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HomeMy WebLinkAbout2660215 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 26/60215 (Grant Permission) Applicant: Jason and Denise Finnegan Development: Permission to construct a bungalow type dwelling house (with liveable attic space), together with proprietary wastewater treatment system, new site entrance and other associated ancillary site works. Location: Clonavogy (DED: Crossalare) Broomfield Co. Monaghan 1.0 Date of Site Inspection 10/06/2026 1.1 Site Notice & Photos In Order 2.0 Site Characteristics/Area • Greenfield subject site with stated area of 0.320Ha. • Access into the site via Local Territory Road. • Application site has mature boundaries with no views form the public domain Site Location Plan 3.0 Site Planning History None 4.0 Consultee/Referral Response EHO: No objections subject to conditions. 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: 1. Permission to construct a bungalow type dwelling house (with liveable attic space), together with proprietary wastewater treatment system, new site entrance and other associated ancillary site works. Proposed Site Layout Proposed Floor Plans Proposed Elevations 7.2 Assessment The proposal will be considered against the following policies and objectives contained in the 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 • Section 15.10.4 Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports • Section 15.22.3 All Rural Accesses • Section 15.22.4 Landscaping and Boundary Treatment • Section 15.22.5 On-Site Wastewater Treatment Systems • Section 15.22.7 Surface Water Drainage • Section 15.22.8 Flood Zones and Appropriate Uses • Section 15.23 Road Access Standards Principal of Development • Site is in Category 2 Area so applicant does not have to demonstrate Rural Housing Need • Local Territory road site lines are in place. • No OPW flood concerns on application site • Not within 100m of third party agricultural buildings • Not Ribbon development • Landowner consent submitted Appropriate Assessment (Section 6.2 and Policy HCLP 1 Heritage, Conservation & Landscape Policies) 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)”. 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. 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. Policy RCP 1 Rural Character Policy and Section 15.9.1 ‘Rural Character’ Policy RCP 1 provides for dwellings in the countryside where they will not cause a detrimental impact or further erode the rural character of an area. RCP 1 advises that “The assessment of the impact of new dwellings in the rural area will be considered from critical views along public roads, laneways, public rights of way and other areas of the public domain”. • The proposed dwelling is to be back from the roadside significantly and therefore there are limited views of same from the public domain. • The site as existing benefits from mature boundaries, with additional planting proposed. • Development proposed is a low-form bungalow with maximum height of c6.4m • Dwelling can be integrated successfully with the retention of existing mature landscaping – condition on this matter. Policy RSDP 1 Rural Housing Siting and Design Policy 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. Application site is a greenfield site, located off a Local Territory Road. The host field is bounded by existing mature boundaries, with additional planting proposed. Proposed dwelling would not break ridgeline. Dwelling FFL 57.75 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 detached bungalow proposed Dimensions are acceptable given the secluded location. Roof pitch and height 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. Features Guidelines for Siting and Designing a Rural House in the Vernacular Style Large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. 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. Sand cement/plaster walls with black natural slate roof tiles. 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. Chimney proposed centrally on the ridge. Eaves flush with the external walls Porch area is 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 RRP 1 Rural Accesses Policy and Section 15.22.3 ‘All Rural Accesses’ and Section 15.23 ‘Road Access Standards’ Policy RRP 1 requires accesses to new developments in the countryside to be positioned to minimise loss of hedgerows and trees, follow alongside existing boundaries/ hedgerows where possible, follow the natural contours of the site and avoid sweeping driveways, and to use existing lanes where practical. Section 15.23 and Table 15.4 of MCDP 2025-2031 requires all new accesses to be designed well in the interest of safety and convenience of all road users. • The applicant is proposing to exit onto the Local Territory Road. • The submitted site access layout plan indicates that the required visibility splays of 50m can be achieved at the junction with the Territory road. • The visibility splays do not cross over any third party land. Policy WWTP 1 On-Site Wastewater Treatment Policy and Section 15.22.5 ‘On-Site Wastewater Treatment Systems’ • EHO Report states no objection subject to conditions. • Planning authority satisfied in this regard. Development Contribution A Community, Recreation and Amenity Facilities Development Contribution is calculated as per separately attached sheet. New floor area (house): c216sqm Conclusion The proposed development complies with all relevant rural housing provisions in 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 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 €1542.00 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 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) Prior to any other works commencing, visibility splays of 50m, measured to the nearside road edge in each direction, shall be provided from a point in the