The URL can be used to link to this page

Home My WebLink About2660164 - F.I. Request Letter 18/06/2026 Paul Meegan Owen Cunningham Thornford Lodge Broomfield Castleblayney A75HE16 Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 26/60164 - permission for change of use of existing single storey agricultural building into habitable accommodation, comprising elevational changes, increase in ridge height, new single storey extension to front and side of building, new wastewater treatment system and percolation area to serve development, use of existing entrance onto public road together with all ancillary site development works at Maghernaharny Rockcorry Monaghan. _______________________________________________________ Dear Sir/Madam, With reference to the above application, I am to inform you that the information submitted is not adequate to enable a decision to be made. In accordance with the provisions of Article 33 of the Planning and Development Regulations 2001 (as amended) you are hereby requested to submit further information as set out on the attached page. Article 33(3) states that “where a requirement under sub-article (1) or sub-article (2) (Clarification) is not complied with within the period of 6 months from the date of the requirement for further information, or such additional period, not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn”. It should be noted that you will be required to give notice in an approved newspaper under article 35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the Planning and Development Regulations 2001 (as amended) if the further information received is considered to contain significant additional data. Please Note: 4 copies of Additional Information to be submitted. In the case of Significantly Different Information, 6 copies of additional information to be submitted. Yours faithfully, __________________________ ADMINISTRATIVE OFFICER P.P. 26/60164 Paul Meegan Maghernaharny, Rockcorry, Monaghan ADDITIONAL INFORMATION Note: No inference is given in requesting this Further Information that planning permission will ultimately be forthcoming. The submission should take a coherent account of any issues that overlap/interlink. 1. Section 35 (c) of the Planning and Development Act 2000 (As amended) sets out, in summary, that a Planning Authority may refuse planning permission for past failures to comply with a planning permission or where a substantial unauthorised development has been carried out. In this regard, the Planning Authority has concerns that the adjacent dwelling and its associated access and wastewater treatment system to the north of the application site, and within the applicant’s landholding, does not appear to have the benefit of planning permission. The applicant is invited to comment on this matter. 2. The Planning Authority note the description of development as submitted – “permission for change of use of existing single storey agricultural building into habitable accommodation, comprising elevational changes, increase in ridge height, new single storey extension to front and side of building, new wastewater treatment system and percolation area to serve development, use of existing entrance onto public road together with all ancillary site development works”. The structure as existing, as well as the adjacent bungalow dwelling, access onto the public road and wastewater treatment system does not appear to have the benefit of planning permission and as such are currently considered unauthorised. The Planning Authority therefore cannot consider the structure an existing single storey agricultural building. It appears from the submitted Site Layout Plan that the site will be subdivided and two driveways will be created. Furthermore, the end use of “habitable accommodation” should be more defined. In this regard, the applicant is requested to submit revised details including an amended development description clarifying, amongst other matters, that the structure is proposed to be used as a self- contained dwelling. This information will constitute significant further information whereby, in accordance with Article 35 of the Planning and Development Regulations 2001 (as amended), revised site and press notices should be submitted to the Planning Authority indicating the revisions to the application. 3. Section 15.22.8 of the Monaghan County Development Plan 2025-2031 states that all development proposals in flood risk areas should be supported with a site-specific Flood Risk Assessment (FRA), in accordance with the DECLG, The Planning System and Flood Risk Management Guidelines for Planning Authorities (2009) and Departmental Circular PL2/2014. The Office of Public Works (OPW) Preliminary Flood Risk Assessment (PFRA) maps indicate that part of the application site is vulnerable to pluvial flooding events. In this regard, the Applicant shall submit a 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 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 flood risk assessment shall also clearly demonstrate proposed management of any residual risks. 4. The Planning Authority notes the submitted Site Layout Plan, however it is unclear from the submitted details as to what and where the proposed boundary treatments are, and how the curtilage of the dwelling will be defined. Furthermore it is noted that the provision of visibility splays will result in substantial loss of hedgerow along the road frontage, and it is unclear if there are any proposals to replace same. In this regard, the applicant is requested to; a) Submit revised Site Landscape Plan detailing the proposed boundary treatments, including how the applicant proposes to subdivide the site from the adjacent dwelling. b) Submit proposal for the reinstatement of the roadside hedgerow behind the visibility splays. c) Submit a Landscape Costing/quote in accordance with Section 15.22.4 of Monaghan County Development Plan 2025-2031. 5. The Applicant has submitted a Site Layout Plan which includes visibility splays of 120m in both directions at the point where the new access meets the public road. While the submitted layout plan and blue line ownership indication is noted, it is unclear if additional works including trimming of hedgerow to third- party lands would also be required to achieve the full 120m visibility splay. In this regard, the applicant is requested to clarify same and if necessary, submit Legal Agreements with adjoining landowners giving their consent to allow re-locating of obstruction impeding on the visibility splays, removal of their hedgerow and/ or hedges trimmed regularly to provide the required sight distance. The Legal Agreement and accompanying Maps shall be signed by the landowner, the applicant and witnessed by a Solicitor in accordance with exact wording of Appendix 13 of Monaghan County Development Plan 2025-2031. 6. The proposed development is considered insufficient in terms of the environmental information provided. In this regard, the applicant is requested to: a) Submit a revised site layout map indicating the precise location of the wastewater treatment system and polishing filter serving the existing neighbouring dwelling. b) Confirm the proposed source of water supply serving both the existing neighbouring dwelling and the proposed development. 7. The Planning Authority note the Finished Floor Level (FFL) of the proposed dwelling has not been provided. In the interest of clarity, the applicant is requested to provide same. 8. Policy BLP1 of the Monaghan County Development Plan 2025-2031 seeks to generally require buildings and ancillary works in the rural area along public roads to have a 30m set back from the near edge of the surfaced carriageway, in the case of a Regional Road. Having regard to the above Development Plan requirements, and considering the authorised nature of the existing structures, the Planning Authority has concerns with the proposed buildings in terms of their close proximity to the adjoining public road. The applicant is therefore requested to submit additional information as necessary to address these concerns. The planner dealing with this application is Catherine Toner