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HomeMy WebLinkAbout2660120 - Planners Report1 MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 26/60120 (Grant Permission) Applicant: Shane Monaghan & Grace Conlan Development: permission consequent on the grant of outline permission Ref: 24/60201, at Acres (DED Ballybay Rural) & Annaneese, Ballybay, Co. Monaghan. The development will consist of construction of a two storey dwelling house & detached domestic garage, with proprietary wastewater treatment system along with other associated ancillary site works & new site access. Said application contains a Site- Specific Flood Risk Assessment Report Location: Acres (DED Ballybay Rural) & Annaneese Ballybay Co. Monaghan 1.0 Date of Site Inspection 17/04/2026 1.1 Site Notice & Photos In Order 2 2.0 Site Characteristics/Area • Greenfield subject site with stated area of 0.37Ha. • site levels generally flat with all existing natural mature boundaries • Proposed domestic access onto the Local Tertiary Road • Regional Road also running along the western boundary of the site • Existing agricultural access to be permanently closed • Existing dwellings to the south and north-east of application site 3 3.0 Site Planning History 95/311 Dan Connolly Erection of two bungalows at acres. Permission Granted 02/305 Dan Connolly erect 1 no. dormer bungalow Permission Granted 23/60075 Dan Connolly outline planning permission to construct a dwelling house & detached domestic garage, with proprietary wastewater treatment system along with other associated ancillary site works & new site access Deemed Withdrawn 24/60201 Dan Connolly OUTLINE PERMISSION to construct a dwelling house & detached domestic garage, with proprietary wastewater treatment system along with other associated ancillary site works & new site access Permission Granted 4.0 Consultee/Referral Response EHO: Report dated: 15/04/2026 No Objections, Conditions No other Referrals on Planning Application Control Form 5.0 Objections/Representations Received None received. 6.0 Pre-planning Meetings None, as per application form 7.0 Planning Assessment 7.1 Proposed Development This is an application for Permission Consequent • grant of outline permission ref: 24/60201, • construction of a two storey dwelling house • detached domestic garage, • proprietary wastewater treatment system • along with other associated ancillary site works • new site access. Proposed Site Layout 4 Proposed Elevations and Floor Plans 5 7.2 Assessment 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 15.9.2 Site Selection and Design Guidelines • Table 15.3 Guidelines for Siting and Designing a Rural House in the Vernacular Style • Section 15.10.4 Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports • 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 Principal of Development Given the outline planning history, matters for consideration under this application relate to design, orientation, layout, height and external appearance. Appropriate Assessment (Section 6.2 and Policy HCLP 1 Heritage, Conservation & Landscape Policies) 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 site is not located within 15km of Natura 2000 Sites in County Monaghan, namely Sliabh Beagh SPA and Kilroosky Lough Cluster SAC. 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. Policy RCP 1 and Section 15.9.1 ‘Rural Character’ Policy RCP 1 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”. • The application site is situated between the Regional Road and Local Tertiary Road. • The proposed dwelling is to be set back from the Regional Road by c24 and set back from the Local Tertiary Road by c15m. • Following site inspection, the Planning Authority has serious concerns with regard to integration of the proposed development. 6 • While the site does currently benefit from a mature hedgerows, it is considered the site is open and highly visible. • The critical views of the site is considered to be when travelling along the regional road in both directions. • From this view, the site is completely open and due to the design and orientation of the dwelling, the two- storey side elevation will dominant the view. • While the applicant has submitted a landscaping plan, it is considered the dwelling would not successfully integrate due to its proposed orientation, scale and massing. • The Planning Authority also note that the character of the surrounding developments are mainly single-storey dwellings. • Further information required. Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ Table 15.3 of MCDP 2025-2031 sets out the rural house design policy. This requires specific focus on the design, siting, scale and form of the proposed dwelling. The use of simple shapes, forms and materials which are reflective of the Monaghan vernacular ensure a successful design that will integrate best into the countryside. New rural housing, including contemporary designs, should reflect the traditional vernacular. The Monaghan vernacular includes the following elements: • Traditional dwelling with a linear plan form • Returns located to the rear • Roof with full gables and chimneys located along the ridge line • Elevations with a greater proportion of solid than void • Windows with a vertical emphasis • Use of simple materials Tabe 15.3 Features Guidelines for Siting and Designing a Rural House in the Vernacular Style Site Study The site and/or the location of dwelling within the site should be selected to maximise the benefits of shelter, topography and any existing buildings. The site should use clearly identifiable and established boundaries, such as trees, slopes or other natural features, which separate the site from the surrounding countryside, and offer a suitable degree of enclosure. In addition to the roadside boundary, the site should have a minimum of one natural existing boundary to soften the impact of the development in the landscape. The building should not be located on a site where it would break any ridgeline or shoreline. The site should make use of natural contours of the landscape and be set into the landscape. Sites requiring excessive excavation, filling and/or removal of natural vegetation should be avoided. The site should be set back from the road and aim to retain frontage. Suburban type layouts and gardens should be avoided. Application site is a greenfield site, located between the Regional Road and the Local Tertiary Road. Site is bounded by existing boundaries which are to be reinforced with additional planting. The proposed dwelling is to be set back from the Regional Road by c24 and set back from the Local Tertiary Road by c15m. Proposed dwelling would not break ridgeline. Dwelling FFL 94.6 Garage FFL 94.6 Orientation The dwelling should be orientated to maximise daylight and solar gain. 7 Features Guidelines for Siting and Designing a Rural House in the Vernacular Style Where appropriate, windows on south facing elevations should be arranged to capture the sun’s energy and glazing on north facing elevations should be limited to aid heat conservation. The two-storey dwelling is orientated to face north-east, meaning that when travelling along the Regional Road, both the front and rear elevations would be highly visible. It is considered the orientation of the dwelling adds to the overall perceived bulk, particularly from the aforementioned critical view. Further information required. Scale The size, scale and mass of the building must be appropriate to its setting. A large house should only be located on a well screened site to enable effective integration into its surroundings. Larger houses should be sub-divided into smaller elements of traditional form to avoid bulky structures. The dwelling should have regard to the scale of surrounding buildings. Landscaping plan submitted. Dwelling of an acceptable scale, relative to the size of the site, however the proposed dwelling is not anchored to any of the existing mature boundaries. Further information required. Form The dwelling should be of simple plan form, of modest scale and traditional pitched gables should be used. The external gable depth should generally not exceed 9m or 6.5m for narrow plan form. The roof pitch should normally be 35 to 40-degree pitch except where the gable depth is below 7.5m, then 45 degrees is acceptable. Two storey dwellings should generally not exceed 9m in height above ground level. Any projections or returns should be of simple form and roof pitch. Two-storey dwelling proposed with single storey side return. Overall frontage is c13.6m with side return being c4.35m. External gable depth is c9m Overall height proposed at c9m. Roof pitch is acceptable. Proportions The design should have a good roof to wall proportion and a high solid to void relationship with greater wall surface area than window or door openings. Windows and doors should be simple and of vertical emphasis. A simple, symmetrical arrangement of openings should be employed. Large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. The applicant is proposing a range of window and door openings. All sides, including front and rear elevations include large features windows which would be visible from the public domain. Some of the window openings do not have vertical emphasis. Further information required. Materials Materials and finishes should be traditional to the area and in keeping with the character of the landscape unless the material proposed is matching that of the locality. The use of combinations of materials, excessive ornamentation and non-traditional materials should be avoided. Plastered, render or natural stone finishes are suitable in all rural areas. Brick, cladded stone and pebble dash are not traditional finishes and should be avoided. Natural roof slate which is dark blue/black in colour, is preferable. Natural Stone and sand/cement plaster and blue/black natural slates proposed. Detailing Chimneys should be centrally located on the ridge with vernacular proportions. Chimneys at the gable end should be flush with the gable. Decorative fascias should be avoided. 