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Home My WebLink About2658 - F.I. Request Letter�'rr4err O}]l1B O CAD Co,nhel.le Conue Mholn...hdln Monaghan County COonCll Michael Murnane C/O Anne Murnane 17 Proudstown Road Navan Co. Meaath Rannog Pleanail Planning Section 00353 47 30532 planning@monaghancoco.ie 21/08/2026 Re: Planning and Development Act 2000 (as amended). Planning and Development Regulations 2001 (as amended). 26/58 - permission will consist of a bungalow, secondary treatment system & soil polishing filter to EPA standards, domestic entrance and driveway, and all ancillary site development works at Carrickinare Ballybay Co Monaghan. Dear Sir/Madam, With reference to the above application, I am to inform you that the information submitted is not adequate to enable a decision to be made. In accordance with the provisions of Article 33 of the Planning and Development Regulations 2001 (as amended) you are hereby requested to submit further information as set out on the attached page. Article 33(3) states that "where a requirement under sub -article (1) or sub -article (2) (Clarification) is not complied with within the period of 6 months from the date of the requirement for further information, or such additional period, not exceeding 3 months, as may be agreed by the Planning Authority, the planning application shall be declared to be withdrawn". It should be noted that you will be required to give notice in an approved newspaper under article 35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the Planning and Development Regulations 2001 (as amended) if the further information received is considered to contain significant additional data. Please Note: 4 copies of Additional Information to be submitted. In the case of Significantl Different Information. 6 copies of additional information to be submitted. Yours faithfully, DMINISTR T VE OFFICER 0 Oifigi Pleanala Comhairle Contae Mhuineachain 1 Sraid Bhaile Atha Cliath, Muineachan, H 18 X982, dire. O® 00353 47 30500 info@monaghancoco.ie eolas@monaghancoco.ie www.monaghan.ie 0 Planning Offices Monaghan County Council 1 Dublin Street, Monaghan, H18 X982, Ireland. Failtionn an t0daras AitiUil roimh chomhfhreagras i nGaeilge 26/58 Michael Murnane Carrickinare, Ballybay, Co Monaghan ADDITIONAL INFORMATION 1. Section 15.9.6 and Policy RIDP 1 'Ribbon Development and Infill Development' of Monaghan County Development Plan 2025-2031 do not permit dwellings in the countryside which would create or extend an existing ribbon of development; ribbon development being defined as being 'five or more houses on any one side of a given 250 metres of road frontage'. The Planning Authority notes that this proposal will result in a 5th dwelling within a 250 -metre frontage along the Regional Road. The applicant has failed to provide any information that would justify a relaxation of the ribbon development policy in this instance, as allowed for under Policy RIDP 1. Accordingly, the applicant is therefore requested to submit additional details to demonstrate compliance with the aforementioned policy RIDP 1'Ribbon Development and Infill Development'. The Applicant has submitted a Site Layout Plan with visibility splays of 150m demarcated; however onto a Regional Road, visibility splays of 120m x 2.4m x 1.05m are required in accordance with Section 15.23 of Monaghan County Development Plan 2025-2031. In this regard, the applicant is requested to submit: a) A revised Site Layout Plan (1:500 scale) indicating how a clear and unobstructed visibility splay of 120m can be achieved at the proposed entry/exit point onto the Regional Road. i. 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. Where the sight distances are not achievable within the applicant's ownership, the applicant should submit up-to-date 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. Planning Authority data indicates that the site of the proposed development (including the area where it is proposed to install the proposed wastewater treatment system) is located within an area which is vulnerable to fluvial flooding. There are concerns that the development may be at risk of flooding including the potential for adverse impacts upon the proper functioning of the waste water treatment system. The Applicant shall submit a response to these flood risk concerns which may include a Site -Specific Flood Risk Assessment for the proposed development, completed by a competent professional with hydrological experience, confirming that the development: • Will not be at risk of flooding • Will not result in flood water (fluvial) displacement off -site or exacerbate flooding in the immediate vicinity or wider area; • Will not obstruct or impede important flow paths; • Will not result in residual risks to the area and/or development that cannot be managed to an acceptable level 4. Table 15.3 of the Monaghan County Development Plan 2025-2031 states that sites "should make use of natural contours of the landscape". Having regard to the aforementioned policy and the topography of the site, the applicant is requested to submit a detailed contour/level survey of the site 5. Policy RSDP 1 of the Monaghan County Development Plan 2025-2031 requires applicants for one-off housing in rural areas to demonstrate compliance with the design guidelines as set out in Table 15.3 "Guidelines for Siting and Designing a Rural House in the Vernacular Style". In this regard, the Planning Authority has design concerns with the proposed front elevation of the development proposed in that there are three different window styles and sizes. In this regard, the applicant is requested to submit revised details with a simple, symmetrical arrangement of openings and that the proposal fully complies with Policy RSDP1 and Table 15.3 of the Monaghan County Development Plan 2025-2031. Section 15.9.1 'Rural Character' and Policy RCP 1 of Monaghan County Development Plan 2025-2031 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 dwellings in the rural area will be considered from critical views along public roads, laneways, public rights of way and other areas of the public domain", and that proposals for a dwelling and ancillary development shall: • Not cause a detrimental impact on or further erode the rural character of the area, • Not be unduly prominent in the landscape • Respect the traditional pattern of settlement within the area, Furthermore, Section 15.27 'Building Lines' of Monaghan Country Development Plan requires development proposals to be set back from Regional Routes by at least 30m. In this regard, the applicant is requested to re -position the proposed dwelling to be anchored to any existing mature boundary (at a distance of c10m), ensuring that there is no development within 30m of the Regional Road. 7. The Planning Authority note from the submitted Site Layout Plan that there appears to be a separate structure proposed to the south-east of the dwelling, which may be an outbuilding or garage. No plans or elevation drawings have been submitted in relation to this structure. In this regard, the applicant is requested to submit plans and elevations of this separate structure ensuring full compliance with Policy DGP 1 and Section 15.10.4 'Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports' of Monaghan County Development Plan 2025- 2031. 8. Policy LCP 1 and Section 15.22.4 of Monaghan County Development Plan 2025-2031 requires all applications to be accompanied by a landscaping plan. The Planning Authority note that the applicant has not submitted any detail with regard to proposed landscaping or boundary treatments. In this regard, the applicant is requested to submit a Landscaping Site Layout Plan (1:500 scale) detailing all proposed landscaping and boundary treatments. The planner dealing with this application is Catherine Toner