HomeMy WebLinkAbout2660259 - Planners ReportMONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT REPORT
File Ref: 26/60259
Applicant: Adrian Maguire & Shona McGahan
Development: 1) Permission for retention of an existing temporary mobile home, hardcore surfaced area,
new entrance and connection to existing septic tank and percolation area. 2) Permission to construct a
single storey extension onto the side and a two-storey extension at the rear of existing derelict dwelling
house, Elevational changes, upgrade existing septic tank to a new wastewater treatment system,
alterations to entrance onto public road and all associated site development works
Location: Latton Castleblayney Co. Monaghan
Site notices in place
ARCGIS aerial view of site
Characteristics of the Site/Area
• Rural, corner site located in the Latton area.
• The sites comprises an existing vacant, traditional two storey single storey dwelling and mobile
home sited to the rear.
• Site boundaries are defined by a combination of post and wire fencing, hedging, existing boundary
wall and is also partly undefined.
• The site is located within a rural farmland landscape characterised mainly by one-off housing and
farm complexes.
View of dwelling to be extended on approach from the south/south west. Mobile home to rear.
View of mobile home to be retained from existign entrance.
Relevant Site History
None for this site.
Pre-planning.
None, as indicated.
Consultee Responses
Environment Health: No objections, subject to conditions.
Objections/Representations Received
None received.
Appropriate Assessment
Section 6.7 of MCDP 2025-2031 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). 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 any SPA or SAC. It is considered that by virtue of the nature of the
proposed development and the distance of the site from both Natura 2000 sites, there will not be any
significant effects on the integrity of the SAC.In addition, there are no watercourses in the immediate
proximity to the application site and no known significant pathway connectors with the Natura 2000
network. It is the opinion of the planning authority therefore, that given the cumulative effects of both
the proposed development and any other plan or project, the development is not of a nature or scale to
have any significant effects on the integrity of the Natura 2000 network and therefore a Stage 2
Appropriate Assessment is not required.
Planning Assessment
Policy AEDP 1 and Section 15.10.1 Alterations and Extensions to Dwellings
Proposals to alter or extend a dwelling will be considered on their individual merits, with the main
considerations being that of design and the degree of impact on existing and adjoining properties.
They are required generally comply with 9 criteria listed under Section 15.10.1.
The proposal is for;
1. alterations and renovations to an existing single storey dwellinghouse
2. single storey extension & a storey and a half extension to the side & rear of existing dwelling house
3. a new domestic garage
4. relocate the existing site entrance on the private laneway
5. a new domestic waste water treatment system.
The proposal is assessed having regard to the relevant criteria as follows;
a) The extension shall be ancillary/subordinate to the main dwelling and be located to the rear and/or
side. An exception to this may be where the existing dwelling is so small that any extension will not meet
the needs of the occupants or where the entire house is being remodelled as part of a comprehensive re-
design.
The site has the capacity to accommodate the proposal.
b) The form, proportion, heights, fenestration, design and materials shall be in keeping with those of the
main dwelling.
The form, proportion, heights, fenestration, design and materials proposed are considered acceptable.
c) Contemporary designed extensions shall not detract from the visual amenities of the main dwelling.
The entire house is being remodelled as part of a comprehensive re-design.
d) The extension shall not have a material negative impact upon the residential amenities of adjoining
dwellings or their private open space, in terms of overbearing or overlooking of adjoining properties.
No residential amenity issues rising.
e) The extension shall not overshadow adjacent dwellings to the degree that there is significant decrease
in daylight or sunlight entering the house. Where new extensions are located close to adjoining buildings
in towns and villages, a daylight and sunlight shadow projection assessment, where requested, shall be
carried out in accordance with the principles of Site Layout Planning for Daylight and Sunlight, A Guide to
Good Practice (Building Research Establishment Report 2022).
No issues in this regard.
f) The extension shall not result in an unacceptable loss of existing private open space area.
Adequate private amenity space retained/provided.
g) Side extensions shall be designed to ensure, where possible, access to the rear of the property for
refuse collection, utility access, or similar is maintained.
Access to the rear of the property for refuse collection, utility access, or similar is not compromised.
h) Where a dwelling is served by an existing on-site wastewater treatment system, and where the
proposed extension results in the provision of additional occupants and bathrooms, the adequacy of the
on-site wastewater treatment and disposal facilities shall be demonstrated. Where the existing
wastewater treatment facilities are not adequate to facilitate the development proposed, the applicant
will be required to upgrade the existing onsite wastewater treatment system to comply with the
requirements of the EPA Code of Practice– Wastewater Treatment and Disposal Systems Serving Single
Houses (PE≤10) (2021), or any new or updated/subsequent versions.
