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HomeMy WebLinkAbout2660155 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 26/60155 Applicant: Fiona O’Hanrahan and Adnan Chughtai Development: Permission for the renovation of an existing dwelling including a new roof structure with raised ridge level to accommodate an upper floor, dormer windows, roof lights, single storey extension to the rear, elevational amendments, widening of the existing vehicular entrance, landscaping and all associated site works Location: 6 Killyconigan, Monaghan, Co. Monaghan H18 YH70 Site notice in place Site on lands zoned ‘Existing Residential’ As per the Monaghan County Development Plan 2025-2031. Characteristics of the Site/Area • The site is located within Monaghan Town at Killconnigan. • The sites comprises an established single-storey, detached dwelling, front and rear garden areas associated entrance off adjoining road. • The site is elevated above the level with the adjoining public road. • Boundaries of the site are defined by a combination of walls, hedging and fencing. • To the rear, an existing retaining wall defines the transition between the house and garden. • The dwelling is one of a number of similarly designed 70’s/80’s dwellings located on both sides of the road at Killyconnigan. View of front of dwelling View of rear of dwelling Google street view of dwelling in surrounding context Consultee Responses MD Roads Engineer: No objections, subject to conditions. Uisce Éireann: No response. Objections/Representations Received None received. Planning history. 94/30039: Retention of existing dwellinghouse (mirror image). Grant 76/30046: Erection of bungalow. Grant. Appropriate Assessment Policy HCLP 8 section 15.13 ‘Assessments Required’ and 6.7 Natura 2000 Sites and Appropriate Assessment (AA). 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 upon the integrity of a Natura 2000 site (i.e. 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). Notably, the site is located within 12km of Slieve Beagh SPA. The following issues are of relevance in the screening exercise:- ▪ The distance of the proposed development site from any Natura 2000 site. ▪ The scale and nature of the proposed development. ▪ The conservation objectives of Slieve Beagh SPA. ▪ The relevant policies within the County Monaghan Development Plan 2019-2025 in respect of the protection of Natura 2000 sites. ▪ The in-combination effects of the proposed development with other plans or projects. The conservation objective of Slieve Beagh SPA is to maintain or restore the favourable conservation condition of the Hen Harrier. It is considered that by virtue of the nature of the proposed development and the distance of the site from both of the Natura 2000 sites, there will not be any significant effects on the integrity of the Natura 2000 site. The planning authority is of the opinion that the development is sufficiently removed from the aforementioned Natura 2000 site to ensure that it will not have any significant effect on its integrity. 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 the above mentioned or any other Natura 2000 sites and therefore a Stage 2 Appropriate Assessment is not required in respect of this project. Planning Assessment Policy AEDP 1 and Section 15.10.1 Alterations and Extensions to Dwellings Proposals to alter or extend a dwelling will be considered on their individual merits, with the main considerations being that of design and the degree of impact on existing and adjoining properties. Permission is sought for the renovation of an existing dwelling including; • a new roof structure with raised ridge level to accommodate an upper floor, • dormer windows, • roof lights, • single storey extension to the rear, • elevational amendments, • widening of the existing vehicular entrance, • landscaping and all associated site works. The floor area of the house will increase from 120.86m2 to 206.58m2. The applicant has submitted a supporting design statement, the contents of which have been noted. Perspective view of front of dwelling Perspective view of rear of dwelling The applicant notes that the design concept is ‘centred on the renovation and extension of the existing dwelling to create a modern, energy-efficient home that better meets the needs of the applicant. The approach is guided by a desire to retain the essence of the existing house while introducing carefully considered interventions that improve functionality, spatial quality and connection to the site’. A key element of the proposal is the replacement of the existing roof with a new raised ridge structure, allowing for the introduction of a first floor within the roof form. Extensions are generally required to comply with 9 criteria as listed under Section 15.10.1. The application has been assessed as follows; a) The extension shall be ancillary/subordinate to the main dwelling and be located to the rear and/or side. An exception to this may be where the existing dwelling is so small that any extension will not meet the needs of the occupants or where the entire house is being remodelled as part of a comprehensive re- design. The dwelling is being remodelled as part of a comprehensive re-design. The submitted Design Statement notes that the ‘configuration of the existing dwelling results in limited flexibility and does not align with contemporary patterns of living’. The proposal seeks to maximise the existing features of the site, including views out and improved relationships with external spaces, while at the same time adopting to the sites topographical constraints and increasing energy efficiency and overall functionality. This design approach is considered acceptable for this site. b) The form, proportion, heights, fenestration, design and materials shall be in keeping with those of the main dwelling. The form, proportion, heights, fenestration, design and materials are noticeably different from that of the main dwelling and the surrounding area. There would be visual concerns with the extent of vertical painted window cladding which is the predominant external wall finish. This