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HomeMy WebLinkAbout2660289 - Planners Report1 MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 2660289 (Grant) Applicant: Seamus & Kevin Hall Development: planning permission to extend existing cattle shed. Extension to include livestock accommodation, milking facility, dairy & other ancillary spaces; along with vertical feed silo, underground slurry storage tank, dairy washings tank & other associated ancillary site works Location: Moyles (DED Rackwallace) Castleshane , Co. Monaghan 1. Date of Site Inspection 11/08/2026 1.1 Site Notice & Photos Site Notice in order 11/08/2026 2.0 Characteristics of Site/Area • 0.873 Site Area • Existing farmyard comprising of multiple Agriculture buildings • Site will be accessed via an existing vehicular access onto a Local Secondary Road (L-5520-0) • Agriculture fields surround the site, within applicant ownership • Existing mature boundary surrounding the site. 2 Site Location 3.0 Site History 06/1621 – Seamus Hall The roofing of an existing open yard, The erection of an underground slurry tank in the existing holding yard, The erection of a slatted cow house Permission – Granted 4.0 Consultee/Referral Responses 4.1 MCC Internal Environment: Report dated 07/08/2026. No objections subject to conditions. 3 4.2 Consultees No Referrals on Planning Application Control Form 5.0 Objections/Representation Received No objections or representations received. 6.0 Pre-Planning Meetings None, as indicated on the submitted application. 7.0 Planning Assessment 7.1 Proposed Development This is an application for Permission for: 1. planning permission to extend existing cattle shed. Extension to include livestock accommodation, milking facility, dairy & other ancillary spaces; along with vertical feed silo, underground slurry storage tank, dairy washings tank & other associated ancillary site works Proposed Site Layout Plan 7.2 Development Plan Policy/Ministerial Guidelines Monaghan County Development Plan 2025 - 2031 • Section 6.7 Natura 2000 Sites and Appropriate Assessment • Section 15.13 Agriculture Development • Section 15.23 Road Access Standards 4 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. 14km of Sliabh Beagh SPA and 21km 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. General Requirements for Agricultural Development (Section 15.13 Policy AGP 1) The importance of agriculture is County Monaghan is recognised. • All planning applications shall be accompanied by a completed Supplementary Planning Application Form for Agricultural Developments (Appendix 7). • The onus is on the Applicant to demonstrate Compliance with Policy AGP1 of Monaghan County Development Plan 2025 – 2031. Proposals for agricultural development on new and established agricultural holdings shall comply with the following: a) It is demonstrated that the development is necessary for the running of the agricultural enterprise. • The proposal is located on an existing farm enterprise. b) It is located within or adjacent to existing agricultural buildings, unless it has been clearly demonstrated that the development must be located elsewhere for essential operational or other reasons. • Proposed sheds are set back from the public road and nestled beside an existing building. c) The appearance, design, scale and materials are appropriate to its location and sympathetic to the locality and adjacent buildings. • Proposed development can be integrated, no breach of skyline or excessive groundworks, minimal landscaping required • Applicant’s design details are considered appropriate d) The proposal visually integrates into the local landscape, and additional landscaping is provided where necessary. • The proposed unit is set back from the public road. • Proposal is appropriately set back from the public road and nestled beside an existing building e) The proposal will not have an adverse impact on the natural or built heritage. • No natural or built heritage concerns arising 5 f) The proposal will not result in a detrimental impact on the amenity of residential dwellings (for example, noise, smell and pollution impacts) outside of the holding. • A third party dwelling with already located within 100m of farm enterprise. • The proposed development is further away from third party dwelling g) Where a development is proposed within 100m of any residential property not located on the holding within the rural area (i.e. outside of a designated settlement) written consent from the adjoining property owner stating there is no objection to the proposal and witnessed by a Solicitor or a Peace Commissioner must be provided. • A third party dwelling with already located within 100m of farm enterprise. • The proposed development is further away from third party dwelling h) The proposal will not result in a pollution threat to sources of potable water, water courses, aquifers, or ground water. • Environment Report 07/08/2026. No objections subject to conditions i) Proper provision for disposal of liquid and solid waste is provided. • Environment Report 07/08/2026. No