The URL can be used to link to this page

Home My WebLink About2660161 - Planners Report04MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT File Ref: 26/60161 Applicant: Nicole Comiskey Advertised development description: Permission for a change of house type and amendments to previously approved planning permission Ref: 19/39 (and extension of duration application Ref: 24/9012), together with the following; relocation of proposed dwelling on site; provision of an attached domestic garage in substitution of previously approved detached domestic garage; repositioning of wastewater treatment system and percolation area; all associated ancillary siteworks in relation to the above. Location: Kilmurry, Culloville, Castleblayney, Co Monaghan. Characteristics of Site/Area Live permission on-site for a two-storey house (see pics below). Relevant Planning History House was approved under planning file number 19/39, and the appropriate period has been extended until July 2027. Required Referrals Environmental Health Officer (EHO): No objections. 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. 19/39 26/60161 Planning Assessment ▪ The proposed manse “big house” style dwelling retains the 19/39 site layout and, whilst bulkier, there is a negligible increase in ridge height. It is considered that the revised designs acceptably comply with Policy RSPD 1, Table 15.3, and Policy DGP 1 of the County Development Plan 2025-2031. ▪ No residential amenity concerns arise. Adequate separation distances are maintained, and the limited first-floor northern gable windows would not result in undue overlooking, having regard to the site size and existing natural boundary. ▪ A revised community, recreation and amenity development contribution is due as per the separately attached calculation sheet. Concept view-in from the roadside Recommendation That Permission is GRANTED subject to the following conditions: 1. (a) The developer shall pay to Monaghan County Council a sum of €6030 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. (d) This condition shall supersede condition 1 attached under planning permission file number 19/39. 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. The development hereby permitted shall be carried out and completed within the timeframe associated with planning permission file number 19/39, as extended. Reason: To ensure consistency with the established planning history of the site and to comply with Section 40 of the Planning and Development Act 2000 (as amended). 3. (a) Only that applicable portion of the roadside hedgerow, which must be lowered or uprooted to provide adequate sight distances, shall be removed. (b) Remaining mature trees and hedgerow defining the site boundary, particularly the north- western site boundary, shall be permanently retained in this development. They shall also be reinforced with additional planting as per the submitted landscaping details and protected from damage at all times, particularly during building operations. (c) Notwithstanding the submitted landscaping details, any new site and roadside boundaries shall be planted with native hedgerow species so as to ultimately 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 eight 2-3 year old plants per metre; 250mm apart, with 300mm between rows. (d) Additional tree planting shall be carried out in accordance with the submitted landscaping details. (e) 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 shall be replaced. Trees shall be allowed to mature and shall not be topped when trimming hedgerows. (f) Any boundary fencing shall be of stained wood. Reason: In the interest of visual amenity. 4. (a) The proposed effluent treatment and disposal system shall be located, constructed and maintained in accordance with the details submitted and in accordance with the requirements of the document entitled Environmental Protection Agency Code of Practice - Domestic Wastewater 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 three years, shall be submitted to, and agreed in writing with the Planning Authority within two 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. Proposed garage shall be used solely for purposes incidental to the enjoyment of the dwelling house and not for any industrial, business or commercial purposes. Reason: To protect the amenity of the area and to prevent unauthorised development. 6. The development of the site shall be carried out in accordance with the pertaining plans, details and conditions of planning permission file number 19/39 as amended by the plans and details submitted under this application on the 28/04/2026, and as otherwise required to comply with the above conditions. Reason: In the interests of proper planning and sustainable development. Ben Clerkin Planner 11/06/2026 2026 Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3. (a) Comm, Rec, and Amenity. Residential development outside settlements (including Tier 5 & 6) Up to 200sqm €1270 per unit 200sqm – 300sqm €1270 per unit plus €17 per sqm over 200sqm > 300sqm €4160 per unit plus €22 per sqm over 300sqm Total sqm = 385sqm €4160 + €1870 (85sqm x €22) = €6030 Contributions Due (€) €6030 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 (€) €6030 Checked / Date AP AO SEP 11/06/2026 S. Finnegan 12/06/2026