HomeMy WebLinkAbout2660340 - Other Assessments - Planning Statement
PLANNING STATEMENT
Proposed Dwelling House at
Mull anafinnog, Emyvale, Co. Monaghan.
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Contents
1. Introduction
2. Site Context
3. Planning Context
4. Planning History
5. Proposed Development
6. Planning Assessment
7. Conclusion
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1. Introduction
We wish to apply on behalf of our clients Charles and Clare Graham for planning permission for a two-storey
dwelling over semi basement together with attached domestic garage, new entrance with gates and piers, new
wastewater treatment system & percolation area together with all associated site works at Mullanafinnog, Emyvale,
Co. Monaghan.
2. Site Context
The subject site of 1.36 acres is in a rural townland about 9km outside of Emyvale, west of Monaghan. The site is set
back from the local Tavanagh road. An existing laneway will provide access to the proposed site.
The site is characterised by mature hedgerow & trees standing along its boundaries. The topography rises from the
road to the back boundary of the site.
Figure 1_Aerial image of the proposed site (site outlined in red)
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3. Planning Context
The proposed site is within the designated rural area of County Monaghan requiring careful consideration to ensure
that it integrates successfully within the landscape with specific focus on the design, siting and scale of the proposed
dwelling.
The relevant Rural Housing Policies, Rural Settlement Objectives and Rural Character Policies as set out in the
Monaghan Development Plan 2025-2031 & The Sustainable Rural Housing Guidelines are outlined below.
RSP 8
To facilitate rural housing in the remaining rural areas subject to the relevant planning policies as set out in Chapter
15, Development Management Standards of the Monaghan County Development Plan 2025-203.
RCP 1
Proposals for a dwelling and ancillary development in the rural area shall comply with Section 15.9.1 of the
Monaghan
County Development Plan 2025-2031.
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.
RASP 1
Proposals for new access or the intensification of use of an existing access shall comply with Section 15.23 to 15.23.8
of the Monaghan County Development Plan 2025-2031.
WWTP 1
Proposals for all on-site wastewater treatment systems shall comply with Section 15.22.5 of the Monaghan County
Development Plan 2025-2031.
LCP 1
Proposals for landscaping and boundary treatments shall comply with Section 15.22.4 of Monaghan County
Development Plan 2025-2031.
The Sustainable Rural Housing Guidelines April 2005
The Sustainable Rural Housing Guidelines were issued in April 2005, under Section 28 of the Planning and
Development Act (and subsequent Circular PL 2/2017) and prescribe criteria for consideration of planning
applications for houses in rural areas. These guidelines essentially provide that:
-People who are part of the rural community should be facilitated by the planning system in all rural areas, including
those under strong urban pressures.
-Those wishing to build a dwelling in the rural area suffering persistent and substantial population decline will be
accommodated.
-The development of rural environs of the major urban areas needs to be carefully managed to sustain and protect
their orderly development and success in functioning into the future.
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4. Planning History
There is no planning history on the proposed site.
5. Proposed Development
The design concept arose from examining the character of the surrounding landscape, topography and vegetation.
Mature native species of hedge boundaries and broadleaf trees characterise the site and aid in integrating the
Proposal.
Views of the site from the public domain are limited. The proposed dwelling will be nestled behind the mature trees
of
the existing site which in addition will provide good shelter. The height and density of the mature boundaries
integrate
the proposal further. An existing entrance is located off the local class Tavanagh Road which follows the natural
contours of the land. The existing access point will minimize the amount of existing hedgerow to be removed.
The proposal is orientated to maximise solar gain to the main living areas and provides rear access completely
sheltered from the prevailing winds. Passive House Design standards have been carefully considered within the
design proposal.
Our proposal is a contemporary rural house designed as a composition of clearly defined, interlocking volumes. Its
principal form is a long, simple pitched-roof structure, reflecting the linear proportions of traditional agricultural
buildings found within the rural landscape. The dwelling is arranged over split levels to respond to the site’s
topography.
Materials proposed are sympathetic to the area incorporating natural stone, dark standing-seam cladding, charred
timber to select walls. These will assist in integrating the dwelling into its setting.
6. Planning Assessment
The proposed dwelling is for a local family with strong links to the local community.
The proposed development is for a one-off dwelling, whose scale is moderated through articulation,
changes in level and a restrained material palette. It is visually coherent, site-responsive and
appropriately integrated into its rural setting.
RCP 1
Site Study – A detailed study of the site was considered prior to preparing the proposal.
The site assets of mature boundaries and a rising slope to the south-west are maximized to fully integrate the
proposed dwelling.
Orientation – The dwelling is orientated to maximise passive solar gain whilst shielding the private access to the rear
from the prevailing winds.
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Passive Housing – The Guidelines for the Design and Construction of Passive House Dwellings in Ireland was
consulted in preparation of this design with particular regard for orientation, wind and glazed openings.
Scale – The building is stepped in response to the natural fall of the site. The lower level partially integrated into the
existing ground profile. This approach assists in reducing the perceived scale when viewed from the surrounding
landscape and allows the dwelling to sit more comfortably within its rural setting.
Form – The principal building form is long and horizontal in proportion, reflecting the simple massing and robust
geometry traditionally associated with rural agricultural buildings. The long pitched roof provides a strong and
coherent architectural element, while the lower flat-roofed sections read as secondary additions subordinate to the
principal volume.
Materials – The proposed materials are sympathetic to the area incorporating natural stone, dark standing-seam
cladding, charred timber to select walls.
Natural stone is proposed at the lower level and to the projecting elements of the dwelling, providing a strong visual
base and helping to anchor the building within the landscape
The upper volume is distinguished by dark vertical cladding which reinforces the height and proportions.
Large areas of glazing are concentrated at key locations providing generous natural light to the main internal spaces
and establishing strong visual connections with the surrounding landscape.
Detailing - detailing is contemporary and restrained. Roof edges, and window surrounds are kept visually simple,
gutters are hidden avoiding unnecessary decorative features.
Boundaries – The application site benefits from mature boundaries in terms of significant tree stands and mature
hedgerow.
Features – The existing entrance minimises the removal of existing hedgerow and follows the field
boundary/contours.
7. Conclusion
It is submitted that the proposal is an appropriate response to the Monaghan County Development Plan 2025-2031
with specific consideration of Rural Housing Policy and the Design Guidelines for Rural Housing.
The subject site benefits from significant mature hedgerow and trees and naturally integrates in the landscape due to
the surrounding topography.
The project represents an opportunity to fulfill the residential need of a local family and enhance the local character
of the area.
In light of this, it is considered that this application is consistent with local Planning Policy and sustainable design and
we request that permission is granted for this development.
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