en/bcms
As the type of Commencement Notice required will vary depending on your proposed development, you are
advised to seek advice from your agent or architect on what type of commencement notice is relevant to your
proposed works. Alternatively please feel free to contact Monaghan Fire & Building Control Authority for
advice at 047-30521 or email: bcms@monaghancoco.ie
Please be advised that works can not begin until the applicant has received a valid commencement notice from
the Building Control Authority, and that it is an offence under the Building Control Act 1990 to proceed with the
works without a valid commencement notice and/or a valid FSC (if required for works/development).
2. Pre-Development Conditions;
If there are any Pre-Development conditions on the schedule of conditions attached to your permission you
should give your immediate attention to them prior to the commencement of your development.
N.B. All conditions must be complied with in full as failure to do so will render your permission invalid and
may result in the initiation of enforcement proceedings for compliance with same.
3. Construction Products Regulations (SI No 225 of 2013);
You need to ensure that you, your builder, your designer/assigned certifier and your suppliers are familiar with
the requirements of the Construction Products Regulations.
For more information, please see link provided below.
https://monaghan.ie/firebuildingcontrol/building-control-construction-products-regulation/
4. Responsibilities under the Safety, Health and Welfare at Work (Construction) Regulations 2013;
The regulations are to ensure that there is a safe working environment for all involved in the construction
works, including dwellings.
For more information;
http://www.hsa.ie/eng/Publications_and_Forms/Publications/Construction/Guide_for_Homeowners.html