HomeMy WebLinkAbout2660219 - Planners Report1
MONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT REPORT
File Ref: 2660219 (Grant)
Applicant: Luke Keenan and Shannon McGee
Development: permission to erect a two storey dwelling, detached domestic garage, connection to public sewerage,
new entrance and all associated site works
Location: Emy, Emyvale, Co. Monaghan
1. Date of Site Inspection
29/06/2026
1.1 Site Notice & Photos
Site Notice in order 29/06/2026
2.0 Characteristics of Site/Area
• 0.260ha Site Area
• Greenfield application site
• All natural site boundaries defined.
• New vehicular access onto Local Tertiary Road (L-12001-0).
• No OPW flooding concerns on application site
• Zoned as “Category 2 – Remaining Rural Area” as per the Monaghan County Development Plan 2025 – 2031.
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Site Location Plan
3.0 Site History
No Site History.
4.0 Consultee/Referral Responses
4.1 MCC Internal
Uisce Éireann: No response at time of writing report.
4.2 Consultees
No Referrals on Planning Application Control Form
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5.0 Objections/Representation Received
No objections or representations received.
6.0 Pre-Planning Meetings
Yes, pre-planning consultation with Liam Ward (Planner) on 10/02/2026.
7.0 Planning Assessment
7.1 Proposed Development
This is an application for Permission for:
1) permission to erect a two storey dwelling, detached domestic garage, connection to public sewerage, new
entrance and all associated site works.
Proposed Site Layout
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
• 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
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• 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
7.3 Assessment
The proposal will be considered against the following policies and objectives contained in the Monaghan County
Development Plan 2025 - 2031.
Natura 2000 Sites and Appropriate Assessment (Section 6.7)
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 subject site is located within approx. 7km of Sliabh Beagh SPA and 27km of Kilroosky Lough. There are no
significant watercourses located within close proximity to the site and no known pathway connectors with the Natura
2000 network. 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
• Site is in Category 2 Area; therefore, Applicant does not have to demonstrate Rural Housing Need
• Local Tertiary Road – sight triangle of 50m x 2.4m x 1.05m as per Section 15.23
• No OPW flood concerns on application site
• Not ribbon development
• Lands are located within 100m of agriculture farm buildings – Letter of consent submitted
Rural Character (Section 15.9.1 and Policy RCP 1)
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 buildings on the rural character
will be considered from critical views along the public roads, laneways, public rights of way and other areas of the
public domain.
• The proposed dwelling is set back from the public road
• The site as existing benefits from mature boundaries along the road front
• Development proposed is a two storey dwelling.
• Dwelling can be integrated successfully with the retention of existing mature landscaping – condition on this
matter.
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Site Selection and Design Guidelines (Section 15.9.2) and Policy RSDP 1 Rural Housing Siting and Design Policy
Table 15.3 of the Monaghan County Development Plan 2025 - 2031 sets out the Rural Housing Design policy. This
requires specific focus on the Design, Siting, Scale and Form of the proposed dwelling.
The use of simple Shapes, Forms and Material 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
Policy for the Rural Housing Siting and Design
RSDP 1 Proposals for rural housing shall generally comply with Section 15.9.2 and Table 15.3 of the Monaghan
County Development Plan 2025-2031.
Table 15.3
Features Design Guidelines for Rural Housing
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.
New vehicular access which fronts onto a Local Tertiary Road.
Site is bounded by existing mature boundaries, with additional boundaries to be created.
The dwelling is set back from the road
Proposed dwelling would not break ridgeline.
Application site is 0.260ha
Orientation The dwelling should be orientated to maximise daylight and solar gain.
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Features Design Guidelines for Rural Housing
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.
Orientation of the dwelling is designed in such a way to benefit from the sheltered mature boundary and positioned so
as to be facing onto the driveway. Given the proposed entrance, existing boundaries and size of site, the proposed
orientation is acceptable.
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.
The proposed development is a traditional two storey dwelling with classical architectural proportions, with a two
storey rear return
Overall frontage is c14.6m.
External gable depth is c6.2m
Gable height reached c8.3m.
Roof pitch is acceptable.
The total proposed floor area in c239sqm, with finished first floor of c112sqm.
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.
Window and door arrangement is acceptable.
High solid to void relationship proposed.
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.
The proposed materials are acceptable and in accordance with the guidance set out above.
Detailing Chimneys should be centrally located on the ridge with vernacular proportions.
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Features Design Guidelines for Rural Housing
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.
The details of the proposed dwelling are considered to be acceptable.
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.
Landscaping plan submitted.
