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HomeMy WebLinkAbout2660216 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 26/60216 (Grant Permission) Applicant: Linda McEntee Development: Permission for revised house plans from those granted under current planning permission ref 23/65, together with all associated site development works on site. Location: Greaghlone Carrickmacross Co. Monaghan 1.0 Date of Site Inspection 10/06/2026 1.1 Site Notice & Photos In Order 2.0 Site Characteristics/Area • Greenfield application site is 0.410ha. • Triangular shaped, roadside site comprising a derelict, two storey farm dwelling and detached outbuilding. • All boundaries are defined by mature trees and hedgerow. The site is located approx. 4.5 km’s northwest of Magheracloone in the rural area. • The site is surrounded by agricultural fields and other one-off dwellings and farm complexes. 3.0 Site Planning History 23/65 Linda McEntee Permission for development consisting of demolishing existing derelict dwelling and to construct a replacement part single storey part two storey dwelling house, domestic garage, new entrance and install a sewage treatment system with percolation areas together with all associated site development works. Date Granted- 07/11/2023 4.0 Consultee/Referral Responses EHO: Report dated: 10/06/2026 No objection, Conditions No other Referrals on Planning Application Control Form 5.0 Objections/Representations Received No objections or representations received 6.0 Pre-planning Meetings None, as per application form 7.0 Planning Assessment 7.1 Proposed Development This is an application for Permission • Permission for revised house plans from those granted under current planning permission ref 23/65, together with all associated site development works on site. 7.2 Development Plan Policy/Ministerial Guidelines Monaghan County Development Plan 2025-2031 • Section 2.13.2 Category 2 – Remaining Rural Areas • Section 3.15 Rural Housing • Section 6.7 Natura 2000 Sites and Appropriate Assessment (AA) • Section 15.9 Housing in the Rural Area • Section 15.9.1 Rural Character • Section 15.9.2 Site Selection and Design Guidelines • Table 15.3 Guidelines for Siting and Designing a Rural House in the Vernacular Style 7.3 Assessment The proposal will be considered against the following policies and objectives contained in the Monaghan County Development Plan 2025-2031; Appropriate Assessment (Section 6.2 and Policy HCLP 1 Heritage, Conservation & Landscape Policies) 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). Policy HCLP1 of MCDP 2025-2031 states: “No projects giving rise to significant cumulative, direct, indirect or secondary impacts on Natura 2000 sites arising from their size or scale, land take, proximity, resource requirements, emissions (disposal to land, water or air), transportation requirements, duration of construction, operation, decommissioning or from any other effects shall be permitted on the basis of this plan (either individually or in combination with other plans or projects6)”. The site is located away from Kilroosky Lough Cluster SAC and Sliabh Beagh SPA. The site is not located within 15km of any other Natura 2000 Sites outside County Monaghan either in Republic of Ireland or Northern Ireland. There are no significant watercourses located within close proximity to the site and no known pathway connectors with the Natura 2000 network. Having regard to cumulative effects of both the proposed development and any other plan or project, it is the opinion of the planning authority that the development is not of a nature or scale to have any significant effects on the integrity of any Natura 2000 sites and therefore a Stage 2 Appropriate Assessment is not required in respect of this project. Principal of Development • The principal of a residential dwelling on this site was established under 23/65. Previously Approved Site Layout (22/269) and Propsoed Site Layout Previously Approved House Design (22/269) Proposed House Design Policy RCP 1 and Section 15.9.1 ‘Rural Character’ There will be no adverse impact on rural character as a result of the change in design. The proposed siting of the dwelling is not changing. Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ Table 15.3 of MCDP 2025-2031 sets out the rural house design policy. This requires specific focus on the design, siting, scale and form of the proposed dwelling. The use of simple shapes, forms and materials which are reflective of the Monaghan vernacular ensure a successful design that will integrate best into the countryside. New rural housing, including contemporary designs, should reflect the traditional vernacular. 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 Tabe 15.3 Features Guidelines for Siting and Designing a Rural House in the Vernacular Style Site Study The site and/or the location of dwelling within the site should be selected to maximise the benefits of shelter, topography and any existing buildings. The site should use clearly identifiable and established boundaries, such as trees, slopes or other natural features, which separate the site from the surrounding countryside, and offer a suitable degree of enclosure. In addition to the roadside boundary, the site should have a minimum of one natural existing boundary to soften the impact of the development in the landscape. The building should not be located on a site where it would break any ridgeline or shoreline. The site should make use of natural contours of the landscape and be set into the landscape. Sites requiring excessive excavation, filling and/or removal of natural vegetation should be avoided. The site should be set back from the road and aim to retain frontage. Suburban type layouts and gardens should be avoided. The positioning of the dwelling is not changing from that previously approved and deemed acceptable under 23/65. Orientation The dwelling should be orientated to maximise daylight and solar gain. Where appropriate, windows on south facing elevations should be arranged to capture the sun’s energy and glazing on north facing elevations should be limited to aid heat conservation. The proposed dwelling is orientated to maximise daylight and solar gain. Scale The size, scale and mass of the building must be appropriate to its setting. A large house should only be located on a well screened site to enable effective integration into its surroundings. Larger houses should be sub-divided into smaller