material is out of keeping with the main dwelling and with the character of the surrounding area and should be either removed entirely or scaled back. There would also be concerns with the scale and design of the proposed dormer dwelling with metal cladding on the front elevation which should be simplified. c) Contemporary designed extensions shall not detract from the visual amenities of the main dwelling. There are concerns with the design and finishes of the dwelling as noted under (c) above. d) The extension shall not have a material negative impact upon the residential amenities of adjoining dwellings or their private open space, in terms of overbearing or overlooking of adjoining properties. The applicant notes how the sloping nature of the street results in significant variation in finished floor levels between neighbouring properties, with the dwelling to the west positioned approximately 2 and a half metres below. The applicant also notes that at first floor level, the dormer is set back from the gable to minimise visual impact and avoid overshadowing, while a window on the western elevation serves a non-habitable wardrobe space, ensuring no overlooking occurs. The walk-in wardrobe would however, be considered as part of the habitable first floor bedroom. Given the height and position of the associated window and the difference in levels between the application site and the neighbouring property on lands to the west and adjoining, there would be concerns with regard to overlooking and loss residential amenity. The applicant will be requested to submit revised drawings to address same. e) The extension shall not overshadow adjacent dwellings to the degree that there is significant decrease in daylight or sunlight entering the house. Where new extensions are located close to adjoining buildings in towns and villages, a daylight and sunlight shadow projection assessment, where requested, shall be carried out in accordance with the principles of Site Layout Planning for Daylight and Sunlight, A Guide to Good Practice (Building Research Establishment Report 2022). Having regard to the scale and layout of the proposal in the context of existing surrounding properties, there are no overshadowing concerns arising. f) The extension shall not result in an unacceptable loss of existing private open space area. Adequate private open space shall be retained. g) Side extensions shall be designed to ensure, where possible, access to the rear of the property for refuse collection, utility access, or similar is maintained. Sufficient room is retained to access the rear of the property. h) Where a dwelling is served by an existing on-site wastewater treatment system, and where the proposed extension results in the provision of additional occupants and bathrooms, the adequacy of the on-site wastewater treatment and disposal facilities shall be demonstrated. Where the existing wastewater treatment facilities are not adequate to facilitate the development proposed, the applicant will be required to upgrade the existing onsite wastewater treatment system to comply with the requirements of the EPA Code of Practice– Wastewater Treatment and Disposal Systems Serving Single Houses (PE≤10) (2021), or any new or updated/subsequent versions. The property is served by the public mains. (i) Existing surface water drainage is maintained or relocated satisfactorily. Sufficient details have been provided. • Section 15.23 Road Access Standards and Policy RSP 1 and DMURS The submitted layout drawing indicates that the existing entrance is to be widened from 3.1 metres to 4 metres. The MD Engineer has reviewed same and has raised no objections, subject to conditions, including a requirement to provide visibility splays of 2.4 X 45metres. Subject to same, the proposal is considered to be compliant with Section 15.23 and DMURS requirements. • Section 15.22.4 Landscaping and Boundary Treatment and Policy LCP 1 This section requires landscaping plans to be submitted with all planning applications that commensurate to the scale of development being proposed. The submitted (hard and soft) landscaping details are considered acceptable. Standard conditions shall be applied in the event that permission is granted. Conclusion Further information is required address issues with regard to dwelling design and neighbouring residential amenity. Recommendation To request FURTHER INFORMATION: 1. Section 15.10.1 ‘Alterations and Extensions to Dwellings’ of the Monaghan County Development Plan 2025-2031 stipulates that contemporary designed dwelling extensions should not detract from the visual amenities of the main dwelling. In this regard, the Planning Authority has the following specific design concerns with the proposed extension; (i) the proposed ‘vertical painted timber cladding’ as the predominant external wall finish. It is considered that this external wall finish does not complement the main dwelling, particularly where it is used on principal elevations (i.e. the front elevation and side/gable elevations), and is not in keeping with the character of the surrounding area. (ii) the scale, design and proportions of the proposed ‘dormer with metal cladding’ on the front elevation. The proposed dormer window should be simplified to appear less dominant with a more proportionate opening. The applicant is requested to provide amended drawings to take account of the above and demonstrate a more appropriate design which complements the main dwelling and is more in keeping with the established character of the surrounding area. 2. Section 15.10.1 ‘Alterations and Extensions to Dwellings’ of the Monaghan County Development Plan 2025-2031 stipulates extensions shall not have a material negative impact upon the residential amenities of adjoining dwellings or their private open space, in terms of overlooking. In this regard, the Planning Authority would have overlooking concerns with the proposed extensions first floor window serving the master bedroom walk-in wardrobe area due to its position, height and the difference in levels between the application site and the neighbouring property on