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HomeMy WebLinkAbout2660124 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT File Ref: 26/60124 Applicant: Paul & Aisling Markey Development: Permission and retention permission for change of use at Connabury, Castleblayney, Co. Monaghan. The development consists of; Retention of change of use from domestic dwelling to short term tourist rental accommodation, proposed conversion of attached garage to habitable accommodation and all associated site works. Location: Connabury Castleblayney County Monaghan A75 DF76 Site notice in place Characteristics of Site/Area The site is located within the town of Castleblayney on lands zoned ‘Existing Residential’ along the Dublin Road. The site comprises an established 2 storey dwelling, integral garage, yard area to the front enclosed by a low boundary wall and garden area to the rear enclosed by mature hedging. The surrounding area comprises a mixture of residential development, community recreational uses, commercial and community facilities uses. Castleblayney GAA and Castleblayney College are located east of the site on the opposite side of the Dublin Road. Roadside view of site. Relevant Planning History No relevant planning history. Pre-planning. None, as indicated. Representations. One letter of objection has been received from Mary Duffy, with an address at 61 Rosevale, Castleblayney, Co. Monaghan. Issues raised in the submitted objection include; • A change of use from a Class 1 residential dwelling to a commercial short-term letting use is not appropriate within an established residential area, • The proposal is contrary to the County Development plan which seeks to protect residential amenity, safeguard the character of the established housing areas, protect housing stock and maintaining stable and sustainable communities. • Short-term letting use will give rise to issues of noise and general disturbance, adversely affecting the residential amenity of neighbouring properties. • The proposal will undermine the availability of housing for long term residential use. • Granting retention permission will set an undesirable precedent, raising cumulative impact concerns in the absence of a clear policy framework to regulate the proliferation of short-term letting in established residential areas. • No site-specific or policy-based justification has been provided. • Application should be refused, having regard to all of the above. Issues raised in the submission are considered as part of the overall assessment below. Consultation Environment Section: No objections, subject to conditions. MD Engineer: No comment/No objections. Fire/Building Control: No objections. Failte Ireland: No response. Uisce Éireann: No response. Appropriate Assessment Policy HCLP 1 6.7 Natura 2000 Sites and Appropriate Assessment (AA) 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 projects)”. The site is removed from any Natura 2000 sites and there are no known 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. Planning Principle Section 9.2 Land Use Zoning and Objective LUZO 1 The settlement plans for each of the towns aim to promote growth and development while protecting the natural and built environment. The primary tool to achieve this is through land use zoning objectives which indicate the purpose for which areas of land may be used. Land use zoning objectives allow for the appropriate and rational use of land, protecting the amenity of the towns and facilitating adequate space for current and future developments. The submitted site is located on lands which are zoned as ‘Existing Residential’. The land use zoning objective for said lands is to; ‘To protect and enhance existing residential amenity, to facilitate residential development on small infill sites within established residential areas, the comprehensive redevelopment of brownfield residential sites for sustainable residential development, and to facilitate and encourage the completion of commenced and not yet completed residential developments. The principal permitted land use is residential. However other uses open for consideration include education, nursing homes, creches, health centres, community facilities, and guesthouses provided that all such proposals are in keeping with the established built character of the area and do not adversely impact upon the amenity of existing residential properties. Infill residential development on small sites and the comprehensive redevelopment of large residential plots for proposed residential development will be acceptable subject to the development proposal having regard to the character of the surrounding residential development.’ As per the Development Zoning Matrix within the Monaghan County Development Plan 2025-2031, ‘B&B/Guesthouse’ type developments are considered ‘Acceptable in Principle’ on lands zoned ‘Existing Residential’ i.e. it is a development type which complies with the primary zoning objective for the area and is generally permitted, subject to compliance with the relevant policies, standards and requirements contained within the Development Plan. The merits of the application are considered further below. Section 4.12 ‘Tourism’ and Section ‘4.12.1’ Product and Appeal and Tourism Objectives TMO 1-25 (Chapter 4 Economic Development) The Monaghan County Development Plan 2025-2031 seeks to promote tourism, encourage the provision of tourism facilities and enhance and broaden the tourist accommodation offering. The MCDP 2025-2031 notes that ‘County Monaghan’s relative proximity to Dublin and other large settlements and its strategic Border location offers significant opportunities to expand the existing tourism offer and brand for the County. Furthermore, the County can act as an accommodation base for those visiting the east and north subject to a broadening of the available tourism accommodation profile’. The Plan contains objectives and policies which support tourism development and the Tourism Strategy for County Monaghan 2023-2028. It is considered that the proposal aligns with the objectives below. TMO 8 To facilitate, where appropriate, the provision of high-quality sustainable tourism products and services within the County where it is of a scale and nature appropriate to its setting, in order to increase the level of activity and the sustainability of the tourism market. In particular the provision of quality hotels and other forms of tourism accommodation, and the development of tourism projects, facilities, activities, and attractions shall be a priority. TMO 9 To support and encourage the development of appropriately scaled alternative forms of tourism accommodation on suitable sites subject to Chapter 15 Development Management Standards of the Monaghan County Development Plan 2025-2031. TMO 25 To promote and implement the policies and objectives of the Monaghan County Council Tourism Strategy 2023-2028 and to ensure the preparation of a new Plan upon its expiry. Section 9.12 Tourism (Chapter 9 ‘Strategic Objectives for Settlements’ ) This section notes that County Monaghan needs to establish itself as a tourism destination by improving the visitor facilities and amenities on offer. This section contains 6 tourism objectives TUO 1-6. It is considered that the proposal broadly aligns with objective TUO 1 which seeks to ‘promote and facilitate the development of County Monaghan as a tourism centre in co-operation with the public and private sector’. Section 12.9 ‘Tourism’ (Chapter 12 ‘Castleblayney Town Settlement Plan’) This Section notes that Castleblayney has significant potential to capitalise on its assets for tourism related development. Objective CBO 9 seeks ‘To support and encourage the development of appropriately scaled alternative forms of tourism accommodation on suitable sites within the town subject to Chapter 15 Development Management Standards of the Monaghan County Development Plan 2025-2031.’ Section 15.16 ‘Tourism’ (Chapter 15 Development Management Standards) Section 15.16 within Chapter 15 of the Monaghan County Development Plan 2025-2031 seeks to ‘encourage and promote the development of tourist facilities, attractions and accommodation in order to develop this industry throughout County Monaghan.’ This section also states ‘The provision of additional hotel and guest house bed spaces, bed and breakfast and self-catering accommodation within defined settlements will be encouraged and facilitated in the first instance. Any proposed change of use or replacement of tourism accommodation to a non-tourism use, including short-term let to permanent residential accommodation, shall be resisted unless it can be demonstrated that the facility is not viable in the long term, and there is sufficient alternative provision in the locality to offset the loss of tourism accommodation and benefit’. Proposals for tourism development are required to generally comply with 4 criteria, (a) to (d) under this section. The proposal submitted is assessed as follows; (a) In rural areas, a clearly identified site-specific tourism need shall be demonstrated to the satisfaction of the Planning Authority. Although located within an urban area, given the overarching Government Housing Policy to retain/return residential properties to the long-term housing market, it is considered appropriate to request the applicant to demonstrate a clearly identified site-specific tourism need. (b) It shall incorporate a high standard of design and materials, particularly when sensitively located. The proposal relates to an existing, established 5-bedroom dwelling. The applicant also proposes to conversion an attached garage to habitable accommodation, as shown on the elevational drawings below. Existing Elevation Proposed Elevation The proposed design and materials of the proposed garage conversion is largely in keeping with the existing dwelling and is considered acceptable for this site. (c) It shall not be detrimental to scenic and heritage assets, in Special Area of Conservation, Special Protection Area, Natural Heritage Areas and Proposed Natural Heritage Areas, areas of primary amenity value or secondary amenity value, and along scenic routes. The proposal will not be detrimental to any scenic and heritage assets, Special Area of Conservation, Special Protection Area, Natural Heritage Areas and Proposed Natural Heritage Areas, areas of primary amenity value or secondary amenity value, or scenic routes (d) Where relevant, ensure the sensitive redevelopment of derelict and vacant properties. Not applicable. The applicant is seeking to retain the existing use of the property for short term letting Section 15.23 ‘Road Access Standards’ MCDP 2025-2031, Policy RASP 1 An existing established entrance is to be used. No changes are proposed to same. Section 15.24 ‘Car Parking Standards’, of the MCDP 2025-2031. Section 15.24 notes that all developments are required to provide within the site area, suitable provision for servicing, parking and manoeuvring of vehicles associated with the proposal. Maximum car