8 Features Guidelines for Siting and Designing a Rural House in the Vernacular Style Porches and conservatories should be of simple design and in proportion to the dwelling. Chimney proposed on the front roof slope of the dwelling and on the ridge of the side projection. Eaves marginally overhang eaves Porch area is of simple form. Boundary Treatment New frontage boundaries should be reflective of existing roadside boundaries using compatible hedgerow planting, walls, timber fencing and/or dry stonework. Existing roadside hedgerows and ditches should be retained as much as possible. The location of the site entrance should be positioned to achieve the required sight distance with the removal of a minimum extent of existing hedgerow. Unsympathetic fencing, walls and planting should be avoided. All post and rail fencing proposed should be back planted with native hedgerow planting. Existing boundaries. Landscaping plan submitted. Policy DGP 1 and Section 15.10.4 ‘Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports’ Section 15.10.4 of the Development Plan stipulates that domestic garages or ancillary outbuildings ‘should be visually subservient in terms of size, scale and bulk to the main dwelling served and will only be permitted for uses which are ancillary to the main dwelling’. All garage proposals are assessed against criterion (a) to (h) of Policy DGP 1 as set out below. Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports Policy DGP 1 a) The design, size, scale and form of the building/structure and finishes/materials should normally be consistent with the design of the main dwelling on site. • The proposed garage is demarcated on the proposed site layout plan. • Floor plans and elevational drawings have been provided. • The design, form and materials are acceptable and in keeping with the main dwelling. 9 b) The building/structure is normally detached and sited to the side or rear of the house to minimise visual impact from the public road or surrounding landscape. • Proposed garage is to be sited to the rear of the dwelling. c) The building/structure is used for purposes incidental to the enjoyment of the dwelling and not for any commercial, manufacturing, industrial use or as habitable accommodation. • Structure is to be used for purposes incidental to the enjoyment of the dwelling d) Where the total floor area of the building/structure is in excess of 80m2, satisfactory justification shall be provided for its size. • The proposed detached domestic garage is to be c33sqm e) Car ports shall only be permitted where they are incorporated into the design of the dwelling, do not constitute a visual intrusion, and where they are not visible from the public domain. • Car port is not proposed f) The residential amenity in the vicinity of the proposed development will not be compromised. • No residential amenity concerns g) Only one domestic garage shall be permitted for any single dwelling unless the need for a second garage is satisfactorily demonstrated. • One domestic garage proposed. h) Existing surface water drainage is maintained or relocated satisfactorily. • Appropriate drainage being provided as part of the development. Policy RRP 1 and Section 15.22.3 ‘All Rural Accesses’ and Section 15.23 ‘Road Access Standards’ Access conditions (2.4m x 50m and 2.4m x 34m) shall be applied as per the associated outline approval. Policy LCP 1 and Section 15.22.4 ‘Landscaping and Boundary Treatment’ A landscaping scheme has been submitted. • Having regard to the extent of planting proposed to aid integration of the dwelling, it is considered appropriate to request an itemised costed landscaping plan for the site. • Further information required. Policy WWTP 1 and Section 15.22.5 ‘On-Site Wastewater Treatment Systems’ Conditions as per original permission 24/60201 shall be applied. Policy FRP 1 and Section 15.22.8 “Flood Zones and Appropriate Uses” Section 15.22.8 states that all development proposals in flood risk areas should be supported with a site-specific Flood Risk Assessment (FRA), in accordance with the DECLG, The Planning System and Flood Risk Management Guidelines for Planning Authorities (2009) and Departmental Circular PL2/2014. 10 • The Office of Public Works (OPW) Preliminary Flood Risk Assessment (PFRA) maps indicate that the southern end of the proposed site is vulnerable to pluvial flooding. • Although the associated Outline Planning Application was accompanied by a Site-Specific Flood Risk Assessment, it is noted that this report has not been re-submitted. • Having reviewed the information, the Planning Authority has concerns with the orientation and position of the proposed dwelling, which also appears to conflict with the proposed area of compensatory storage, as per the Outline Permission. • Further information required. Development Contribution A Community, Recreation and Amenity Facilities Development Contribution is calculated as per separately attached sheet. New floor area (house): c231sqm New floor area (garage): c33sqm Conclusion Further Information: • Integration/Position of Dwelling and Landscaping • Design of Dwelling • Flood Risk Recommendation It is recommended that FURTHER INFORMATION be requested as follows: 1. 