HomeMy WebLinkAbout2660293 - Planners Report1
ONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT REPORT
File Ref: 2660293 (Grant)
Applicant: Carol Moffett
Development: permission for retention of alterations & extensions to an existing two and a half storey dwelling listed
on the record of protected structures (NBHS ref: 41301040) within an architectural conservation area
as previously approved under planning permissions 20/377 and 23/203, comprising of the following:
1. Amended driveway alignment; 2. Revised entrance gates and pier design, including amended
positioning; 3. Revised rear extension design, including a reduction in floor area, revised materials,
and ancillary internal modifications; and 4. all associated site works
Location: Kingston House Main Street/Barrick Hill, Glaslough, Co. Monaghan
1. Date of Site Inspection
11/08/2026
1.1 Site Notice & Photos
Site Notice in order 11/08/2026
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2.0 Characteristics of Site/Area
• 0.400 Site Area
• Site comprises of a two storey dwelling house
• The site is located within Glaslough a Tier 4 Settlement
• The site is located within Glaslough Architectural Conservation Area
• The site is a National Inventory of Architectural Heritage (NIAH) (Reference no. 413010040)
• The site is adjacent a protected structure (Ref No: 41001086 - Pillar House)
• Site fronts onto Local Tertiary Road (L-52311-0)
Site Location Plan
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3.0 Site History
20/377 – Carol Moffett
Permission for alterations and extensions of existing two-storey dwelling within an Architectural Conservation Area to
comprise of the following: (1) Demolition of existing single-storey rear extension, single-storey and one & a half storey
outbuildings (2) Alterations of existing façade treatments to include openings and materials (3) Construction of a
single-storey rear extension over semi-basement level with integrated domestic garage (4) Alterations of external rear
façade to include relocated openings (5) Ancillary internal & external refurbishment works (6) Alterations of external
boundary treatments together with all associated works. Significant further information relates to a revised
development description as follows:- i) demolition & rebuilding of existing stone outbuilding to be incorporated within
proposed extension, ii) rebuilding of existing boundary wall, iii) alterations to proposed finished floor levels, iv)
elevational changes to rear extension
Permission – Granted
23/203 – Carol Moffett
permission to relocate an existing access to serve as a vehicular entrance to the rear of Kingston House (of which is
located within an architectural conservation area) together with gates, piers, associated landscaping and all ancillary
site works
Permission – Granted
4.0 Consultee/Referral Responses
4.1 MCC Internal
Uisce Éireann: No response at time of writing report.
DHLGH: No response at time of writing report.
An Taisce: No response at time of writing report.
Heritage Council: No response at time of writing report.
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 Application Form.
7.0 Planning Assessment
7.1 Proposed Development
This is an application for Permission for:
1. permission for retention of alterations & extensions to an existing two and a half storey dwelling listed on the
record of protected structures (NBHS ref: 41301040) within an architectural conservation area as previously
approved under planning permissions 20/377 and 23/203, comprising of the following: 1. Amended driveway
alignment; 2. Revised entrance gates and pier design, including amended positioning; 3. Revised rear extension
design, including a reduction in floor area, revised materials, and ancillary internal modifications; and 4. all
associated site works.
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Proposed Site Layout Plan
7.2 Development Plan Policy/Ministerial Guidelines
The proposal will be considered against the following policies and objectives contained in the Monaghan County
Development Plan 2025 - 2031;
• Section 2.13.2 Category 2 – Remaining Rural Areas
• Section 3.15 Rural Housing
• Section 6.7 Natura 2000 Sites and Appropriate Assessment (AA)
• Section 15.9 Housing in the Rural Area
• Section 15.9.1 Rural Character
• Section 15.10.1 Alterations and Extensions to Dwellings
• Section 15.22.3 All Rural Accesses
• Section 15.22.4 Landscaping and Boundary Treatment
• Section 15.22.5 On-Site Wastewater Treatment Systems
• Section 15.22.7 Surface Water Drainage
• Section 15.22.8 Flood Zones and Appropriate Uses
• Section 15.23 Road Access Standards
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:
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“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. 10km of Sliabh Beagh SPA and 25km of Kilroosky Lough. It is also located
more than 15Km from any other Natura 200 site, either in the Republic of Ireland or N. Ireland. 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.
Planning Assessment
Architectural Heritage (Section 6.17.1)
The Dwelling is listed on the National Inventory of Architectural Heritage (NIAH) (Reference no. 41301040) and is
described as follows:
• “Four-bay two-storey house built c.1880, but formerly pair of houses, with integral carriage entrance to north
end, and having extension to north-east gable. Pitched slate roof with limestone eaves course and red brick
chimneystacks. Random rubble limestone walling to front elevation, red brick and cut-stone in parts suggestive
of alteration over time, and roughcast rendered wall to north-east gable. Square-headed window openings
with six-over-six pane sliding timber sash windows, red brick surrounds, and limestone sills. Square-headed
door opening with battened timber door and overlight, red brick surround, cut-stone plinth blocks and two
limestone steps with cast-iron bootscrape. Bay to south of present entrance was formerly doorway of
southern house. Segmental-arch carriage entrance has battened timber door with inset pedestrian door,
dressed limestone surround and red brick voussoirs.”
