HomeMy WebLinkAbout2636 - F.I. Received Doc. No 2Additional Information Report for
Development Land at Tullycoor, ),
Castleblayney, Co Monaghan
Planning Ref 26/36 Requests for Additional Information
Item I Eastern Site
Reconsider the siting and layout of the proposed dwelling to provide an improved
spatial relationship and increased separating distance with the neighbouring
property.
The dwelling and garage have been moved 5M further from the Eastern boundary
and also 2M further towards the access road, whilst staying outside the zone of
visual impact from the neighbour property as described in the detailed plan below.
The proposed building is set 6 M below that extended zone and is framed by the
proposed landscaping measures as shown.
The closest connection between the buildings is now over 13 M and the proposed
dwelling is now over 11 M off the boundary.
There are no habitable room windows in the proposed site 1 dwelling facing the
boundary with the neighbouring property.
It should also be noted that the development of this adjoining property seems to have
stalled and there is no existing established use of this property as a formal residence.
Photograph showing the adjacent property from the proposed entrance to Site I from
the road
Show measures to mitigate overlooking, reduce overbearing impact and show
landscaping to provide effective screening and visual separation.
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T1 RAMES IT FROM HE RESIDENCE
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PRESERVING NEIGHBOUR AMENITY
WITHOUT UNDULY COMPROMISING
THE DEVELOPMENT SITE
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Detail showing mitigations of neighbour visual amenity and visual separation
Existing trees and hedges mask any overlooking to the south of the existing property and to
the north of the property leaving a limited opening in the boundary hedging which limits the
zone of visual amenity as can be seen from the photograph and the extract from the plans.
As well as moving the residence further from the boundary, landscaping measures include
framing this zone of visual amenity with twin heavy standard trees delineated Ti on plan
(Ash) and the placing of a statement Oak, T2 closing out the visual field from the neighbour
at the same time as framing the proposed residence visually in the landscaping.
By creating a 1.2M fence and hedge on this side of the boundary, there is a definition of
visual separation whilst retaining the zone of visual amenity from the adjacent property.
Existing windowcill heights from the only 2 windows on neighbour boundary elevation is at
1.1 M and 1.3M above ground.
This new fencing retains the views out of these windows, thereby mitigating any detrimental
impact on the residential amenity of the adjoining property.
As previously mentioned there is over a 6M distance from this extended zone of separation
to the proposed dwelling effectively breaking any visual connection between the two
properties.
Item 2 Eastern House Elevation
Central First Floor window considered to be oversized.
The drawings have been altered to replace this central window with a similar window to the
other windows on the principal elevation on the first floor level.
Item 3 Western House
Concerns about the residence design for Site 2,
The plans and elevational treatment have already been approved for planning on a site in
Corderryduff. Planning ref 25/1, which is currently under construction.
It may be instructive to review the design logic of the design and the client's reaction.
The building is designed as a substantial country house in substantial grounds (in this case
0.86 ha, 2.13 acres) where the main living accommodation is on the first floor associated
with a substantial balcony to capture impressive long distance views, with the house set
back 85M from the road. The rear of the house has a 2 story internal mezzanine for a more
intimate connection to a very private garden.
The site 2 at Tullycoora fits this example, with the photograph below showing approximately
the view back towards the access road, with the existing screening of the mature hedging
and trees to the right screening this building from anything on the eastern side.
Stylistically the design has a contemporary feel with familiar elements. There are many
examples of double gabled front elevations on substantial houses in the County Monaghan
countryside.
The house in Corderryduff is nearing completion and the following photographs were taken
mid August 2026.
View of residence from the front
View from the open plan kitchen dining living room on the first floor, looking through
to the balcony and the countryside beyond
View of the Garden Room with Gallery above
Second view of the Garden Room with Gallery to the rear
Whilst I was there taking photographs I met the owner of the property with his partner. I
asked the lady how she viewed the design and the prospect of living there now.
'It's fabulous, and a great place to bring up children, we can't wait to move in' were
her comments to me.
Item 4 Vision Splays
Demonstrate that the sightlines can be achieved beyond the extent of the road
frontage to the East and the West without the need for legal agreements.
I have produced 10 road sections on the site plan drawing showing at various parts of the
vision splay the detail at these locations. These show how the required vision splay can be
achieved, where removed fences and walls are and where new fences are to be situated.
The distance between the edge of the vision splay to the nearest obstruction, showing the
`spare air' at each location is also shown.
There is always at least 500mms gap between the inner edge of the required vision splay
and the nearest obstacle clearly showing that the 50 x 2.5M vision splay can be achieved to
the East and to the West on both properties.
If there is any further information that you require, please do not hesitate to get in touch.
Lucas Horton B Arch
August 2026
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