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, and by 18m in the case of Local Roads. The Planning Authority has serious concerns with regard to integration of the proposed development, particularly from the critical view when travelling along the Regional Road. It is considered that due to the scale, height and orientation of the proposed dwelling, open nature of the site, views from critical views along the surrounding road network and distance from existing boundaries, the dwelling would not successfully integrate into the landscape. Whilst the submitted landscaping details have been noted, it is considered insufficient in alleviating any concerns with regard to integration of the proposed dwelling. In this regard, the applicant shall: a) Provide a justification for the proposal of a two-storey dwelling in this area, which is characterised by single storey dwellings, or submit a revised dwelling design for a single storey dwelling in accordance with Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of Monaghan County Development Plan 2025-2031. b) 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, and within 18m of the Local Tertiary Road. c) Re-orientate the proposed dwelling so as it would face directly onto the Local Tertiary Road. 11 d) Submit a Landscape Costing/quote in accordance with Section 15.22.4 of Monaghan County Development Plan 2025-2031. 2. Notwithstanding the concerns detailed in Point 1, Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of 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, and notwithstanding the integration concerns, the Planning Authority has the following design concerns with the development proposed; • All sides, including front and rear elevations include large features windows which would be visible from the public domain and some of the window openings do not have vertical emphasis, whereby all windows and doors should be simple and of vertical emphasis, a simple, symmetrical arrangement of openings should be employed and large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. • The proposed chimney on the front roof slope, whereby chimneys should be centrally located on the ridge with vernacular proportions. The applicant is requested to submit revised details to ensure that the proposal fully complies with Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of Monaghan County Development Plan 2025-2031 3. Section 15.22.8 of the Monaghan County Development Plan 2025-2031 states that all development proposals in flood risk areas should be supported with a site-specific Flood Risk Assessment (FRA), in accordance with the DECLG, The Planning System and Flood Risk Management Guidelines for Planning Authorities (2009) and Departmental Circular PL2/2014. The Office of Public Works (OPW) Preliminary Flood Risk Assessment (PFRA) maps indicate that part of the application site is vulnerable to pluvial flooding events. Although the associated Outline Planning Application was accompanied by a Site-Specific Flood Risk Assessment, it is noted that this report has not been re- submitted. Having reviewed the information, the Planning Authority has concerns with the orientation and position of the proposed dwelling, which appears to conflict with the proposed area of compensatory storage, as per the Outline Permission and the associated Site-Specific Flood Risk Assessment. In this regard, and taking account of the Further Information and amendments requested under Point 1 and Point 2 above, the Applicant shall submit a new 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 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. The flood risk assessment shall also clearly demonstrate proposed management of any residual risks. 12 Catherine Toner Assistant Planner Date: 08/05/2026 13 Further Information Assessment FI was requested and a response was submitted on 21/07/2026 and on 10/08/2026. The last date for observations on the Significant Further Information was 23/08/2026. None received. The FI request was as follows: 1. 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, and by 18m in the case of Local Roads. The Planning Authority has serious concerns with regard to integration of the proposed development, particularly from the critical view when travelling along the Regional Road. It is considered that due to the scale, height and orientation of the proposed dwelling, open nature of the site, views from critical views along the surrounding road network and distance from existing boundaries, the dwelling would not successfully integrate into the landscape. Whilst the submitted landscaping details have been noted, it is considered insufficient in alleviating any concerns with regard to integration of the proposed dwelling. In this regard, the applicant shall: a) Provide a justification for the proposal of a two-storey dwelling in this area, which is characterised by single storey dwellings, or submit a revised dwelling design for a single storey dwelling in accordance with Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of Monaghan County Development Plan 2025-2031. b) 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, and within 18m of the Local Tertiary Road. c) Re-orientate the proposed dwelling so as it would face directly onto the Local Tertiary Road. d) Submit a Landscape Costing/quote in accordance with Section 15.22.4 of Monaghan County Development Plan 2025-2031. 