All existing hedgerows and trees to be retained
Road boundary to be retained except those that require o be removed to facilitate visibility splays.
Domestic Garage (Section 15.10.4 and Policy DGP 1)
Proposals for domestic garages, sheds, ancillary outbuildings and car ports shall comply with Section 15.10.4 in
Chapter 15 of the Monaghan County Development Plan 2025-2031.
a) The design, size, scale and form of the building/structure and finishes/materials should normally be consistent
with the design of the main dwelling on site.
• The design, form and materials are consistent with the design of the main dwelling on site. The proposed
garage complies with criterion a).
b) The building/structure is normally detached and sited to the side or rear of the house to minimise visual impact
from the public road or surrounding landscape.
• The garage is detached and located to the side of the dwelling
c) The building/structure is used for purposes incidental to the enjoyment of the dwelling and not for any
commercial, manufacturing, industrial use or as habitable accommodation.
• A condition can be applied restricting the use of the garage for domestic purposes in the even that planning
permission is granted.
d) Where the total floor area of the building/structure is in excess of 80m2, satisfactory justification shall be
provided for its size.
• The proposed garage is c41sqm in area.
e) Car ports shall only be permitted where they are incorporated into the design of the dwelling, do not constitute
a visual intrusion, and where they are not visible from the public domain.
• Not Applicable.
f) The residential amenity in the vicinity of the proposed development will not be compromised.
• Given the detached nature of the property and the proximity of neighbouring properties there are no
residential amenity concerns arising.
g) Only one domestic garage shall be permitted for any single dwelling unless the need for a second garage is
satisfactorily demonstrated.
• No existing garage present.
h) Existing surface water drainage is maintained or relocated satisfactorily.
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• Compliant
Section 7.8 8.12 Public Water and Wastewater
Uisce Éireann is responsible for the treatment and disposal of wastewater in serviced towns and villages. The
application was referred to Uisce Éireann however no response has been received. The proposal includes details of
correspondence between the applicant and Uisce Éireann where it is confirmed by Uisce Éireann that a wastewater
connection is feasible without infrastructure upgrade. Appropriate conditions shall be applied in this regard in the
event that permission is granted.
Road Access Standards (Section 15.23)
The proposal is to create new vehicular onto a Local Tertiary Road. Given the urban location of the development,
DMURS requirements apply. The Planning Authority notes the applicant has demonstrated sight visibility splays of
45m x 2m on the submitted Site Layout Plan. Further Information requested.
Development Contribution
This will be calculated in accordance with MCC General Development Contributions Scheme 2021-2026, effective 1-1-
2026.
Proposed Dwelling Floor Area: c239sqm
Proposed Garage Floor Area: c41sqm
Levied Floor Area: c280sqm
Conclusion
Further Information:
• Visibility Slays
Recommendation
It is recommended that FURTHER INFORMATION be requested as follows:
1. The Planning Authority notes that the applicant seeks to create a new access onto a Local Tertiary Road. The
submitted site layout plan indicates visibility splays of 45 metres by 2 metres. The applicant is requested to
submit:-
a) A revised Site Layout Plan (1:500 scale) indicating how a clear and unobstructed visibility splays of 45m can be
achieved at the proposed entry/exit point onto the Local Secondary Road. The required visibility splays should
be provided from a point in the centre of the entrance, 2.4 metres from the road edge at a height of 1.05 metre
to 2.0 metres above ground level. Sight distances to be measures to the nearest road edge in both directions.
The submitted revised site layout plan should demonstrate all necessary site work, including the extent of the
front boundary hedge and trees which would be required to be removed/trimmed, re-grading of side banks
etc to achieve the required sight distances.
b) Where the sight distances are not achievable within the applicant’s ownership, the applicant should submit
Legal Agreements with adjoining landowners giving their consent to allow re-locating of obstruction impeding
on the visibility splays, removal of their hedgerow and hedges trimmed regularly to provide the required sight
distance. The Legal Agreement and accompanying Maps shall be signed by the landowner, the applicant and
witnessed by a Solicitor in accordance with exact wording of Appendix 13 of Monaghan County Development
Plan 2025-2031.
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________________
Liam Ward
Assistant Planner
07/07/2026
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Further Information Assessment
AI was requested and a response was submitted on 16/07/2026.
1. The Planning Authority notes that the applicant seeks to create a new access onto a Local Tertiary Road. The
submitted site layout plan indicates visibility splays of 45 metres by 2 metres. The applicant is requested to
submit:-
a) A revised Site Layout Plan (1:500 scale) indicating how a clear and unobstructed visibility splays of 45m can be
achieved at the proposed entry/exit point onto the Local Secondary Road. The required visibility splays should
be provided from a point in the centre of the entrance, 2.4 metres from the road edge at a height of 1.05 metre
to 2.0 metres above ground level. Sight distances to be measures to the nearest road edge in both directions.