New wastewater treatment proposed. EHO has no objections subject to conditions
(i) Existing surface water drainage is maintained or relocated satisfactorily.
Surface water drainage details provided are considered acceptable.
Section 15.9.3 Restoration of Vernacular Buildings and Dwellings
Proposals for the restoration of vernacular buildings and dwellings shall generally comply with the
following:
a) Be architecturally sensitive and reflective of the existing building.
The proposed design is considered acceptable.
b) Retain existing vegetation defining the curtilage, where possible.
Standard landscaping conditions shall be applied.
c) Where determined necessary by the Planning Authority, existing access arrangements shall be
improved in the interests of road safety.
See consideration below. Additional information required.
d) Where a new access is proposed, access arrangements shall comply with Section 15.23 of this
Development Plan.
Applicant seeks to improve an existing access.
e) Where no wastewater treatment facilities exist, or the existing wastewater treatment facilities
are not adequate to facilitate the development proposed, the applicant will be required to provide an
onsite wastewater treatment system to comply with the requirements of the EPA Code of Practice–
Wastewater Treatment and Disposal Systems Serving Single Houses (PE≤10) (2021), or any new or
updated/subsequent versions.
EHO has no objections.
f) Where the building to be restored is located more than 100m from an agricultural building and
the restoration involves a residential extension which will be within 100m of the agricultural building,
written consent from the owner of the agricultural building is required. Written consent must be signed
by both parties and witnessed by a Solicitor or a Peace Commissioner. Where written consent has been
provided, a condition restricting the first occupancy of the dwelling to the applicant or members of their
immediate family or heirs for a 7-year period shall be included in any grant of permission.
Not applicable.
g) Where the restoration comprises a change of use to residential, and is within 100m of an
agricultural building, written consent from the owner of the agricultural building is required. Written
consent must be signed by both parties and witnessed by a Solicitor or a Peace Commissioner. Where
written consent has been provided, a condition restricting the first occupancy of the dwelling to the
applicant or members of their immediate family or heirs for a 7-year period shall be included in any
grant of permission.
Not applicable.
The proposal complies with Section 15.9.3.
15.10.5 Temporary Residential Accommodation
The is section allows the proposals for temporary residential accommodation for a maximum period of 5
years, subject to the following;
a) Where a permanent dwelling is being constructed on the same site or where site-specific, compelling
domestic or personal circumstances have been demonstrated, and, where genuine hardship would
result if planning permission for the temporary accommodation were refused.
The applicant is seeking permission to refurbish and extend an existing vacant dwelling which is in a poor
condition. The applicant would like to retain the mobile home until such times as the dwelling is ready for
occupation. This is considered acceptable. The duration of the mobile home on site will be linked to the
occupation of the new, refurbished and extended dwelling, up to a maximum of 5 years.
b) A wastewater treatment and disposal system which complies with the requirements of the EPA Code
of Practice – Wastewater Treatment and Disposal Systems Serving Single Houses (PE≤10) (2021), or any
new or updated/subsequent versions.
A new wastewater treatment and disposal system is proposed. The EHO has no objections, subject to
conditions.
c) The vehicular access for the permanent dwelling on the same site shall be completed in accordance
with the conditions of the planning permission prior to the occupation of the temporary residential
accommodation.
See assessment below. Standard conditions shall be applied in respect of agreed suitable access
arrangements.
d) The development would not detrimentally impact on residential or visual amenity.
No residential amenity concerns arising.
Section 15.23 Road Access Standards and Policy RSP 1
A new/improved access is proposed onto a local tertiary road where visibility spays of 2.4 X 50 metres are
normally required. The site layout plan indicates visibility splays of 45 metres to the north and 20 metres
to the south, towards a sharp bend in the road. The access to be improved currently serves the mobile to
be retained. It previously served the rear of the dwelling and also an agricultural field to the rear of the
dwelling to be refurbished. There is a second entrance to the dwelling at the southeast corner of the site
however, this does not appear wide enough to facilitate the safe egress and access of traffic. Whilst the
improvements in the existing access arrangements are welcome, it is noted there is scope within the site
for further improved visibility within the applicant’s control, particularly in the northerly direction, where
a 50 metre visibility splay is achievable. As such, the applicant shall be requested to submit a revised site
layout plan demonstrating the maximum length of visibility splays that can be achieved within their
control, having regard to the aforementioned standards of 2.4 metres by 50 metres.
Conclusion
Additional information is required to allow a fully informed decision be made.
Recommendation
To request FURTHER INFORMATION:
1. Planning Authority notes that there is scope within the application site to further improve the existing
access arrangements, in the interests of road safety. The applicant is therefore requested to provide
amended site layout drawings demonstrating further improved access arrangements within the
applicants control, having regard to minimum visibility requirements of 2.4 by 50 metres as stipulated
in Table 15.4 of the Monaghan County Development Plan 2025- 2031.