elements of traditional form to avoid bulky structures. The dwelling should have regard to the scale of surrounding buildings. Dwelling of an acceptable scale, relative to the size of the site Landscaping plan submitted. Existing boundary hedgerows and trees are to remain. Form The dwelling should be of simple plan form, of modest scale and traditional pitched gables should be used. The external gable depth should generally not exceed 9m or 6.5m for narrow plan form. The roof pitch should normally be 35 to 40-degree pitch except where the gable depth is below 7.5m, then 45 degrees is acceptable. Two storey dwellings should generally not exceed 9m in height above ground level. Any projections or returns should be of simple form and roof pitch. Two storey dwelling proposed with a single storey rear return. Overall frontage is 21m. External gable depth is proposed at 6m. Roof pitch is acceptable. Proportions The design should have a good roof to wall proportion and a high solid to void relationship with greater wall surface area than window or door openings. Windows and doors should be simple and of vertical emphasis. A simple, symmetrical arrangement of openings should be employed. Large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. Roof to wall ratio is acceptable. Features Guidelines for Siting and Designing a Rural House in the Vernacular Style High solid to void relationship proposed. Windows of vertical emphasis. Materials Materials and finishes should be traditional to the area and in keeping with the character of the landscape unless the material proposed is matching that of the locality. The use of combinations of materials, excessive ornamentation and non-traditional materials should be avoided. Plastered, render or natural stone finishes are suitable in all rural areas. Brick, cladded stone and pebble dash are not traditional finishes and should be avoided. Natural roof slate which is dark blue/black in colour, is preferable. Plaster finish with natural stone and blue/black slates proposed. Detailing Chimneys should be centrally located on the ridge with vernacular proportions. Chimneys at the gable end should be flush with the gable. Decorative fascias should be avoided. Porches and conservatories should be of simple design and in proportion to the dwelling. Chimneys proposed centrally on the ridge of rear return. Eaves flush with external walls Porch area and rear return are of simple form. Boundary Treatment New frontage boundaries should be reflective of existing roadside boundaries using compatible hedgerow planting, walls, timber fencing and/or dry stonework. Existing roadside hedgerows and ditches should be retained as much as possible. The location of the site entrance should be positioned to achieve the required sight distance with the removal of a minimum extent of existing hedgerow. Unsympathetic fencing, walls and planting should be avoided. All post and rail fencing proposed should be back planted with native hedgerow planting. Existing mature boundaries. All existing hedgerows and trees to be retained. Policy DGP 1 and Section 15.10.4 ‘Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports’ There are no proposed changes to the approved garage on site, which is 54sqm. Policy WWTP 1 and Section 15.22.5 ‘On-Site Wastewater Treatment Systems’ E.H.O. were consulted regarding the application and have objections subject to conditions. Policy RRP 1 and Section 15.22.3 ‘All Rural Accesses’ and Section 15.23 ‘Road Access Standards’ Given that there are no changes proposed to the existing approved access, it is considered that roads conditions stipulated under permission 23/65 remain applicable. Development Contribution A Community, Recreation and Amenity Facilities Development Contribution is calculated as per separately attached sheet. New floor area (house): c192sqm New floor area (garage): c54sqm Previously approved floor area: c257sqm + 54sqm Conclusion The proposed development complies with all relevant provisions of Monaghan County Development Plan 2026-2031 and the proper planning and sustainable development of the area. A Grant of Permission is recommended subject to Conditions. Recommendation Main Reasons and Considerations Having regard to • the nature and scale of the proposed development • the established pattern of development in the area • the provisions of the current Monaghan County Development Plan it is considered that the proposed development, • would not seriously injure the amenities of the area • would not injure public safety by reason of traffic hazard • would not injure the amenity of property in the vicinity • would not endanger public health and subject to compliance with the conditions set out below it is considered that the proposed development accords with both the Monaghan County Development Plan 2026-2031 and the proper planning and sustainable development of the area. It is recommended that Permission be GRANTED subject to the following conditions: 1. a) The developer shall pay to Monaghan County Council a sum of €2,052.00 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. d) The development contribution as required under condition 1a) above, is in substitution of Condition 1 required under planning permission 22/269. 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 effluent treatment and disposal system shall be located, constructed and maintained in accordance with the details submitted to the planning authority on the 1st March 2023 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. 3. The development hereby permitted shall be completed before the expiry of the appropriate period of planning permission reference 23/65. Reason: To comply with Section 40 Planning and Development Act 2000 (as amended). 4. The development on the site shall be carried out in accordance with the conditions of permission reference 23/65, except as required under the aforementioned conditions and as specified under the plans and documentation submitted to the Planning Authority on the 27/05/2026, or as hereby approved. Reason: To secure a satisfactory standard of development. _________________ RJ McAleer Graduate Planner Date 15/07/2026 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 (House): C192sqm New floor area (garage): C54sqm = 246sqm C192sqm = €1,270 + 46sqm x €17 = €2,052 €2,052 Contributions Due (€) €2,052 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 (€) €2,052 Checked / Date AP / EP AO SEP 15/07/2026 SF 16/07/2026