The applicant has submitted a conservation statement, prepared by Paul McGuigan which is details the scope of the
works completed and how the extension respects the setting of the site. The applicant states “the proposed design
takes account of the natural built heritage of the existing dwelling and further strengthens it with a sympathetic
refurbishment while providing a more contemporary solution to the rear which is strategically designed to negate it’s
prominence and use the existing boundaries and mature vegetation to screen the proposal from the public domain.
Architectural Conservation Areas (ACAs) (Section 6.17.2)
Architectural Conservation Areas (ACAs) are areas of special architectural, historical, archaeological, artistic, cultural,
scientific, social or technical interest or areas that are important to the setting of a Protected Structure. Table 6.12
outlines Glaslough Village as an ACA. The Planning Authority considers the development does not adversely affect the
character and appearance of the ACA.
Alterations and Extensions to Dwellings (Section 15.10.1 and Policy AEDP 1)
Policy AEDP 1 advises that alterations and extensions to existing dwellings, is, in principle, an acceptable form of
development. 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.
• The proposal is the retention of alterations and extensions to an existing two and a half storey dwelling.
Proposals for alterations and extensions to existing dwellings shall generally comply with the following:
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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 proposal intends to regularise an extension which was previously approved under permission 20/377.
• The rear extension is a reduced floor area which has led to a narrow rear elevation. The mono pitched
roof design remains, with adjacent flat roof increasing in height slightly to accommodate a single storey
living area over semi basement level garage.
• The extension is considered to be ancillary / subordinate to the main dwelling.
b) The form, proportion, heights, fenestration, design and materials shall be in keeping with those of the main
dwelling.
• The form, general design and materials of the extensions are considered to be in keeping with the
existing dwelling.
c) Contemporary designed extensions shall not detract from the visual amenities of the main dwelling.
• The visual amenity of the main dwelling is retained.
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 extension does not have a material negative impact upon neighbouring properties
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).
• The extension does not overshadow adjacent dwellings
f) The extension shall not result in an unacceptable loss of existing private open space area.
• Sufficient private amenity space remains within the application site.
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.
• Acceptable.
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.
• Dwelling is connected to public sewer
i) Existing surface water drainage is maintained or relocated satisfactorily.
• Compliant
Other Matters
The Planning Authority notes that the applicant has proposed amendments to the alignment of the driveway, together
with revisions to the positioning of the entrance gates and the design of the entrance piers. The Planning Authority
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has no objection to these revisions, as the landscaping works undertaken on site provide adequate screening of the
entrance treatment, associated piers, and the rear extension. The Planning Authority is satisfied that the proposed
amendments are acceptable in this regard.
Development Contribution
This will be calculated in accordance with MCC General Development Contributions Scheme 2021-2026, effective 1-1-
2026.
Retention Floor Area: c139sqm
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, subject to Conditions, is recommended.
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.
1.
a) The developer shall pay to Monaghan County Council a sum of €1,270.00 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) The development contribution shall be paid in full within six months from the date of the final grant of
permission or as otherwise agreed in writing.
d) The development contribution as required under condition 1a) above, is in substitution of Condition 1 required
under planning permission 20/377.
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. The terms and conditions of the original permission granted under planning file reference 20/377 and those
granted under planning file reference 23/203, shall be complied with except where modified by this permission
Reason: To ensure a satisfactory standard of development.
3. The development shall be retained in accordance with plans and documentation submitted to the Planning
Authority on 09/07/2026, except as may otherwise be required in order to comply with the above conditions
Reason: To ensure a satisfactory standard of development.
Liam Ward
Assistant Planner
21/08/2026
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Development Contributions Calculations – Residential Development
Category Dev Type Rate Number / Units /Floor Area / Calculation Contributions
Due (€)
3. Provision
of
Community,
Recreation
and Amenity
Infrastructure
(c)
Residential
Extensions /
Additional
Floorspace
(including
garages and
other
domestic
outbuildings)
Up to 40m²
(436 sq ft)
Exempt
Over 40m²
(436 sq ft)
€12 per m²
Retention is 139sqm (see drawing
dimensions).
40m² exemption does not apply as
retention development (see Section 18 of
Dev. Contribution scheme)
€12 x 139 sqm =
€1,668.00
€1,668.00
Contributions Due (€) €1,668.00
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 (€)
€1,668.00
Checked / Date
AP / EP AO SEP
21/08/2026
SF
21/08/2026