2. The applicant is requested to provide an amended site layout plan clearly showing the existing gated
entrance to the sites south-eastern corner permanently closed up.
Planning Assessment
• A formal response was received on 13th August 2026.
• The additional information was not deemed to be significant.
Re FI Points;
1. The applicant has advised that a 45 metres visibility splay is the maximum distance that can be
achieved to the north of the entrance due the topography of the road and specifically constraints
presented by the ‘brow of the hill’. It is considered that the maximum visibility achievable in both
directions has been sufficiently demonstrated, and that the proposed access arrangements are
an acceptable improvement, providing a road safety benefit.
2. A revised site layout plan has been provided showing the existing entrance to the south of the site
to be permanently closed up. A condition shall be applied with regard to same.
Recommendation
That Permission is GRANTED subject to the following conditions;
1. a) The developer shall pay to Monaghan County Council a sum of €598 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 any other works commencing, visibility splays of 45 metres in a northerly direction and
20 metres in a southerly direction, measured to the nearside road edge in each direction, shall be
provided from a point in the centre of the entrance 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) Prior to the occupation of the dwelling, the applicant shall provide clear evidence that the
existing entrance, located at the sites southeastern corner, to be permanently closed up as
indicated on submitted site layout Drawing No. 005A received on the 13th August 2026.
c) 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.
d) 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.
e) The new entrance shall form a bellmouth of 4m 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.
f) 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.
g) 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.
h) 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.
i) 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.
j) 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.
3. Within a period of one month from the date of the occupation of the dwelling, or before the expiry
of five years from the date of the final grant of permission, whichever is the sooner, the applicant
shall carry out the following;
a) remove the mobile home and any supplementary structures from the site area,
b) appropriately reinstate said areas as grassland,
unless prior to the end of this period (whichever is applicable) retention planning permission for
a further period shall have been granted by the Planning Authority or An Coimisiún Pleanála.
Reason: In the interests of appropriate design, proper planning and sustainable development
4. a) The effluent treatment system hereby permitted shall be constructed and commissioned
within two months from the date of grant of planning permission.
b) The mobile home on the site shall be connected to the effluent treatment system hereby
permitted within one month of the effluent treatment system being commissioned.
b) The existing effluent disposal system currently serving the mobile home on the site shall be
decommissioned and removed from the site within one month of the mobile home being
connected to the effluent treatment system hereby permitted.
Reason: In the interest of public health and environmental protection
5. 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 24/06/2026
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. 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.
d) Within two months of mobile home being connected to the effluent treatment system hereby
permitted, or within two months of the first occupation of the dwelling, whichever is the sooner,
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
6. a) All hard and soft landscaping on-site shall be carried out in accordance with the submitted
landscaping details/plan.
b) Any mature trees and hedgerow defining the site boundaries shall be permanently retained
in this development, unless otherwise agreed in writing with the Planning Authority.
Reason: In the interest of visual amenity and appropriate design.
7. Any construction and demolition waste or excess soil generated during the construction phase
which cannot be reused on site shall be disposed/recovered at an appropriately permitted
facility in accordance with the requirements of the Waste Management Act 1996 as amended.
Reason: In the interest of environmental protection and public health.
8. The development shall be carried out in accordance with plans and documentation submitted to
the Planning Authority on 24th June 2026, as amended on 13th August 2026, except as may
otherwise be required in order to comply with the above conditions.
Reason: To ensure a satisfactory standard of development.
----------------------
Brian Mc Geary
Planner
02/08/2026
Development Contributions Calculations - Residential Development
Category Dev Type Rate Number /
Units
Floor Area /
Calculation
Contributions
Due (€)
3(c)
Com, Rec,
Amenity
Residential
Extensions /
Additional
Floorspace
(including
garages and
other
domestic
outbuildings)
Up to 40m² (436
sq ft)
Exempt
Over 40m² (436
sq ft)
€12 per m²
Area of
additional
floorspace
92.80m2
92.80m2
less 3m2
(demolition)
and less 40m2
(Exemption)
=49.8m2
48.9 X 12 =
597.6
€598.00
Contributions Due (€) €598.00
Exemptions / Reductions under Part 18 of Development Contribution Scheme (if applicable)
Category
(a) – (m)
Dev Type % Reduction Calculations Exemption /
Reduction (€)
€598.00
Total Amount Due
Contributions Due – Discount Total Due (€)
€598.00
Checked / Date
AP / EP AO SEP
31/08/2026
SF
31/08/2026