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HomeMy WebLinkAbout2560419 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT File Ref: 25/60419 Applicant: Raymond Prunty Advertised Development Description: Permission to separate section of existing two storey detached dwellinghouse and extend same to form 2 No. two storey semi-detached units comprising: 1) Renovation to existing dwellinghouse to form a 4 bedroom two storey dwellinghouse. 2) Extension to separated section to form a new 3 bedroom two storey dwellinghouse and all associated site development works. Location: 31 Knockcarrick, Mullaghduff, Annyalla. Site Details ▪ Detached house, on a corner site, within the established Knockcarrick housing development in Annyalla. ▪ Estate consists of a mix of detached and semi-detached houses of uniform character. ▪ The house occupies a slightly elevated position relative to the western neighbouring house – shared boundary fencing currently divides the two plots. Kerb side view-in Relevant Planning History No planning history considered relevant to the current proposal. Objections/Submissions/Observations None. Consultation Municipal District (MD) Engineer: Comments received and noted. Uisce Éireann/Water Services: No response. Environment Section: Comments received and noted. 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 Section 15.8 (Multi-Unit Residential Developments) and Policy RAP 1 (Residential Amenity) of the County Development Plan 2025-2031 pertain. The proposed infill/subdivision is open for consideration. In principle, the site is sufficiently large enough to accommodate a second house. Focus points include: ➢ Impact on residential amenity (emphasis on the western neighbour). ➢ Private open space provision. ➢ Sufficient parking. ➢ Design compatibility with the estate. The new house (31A) would occupy land that is currently part of the open side garden. Consequently, the western neighbour would experience a significant change in boundary conditions, with a new, closer two-storey gable. As per the info, or lack thereof, it is unconfirmed that the development would not unduly overshadow and/or overbear upon the western neighbour. Sufficient private open space would remain for each house, exceeding minimum standards. Two car parking spaces are provided. However, access appears constrained. The proposed design acceptably accords with the character of the Knockcarrick estate. Other Matters ▪ Part V is not applicable. ▪ There is a small garage/shed located in the western corner of the site/proposed garden of house 31A that is not accounted for by the application. Conclusions ▪ Further Information (FI) is needed. ▪ A pre-application consultation did not take place. View between house 31 and the western neighbour Recommendation To request FURTHER INFORMATION: Note: A pre-application consultation did not take place. You and/or your assigned agent may wish to liaise with Planning Section prior to the preparation and submission of this Further Information. The submission should take a coherent account of any issues that overlap/interlink. No inference is given in requesting this Further Information that planning permission will ultimately be forthcoming. 1. Policy RAP 1 of the County Development Plan 2025-2031 states that development which has the potential to detrimentally impact on the residential amenity of properties in the vicinity shall be resisted. The Planning Authority notes the proximity of the proposed new two-storey dwelling (house 31A) to the adjoining residential property to the west. Having regard to the scale and height of the proposed structure and the change from a detached to a semi-detached built form, further clarity is required to ensure that no unreasonable impact on residential amenity would arise. Accordingly, please submit the following: (a) A commensurate Sunlight/Daylight/Overshadowing Study showing impacts on the western neighbouring dwelling and garden at specific dates and times throughout the year. Same should focus on the rear windows and private amenity space of the adjoining dwelling. (b) Cross-sections through the proposed dwelling and the western neighbour’s dwelling showing height relationships, ground levels, floor levels, and separation distances. Sections should be taken on two lines, one through the closest points of the two buildings and one through the adjoining gardens. (c) A photomontage or a 3D massing model viewed from the western neighbour’s garden and from the estate road. These details should clearly demonstrate that the development would (i) not result in unacceptable loss of sunlight/daylight, and (ii) not unduly overbear upon the neighbouring property. 2. The small garage/shed located in the western corner of the site/proposed garden of house 31A is not accounted for by the application. In the interest of clarity and to allow for a fully informed decision, please: (a) Clarify the planning status of this structure. (b) Submit details of the date of erection, dimensions, and use of the structure. (c) Indicate whether it is intended to retain, remove, or regularise the structure as part of this application (including revised plans and documents where applicable). The applicant is advised that if it is proposed to retain this structure as part of this application, the development description is required to be amended accordingly. As this would be considered to be significant additional information under Article 35 of the Planning and Development Regulations 2001 (as amended), the applicant will be required to publish a revised newspaper notice and erect a revised site notice with the amended development description and submit copies of both to the planning authority. 3. To ensure the proposed parking arrangement is safe and functional, please submit a dimensioned drawing of the proposed parking/driveway layout demonstrating adequate driveway depth and width to allow vehicles to park and manoeuvre without overhanging the footpath, road, or neighbouring land. 4. It is noted that two utilities mini pillars and associated manhole covers are located in the area where it is proposed to provide the new driveway. The applicant is required to submit revised proposals indicating where it is proposed to relocate these items of utilities infrastructure and to submit written agreement from the owners of these utilities consenting to the relocation of these items. 5. It is further noted that there are no proposals included to alter the existing footpath along the frontage of the site to facilitate the additional driveway and that this area is located outside the red outline boundary of the development site. The applicant is required to extend the red outline of the site boundary to include this area and to provide details of the works proposed to alter the footpath. The applicant is also required to submit written agreement from the owner of the footpath consenting to the alterations. 