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Home My WebLink About2660178 - F.I. Request Letter 26/06/2026 Brendan Tavey Owen Cunningham Thornford Lodge Broomfield Castleblayney A75HE16 Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 26/60178 - permission to construct a storey and a half dwellinghouse, domestic garage, wastewater treatment system and percolation area entrance walls and piers together with all ancillary site development works at Dooraa Laragh Castleblayney. _______________________________________________________ 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not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn”.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. 26/60178 Brendan Tavey Dooraa, Laragh, Castleblayney. ADDITIONAL INFORMATION 1. The Planning Authority notes that the applicant is seeking to use a dual access which exits onto the Local Primary Road to serve the proposed development. The submitted site layout plan demonstrates visibility splays of 90 metres by 2.4 metres. The Monaghan County Development Plan 2025 - 2031 specifies that visibility splays of 70 metres by 2.4 metres are required for accesses onto Local Secondary Road. The applicant is required to submit:- a) A revised Site Layout Plan (1:500 scale) indicating how a clear and unobstructed visibility splays of 70m can be achieved at the proposed entry/exit point onto the Local Primary Road. The required visibility splays should 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. Sight distances to be measures to the nearest road edge in both directions. The submitted revised site layout plan should demonstrate all necessary site work, including the extent of the front boundary hedge and trees which would be required to be removed/trimmed, re-grading of side banks etc to achieve the required sight distances. b) Where the sight distances are not achievable within the applicant’s ownership, the applicant should 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 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. 2. The Planning Authority notes that the proposed description of development includes “entrance walls and piers” but does not reference the creation of an access onto the public road. The applicant is therefore requested to submit an amended description of development to include the “creation of an access onto the public road”. This would constitute Significant Further Information. In accordance with Article 35 of the Planning and Development Regulations 2001 (as amended), the Applicant shall: 3. Section 15.9.1 ‘Rural Character’ and Policy RCP 1 of the Monaghan County Development Plan 2025– 2031 support the provision of dwellings in the countryside where such development does not result in a detrimental impact on, or further erosion of, the rural character of an area. Policy RCP 1 further states that the assessment of new rural dwellings will have regard to critical views from public roads, laneways, public rights of way, and other areas within the public domain. In this regard, the Planning Authority has concerns relating to the proposed layout and orientation of the development. It is considered that the siting of the dwelling does not reflect the established pattern of development in the area. Furthermore, having regard to the open nature of the site, the proposed dwelling would be highly visible from critical viewpoints when approaching from the north and south along the Local Primary Road (L- 4104-0). Accordingly, the applicant is requested to submit a revised proposal (i) Revise the Site Notice indicating ‘Significant Further Information/Revised Plans, as appropriate’ (ii) Erect revised Site Notice on site (iii) Revise the Press Notice indicating ‘Significant Further Information/Revised Plans, as appropriate’ (iv) Submit a Copy of the Revised Site Notice and Revised Press Notice to the Planning Authority. clearly demonstrating a dwelling orientation that faces onto the public road, consistent with the prevailing pattern of development in the surrounding area. 4. Section 15.27 and Policy BLP 1 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 an 18m set back from the near edge of the surfaced carriageway, in this case of a County Road. Having regard to the above Development Plan requirements, the Planning Authority has specific concerns with the proposed building in terms of its close proximity to the adjoining public road (approximately 7.5m at its nearest). The applicant is therefore requested to submit revised proposals to address these visual and siting concerns. 5. Policy RSDP 1 of the Monaghan County Development Plan 2025 – 2031 requires applicants for one- off housing in rural areas to demonstrate compliance with the design guidelines as set out in Table 15.3 ‘Guidelines for Siting and Designing a Rural House in the Vernacular Style’. In this regard, the Planning Authority has the following design concerns with the development proposed; a) The gable depth on the side elevation is c9.8m. As per the Design Guidelines, ‘External gable depth should not exceed 9m (6.5m for narrow plan form)’ b) The window arrangement lacks symmetry and vertical emphasis. The various window types are of concern. The windows on the rear elevation are not vertical emphasised, and this is of particular concern due to the orientation of proposed dwelling. As per the Design Guidelines, ‘window openings should be symmetrically arranged and have a pronounced vertical emphasis’. c) The proposed chimneys, which are positioned on the roof plane. As per the Design Guidelines, chimneys should be centrally located on the ridge with vernacular proportions. d) The 30 degree roof pitch does not comply with Design Guidelines, which states that ‘roof pitches should be 35 to 40-degree pitch, except where the gable depth is below 7.5m, then 45 degrees is acceptable’. e) Provide a sample brochure/image of the ‘Hallmark’ stone finish proposed to external walls. f) The Planning Authority notes that current application 26/60138 on adjoining lands to the south (within the same field), relates to the erection of a dwelling of the same design. Without prejudice to the consideration and assessment of same, the applicant should note that the erection of 2 No. dwellings of the same design in such close proximity would not be considered appropriate in this rural context. Having regard to same, and notwithstanding the differences in dwelling layouts and garage designs, the applicant is requested to submit further information to demonstrate how it is intended to address this issue, and/or submit a revised dwelling design for consideration. Having regard to the above, the applicant is requested to submit a revised design solution to address these concerns to demonstrate that the proposal acceptably complies with Policy RSDP 1. 6. Policy DGP 1 of the Monaghan County Development Plan 2025 – 2031 requires proposals for domestic garages, sheds, ancillary outbuildings and car ports shall comply with Section 15.10.4. In this regard the Planning Authority has the following concerns with the development proposed; a) The proposed garage floor area is 108sqm. As per Policy DGP 1 garages where the floor area is in excess of 80m2 satisfactory justification shall be provided for its size. b) The proposed garage with a ridge height of c6.7m is sited to the front of the proposed dwelling. As per Policy DGP 1 garages ‘are sited to the side or rear of the house to minimise visual impact from the public road or surrounding landscape’. c) Window arrangement on the side elevation which fronts onto the public road shall be omitted. d) Provide a sample brochure/image of the ‘Hallmark’ stone finish proposed to external walls. Having regard to the above, the applicant is requested to provide amended details to demonstrate that the proposal acceptably complies with Policy DGP 1. The planner dealing with this application is Liam Ward