HomeMy WebLinkAbout2653 - Planners ReportMONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT
File Ref: 26/53
Applicant: Conor Hoey
Advertised Development Description: Outline permission for a dwelling house, a domestic
garage, a domestic wastewater treatment system, a new site entrance with all associated
site development works.
Location: Stradeen, Carrickmacross.
Site Details
▪ Roadside plot, formed from part of a larger agricultural field.
▪ Site is essentially level with the adjoining local road.
▪ Bounded by established hedgerows and mature trees along sections of the site
boundaries.
▪ Several houses, of varying designs/styles, surround the site.
Aerial photo of the site and the surrounds
Objections/Submissions/Observations
None.
Relevant Planning History
▪ Full permission for a house was applied for previously under planning file number
24/60288. The application was withdrawn before a decision issued. Further Information
(FI) had been requested regarding ribbon development and local needs.
▪ A pre-application consultation took place with the Senior Planner and the former Senior
Executive Planner responsible for Development Management.
Referrals
Environmental Health Officer (EHO): Conditionally satisfied.
Inland Fisheries Ireland (IFI): No response.
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
The following sections, objectives, policies, etc, contained in the County Development Plan
2025-2031 pertain:
▪ Site is situated within the Carrickmacross local needs area (Section 2.13.1) – compliant
details have been submitted.
▪ When read along with the neighbouring houses, the proposal constitutes ribbon
development (Section 15.9.6 and Policy RIDP 1). Regarding the policy relaxation:
➢ The site and associated lands (less than 4 hectares) have been immediate family
owned well in excess of 20 years.
➢ Having regard to the submitted information and the characteristics of the wider
landholding, it is accepted that no preferable or policy-compliant alternative site is
available.
▪ No agricultural buildings within 100m (Section 15.9.5).
▪ On inspection, the required 70m sight distances are achievable (Section 15.23.2).
▪ The proposed site layout accords with Policy RSDP 1 and Table 15.3. Spatially, a dwelling
of appropriate form, scale and ridge height could be accommodated. The proposed
layout is broadly consistent with that previously assessed under 24/60288, where no
concerns arose.
Conclusions
Having regard to the applicant’s local need and the circumstances warranting a relaxation
under Section 15.9.6, a grant of permission is recommended subject to conditions, including
an occupancy restriction. A community, recreation and amenity development contribution
will ultimately be payable.
Recommendation
That Permission is GRANTED subject to the following conditions:
1. At Permission Consequent stage, full details of the layout, siting, height, design and
external appearance of the house (and garage) hereby permitted in principle, shall be
submitted to the Planning Authority for written agreement. The house design shall reflect
the traditional vernacular and shall be in keeping with the established built character of the
area.
Reason: In the interest of visual amenity and appropriate design.
2. (a) The dwelling approved pursuant to any subsequent Permission Consequent shall be
first occupied by the applicant, a member of the applicant's immediate family or their heirs
and shall remain so occupied for a minimum period of seven years thereafter.
(b) Prior to the commencement of development pursuant to any subsequent Permission
Consequent, the applicant shall enter into an agreement with Monaghan County Council
under Section 47 of the Planning and Development Act 2000 (as amended) regulating the
occupancy of the dwelling in accordance with paragraph (a) above.
(c) Within two months of first occupation of the dwelling, the owner shall submit to the
Planning Authority written confirmation of the date of first occupation and confirmation that
the occupancy requirements of this condition are being complied with.
(d) This condition shall not apply to a sale by a mortgagee in possession or any person
deriving title through such sale.
Reason: To ensure that development in this rural area is appropriately restricted in the
interest of the proper planning and sustainable development of the area.
3. The developer shall ultimately pay the Council a financial contribution 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 infrastructure and facilities in the area.
The financial contribution shall be determined at Permission Consequent stage and shall be
updated in accordance with the Wholesale Price Index for Building and Construction
(Materials and Wages) from the date of grant of permission consequent to the value
pertaining at the time of payment.
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.
4. At Permission Consequent stage, the site access details shall comply with the following:
(a) Prior to any other works commencing, visibility splays of 70m, measured to the nearside
road edge in each direction, shall be provided from a point in the centre of the entrance
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 4m 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.
5. (a) The proposed effluent treatment and disposal systems shall ultimately 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
systems 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 systems 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 2 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.
Reason: In the interest of public health and environmental protection.
6. At permission Consequent Stage, landscaping shall comply with the following:
(a) Only that applicable portion of the roadside hedgerow, which must be lowered or
uprooted to provide adequate sight distances, shall be removed.
(b) Remaining mature trees and hedgerow defining the site boundary shall be permanently
retained in this development. They shall also be reinforced with additional planting as per
the submitted landscaping details and protected from damage at all times, particularly
during building operations.
(c) Proposed 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. Trees shall be allowed to mature and shall not be
topped when trimming hedgerows.
(d) Any boundary fencing shall be of stained wood.
Reason: In the interest of visual amenity.
7. Garage shall ultimately be used solely for purposes incidental to the enjoyment of the
dwelling house and not for any industrial, business or commercial purposes.
Reason: To protect the amenity of the area and to prevent unauthorised development.
8. The development, conclusive details of which shall be approved at Permission Consequent
stage, shall be carried out in accordance with plans and documents submitted on the
16/06/2026, except as may otherwise be required in order to comply with the above
conditions.
Reason: In the interest of proper planning and sustainable development.
Ben Clerkin
Planner
31/07/2026