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Home My WebLink About2660085 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 26/60085 Applicant: Emma Colgan Development: Permission to retain alterations to previously granted 23/60051 to include alterations to elevations (as built), alterations to rear boundary, change of position to vehicular entrance onto public roadway and driveway, positional change of wastewater treatment system and all associated site works. Location: Mullaghcroghery, Corduff, Carrickmacross Site notice in place Characteristics of Site /Area The site comprises a substantially complete dwelling and garage and associated entrance, constructed in accordance with submitted plans. Current roadside view into site Relevant Site History 23/60051: Permission to construct two storey detached dwelling, single storey garage, upgrade existing entrance onto public road, driveway, landscaping, waste-water treatment system and percolation area, and all associated site works. Grant. Consultee Responses EHO: No objections. Objections/Representations Received No objections or representations received. Pre-Planning None, as indicated. • Appropriate Assessment Policy HCLP 8 section 15.1.3 ‘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 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). Notably, the site is not located within close proximity of any Natura 2000 site and there are no known 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 Planning Principle • 2.13.1 Category 1 - Rural Areas Under Strong Urban Influence and Policy RSP 6 & RSP 7 The principle of a dwelling has been previously accepted under original application 23/60051. Matters for consideration relate to change in design, access, boundaries, and wastewater treatment. • Section 15.9.1 Rural Character and policy RCP1 There are no implications form the revised proposed in terms of impact in local rural character. The proposal therefore complies with policy RCP1. • Section 15.9.2 ‘Site Selection and Design Guidelines’, Table 15.3 ‘Guidelines for Siting and Designing a Rural House in the Vernacular Style’ and policy RSDP 1 The proposed design alterations are considered acceptable. • Section 15.10.4 Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports There are no proposals to amend the garage design or siting. • Section 15.9.5 Residential dwellings and agricultural buildings Dwelling position remains unchanged. • Section 15.9.6 Ribbon Development and Infill Development policy RIDP 1 There are no issues with respect to ribbon development. • Section 15.22.5 On-Site Wastewater Treatment Systems. EHO has no objections to the revised position of the proposed waste water treatment system. • Section 15.22.4 Landscaping and Boundary Treatment and Policy LCP 1 Proposed landscaping and boundary treatment is considered acceptable. Updated/accurate site sections however are required. • Section 15.23 Road Access Standards and Policy RASP 1 15.23.1 A revised access position is proposed. The submitted layout plans indicate that the required sightlines of 2.4 X 50 metres are achievable. Proposed Layout Previously approved layout. • Other matters. The submitted layout plan includes ground mounted solar panels to the rear of the dwelling, however it is unclear from the details provided if they would be exempt from planning as allowed for under Class 2 Schedule 2 Part 1 Exempted Development General of the Planning and Development Regulations 2001 as amended. If not exempt, this aspect of the proposal should be included as part of a revised development description or removed from the submitted details. Clarification shall be sought from the applicant. Conclusion Further information is required in order to allow a fully informed decision to be made. Request for Additional Information The following additional information is requested; 1. The Planning Authority notes that the proposed ground-mounted solar panels located to the rear of the dwelling have not been included as part of the proposed development description and it is unclear if they would constitute exempt development, as allowed for under Class 2, Schedule 2, Part 1 Exempted Development General of the Planning and Development Regulations (2001) as amended. The applicant is requested to provide clarification with regard to same and where necessary, provide mitigating drawings/documentation. 2. The Planning Authority notes that submitted site section ‘1-1’ does not correspond with the submitted layout plan in terms of the location of the revised rear site boundary and associated boundary treatment. The applicant is requested to provide a revised, accurate site section and, subject to clarification received with regard to item 1 above, include proposed ground mounted solar panels within same. Planning Assessment • A formal response was received on 06th August 2026. • Pre-planning discussions took place. • Additional information was deemed to be significant. No third-party representations were received. Re the FI Points; 1. As per the applicant’s submission, due to their overall surface area (32m2, > 25m2) the proposed solar panels are not considered to be exempt under Class 2, Schedule 2, Part 1 Exempted Development General of the Planning and Development Regulations (2001) as amended. This aspect of the development has now been incorporated into a significantly revised proposal, including amended press/site notice. No third-party submissions have been received. The proposed solar panels have been assessed against Section 15.17 ‘Renewable Energy Development’, criteria a) to l) and Renewable Energy Policy REP 1 and are considered acceptable. It is noted that the panels are for domestic purposes only. 2. Revised, accurate drawings and sections have been provided as requested. The application site boundary has been enlarged to accommodate the position of the proposed ground mounted solar panels and location and extent of the proposed revised site boundaries. Conclusion ▪ The proposal complies with the provisions of Monaghan County Development Plan 2025-2031. ▪ A conditional grant of permission is recommended ▪ Revised contributions are not due in this instance. Recommendation That planning permission is GRANTED subject to the following conditions; 1. The terms and conditions of the original permission, granted under planning file reference 23/60051, shall be complied with except were modified by this permission, or as otherwise agreed. Reason: To ensure a satisfactory standard of development 2. The development shall be retained and carried out strictly in accordance with the plans and documents submitted on the 12th March 2026, as amended by plans and documents submitted on 06th August 2026, except as may otherwise be required in order to comply with the above condition. Reason: In the interest of proper planning and sustainable development. --------------------- Brian McGeary Planner 24th August 2026