HomeMy WebLinkAbout2660256 - F.I. Received Doc. - Planning StatementPLANNING STATEMENT
PLANNING STATEMENT
Cloghvally Lower, Carrickmacross, Co. Monaghan
Conor McEnaney
Planning Ref. 26/60256
RECEIVED: 31/08/2026
PLANNING STATEMENT
1_Schedule of Floor Areas
SCHEDULE OF FLOOR AREAS
EXISTING (m2) DEMOLISHED (m2) PROPOSED TOTAL (m2)
Existing – Dwelling
(G.F. & F.F. Included)
177.3m2 0m2
Existing - Car Port 30m2 30m2
Existing - Garage 29m2 29m2
Proposed – Dwelling
(G.F. & F.F. Included)
411.3m2
Proposed – Car Port, Garage,
Home Gym & Plant / Store
191.6m2
NOTE: 411.3m2 is the total dwelling area including the existing & proposed space.
2_Site & Surroundings
The site consists of an existing dwelling, car port and garage and the proposal is to retain as much of the existing
structure as possible. The site is approximately 0.428 hectares in area, located within the townland of Cloghvally
Lower, Carrickmacross, Co. Monaghan, a short distance north of Carrickmacross. The existing site comprises of a
fairly level site where the applicant’s current dwelling is located close to the R927.
3_The Proposal
This application is for extensions and alterations to an existing dwelling, car port and garage.
The proposal is to retain as much of the existing dwelling as possible and demolish the existing car port and garage
in order to extension and re-build both. The existing carport and garage area is a total of 59m2, with the proposal to
demolish both and re-build a total of 86.2m2. The proposed new plant room/store and home gym will also be
ancillary to the garage, taking this area to a total of 191.6m2.
The proposed garage and car port slightly exceeds the requirements of a minimum of 80m2 under Section 15.10.4,
of MCC Dev. Plan. The overall area is over the minimum allowance by 6.2m2. Taking into account the proposed
garage and car port will be designed to provide practical accommodation for the household's vehicles, while also
allowing sufficient ancillary space for normal domestic storage and equipment. The additional floor area above 80m²
is therefore directly related to the intended domestic function of the dwelling rather than representing an attempt to
provide excessive or independent accommodation.
The overall floor area of 191.6m² includes the ancillary plant room/store and private home gym. These spaces are
functionally related to the main dwelling, yet are four separate entities and should be considered in the context of
the size and requirements of the proposed dwelling extensions / alterations. This additional area will be used by
occupants of the dwelling only and will not operate independently from the main dwelling.
The new car port has been widened from the existing to 5.5m to allow additional space either side of a parked car
and ensure all car doors can be opened comfortably. The orientation of the garage will be altered from the existing
for ease of use with 2 no. of parking bays facing south of the site. The garage will allow the applicant to park and
secure 2 cars overnight.
RECEIVED: 31/08/2026
PLANNING STATEMENT
As outlined above, the garage will be used exclusively by the applicant’s family for domestic purposes with two
vehicles been catered for within the garage for security purposes and the car port will provide a covered set down
area for the applicant or guests.
Given the size and maturity of the existing site and planting, the garage will also cater for outdoor essentials &
maintenance equipment. The additional ancillary plant room / store will be used solely for domestic purposes
associated with the main dwelling, including housing domestic services, equipment, tools, garden equipment and
general household storage. The proposed home gym will be used exclusively by the occupants of the dwelling for
private leisure, recreation and exercise purposes. Neither space will be used for commercial, business or
independent residential purposes.
Although the total proposed floor area of the overall area is 191.6m2, the car port & garage is 86.2m2 and the
functional area remains under 80m2. The additional space is required to provide a designated area for the following
at a minimum:
▪ Ride on Lawnmower & general maintenance equipment
▪ Two vehicles securely (rural context)
▪ General storage such as bikes etc.
▪ Domestic bins & recycling facility
▪ Provide dry, secure domestic storage without resorting to multiple outbuildings.
4_Development Principles
Consider the proposal with respect to the fact that the proposed car port & garage will be slightly above the
minimum allowance but will fit well within its setting of the existing site and characteristics of the immediate area.
The proposed car port & garage will integrate well within the nature of the site and previously man-made
environment.
5_Conclusion
The proposal is to allow the construction of the car port & garage for domestic use in accordance with Monaghan
County Council Development Plan 2025-2031, Section 15.10.4(d). It also affords to provide an extension and
alterations to an existing high-quality residential environment at the edge of Carrickmacross within the townland of
Cloghvally Lower.
Taking into account the characteristics of the site and its setting in the landform, the proposal of these extensions &
alterations within the existing site offers an innovative, modern quality and sustainable residential development that
integrates sympathetically with the existing natural and alterations to existing dwelling with a requirement for
additional storage to cater for both maintenance and sustainable systems to make for an efficient & comfortable
living environment.
While the garage and car port element exceeds the 80m² threshold referred to in Section 15.10.4(d), the increase is
modest and is justified by the functional requirements of the proposed domestic garage and covered parking
facilities. The wider 191.6m² floor area incorporates a number of ancillary domestic functions, including a plant room
/ store and private home gym, all of which are directly associated with the enjoyment of the dwelling.
The proposal satisfies the underlying objectives of Section 15.10.4 in that the development will remain ancillary to
the main dwelling, will not provide independent habitable accommodation or a commercial use. It will be
appropriately designed and sited and will not adversely affect residential amenity.
RECEIVED: 31/08/2026
PLANNING STATEMENT
Accordingly, the proposed garage, car port and ancillary plant room/store and home gym represent a reasonable
and proportionate form of development within the domestic curtilage. The additional floor area is justified by the
specific functional requirements of the property and does not undermine the policy objective of ensuring that
ancillary structure will always remain secondary to the main dwelling.
Planning Policies:
DGP 1 – Monaghan Development Plan 2025-2031
Proposals for domestic garages, sheds, ancillary outbuildings and car ports shall comply with Section 15.10.4 in Chapter 15 of the Monaghan
County Development Plan 2025-2031.
Proposals for domestic garages, sheds, ancillary outbuildings and carports shall generally comply with the following:
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.
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.
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.
d) Where the total floor area of the building/structure is in excess of 80m2, satisfactory justification shall be provided for its size.
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.
f) The residential amenity in the vicinity of the proposed development will not be compromised.
g) Only one domestic garage shall be permitted for any single dwelling unless the need for a second garage is satisfactorily demonstrated.
h) Existing surface water drainage is maintained or relocated satisfactorily. RECEIVED: 31/08/2026