parking requirements are calculated in accordance with the standards as detailed within Table 15.5. Parking provision for ‘Hotel/Guesthouse/B&B’ type developments is calculated at a rate of ‘1 per bedroom (plus requirement for other uses e.g. bar/restaurant) Facilities are required for pick up and set down areas for cars and coaches, where appropriate’. The existing house has 5 No. bedrooms, and it is proposed to convert the existing to create an additional accessible bedroom, providing 6 No. bedrooms in total. As per Table 15.5, the applicant is required to provide 6 No. parking spaces. It is unclear if there is scope within the site for 6 No. parking spaces. Further information shall be sought from the applicant to demonstrate same. Section 15.22.4 Landscaping and Boundary Treatment, of the MCDP 2025-2031. Applicants are required to provide a comprehensive landscaping plan commensurate to the scale of development being proposed. Existing natural boundaries to the rear are mature and long established. A condition shall be applied requiring the retention of same. Section 7.8 ‘Public Water and Wastewater’, of the MCDP 2025-2031. The applicant proposes to use the existing water and wastewater treatment connections. Section 15.22.2 ‘Residential Amenity’ All developments must have regard to their potential impact upon the residential amenity of existing and permitted residential land uses in the vicinity of the development. Development which has the potential to detrimentally impact on the residential amenity of properties in the vicinity of the development, by reason of overshadowing, overbearing, overlooking, dominance, emissions (e.g. noise, smell, pollution) or general disturbance, shall be resisted. The Existing Residential Zoning allows for the development proposed ‘provided that all such proposals are in keeping with the established built character of the area and do not adversely impact upon the amenity of existing residential properties’. Having regard to same, and the issues raised in the submitted letter of objection, in the interests of residential amenity, the applicant will be requested to provide and Operational Management Plan to address matters in relation to the operation of the premises and the control of noise and general disturbance at that may be generated at the proposed premises at all hours. Guidance notes for Local Authorities for Regulating Short-Term letting (July 2019) and Circular Letters PL/2019 and SPI 02/2026 The Departmental ‘Guidance notes for Local Authorities for Regulating Short-Term letting’, notes that, in making a decision on any planning application, a planning authority ‘must consider matters of proper planning and sustainable development of the area, having regard to – • the provisions of the relevant development plan, • relevant Ministerial or Government policies and guidelines, • the views of statutory consultees, and • the views of members of the public.’ The Guidance also notes that the planning authority should consider a number of factors when deciding on these applications ‘including, but not limited to: • The overarching Government Housing Policy to retain/return residential properties to the long-term housing market. • Making the most efficient use of existing residential housing stock. • Whether the property is situated in an area experiencing high rent inflation. • Whether there is a sufficient supply of rental properties available for longer-term rental in the area to meet local need. • General housing demand and need in the area, including the extent of the local authority’s social housing list (HAP or RAS tenancies). • Proliferation of short-term letting properties with planning permission in the area and the wider cumulative impacts of new applications received. • Residential amenity considerations such as noise and disturbance to neighbours • Nature and character of the location - for example town/rural or primarily residential/ commercial. • Concentration of short-term letting properties in apartment developments. In terms of the suitability of this specific site for short-term letting tourism accommodation, the following points are noted; • The site context - the proposed development is in a predominantly residential area. The dwelling is one of 12 dwellings, which front onto the Dublin Road out of Castleblayney and there is residential development at Connabury Hill, on more elevated lands to the rear of the site. The site is also in close proximity to commercial, community and recreational uses. • the Planning Authority is not aware of any similar forms of short-term letting development in the immediate surrounding residential area. • permissive policies and objectives contained within the Development Plan regarding the provision of tourism accommodation within Monaghan’s urban areas. • the introduction of Government Reforms to the Rental Sector, from 01 March 2026, which intend to provide ‘security of tenure for tenants while also encouraging more private investment in the rental market. Legislation to implement these reforms is being prepared and will be published as a priority’. • no issues/objections raised by consultees. The Planning Authority acknowledges the need to protect housing stock and retain/return residential properties to the long-term housing market. Having particular regard to the site context however, and also the relevant policy provisions contained in the Development Plan, there are no concerns that the proposal will create an unacceptable precedent for short-term letting