centre of the entrance to the public road, 2.4m from the road edge at a height of between 1.05m and 2m above ground level to an object height of between 1.05m and 2m above ground level in both directions. The visibility splays shall be retained and kept clear from obstructions thereafter. b) Where it is necessary to remove hedges, fences, embankments or other obstructions in order to achieve the required visibility splays, they shall be reinstated behind the visibility splays. Any new trees or shrubs shall be planted back from the visibility splays to allow for future growth and some species will require additional set back. All existing planting shall be kept trimmed behind visibility splays. c) Where the existing roadside hedge/embankment is to be removed, the roadside verge shall be widened (by grading back or infilling where necessary using appropriate inert material) to include the entire area within the visibility splays, top soiled, and grassed to the satisfaction of the Planning Authority. d) The new entrance shall form a bellmouth of 5m radius with edge of new boundary. Recessed entrance shall be of sufficient dimensions to contain a stationary vehicle off the public road. Entrance gates shall open inwards only. e) Entrance/access road shall be surfaced with concrete or bitmac from edge of public road for a minimum of 5m and the surface shall be graded back so that its level at 3m from the edge of the carriageway is a minimum of 100mm below road level. Gradient of access road shall be not greater than 1:20 (5%) for the first 5m from boundary and 1:10 (10%) thereafter. f) French drain consisting of 300mm diameter concrete pipes backfilled to ground level with suitable granular filter material shall be placed along full site frontage. Drain shall discharge to the nearest appropriate watercourse or drainage pipeline. Suitable gullies shall be placed at start, end and intersection of other drains and at not greater than 40m intervals. Separate application shall be made to Monaghan County Council if this requires a road opening licence. g) Cattlegrid/ACO Drain/gullies shall be installed at proposed entrance and constructed in such a manner as to prevent water from the entrance flowing onto the public road. Similarly measures shall be taken to prevent road surface water from flowing onto the entrance. The discharge from the above drainage shall be piped to an appropriate drainage pipeline or watercourse. h) Provision shall be made within the site for surface water drainage and no surface water shall be allowed flow onto the public roadway. The discharge of surface water from the public road onto the site through road surface drainage and road subsoil drainage shall remain unimpeded. i) No development exempt or otherwise shall be erected over the public sewer, drain or water- main, unless otherwise agreed in writing with the Planning Authority. j) Before any work is commenced on this development a security, by way of a cash deposit, in the sum of €2250, shall be paid to the Planning Authority by the developer to ensure the satisfactory completion of all surface water drainage/boundary work within and abutting the site area, to prevent runoff of surface water onto the public roadway and to ensure that no damage is caused to public roadway and any such damage is repaired satisfactorily. Failure to carry out all entrance works to a standard to the satisfaction of the Planning Authority will result in forfeiture of part or all of the cash security Reason: In the interest of traffic/road safety. 3. 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 27.05.2026 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. e) Proposed well to be located a minimum of 30m upgradient of proposed on site Waste Water Treatment System. f) A French drain shall be installed upgradient of proposed on site Waste Water Treatment System. Reason: In the interest of public health and environmental protection. 4. a) Existing mature trees and hedgerow defining the site boundaries shall be permanently retained in this development. They shall also be reinforced with additional planting as per the submitted landscaping plan and protected from damage at all times, particularly during building operations. b) Notwithstanding the submitted landscaping plan, the new site boundaries shall be planted with native hedgerow species so as to form naturalised hedgerows similar to existing hedgerows in the vicinity. Predominant species shall be whitethorn, with blackthorn, hazel and holly also included. Planting shall be in a double staggered row with 8 (eight) 2–3 year- old plants per metre; 250mm apart, with 300mm between rows. c) Hedgerow planting, as required, shall be supplemented as per the submitted landscaping plan with native tree species at irregular intervals. Species shall include ash, oak, sycamore and beech. d) Planting as required shall be carried out in the first planting season following commencement of building operations and shall be permanently retained thereafter. Any plant which fails in the first planting season shall be replaced. Trees shall be allowed to mature and shall not be topped when trimming hedgerows. e) Any boundary fencing shall be of stained wood. Reason: In the interest of visual amenity 5. The development shall be carried out in accordance with plans and documentation submitted to the Planning Authority on 27/05/2026, except as may otherwise be required in order to comply with the above conditions. Reason: To ensure a satisfactory standard of development. _________________ RJ McAleer Graduate Planner Date 14/07/2026 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 New floor area (house): c216sqm C216sqm = €1,270 + €17 x 16 =€1542 €1542 Contributions Due (€) €1542 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 (€) €1542 Checked / Date AP / EP AO SEP 14/07/2026 SF 16/07/2026