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HomeMy WebLinkAbout2660101 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT File Ref: 26/60101 Applicant: Bernard Doherty Advertised Development Description: Permission sought for the construction of new single storey extensions to side and front of existing dwelling, alterations to elevations and internal layout of existing dwelling, wastewater treatment system and percolation area, landscaping, boundaries and all associated site works. Location: Drumlandrick, Castleblayney. Site Details Site features an old, disrepaired farmhouse, which is accessed via a private lane. The site is sheltered from the public domain/road. Lane side view-in Relevant Planning History None. Consultation Environmental Health Officer (EHO): Further Information (FI) needed. Environment Section: No response. Objections/Submissions/Observations None. Appropriate Assessment 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). The site is removed from any Natura 2000 sites and there are no 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 Assessment (as per the County Development Plan 2025-2031) Sections 15.10.1 (Alterations and Extensions to Dwellings) and 15.9.2 (Site Selection and Rural Housing Design Guidelines) pertain: ➢ The property is being remodelled, rather than extended, as part of a modern, comprehensive re-design. ➢ A Design Statement has been submitted in support, which provides a clear rationale for the design approach. ➢ The existing house is to be retained and incorporated into the overall scheme. Whilst the proposal is substantial, the resultant development would remain modest in height, utilise a simple cluster form, and reflect the scale and pattern of traditional rural buildings. ➢ Given the site’s detachment from the public domain/road, the visual impact is limited. ➢ Existing access arrangements are unchanged. ➢ There are no residential amenity concerns. Conclusions Whilst the house design is considered to comply with the relevant provisions of the County Development Plan 2025-2031, Further Information (FI) is needed concerning wastewater treatment. Submitted concept images Recommendation To request FURTHER INFORMATION: Note: You and/or your assigned agent should liaise with the Council’s Environmental Health Officer prior to the preparation and submission of this Further Information. Should the Further Information materially/significantly alter the proposed development, you are obliged to re-advertise same in accordance with Article 35 of the Planning and Development Regulations 2001 (as amended). 1. On inspection, the Council’s Environmental Health Officer has advised that the site, in its current condition, is not suitable for the satisfactory installation of the proposed on-site wastewater treatment system, and that an alternative proposal is required. Accordingly, please submit a revised wastewater treatment proposal, including site layout plan and supporting site assessment details, which (i) complies with the Environmental Protection Agency Code of Practice - Domestic Wastewater Treatment Systems (Population Equivalent ≤10) 2021; and (ii) is to the satisfaction of the Council’s Environmental Health Officer. Ben Clerkin Planner 30/04/2026 Further Information (FI) ▪ A formal response was received on the 02/07/2026. ▪ The significant nature of the FI has been advertised. FI Planning Assessment A revised wastewater treatment proposal has been submitted and the EHO is now conditionally satisfied. Again, the significant nature of the FI has been advertised. Conclusions ▪ A grant of permission is recommended. ▪ A community, recreation and amenity development contribution is due as per 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 €1270 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. 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 and in accordance with the requirements of the document entitled Environmental Protection Agency Code of Practice - Domestic Wastewater 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 remodelled dwelling and permanently maintained thereafter. Signed and dated copies of the contract, which shall be for a minimum period of three years, shall be submitted to, and agreed in writing with the Planning Authority within two 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 remodelled 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. (a) Developer shall ensure that adequate measures are in place for the construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any watercourse or drains. These measures shall take account of the guidance produced by Inland Fisheries Ireland (IFI). (b) Construction and demolition waste, or excess soil and stone, generated during the construction phase that cannot be reused on-site shall be suitably disposed/recovered at an appropriately permitted facility in accordance with the requirements of the Waste Management Act 1996 (as amended). Reason: In the interest of environmental protection. 4. Proposed hedgerow planting shall be in double staggered rows with eight 2-3 year old plants per metre; 250mm apart, with 300mm between rows. This planting shall be carried out in the first planting season following commencement of building operations and shall be permanently retained thereafter. Any plant which fails shall be replaced. Reason: In the interests of visual amenity and appropriate design. 5. The development shall be carried out strictly in accordance with the plans and documents submitted on the 20/03/2026 as amended on the 02/07/2026, except as may otherwise be required in order to comply with the above conditions. Reason: In the interest of proper planning and sustainable development. Ben Clerkin Planner 16/07/2026 2026 Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3. (a) Comm, Rec, and Amenity. Residential development outside settlements (including Tier 5 & 6) *See Section 11 of the General Development Contribution Scheme 2021-2026* Up to 200sqm €1270 per unit 200sqm – 300sqm €1270 per unit plus €17 per sqm over 200sqm > 300sqm €4160 per unit plus €22 per sqm over 300sqm New floor area = 154sqm = €1270 Contributions Due (€) €1270 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 (€) €1270 Checked / Date AP AO SEP 16/07/2026 SF 16/07/2026