objections subject to conditions j) Adequate machinery parking and circulation areas are provided. • Adequate machinery parking and circulation areas are provided on what is an existing site. • Existing Farm enterprise with adequate machinery parking and circulation. k) Where a new access is proposed and/or where there is an intensification of use of an existing access, sight visibility splays shall comply with Table 15.4 Minimum Visibility Standards of Section 15.27 of the Development Plan. • Proposed use of existing authorised access onto the Local Secondary Road. • No intensification of existing access arrangements, no sightlines conditions on this matter. Environment Report The development proposed is located within the Clontibret Sc_10 sub catchment with the Mullaghmurphy Stream 010 being the closest waterbody. The Water Quality Status for this waterbody has been classified as ‘moderate’ and therefore identified as ‘At Risk’ of failing to meet the objectives of the Water Framework Directive (WFD) which is to restore to good status by 2027. This site is located on the Keady Groundwater Body, a poorly productive bedrock which is of good status and in an area of low groundwater vulnerability. Farmer Full NMP submitted for the holding for 2026 indicates that the farm is in derogation and has a current nitrogen loading of just over 197kgN/Ha (up from 183 kgN/Ha in 2025) with a slurry storage requirement of 1113m3 and an availability of 1809m3. During the site inspection on 05/08/2026 it was noted that the applicant was using an open lagoon for parlour washings. A small soiled water tank to catch silage effluent had an automatic pump which pumped to a larger slatted tank when full. The proposed additional slurry storage capacity and the extending of the existing cattle shed are all seen as improvements in the separation of storm and soiled waters and the capacity of the farm to comfortably control the volumes of slurry produced during the 22 week closed period for slurry spreading. The addition of a new parlour washings/soiled water tank will remove the need for the open lagoon going forward. Development Contribution This is calculated in accordance with the MCC General Development Contribution Scheme 2021-2026, rates effective 1-1-2026. 6 Calculations Proposed Floor Area: c276sqm Existing Floor Area: c1,382sqm Conclusion The proposed development accords with the relevant provisions of Section 15 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 A Grant of Permission, subject to Conditions, is recommended subject to compliance with the conditions set out below it is considered that the proposed development accords with both the Monaghan County Development Plan 2025 - 2031 and the proper planning and sustainable development of the area. It is recommended that Permission be GRANT subject to the following conditions: 1. a) The developer shall pay to Monaghan County Council a sum of €552.00 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. 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 the commencement of the development, the applicant shall submit to the Planning Authority a Construction and Demolition Resource Management Plan for the proposed development works for agreement in writing. The plan shall be prepared using ‘Best Practice Guidelines for the preparation of resource & waste management plans for construction and demolition projects’ (EPA, 2021). b) No development shall commence until the information required under a) above has been agreed in writing with the Planning Authority. c) All works shall be carried out in accordance with the agreed Construction and Demolition Resource Management Plan. Reason: In the interest of environmental protection. 3. a) The development/facility shall be operated in accordance with the European Union (Good Agricultural Practice for Protection of Waters) Regulations 2025. b) The development hereby approved will comply with the following drainage arrangements; (i) Contaminated surface water run-off shall be disposed of directly in a sealed system. (ii) All soiled waters shall be directed to a storage tank. 7 (iii) No effluent or slurry shall discharge or be allowed to discharge to any stream, river, watercourse, groundwater body or to the public road. (iv) All uncontaminated roof water from buildings and yard water shall be separately collected and discharged in a sealed system to existing drains, streams or adequate soakpits and shall not discharge or be allowed to discharge to the foul effluent drains, foul effluent and slurry storage tanks or to the public road c) All organic fertiliser generated by the development hereby approved [and existing development within the farmyard] shall be conveyed through properly constructed channels to the proposed [and existing] storage facilities and shall not discharge or be allowed to discharge to any stream, river, watercourse, groundwater body or public road. 22 weeks storage capacity for organic fertiliser must be provided to serve the enterprise. d) All organic fertiliser generated by the proposed development shall