adjoining lands to the west. The applicant is therefore requested to submit revised drawings to address same and demonstrate full compliance with aforementioned Section 15.10.1 ‘Alterations and Extensions to Dwellings’. Planning Assessment • A formal response was received on 04th August 2026. • The additional information was not deemed to be significant. Re FI Points; 1. Revised drawings, 3D photomontages and supporting statement have been provided by the applicant. The applicant notes the following; • The amended design will place greater emphasis on integrating the development into the established character of Killyconnigan. • The amended design demonstrates a number of significant amendments which reduce the visual prominence of the proposed extension and ensure that the existing dwelling continues to remain the dominant element when viewed from the public road. • The principal design amendment has been the relocation of the large dormer from the front roof slope to the rear elevation. The potential for overlooking has been carefully considered and is negligible owing to the substantial difference in ground levels between the application site and the adjoining property, together with the existing mature boundary vegetation which provides effective screening. • the proposed window will be fitted with obscure glazing, ensuring that the privacy and residential amenity of the neighbouring property are fully protected. • The extent of vertical timber cladding has also been significantly reduced. • The revised material palette adopts render as the predominant external finish, complemented by a limited area of natural timber and standing seam metal roofing. Revised Front Elevation Revised Rear elevation. The proposed revised design acceptably complies with Section 15.10.1 ‘Alterations and Extensions to Dwellings’ of the Monaghan County Development Plan 2025-2031. 2. The design has been amended to address the overlooking concerns associated with the first-floor walk-in wardrobe window on the western elevation. The internal layout has been reconfigured so that the first-floor window now serves an ensuite bedroom and is to be fitted with opaque glass. A condition shall be applied with regard to same. Recommendation That Permission is GRANTED subject to the following conditions; 1. a) The developer shall pay to Monaghan County Council a sum of €552 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 45 metres, measured to the nearside road edge in each direction, shall be provided from a point in the centre of the entrances 2.4 metres from the road edge at a height of between 1.05 metre and 2.0 metres above ground level to an object height of between 0.6 metre and 2.0 metres above ground level in both directions. The area within the visibility splays shall be cleared to provide a level surface no higher than 260 mm above the level of the adjoining carriageway and shall be retained and kept clear thereafter. Any pole or column materially affecting visibility must also be removed. 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) 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 must be taken to prevent road surface water from flowing onto the entrance. The discharge from the above to be piped to a drainage pipeline or nearest watercourse. d) 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 to remain unimpeded. e) No development exempt or otherwise shall be erected over the public sewer, drain or watermain. f) Before any work is commenced on this development, a security, by way of a cash deposit, to the sum of €2250, shall be paid to the Planning Authority by the developer. All site works required in relation to sight distances and drainage shall be carried out prior to the commencement of any building operations. Failure to carry out these works to the satisfaction of the Planning Authority will result in forfeiture of all of the cash security. Reason: In the interest of traffic/road safety. 3. All construction and/or demolition activity shall be restricted to the hours 08:00 to 18:00 Monday to Friday and the hours 09:00 to 13:00 on Saturdays, unless otherwise agreed in writing with the Planning Authority. No works shall take place on Sundays, bank holidays or public holidays. Reason: To ensure that the development is carried out in an orderly and planned manner. 4. a) All hard and soft landscaping on-site shall be carried out in accordance with the submitted landscaping details/plan. b) Any mature trees and hedgerow defining the site boundaries shall be permanently retained in this development, unless otherwise agreed in writing with the Planning Authority. Reason: In the interest of visual amenity and appropriate design. 5. The first-floor window serving the new ensuite bedroom on the dwellings western elevation shall be fitted with obscure glazing, as per submitted Drawing No. 02 GA 26-01. Reason: In the interests of residential amenity 6. Any construction and demolition waste or excess soil generated during the construction phase which cannot be reused on site shall be disposed/recovered at an appropriately permitted facility in accordance with the requirements of the Waste Management Act 1996 as amended. Reason: In the interest of environmental protection and public health. 7. The development shall be carried out in accordance with plans and documentation submitted to the Planning Authority on 23rd April 2026, as amended on 04th August 2026, except as may otherwise be required in order to comply with the above conditions. Reason: To ensure a satisfactory standard of development. ---------------------- Brian Mc Geary Planner 12/08/2026 Development Contributions Calculations - Residential Development Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3(a) Com, Rec, Amenity Residential outside settlements (including Tier 5 & 6) 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 Additional floorspace created = 85.72m2 40sqm exemption applies 86sqm- 40sqm = 46sqm 46sqm X12 = €552. €552 Contributions Due (€) €552 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 (€) €552 Checked / Date AP / EP AO SEP 12/08/2026 SF 13/08/2026