accommodation, if permission were to be granted at this location. There are however, specific issues which the applicant will be required to address, before permission may be granted. This includes details of proposed parking arrangements, details of how the premises will be operated on a daily basis. The applicant will also be invited to respond to the matters raised in the submitted letter of objection. Conclusions The Planning Authority requires additional information in order to make a fully informed decision. Recommendation To request the following FURTHER INFORMATION: 1. The applicant is requested to provide additional information which clearly demonstrates how there is a site- specific tourism need for the change of use of an existing domestic dwelling to short-term, tourism accommodation at this particular location. 2. The applicant is requested to submit an operational management plan detailing how the proposed premises will be operated on a daily basis. The submitted information should clearly demonstrate how any noise or general disturbance, that may be generated at the proposed premises, will be appropriately controlled and monitored, and how the development will not unduly impact on the residential amenity of neighbouring residential properties. 3. Section 15.24 ‘Car Parking Standards’ of the Monaghan County Development Plan 2025-2031 states that all developments are required to provide within the site suitable provision for servicing, parking and manoeuvring of vehicles associated with the proposal. In accordance with Table 15.5 ‘Car Parking Standards’, Parking provision for ‘Hotel/Guesthouse/B&B’ type developments is calculated at a rate of 1 No. space per bedroom provided. The applicant is therefore requested to provide a revised site layout plan which clearly demonstrates that there is scope within the application site for the provision of 6 no. parking spaces and any associated circulation space, in accordance with aforementioned Section 15.24 ‘Car Parking Standards’ and associated policy CP 1. 4. A third-party submission was received with respect to the development proposed. The applicant is invited to review the content of same and respond to the issues raised. Further Information (FI) • A formal response was received on the 18/06/2026 • Pre-planning discussions took place. • The information was not deemed to be significant. Planning Assessment Re the 4 FI request points; 1. The applicant has provided a statement which seeks to demonstrate that the there is a site-specific need for tourism accommodation at this location. The following points are noted; • They have been hosting guests and tourists for five years • Neighbours are ware and have no objections • Previous attempts to rent the property has not worked out due to the condition the property is left in after tenants leave. • There is a shortage of accommodation in Castleblayney town, particularly since the Glencarn Hotel closed in 2024. • They are Fáilte Ireland quality approved. • They have been congratulated by Monaghan County Council for getting Fáilte Ireland approval and have been asked to be included in Visit Monaghan-Monaghan Tourism website • The business is run effectively, and they owners personally meet and greet all guests on arrival. • They have received good reviews on online platforms. • Castleblayney has many annual festivals, including the Dram festival held in the Onata Theatres, Muckno Mania festival, Country Music Festival, Back to Castleblayney festival, European and World Fishing Competitions, Golfing competitions, Ceol Connect, Christmas Market and Santa Grotto. • Tourists arrive from America, Canada, Europe. Ideal base for touring Dublin, Belfast and Cooley peninsula. • Local family members often return for family events • Suitable location as close proximity, and within walking distance, of town with good access to public transport. • The reviews on booking.com and airbnb.com have also been noted. It is considered that the applicant has sufficiently demonstrated that there is a site-specific need for the proposed development at this location. 2. A noise management plan has been submitted by the applicant. The applicant notes that they have been taking bookings since July 2021 as ‘Glenmount’ B&B and have yet to receive any noise complaints. Specific noise control measures are shown in the table below; A condition shall be applied required requiring the applicant/operator to adhere the requirements of the noise management plan. Subject to same, the Planning Authority is satisfied that the proposal will not have an adverse impact on neighbouring amenity. 3. The applicant has submitted a revised site layout plan which demonstrates that there is capacity within the site for 4 car parking spaces. The applicant notes however, that given that rooms are not rented individually, and that one booking will make use of the entire house with any unused bedrooms kept locked for the duration of the stay, that the demand for parking spaces is substantially less than the 1 per bedroom ratio. Section 15.24 ‘Car Parking Standards’ of the Monaghan County Development Plan 2025-2031 states that if there is a dispute about the parking requirements of a development, it shall be determined using a recognised database such as TRICS (Trip Rate Information Computer System; JMP Consultants London LTD). Whilst the nature of the use and the type of overnight stays are noted, the development plan stipulates that 1 car parking space per bedroom should be provided. Section 15.24 also notes that a reduction in the car parking standards set out in Table 15.5 shall be permitted, where appropriate, where the developer cannot provide the required car parking spaces and financial contribution in lieu of the provision of car parking is being provided by the developer. In this instance, and notwithstanding the applicants argument with regard to the type of bookings accepted, it is considered appropriate to apply a contribution condition in lieu of the parking shortfall. 