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HomeMy WebLinkAbout2660228 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT File Ref: 26/60228 Applicant: Asta Katiliauskiene Advertised Development Description: Permission to construct a new dormer style dwelling house, single storey domestic garage, new entrance onto public road, new sewerage wastewater treatment system and percolation area, together with all associated site development works. Location: Corleadargan, Castleblayney. Site Details ▪ Small, regularly shaped development plot, which sits just below the adjoining local road. ▪ The boundary is generally defined by low-level hedging and post-and-wire fencing. ▪ Several houses, of varying designs/styles, surround the site, along with an undeveloped permission for another house – planning file number 23/60135. ▪ A concurrent application has been submitted for the adjacent site to the north – 26/60225. ▪ The site appears to comprise residual lands beside existing and permitted dwellings. Aerial photo of the site, the surrounds, 26/60225 and 23/60135 Relevant Planning History ▪ See Site Details above. ▪ A pre-application consultation did not take place. Referrals Environmental Health Officer (EHO): Comments received and noted. 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. Roadside view-in Planning Assessment The following sections, objectives, policies, etc, contained in the County Development Plan 2025-2031 pertain: ▪ Site is not situated within a local needs area (Section 2.13.1). ▪ No material ribbon development concerns arise (Policy RIDP 1). ▪ Having regard to the concentration of existing and permitted dwellings and the incremental subdivision of roadside lands for residential development, rural character concerns arise under Section 15.9.1. ▪ No agricultural buildings within 100m (Section 15.9.5). ▪ Based on the information submitted, it is taken that the required 50m sight distances can be provided and maintained (Section 15.23.2). ▪ Whilst the site has been created as a development plot, rather than being a site selected on its own planning merits, the proposed site design/layout acceptably accords with Policy RSDP 1 and Table 15.3. Spatially, the proposed house form/ridge height could be accommodated. ▪ In isolation from the site integration considerations, the house design is considered acceptable and generally compliant with Policy RSDP 1 and Table 15.3, and would be in keeping with the established built character of the area. ▪ The proposed garage is 115sqm. No satisfactory justification has been submitted for a garage of this size, contrary to Section 15.10.4(d) and Policy DGP 1, which require justification where a domestic garage exceeds 80sqm. Other Matters The EHO has raised concerns regarding the suitability of the site for the satisfactory accommodation of a wastewater treatment system (WWTS). Conclusions A refusal of permission is recommended. The Planning Authority is not satisfied that the site represents an appropriate one-off rural housing site having regard to its context and the established pattern of development in the area. It is also not demonstrated that the site is suitable for the satisfactory accommodation of a WWTS. No satisfactory justification has been provided for the 115sqm garage. This matter may have been capable of resolution through Further Information (FI); however, the application must be assessed on the info submitted. The application was assessed in consultation with the Senior Planner. Recommendation That Permission is REFUSED for the following reason: 1. Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that new rural housing does not further erode the rural character of an area, having regard to the existing pattern of development and the cumulative impact of new development. The proposed development would be located on a site comprising residual lands situated beside existing and permitted residential development and which has been created as an individual development plot. Having regard to the concentration of existing and permitted dwellings in the area, the incremental subdivision of roadside lands for residential development, and the cumulative impact of such development on the character of the rural area, it is considered that the proposal would cause a detrimental impact on, and further erode, the rural character of the area. Accordingly, the development would, if permitted, be contrary to Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area. 2. Section 15.22.5 (On-Site Wastewater Treatment Systems) and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that on-site wastewater treatment systems are located and constructed to the highest standards in order to protect water quality, including groundwater and surface water. The Environmental Health Officer has raised serious concerns regarding the suitability of the application site to accommodate an on-site wastewater treatment system and percolation area, having regard to the low-lying nature of the site. In addition, the Environmental Health Officer has advised that the necessary remedial works would be required over the entire site area in order to satisfactorily demonstrate site suitability. Having regard to the information submitted and the concerns raised, the Planning Authority is not satisfied that the application site is suitable for the satisfactory treatment and disposal of wastewater arising from the proposed development. Accordingly, the development would, if permitted, be contrary to Section 15.22.5 and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031, be prejudicial to public health and environmental protection, and be contrary to the proper planning and sustainable development of the area. 3. Section 15.10.4 (Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports) and Policy DGP 1 of the Monaghan County Development Plan 2025-2031 require satisfactory justification where a domestic garage exceeds 80sqm in floor area. The proposed garage has a floor area of approximately 115sqm and no satisfactory justification has been submitted for a structure of this size. Accordingly, the development would, if permitted, be contrary to Section 15.10.4 and Policy DGP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area. Ben Clerkin Planner 20/07/2026