HomeMy WebLinkAbout2560258 - Planners ReportMONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT – PLANNING APPLICATION
File Ref: 25/60258.
Applicant: Niamh Hughes.
Advertised Development Description: planning permission for the development which will
consist of: to construct a two storey style dwelling house, domestic garage, new sewerage
wastewater treatment system, and new entrance onto public road and all associated site
development works
Location: Corleadargan, Castleblayney, Co. Monaghan.
Site Notice Inspected: 16th July 2025. Notice in place.
Site Details
▪ Portion of a low lying field to the east side of the L3440 road.
▪ There are dwellings nearby: a relatively recent built to the west, and a more established
dwelling to the north.
▪ There seem to be agricultural structures within 100m.
Figure 1 – Application site. Photos taken on 16th July 2025.
Relevant Planning History
19/247: permission to construct a two storey style dwelling house, domestic garage, new
sewerage wastewater treatment system and new entrance onto public road and all associated
site development works. Granted July 2020.
08/1327: Consist of A proposed storey and a half dwelling house, detached domestic garage,
wastewater treatment system, form new entrance onto public road and all associated site
development works. Granted July 2009.
It is noted there is a concurrent application submitted on a site to the south (Ref. No.
25/60259).
Consultation
Environmental Health Officer (EHO): No objection subject to conditions.
MD: No objection subject to conditions.
Objections/Submissions/Observations
None.
Appropriate Assessment
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).
The site is removed from any Natura 2000 sites and there are no significant pathway
connectors in the vicinity.
Having regard to the context and the development as proposed, and the activities associated
with the development proposal both during and post construction works, it is taken that it is
not necessary for an Appropriate Assessment to be carried out in relation to this development.
Extracts from Submitted Plans
Site Layout:
Elevations
Floorplan
Planning Assessment
The following sections, objectives, policies, etc, contained in the County Development Plan
2025-2031 pertain.
Development Principle
▪ Site is situated within a rural area under strong urban influence (Section 2.13 of
Development Plan refers). Details to demonstrate compliance with this have not been
submitted. Additional information shall be sought in this regard.
▪ No concerns regarding ribbon development (Section 15.9.6 of Development Plan refers)
and/or rural character (Section 15.9.1 of Development Plan refers).
▪ Agricultural building within 100m (Policy DABP1) – no letter of consent from the farm
owner is provided. Additional information shall be sought in this regard.
Site Design
▪ No excavation is required.
▪ A landscaping plan is submitted showing for retention of trees / hedges and additional
native planting along site boundaries.
Built Design
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.
• Maximum of two different finishes.
• Garages to be located behind the building line of the house.
The proposed chimney is not centrally located on the ridge – additional information shall be
sought in this regard. Otherwise the form and scale of the proposed dwelling is considered
generally acceptable in line with Table 15.3 of the Development Plan.
Access:
▪ The MD have no objections to the access.
Conclusion:
Further information is needed on a number of matters including: local needs compliance,
letter of consent from owner of argi. building(s), and revised design to amend chimney.
Recommendation
To request FURTHER INFORMATION:
Note: It is recommended that you and/or your assigned agent liaise with Monaghan County
council Planning Section prior to the preparation and submission of this Further Information.
1. 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 Castleblayney Rural Area Under Strong Urban Influence.
The applicant shall submit details and documentation demonstrating clear
compliance with at least 1 of the criteria outlined in Policy RSP 7. Please refer to the
County Development Plan 2025-2031 (Policy RSP 7 and Appendix 14) and submit
compliant details and/or documentation accordingly.
2. Policy DABP1 of the County Development Plan 2025-2031 states that permission for
a new dwelling within 100m of an agricultural building shall only be permitted where
written consent has been provided by the owner/occupier of the agricultural unit.
Said written consent must be signed by both parties and witnessed by a solicitor or a
peace commissioner.
Please submit a corresponding 1:500 site layout plan that identifies said agricultural
buildings.
3. In the interest of visual amenity and appropriate design, please submit amended
house plans providing for the chimney centrally located on the ridge in line with Policy
RSDP1 and Table 15.3 of the County Development Plan 2025-2031.
Darragh Mc Adam
Executive Planner
14th August 2025
____________________________________________
Further information was received on the 28th May 2026. The responses to the FI points are
summarised below:
FI Point 1: Compliance has been demonstrated with rural needs. The applicant is both a
returning emigrant and her home house is in the local rural area.
FI Point 2: A signed letter of consent has been provided.
FI Point 3: Amended house plans received (omitting the chimney).
Conclusion
The proposal is considered to comply with the relevant provisions of the Monaghan County
Development Plan 2025-2031. Approval is recommended, subject to the conditions detailed
below.
Recommendation
That Permission is GRANTED subject to the following conditions:
1.
a) The developer shall pay to Monaghan County Council a sum of €2,222.00 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) 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.
b) Before development commences, the applicants 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 mortgagee in possession or
by any person deriving title from a sale.
Reason: In the interest of sustainable development
3.
a) Prior to any other works commencing, visibility splays of 90m, measured to the
nearside road edge in each direction, shall be provided from a point in the centre of
the laneway 2.4m from the public road edge at a height of between 1.05m and 2m
above ground level to an object height of between 1.05m and 2m above ground level
in both directions. The visibility splays shall be retained and kept clear from
obstructions 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. Any new trees or shrubs shall be planted back from the visibility splays
to allow for future growth and some species will require additional set back. All
existing planting shall 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 4m 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 5m and the surface shall be graded back so that its level at 3m
from the edge of the carriageway is a minimum of 100mm below road level. Gradient
of access road shall be not greater than 1:20 (5%) for the first 5m from boundary and
1:10 (10%) thereafter.
f) French drain consisting of 300mm diameter concrete pipes backfilled to ground level
with suitable granular filter material shall be placed along full site frontage. Drain shall
discharge to the nearest appropriate watercourse or drainage pipeline. Suitable
gullies shall be placed at start, end and intersection of other drains and at not greater
than 40m intervals. Separate application shall be made to Monaghan County Council
if this requires a road opening licence.
g) Cattlegrid/ACO Drain/gullies shall be installed at proposed entrance 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.
h) Provision shall be made within the site for surface water drainage and no surface
water shall 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 shall remain unimpeded.
i) 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.
j) Before any work is commenced on this development a security, by way of a cash
deposit, in the sum of €2,250, 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.
4.
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 04/07/2025 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.
Reason: In the interest of public health and environmental protection.
5.
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.
6.
A maximum of two external wall finishes shall be utilised, unless otherwise in agreed in
writing with the Planning Authority.
Reason: In the interest of visual amenity.
7. The development shall be carried out in accordance with plans and documentation
submitted to the Planning Authority on 04/07/2025 and 28/05/2026, except as may
otherwise be required in order to comply with the above conditions.
Reason: To ensure a satisfactory standard of development.
Darragh Mc Adam
Executive Planner
11th June 2026
Monaghan County Council Development Contributions Calculations
Category Dev Type Rate Number / Units Floor Area
/
Calculation
Contributions
Due (€)
3
Community
Recreation,
Amenity
(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
Total new floor area:
225sqm (house)
&
31sq.m. (garage)
256sq.m. total
€1,270
&
€952
(56 x 17)
€2,222
Contributions Due (€) €2,222
Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable)
Category
(a) – (m)
Dev Type % Reduction Calculations Exemption /
Reduction (€)
Total Amount Due
Contributions Due – Discount Total Due (€)
€2,222
Checked / Date
AP / EP AO SEP
DMcA
11/06/2026
S. Finnegan
11/06/2026