4. Since the further information request was issued, it has become evident that the objector ‘Mary Duffy’ does not reside at the stated address ‘61 Rosevale, Castleblayney, Co. Monaghan, A75 V668’. When a submission acknowledgement letter was issued to this address, the Council were advised that a ‘Mary Duffy’ was not resident at this location. Although requested to do so by email, (maryduffy1965@gmail.com) Mary Duffy has been unable to verify her address as 61 Rosevale, Castleblayney, Co. Monaghan, A75 V668. It is also noted that, as per evidence provided in the applicant’s submission, that the property has not been rented and that it has been sold on behalf of a Madeline Mulholland. Having regard to same, the submission has been declared invalid in accordance with the requirements of the Planning and Development Regulations 2001 (as amended). As the objection is considered invalid, this further information request is therefore no longer relevant. Conclusion • The applicant has acceptably justified the proposal for this location. • A grant of permission is recommended. • A development contribution is due asper the separately attached calculation sheet. Recommendation That Permission is GRANTED subject to the following conditions: 1. (a) The developer shall pay to Monaghan County Council a sum of €1832 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) The development contribution shall be paid in full to the Council within six months from the date of the final grant of permission, or in accordance with a to-be-agreed phased payment schedule. 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 public infrastructure and facilities in the area. 2. (a) The developer shall pay to Monaghan County Council a sum of €5900, in accordance with the General Development Contribution Scheme 2021-2026 (as revised) 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 car parking spaces that will facilitate the proposed development. (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) The development contribution shall be paid in full to the Council within six months from the date of the final grant of permission, or in accordance with a to-be-agreed phased payment schedule. 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 car parking spaces that will facilitate the proposed development. 3. (a) The development hereby permitted shall be used solely as short-term let tourist accommodation, i.e. for a period not exceeding 14 days at a time. (b) Within two months of the date of the final grant of planning permission, the applicant/operator shall enter into an agreement with the Planning Authority, pursuant to Section 47 of the Planning and Development Act 2000 (as amended), providing for the terms of the occupancy/use requirement. (c) Within one month of the commencement of use/occupation of the building as hereby permitted, the applicant/operator shall submit to the Planning Authority a written statement of confirmation of the occupation of the development, in accordance with paragraph 2(a) above and the date of such occupation. Reason: In the interests of proper planning and sustainable development. 4. The rules and procedures contained within the Noise Management Plan, submitted to the Planning Authority 18th June 2026, shall be strictly adhered to. Reason: In the interest of orderly development and residential amenity. 5. No more than 10 persons shall reside at the premises at any one time. Reason: In the interest of orderly development. 6. No amplified or other music shall be played outdoors within the site curtilage. Reason: In the interests of proper planning, sustainable development and safeguarding the amenities of the locality. 7. No signs, flags, logos or other advertising material/illumination shall be erected or displayed on-site or along the roadside without prior permission from the Planning Authority. Reason: In the interest of visual amenity. 8. The development shall be retained and carried out strictly in accordance with the plans and documents submitted on the 02/04/2026 as amended on the 18/06/2026, except as may otherwise be required in order to comply with the above conditions. Reason: In the interest of proper planning and sustainable development. ------------------------ Brian McGeary Planner 03/07/2026 2026 Development Contributions Calculations Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3 (e) Comm, Rec, Amenity... Commercial Development (e.g. retail, office, surgery, restaurant, pub, etc) New Development €8 per sqm Extensions €8 per sqm 229sqm 229sqm x €8 = €1832 €1832 Contributions Due (€) €1832 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 (€) €1832 Checked / Date AP AO SEP 03/07/2026. 06/07/2026 2026 Development Contributions Calculations Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 1. Provision of car parking spaces in lieu of shortfall Per unit. 1 Shortfall of 2 No. Spaces €2950 X 2 Contributions Due (€) €5,900 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 (€) €5,900 Checked / Date AP AO SEP 03/07/2026 06/07/2026