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Home My WebLink About2653 - Application - Cover LetterNOEL Mc GAHON Architectural Design & Planning Services ESSEXFORD, DUNDALK, CO.LOUTH. Mobile: 087 2359 206 Email: noelmcg123@gmail.com VAT Reg. No: IE 6674891F Monaghan County Council, Planning Section, County Offices, No. 1 Dublin Street, Monaghan. ATTN:- Adrian Hughes & Toirleach Gourley Date: 10.06.2026 Re: Conor Hoey — Outline Permission for a dwelling house, a domestic garage, a domestic waste water treatment system, a new site entrance with all associated site development works at Stradeen, Carrickmacross, Co. Monaghan. Adrian / Toirleach, Further to our most recent telephone conversations and discussions with Councillor Noel Keelan, please find enclosed the necessary documentation to complete the above named application. . ,hfNiNNG DE€PAF TMENi Schedule of documents: I, kEF. NO. • Fully completed and signed application form. • Fully completed and signed RH1 application form. • Appropriate planning fee € 48.75. l:"' si AGHAN CO, COUfv3C , • 1 copy of the Water Protection Plan. • 1 copy of the site characterisation form & site specific report. (copy of previous 2460288) • 1 copy of the site notice. • 1 copy of the newspaper notice. • 6 copies of the site location map. • 6 copies of the site layout map and site sections. • Letter of consent from the Landowner & a copy of the folio map & deeds. • Letter of consent from Killanny GWS. Trusting all is to your satisfaction, ,i 6 w -L C0 y If you have any queries you can contact me at 087 2359 20641 16 JUN 2026 Yours Faithfully, Noel Mc Gahon (Planning Agent) Planning supporting statement Applicant: Conor Hoey Outline Permission at Stradeen, Carrickmacross, Co. Monaghan. Date: 10.06.2026 1. Introduction This planning statement has been prepared in support of an application for outline planning permission for a one-off dwelling house at Stradeen, Carrickmacross, Co. Monaghan. The statement demonstrates compliance with the Monaghan County Development Plan 2025- 2031, the National Planning Framework (NPF), and the Sustainable Rural Housing Guidelines for Planning Authorities. 2. Site Description The application site is located within a rural area at Stradeen, Carrickmacross, outside any defined settlement boundary. The site forms part of lands that have remained in the ownership of the applicant's family for in excess of 80 years. The surrounding area is characterised by a mix of agricultural holdings, family homes and long-established rural development patterns. 3. Description of Proposed Development The proposed development will comprise of a single dwelling house, a domestic garage, a domestic wastewater treatment system, a new site entrance with all associated site development works. Outline permission is sought to establish the principle of development on the site. 4. National Planning Framework National Policy Objective 19 supports the provision of housing in rural areas for persons with a demonstrable economic or social need to live in a rural area. The proposal arises from a genuine local housing need and is consistent with the objectives of sustainable rural development promoted by the NPF. 5. Compliance with Rural Settlement Policy RSP6 Policy RSP6 seeks to facilitate housing in rural areas under strong urban influence where a demonstrable economic or social rural -generated housing need exists. Supporting documentation accompanying the application demonstrates the applicant's strong family, social and community ties to the locality. The proposal therefore satisfies the requirements and intent of Policy RSP6 and does not constitute urban -generated rural housing. 6. Compliance with Rural Settlement Policy RSP7 The proposal complies with Policy RSP7. The applicant has demonstrated a longstanding connection to the local rural area through family ownership and association with the locality. The submitted documentation confirms eligibility under the policy provisions relating to local rural need and family association with the area. The proposal is therefore fully consistent with the objectives of RSP7. 7. Ribbon Development and Infill Policy Assessment Section 15.9.6 of the Monaghan County Development Plan 2025-2031 states that ribbon development will generally be resisted. However, the Development Plan provides specific circumstances where a relaxation may be considered. The applicant has submitted evidence addressing these provisions and demonstrating why the proposal qualifies for consideration under the stated relaxation criteria. 8. Justification for Ribbon Development Relaxation The Development Plan provides that a relaxation may be considered where planning permission is sought to meet the housing needs of a landowner or immediate family member and where no suitable alternative site exists on the landholding. While the family holding is less than 4 hectares, the Development Plan expressly allows for flexibility where lands have been owned by the landowner or immediate family member for more than 20 years. Documentary evidence submitted with the application demonstrates family ownership in excess of 80 years, substantially exceeding the ownership period required by the Development Plan. The applicant has also no preferable alternative site available within the family landholding. The remaining lands do not have adequate road frontage to accommodate a site and any development on the lands to the rear, would be considered backland development. Accordingly, this proposal falls within the exceptional circumstances specifically envisaged by Section 15.9.6 of the Development Plan. 9. Sustainable Development Assessment The proposal will facilitate the applicant remaining within their established rural community, close to family support networks and community facilities. The development will contribute to the vitality of the rural area and support the long-term sustainability of local services, schools, sporting organisations and community groups. The proposal represents sustainable rural development arising from genuine local need. 10. Conclusion Having regard to the National Planning Framework, the Sustainable Rural Housing Guidelines and the Monaghan County Development Plan 2025-2031, it is respectfully submitted that the proposed development constitutes appropriate and sustainable rural housing development. The applicant has demonstrated compliance with Policies RSP6 and RSP7, established a genuine rural housing need and provided evidence supporting the relaxation provisions contained within Section 15.9.6 of the Development Plan. Family ownership of the lands exceeds 80 years, greatly surpassing the minimum ownership period identified within the policy framework. Trusting all is to your satisfaction, If you have any queries you can contact me at 087 2359 206. Yours Faithfully, 7fr4l Noel Mc Gahon (Planning Agent)