The submitted revised site layout plan should demonstrate all necessary site work, including the extent of the
front boundary hedge and trees which would be required to be removed/trimmed, re-grading of side banks
etc to achieve the required sight distances.
b) Where the sight distances are not achievable within the applicant’s ownership, the applicant should submit
Legal Agreements with adjoining landowners giving their consent to allow re-locating of obstruction impeding
on the visibility splays, removal of their hedgerow and hedges trimmed regularly to provide the required sight
distance. The Legal Agreement and accompanying Maps shall be signed by the landowner, the applicant and
witnessed by a Solicitor in accordance with exact wording of Appendix 13 of Monaghan County Development
Plan 2025-2031.
• The has submitted a revised site layout plan which demonstrates 45m x 2.4m visibility splays can be
achieved.
• As the required hedge trimming works are located on third-party lands, the applicant has submitted a legal
agreement with the adjoining landowners to facilitate these works.
• Planning Authority satisfied in regard to same.
Conclusion
The Planning Authority is satisfied that the applicant has adequately addressed the Further Information request as per
submission on 16/07/2026.
The proposed development acceptably complies with all relevant provisions of Monaghan County Development Plan
2025 - 2031 and the proper planning and sustainable development of the area.
A Grant of Permission is recommended subject to Conditions.
Recommendation
That planning permission is GRANTED subject to the following conditions:
1.
a) The developer shall pay to Monaghan County Council a sum of €2,630.00 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.
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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 45 metres, measured to the nearside road edge in
each direction, shall be provided from a point in the centre of the entrance 2.4 metres from the road edge at
a height of 1.05 metre to 2.0 metres above ground level to an object height of 1.05 metres to 2.0 metres above
ground level in both directions. The visibility splays shall be retained and kept clear 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. It is recommended that any new
trees or shrubs are planted back from the visibility splays to allow for future growth, and some species will
require additional set back. All existing planting must 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 4.0 metres 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 5
metres and the surface shall be graded back so that its level at 3.0 metres from the edge of the carriageway is
a minimum of 100 mm below road level. Gradient of access road shall be not greater than 1:20 (5.0%) for the
first 5 metres from boundary and 1:10 (10.0%) thereafter.
f) Cattlegrid/ACO Drain/Gullies shall be installed at proposed entrance to the public road 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.
g) Provision shall be made within the site for surface water drainage and no surface water to 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 to remain unimpeded.
h) 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.
i) 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) Prior to the commencement of development, the developer shall contact Irish Water regarding the provision
of water and sewerage services necessary to enable the proposed development and to confirm acceptability
of the proposed development regarding source/network infrastructure.
b) The development within the site in respect of water and sewerage services shall be to standards as required
by Irish Water.
Reason: In the interests of orderly development, public health and securing a satisfactory standard of
development.
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4. The detached garage hereby approved shall be used solely for purposes ancillary to the residential dwelling within
the site area, and not for any separate purposes.
Reason: In the interest of orderly development.
5.
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.
6.
a) Ground levels and finished floor levels shall be as detailed on plans submitted to Planning Authority on
28/05/2026.
b) Any facilitating cut and/or fill shall be graded to a natural contour to reflect the existing topography of the
area.
Reason: In the interests of visual amenity and securing a satisfactory standard of development.
7. The development shall be carried out in accordance with plans and documentation submitted to the Planning
Authority on 28/05/2026 as amended by further Information submitted to the Planning Authority on 16/07/2026
and 30/07/2026, except as may otherwise be required in order to comply with the above conditions
Reason: To ensure a satisfactory standard of development.
________________
Liam Ward
Assistant Planner
04/08/2026
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Development Contributions Calculations – Residential Development
Category Dev Type Rate Number / Units Floor Area /
Calculation
Contributions
Due (€)
3. Provision
of
Community,
Recreation
and Amenity
Infrastructure
(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:
c280sqm
€1,270
+
€17 x 80sqm =
€2,630.00
€2,630.00
Contributions Due (€) €2,630.00
Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable)
Category
(a) – (m)
Dev Type % Reduction Calculations Exemption /
Reduction (€)
N/A
Total Amount Due
Contributions Due – Discount Total Due (€)
€2,630.00
Checked / Date
AP / EP AO SEP
04/08/2026
04/08/2026