be utilised in accordance with the details submitted to the Planning Authority and in accordance with the European Union (Good Agricultural Practice for Protection of Waters) Regulations 2025. e) Any construction and demolition waste or excess soil generated during the construction phase which cannot be reused on site in accordance with Section 3 (1)(c) and Section 39 (1) of the Waste Management Act 1996 as amended, shall be disposed/recovered at an appropriately permitted facility in accordance with the requirements of the Waste Management Act 1996 as amended using authorised waste collectors authorised to collect the type of material for disposal/recovery at authorised treatment facilities. f) If infilling material is required to be imported onsite the applicant shall conform to one of the following; (i) If utilising EPA Article 27 notification to move soil infill material from one site to another, official correspondence from the EPA granting approval shall be submitted to the Planning Authority prior to commencement of development. or (ii) If using waste material as infill, a valid permit must be obtained from Monaghan County Council under the Waste Management (Facility Permit and Registration) Regulations 2007 as amended prior to acceptance of material. or (iii) If buying topsoil material as a product for final landscaping purposes only, documentation demonstrating purchase shall be submitted to Planning Authority. g) All waste oils and any other hazardous waste materials shall be stored appropriately and collected, recovered, or disposed of in accordance with the Waste Management Act 1996 as amended, and records of such shall be kept on site. (i) All hazardous liquid waste or oil/fuel storage containers, temporary or otherwise, shall be bunded. (ii) All bunds will be designed to contain 110 % of the capacity of the largest storage container located within the bund. (iii) There shall be no overflow drain facility from any bunds on site and all filling and off- take points shall be located within a bund. (iv) Facilities shall be provided for the collection and segregation of recyclable waste. Wastes shall be collected for recycling/reuse whenever feasible or otherwise disposed of in accordance with the Waste Management Act 1996 as amended h) The applicant shall immediately inform the Planning Authority & Inland Fisheries Board of an accidental spillage of wastewater, organic fertiliser, fuel, machine oil or any other substance which may threaten the quality of any watercourse or groundwater body. i) The applicant shall ensure that adequate measures are in place for the construction phase to ensure there is no discharge of polluting matter/sediment laden waters to any watercourse. These measures shall take account of the Guidance produced by Inland Fisheries Ireland titled “Requirements for the Protection of Fisheries Habitat during Construction and Development Works at River Sites”. This document is available to download at https://www.fisheriesireland.ie/documents/624-guidelines-on-protection-of-fisheries-during- construction-works-in-and-adjacent-to-waters/file.html (Guidance). 8 Reason: In the interest of environmental protection and public health. 4. There shall be no increase in the number of livestock being accommodated at this site unless otherwise agreed with in writing by the Planning Authority and in accordance with an approved Nutrient Management Plan. Reason: In the interest of orderly development. 5. All sheds, slatted units, dairy parlours, silage pits and manure storage areas shall be designed and built in accordance with Department of Agriculture, Food & the Marine specifications. Reason: In the interest of orderly development. 6. a) Roofing material shall be dark green, dark grey, dark blue or black in colour unless otherwise agreed in writing. b) No unpainted metal sheeting shall be used for roofing or on the external finish of the structure Reason: In the interest of visual amenity 7. The development shall be carried out in accordance with plans and documentation submitted on 08/07/2026, except as may otherwise be required in order to comply with the above conditions. Reason: In the interest of orderly development Liam Ward Assistant Planner 21/08/2026 9 Development Contributions Calculations – Agriculture Development Category Dev Type Rate Calculation Contributions Due (€) 3. Provision of Community, Recreation and Amenity Infrastructure (g) The provision of buildings or other structures for the purposes of agriculture (including canopies/overhanging roofs but excluding any open yards or concrete areas/aprons) Up to 300 m² (3229 sq ft) footprint Exempt Over 300 m² footprint €650 plus €2 per m² over 300 m² Extensions €2 per m² of footprint Proposed Floor Area: c276sqm 276sqm x €2 = €552.00 €552.00 Contributions Due (€) €552.00 Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable) Category (a) – (m) Dev Type % Reduction Calculations Exemption / Reduction (€) €0.00 Total Amount Due Contributions Due – Discount Total Due (€) €552.00 Checked / Date AP / EP AO SEP 21/08/2026 SF 21/08/2028