HomeMy WebLinkAbout2660251 - Planners Report1
MONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT REPORT
File Ref: 26/60251 (Grant Permission)
Applicant: Declan Fay
Development: retention permission for change of use of school to detached single storey dwelling and detached
domestic shed with existing entrance, septic tank, percolation area and all associated site works. and
entrance gates and all associated site works
Location: Drumsheeny Threemilehouse Co. Monaghan
1.0 Date of Site Inspection
25/06/2026
1.1 Site Notice & Photos
In Order
2
2.0 Site Characteristics/Area
• Subject site with stated area of 0.630Ha. where levels rise from the roadside, in an easterly direction
• Existing bungalow within the site with outbuildings, with existing access off the Local Tertiary Road.
• Established boundaries surrounding the site.
3.0 Site Planning History
None
4.0 Consultee/Referral Responses
EHO: Report dated: 01/07/2026 No Objections, Conditions
No other Referrals on Planning Application Control Form
5.0 Objections/Representations Received
None received.
6.0 Pre-planning Meetings
Yes, 23/04/2026
Telephone conversation
Catherine Toner (Planner), Patrick Ruxton (Agent)
3
7.0 Planning Assessment
7.1 Proposed Development
This is an application for Retention Permission
• change of use of school to detached single storey dwelling and detached domestic shed with existing entrance,
septic tank, percolation area and all associated site works and entrance gates and all associated site works
Proposed Site Layout
Proposed Elevations and Floor Plans
4
7.2 Assessment
The proposal will be considered against the following policies and objectives contained in the Monaghan County
Development Plan 2025-2031;
5
• 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 15.9.5 Residential Development and Agricultural Buildings
• 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
• Section 15.27 Building Lines
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 subject site is located within 15km of a Natura 2000 site, although 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.
Principal of Development
• Site is in Category 2 Area so applicant does not have to demonstrate Rural Housing Need
• Local Secondary Road, existing access to be used
• No flooding concerns
• Not within 100m of third party agricultural buildings.
• Not Ribbon development
Policy RCP 1 Rural Character Policy 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 existing building has been in situ for a significant length of time and appears on historic mapping labelled
as a school.
• The building is set within an established site with mature boundaries and therefore the proposal for change of
use to residential would not give rise to any concerns regarding rural character.
6
• Planning Authority satisfied in this regard.
Policy RSDP 1 Rural Housing Siting and Design Policy 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.
• Tabe 15.3 of Monaghan County Development Plan provides guidelines for Siting and Designing a Rural House
in the Vernacular Style.
• Having regard to the established nature of the site, the scale, form, proportions, materials and detailing,
there are no concerns with the proposed development for retention of the change of use from a school to a
dwelling.
• The building as existing comprises of the typical characteristics of a dwelling house including front door
access and chimney.
• Planning Authority satisfied in this regard.
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.
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.
• The garage is to be sited to the rear/side of proposed 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 detached domestic garage is to c144sqm
• Further information required.
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.
7
• 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.
• Drainage is maintained.
Policy RRP 1 Rural Accesses Policy and Section 15.22.3 ‘All Rural Accesses’ and Section 15.23 ‘Road Access Standards’
Policy RRP 1 requires accesses to new developments in the countryside to be positioned to minimise loss of hedgerows
and trees, follow alongside existing boundaries/ hedgerows where possible, follow the natural contours of the site
and avoid sweeping driveways, and to use existing lanes where practical. Section 15.23 and Table 15.4 of MCDP 2025-
2031 requires all new accesses to be designed well in the interest of safety and convenience of all road users.
• The application site is to be accessed via an exiting entrance onto the Local Secondary Road.
• The submitted site layout plan demonstrates that visibility splays of 70m can be achieved without crossing over
third-party land.
• Planning Authority satisfied in this regard.
Policy WWTP 1 On-Site Wastewater Treatment Policy and Section 15.22.5 ‘On-Site Wastewater Treatment Systems’
The proposal includes the retention of a septic tank and percolation area as annotated on the proposed site layout
plan.
• EHO Report dated: 01/07/2026 states no objection subject to conditions.
• Planning Authority satisfied in this regard.
Conclusion
Further Information required in relation to:
• Floor area of garage
Recommendation
It is recommended that FURTHER INFORMATION be requested as follows:
1. Policy DGP 1 and Section 15.10.4 ‘Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports’ of Monaghan
County Development Plan 2025-2031 advises that where the total floor area of the building/structure is in
excess of 80m2, satisfactory justification shall be provided for its size. The Planning Authority has concerns
that the total floor area of the storage shed to be retained is c144sqm and no justification has been provided.
In this regard, the applicant is requested to submit revised details to ensure that the proposal fully complies
with Section 15.10.4 of the Monaghan County Development Plan 2025-2031.
_________________
Catherine Toner
Assistant Planner
Date 04/08/2026
8
Further Information Assessment
FI was requested and a response was submitted on 24/08/2026.
The FI request was as follows:
1. Policy DGP 1 and Section 15.10.4 ‘Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports’ of Monaghan
County Development Plan 2025-2031 advises that where the total floor area of the building/structure is in
excess of 80m2, satisfactory justification shall be provided for its size. The Planning Authority has concerns
that the total floor area of the storage shed to be retained is c144sqm and no justification has been provided.
In this regard, the applicant is requested to submit revised details to ensure that the proposal fully complies
with Section 15.10.4 of the Monaghan County Development Plan 2025-2031.
• The applicant has provided internal images of the garage building and confirmed that the structure had been
used by his father for a woodworking hobby and the associated tools and equipment.
• Planning Authority satisfied in this regard.
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 septic tank drainage system and percolation area shall be constructed in accordance with the details
submitted to the planning authority on the 16/06/2026 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.
b) 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 septic tank
drainage system and percolation area has been constructed in accordance with the standards set out in the
9
EPA document and installed and commissioned in accordance with the approved details.
Reason: In the interest of public health and environmental protection.
2. Visibility splays of 70 metres, measured to the nearside road edge in each direction, shall be maintained from
a point in the centre of the entrance 2.4 metres from the road edge at a height of 1.05 metre to 2.0 metres
above ground level to an object height of 1.05 metres to 2.0 metres above ground level in both directions. The
visibility splays shall be retained and kept clear from obstructions.
Reason: In the interest of traffic safety and to ensure a satisfactory standard of development.
3. The existing trees and hedgerow defining the application site boundaries shall be permanently retained in
this development.
Reason: In the Interests of visual amenity.
4. The development shall be retained accordance with plans and documentation submitted on 16/06/2026, as
amended by additional information on 24/08/2026, 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