14 • The applicant has submitted a revised site layout with the following changes noted: 1. The dwelling has been repositioned further back in south-eastern direction, meaning that there is a separation distance of 30m between the proposed dwelling and the edge of the Regional Road, and a minimum separation distance of c16.6m from the edge of the local road. 2. The garage has also been repositioned further south-east into the site. 3. The layout of the hardstanding surrounding the site has been updated in response to the repositioning of the dwelling. 4. The position of the access onto the public road, the location of the wastewater treatment system, the proposed landscaping and the FFL of the dwelling and garage are all remaining unchanged. • The applicant has also submitted a Landscaping quote for the proposed planting. • Having regard to the revised position, and the extent of planting proposed, it is considered that the proposed dwelling will integrate into the landscape, without being detrimental to the character of the wider area. • Planning Authority satisfied in this regard. 2. Notwithstanding the concerns detailed in Point 1, Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of 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, and notwithstanding the integration concerns, the Planning Authority has the following design concerns with the development proposed; • All sides, including front and rear elevations include large features windows which would be visible from the public domain and some of the window openings do not have vertical emphasis, whereby all windows and doors should be simple and of vertical emphasis, a simple, symmetrical arrangement of openings should be employed and large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. • The proposed chimney on the front roof slope, whereby chimneys should be centrally located on the ridge with vernacular proportions. The applicant is requested to submit revised details to ensure that the proposal fully complies with Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of Monaghan County Development Plan 2025-2031 15 • The applicant has submitted revised elevations of the proposed dwelling as shown above, with a simplified window design and central porch on the ridge. • Planning Authority satisfied in this regard. 3. Section 15.22.8 of the Monaghan County Development Plan 2025-2031 states that all development proposals in flood risk areas should be supported with a site-specific Flood Risk Assessment (FRA), in accordance with the DECLG, The Planning System and Flood Risk Management Guidelines for Planning Authorities (2009) and Departmental Circular PL2/2014. The Office of Public Works (OPW) Preliminary Flood Risk Assessment (PFRA) maps indicate that part of the application site is vulnerable to pluvial flooding events. Although the associated Outline Planning Application was accompanied by a Site-Specific Flood Risk Assessment, it is noted that this report has not been re- submitted. Having reviewed the information, the Planning Authority has concerns with the orientation and position of the proposed dwelling, which appears to conflict with the proposed area of compensatory storage, as per the Outline Permission and the associated Site-Specific Flood Risk Assessment. In this regard, and taking account of the Further Information and amendments requested under Point 1 and Point 2 above, the Applicant shall submit a new 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 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. The flood risk assessment shall also clearly demonstrate proposed management of any residual risks. • The applicant has submitted a Technical Memorandum to the Site-Specific Flood Risk Assessment which had been carried out in December 2023. • The Technical Memorandum was carried out by Nevin Traynor of Traynor Environmental Ltd dated 25/06/2026. • The report concludes as follows: “The revised site layout has been reviewed in the context of the Site-Specific Flood Risk Assessment prepared by Hydrec Environmental Consulting (Report No. 15322-01). While the dwelling has been repositioned within the application site, the revised layout does not materially alter the findings or conclusions of the original Flood Risk Assessment. The proposed finished floor level remains 1.0 m above the modelled 1% AEP plus climate change flood level, the compensatory flood storage area remains unaffected by the revised layout, and the original mitigation measures remain applicable. It is therefore concluded that the revised proposal: • will not be at risk of flooding; • will not exacerbate flooding in the immediate vicinity or wider area; • will not obstruct or impede important flow paths; and • will not result in residual flood risks that cannot be managed to an acceptable level. Accordingly, it is considered that the findings and conclusions of the Site-Specific Flood Risk Assessment (Hydrec Environmental Consulting, Report No. 15322-01) remain valid and applicable to the revised development proposal”. • Planning Authority satisfied in this regard. 