6. The applicant is required to submit precise details of proposals of how it is proposed to tie in the foul and surface water connections for the proposed dwelling into the existing network. Ben Clerkin* Planner 03/12/2025 *Edited subsequently by Toirleach Gourley Further Information (FI) ▪ A formal response was received on the 30/07/2026. ▪ The significant nature of the FI has been advertised. FI Planning Assessment Regarding the six FI request points: 1. The applicant has submitted a Daylight, Sunlight and Overshadowing Study prepared using BRE Site Layout Planning for Daylight and Sunlight (3rd Edition) assessment methodologies. The study considers the potential impact of the proposed development on the adjoining residential properties, with particular emphasis on the dwelling to the west. The study concludes that the development would have a negligible impact on neighbouring daylight and sunlight levels. The submitted analysis indicates that all tested neighbouring windows and amenity areas remain compliant with accepted BRE guidance and that only minor additional shadowing would arise during limited periods. The applicant also submitted a section drawing illustrating the height relationship between the proposed dwelling and the adjoining western dwelling. Having reviewed the submitted information, it is considered that the proposed development would not result in an unacceptable overbearing impact, undue loss of daylight or sunlight, or a significant loss of residential amenity. 2. Revised drawings have been submitted identifying the existing shed/garage structure located within the curtilage of the proposed dwelling, and the development description has been amended accordingly. 3. A revised site layout plan has been submitted demonstrating the proposed parking arrangement for both residential units. The revised layout provides dedicated off-street parking spaces and adequate manoeuvring areas within the site curtilage. 4. The applicant has revised the parking and access arrangement so that the existing utility mini-pillars and associated infrastructure are no longer affected by the proposed development. As relocation works are no longer required, third-party utility consents are not considered necessary. 5. The applicant has indicated that the revised site layout does not require alterations to the existing public footpath and that interference with the footpath is avoided. 6. Revised drainage proposals have been submitted identifying the foul and surface water connections serving the proposed dwelling. The submitted plan demonstrates how the proposal would tie-in to the existing network via existing manholes. Conclusions A grant of permission is recommended. The principle of the proposed subdivision and extension of the existing dwelling is considered acceptable at this serviced location within the established Knockcarrick housing development. The submitted FI has satisfactorily addressed the issues raised by the Planning Authority, particularly in relation to the residential amenity of adjacent properties. A community, recreation and amenity development contribution is due as per the separately attached calculation sheet. Recommendation That Permission is GRANTED subject to the following conditions: 1. (a) The developer shall pay to Monaghan County Council a sum of €1940 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) All construction and demolition activity shall be restricted to the hours 08:00 to 18:00 Monday to Friday, unless otherwise agreed in writing with the Planning Authority. (b) No work shall take place on Saturdays, Sundays, bank holidays or public holidays. Reason: In the interest of residential amenity and to ensure that the development is carried out in an orderly manner. 3. (a) Prior to the commencement of development, details of measures to be employed during the construction phase to minimise disturbance to adjoining residential properties shall be submitted to and agreed in writing with the Planning Authority. The submitted details shall include: (i) Arrangements for construction parking. (ii) Storage of materials. (iii) Dust suppression measures. (iv) confirmation of hours of construction activity, in line with Condition 2. (v) Procedures for keeping the adjoining public road free from mud and debris. (b) Development shall be carried out in accordance with the to-be-agreed details. Reason: In the interest of residential amenity and to ensure that the development is carried out in an orderly and planned manner. 4. (a) Prior to the commencement of development, a Construction and Demolition Waste Management Plan shall be submitted to and agreed in writing with the Planning Authority. The plan shall provide details regarding: (i) The segregation, storage and recovery/recycling of construction and demolition waste. (ii) The disposal of surplus excavated materials. (iii) Measures to prevent pollution arising from construction activities. (iv) The name and contact details of the person responsible for implementation of the plan. (b) Development shall be carried out in accordance with the to-be-agreed details. Reason: To ensure that the development is carried out in an orderly and planned manner. 5. Development within the site in respect of water and sewerage services shall be to standards as required by Irish Water. All surface water from the development shall be disposed of in accordance with the submitted drainage proposals. All foul effluent shall be discharged to the public foul sewer network in accordance with the details submitted. Reason: In the interests of orderly development, public health and securing a satisfactory standard of development. 6. The existing shed/garage structure shall be retained and used solely for purposes incidental to the enjoyment of the associated dwelling and not for any industrial, business, commercial or habitable residential purposes. Reason: In the interests of proper planning and sustainable development. 7. All existing and proposed boundary treatments shall be retained and completed in accordance with the submitted plans. Any damaged boundary treatments shall be repaired or replaced prior to occupation of the new dwelling. Reason: In the interests of residential and visual amenity. 8. The development shall be carried out strictly in accordance with the plans and documents submitted on the 17/10/2025 as amended on the 30/07/2026, 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 20/08/2026 2026 Category Dev Type Rate Units Floor Area / Calculation Contributions Due (€) 3.(b) Comm, Rec & Amenity Infrastructure Residential development within defined settlements (Tier 5 and 6 settlements excluded) Up to 150sqm €1940 per unit 150 - 300sqm €1920 per unit plus €17 per sqm over 150sqm >300sqm €4780 per unit plus €22 per sqm over 300sqm New house + existing garage/shed = 104sqm = €1940 Contributions Due (€) €1940 Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable) Category (a) – (m) Dev Type % Reduction Calculations Exemption / Reduction (€) Total Amount Due Contributions Due – Discount Total Due (€) €1940 Checked / Date AP AO SEP 20/08/2026