16 Conclusion The proposed development complies with all relevant rural housing provisions in 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 Main Reasons and Considerations Having regard to • the nature and scale of the proposed development • the established pattern of development in the area • the provisions of the current Monaghan County Development Plan it is considered that the proposed development, • would not seriously injure the amenities of the area • would not injure public safety by reason of traffic hazard • would not injure the amenity of property in the vicinity • would not endanger public health and 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 GRANTED subject to the following conditions: 1. a) The developer shall pay to Monaghan County Council a sum of €2,358.00 in accordance with the General Development Contribution Scheme 2021-2026 (as revised), 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 development, a security by way of a cash deposit for the amount of €1,500 shall be lodged with the Planning Authority by the developer to ensure the satisfactory completion of the submitted landscaping proposal. b) This security shall remain in place until the landscaping proposal is completed to the satisfaction of the Planning Authority in accordance with the submitted details, and for a further period of 1 year following completion of the works, or as otherwise agreed by the Planning Authority. Reason: In the interest of visual amenity and appropriate design. 17 3. a) Prior to any other works commencing, visibility splays of 50m, measured to the nearside road edge in each direction, shall be provided from a point in the centre of the entrance to the private lane, 2.4m from the road edge at a height of between 1.05m and 2m above ground level to an object height of between 1.05m and 2m above ground level in both directions. The visibility splays shall be retained and kept clear from obstructions thereafter. b) Where it is necessary to remove hedges, fences, embankments or other obstructions in order to achieve the required visibility splays, they shall be reinstated behind the visibility splays. Any new trees or shrubs shall be planted back from the visibility splays to allow for future growth and some species will require additional set back. All existing planting shall be kept trimmed behind visibility splays. c) Where the existing roadside hedge/embankment is to be removed, the roadside verge shall be widened (by grading back or infilling where necessary using appropriate inert material) to include the entire area within the visibility splays, top soiled, and grassed to the satisfaction of the Planning Authority. d) The new entrance shall form a bellmouth of 5m radius with edge of new boundary. Recessed entrance shall be of sufficient dimensions to contain a stationary vehicle off the public road. Entrance gates shall open inwards only. e) Entrance/access road shall be surfaced with concrete or bitmac from edge of public road for a minimum of 5m and the surface shall be graded back so that its level at 3m from the edge of the carriageway is a minimum of 100mm below road level. Gradient of access road shall be not greater than 1:20 (5%) for the first 5m from boundary and 1:10 (10%) thereafter. f) Cattlegrid/ACO Drain/gullies shall be installed at proposed entrance and constructed in such a manner as to prevent water from the entrance flowing onto the public road. Similarly, measures shall be taken to prevent road surface water from flowing onto the entrance. The discharge from the above drainage shall be piped to an appropriate drainage pipeline or watercourse. g) Provision shall be made within the site for surface water drainage, and no surface water shall be allowed flow onto the public roadway. The discharge of surface water from the public road onto the site through road surface drainage and road subsoil drainage shall remain unimpeded. h) No development exempt or otherwise shall be erected over the public sewer, drain or water-main, unless otherwise agreed in writing with the Planning Authority. i) Before any work is commenced on this development a security, by way of a cash deposit, in the sum of €2250, shall be paid to the Planning Authority by the developer to ensure the satisfactory completion of all surface water drainage/boundary work within and abutting the site area, to prevent runoff of surface water onto the public roadway and to ensure that no damage is caused to public roadway and any such damage is repaired satisfactorily. Failure to carry out all entrance works to a standard to the satisfaction of the Planning Authority will result in forfeiture of part or all of the cash security Reason: In the interest of traffic/road safety. 4. a) The proposed effluent treatment and disposal system shall be located, constructed and maintained in accordance with the details submitted to the planning authority on the 31/03/2026 and in accordance with the requirements of the document entitled The Environmental Protection Agency Code of Practice Domestic Waste Water Treatment Systems (Population Equivalent <= 10) 2021. No system other than the type proposed in the application shall be installed without the prior written agreement of the Planning Authority. b) A maintenance contract for the effluent treatment and disposal system shall be entered into from the first date of occupancy of the dwelling and permanently maintained thereafter. Signed and dated copies of the contract, which shall be for a minimum period of 3 years, shall be submitted to, and agreed in writing with the planning authority within 2 months of the installation. c) Surface water soakaways shall be located such that the drainage from the dwelling and paved areas of the site shall be diverted away from the location of the polishing filter. 18 d) Within two months of the first occupation of the dwelling, the developer shall submit a report from a suitably qualified person with professional indemnity insurance certifying that the proposed effluent treatment and disposal system has been installed and commissioned in accordance with the approved details and is working in a satisfactory manner and that the polishing filter is constructed in accordance with the standards set out in the EPA document. Reason: In the interest of public health and environmental protection. 5. a) Existing mature trees and hedgerow defining the site boundaries shall be permanently retained in this development. They shall also be reinforced with additional planting as per the submitted landscaping plan and protected from damage at all times, particularly during building operations. b) Notwithstanding the submitted landscaping plan, the new site boundaries shall be planted with native hedgerow species so as to form naturalised hedgerows similar to existing hedgerows in the vicinity. Predominant species shall be whitethorn, with blackthorn, hazel and holly also included. Planting shall be in a double staggered row with 8 (eight) 2-3 year old plants per metre; 250mm apart, with 300mm between rows. c) Hedgerow planting, as required, shall be supplemented as per the submitted landscaping plan with native tree species at irregular intervals. Species shall include ash, oak, sycamore and beech. d) Planting as required shall be carried out in the first planting season following commencement of building operations and shall be permanently retained thereafter. Any plant which fails in the first planting season shall be replaced. Trees shall be allowed to mature and shall not be topped when trimming hedgerows. e) Any boundary fencing shall be of stained wood. Reason: In the interest of visual amenity. 6. The mitigation measures contained within the Flood Risk Assessment Technical Memorandum submitted to the Planning Authority on 21/07/2026 shall be implemented in full prior to the construction of any other structures. Reason: To ensure that the development would not contribute to the creation or exacerbation of flooding. 7. The garage hereby approved shall be used solely for purposes ancillary to the residential dwelling within the site area, and not for any separate purposes. Reason: In the interest of orderly development. 8. A maximum of two external wall finishes shall be utilised. Reason: In the interest of visual amenity. 9. a) Ground levels and finished floor levels shall be as detailed on plans submitted to Planning Authority on 31/03/2026, as amended by additional information on 21/07/2026 and 10/08/2026. b) Any facilitating cut and/or fill shall be graded to a natural contour to reflect the existing topography of the area. Reason: In the interests of visual amenity and securing a satisfactory standard of development. 19 10. The development shall be carried out in accordance with plans and documentation submitted to the Planning Authority on 31/03/2026, as amended by additional information on 21/07/2026 and 10/08/2026, except as may otherwise be required in order to comply with the above conditions. Reason: To ensure a satisfactory standard of development. _________________ Catherine Toner Assistant Planner Date 27/08/2026 20 Monaghan County Council Development Contributions Calculations Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3 Community Recreation, Amenity (a) Residential development outside defined settlements (Tier 5 and 6 settlements included) Up to 200m² (2152 sq ft) €1,270 per unit up to 200m² 200m² - 300m² (2152 - 3229 sq ft) €1,270 per unit plus €17/m² between 200m² and 300m² Over 300m² (3229 sq ft) €4,160 per unit plus €22/m² greater than 300m² New floor area (house): c231sqm New floor area (garage): c33sqm c264sqm = €1,270 + €17 x 64sqm = €2,358 €2,358 Contributions Due (€) €2,358 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 (€) €2,358 Checked / Date AP / EP AO SEP 27/08/2026 SF 27/08/2026