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HomeMy WebLinkAbout2660304 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 26/60304 Applicant: Stephen McGrane Development: Permission for construction of a storey and a half dwelling, single-storey detached domestic garage, new entrance with gates and piers, new wastewater treatment system together with all associated site works Location: Tiravera Glaslough Monaghan Site notice in place Characteristics of Site /Area The site comprises rectangular-shaped plot, cut out of a larger agricultural field, located in the rural area less approximately 4 km south/southwest of Glaslough Village. The site rises up steadily from the adjoining public road which runs along the southern boundary. The western and southern (roadside) boundaries are defined by mature hedging/trees. The northern and eastern boundaries are undefined. The surrounding landscape is characterised mainly by one off dwellings/farm complexes. McGrane Nurseries is located on lands to the south and opposite. ArcGIS Aerial view of site View into site from lane on opposite side of road Google Street view image of site (June 2009). Largely unchanged. Relevant Site History None for this site. Consultee Responses Environmental Health: No objections, subject to conditions. Pre-Planning None, as indicated. • Appropriate Assessment Policy HCLP 8 section 15.13 ‘Assessments Required’ and 6.7 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 (AA). 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)”. 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). The Site is removed from any Natura 2000 sites and there are no known pathway connectors in the vicinity. Having regard to the context and the development as proposed, and the activities associated with the development proposal both during and post construction works, it is taken that it is not necessary for an Appropriate Assessment to be carried out in relation to this development. Planning Assessment • Planning Principle Rural Settlement Policy RSP8 and Section 2.13.2 ‘Category 2 -Remaining Rural Areas. The site is located within a Category 2 ‘Remaining Rural Area’. This area comprises all other rural areas outside of the settlements and the rural areas under strong urban influence. Within these remaining rural areas, it is considered appropriate to facilitate rural housing in accordance with the principles of proper planning and sustainable development. In these areas the challenge is to retain population and support the rural economy while seeking to consolidate the existing village network. This stability is supported by a traditionally strong agricultural economic base. Proposals in these areas shall be assessed against relevant policies as contained in the Development Management Chapter 15. • Section 15.9.1 Rural Character and policy RCP1 The development plan notes that each planning application will be considered on its own merits. The threshold of the number of buildings that can be accommodated without a detrimental impact on the rural character will depend on a number of factors including: • the existing number of buildings in the area and how they visually relate to each other, • the number of extant planning permissions, • the sensitivity of the landscape, and • the nature, scale and design of the proposed development. Site layout A storey and a half dwelling is proposed, to be located mid-slope within the application site/host field, approximately 30 metres from the roadside boundary and approximately 20 metres east of the mature and established western boundary. The dwelling is ‘T’ shaped and has a maximum ridge height of 7.435metres, above FFL. A single-storey garage is also proposed to the side and rear. Having regard to the topography of the site and its surroundings, the existing established boundaries at the site and the critical views from the adjoining road network, it is considered that the proposed development will; • Not cause a detrimental impact on or further erode the rural character of the area, • Not be unduly prominent in the landscape, • Not result in build-up of development when viewed with existing and/or approved buildings, • Respect the traditional pattern of settlement within the area, • Not create or add to a ribbon of development, except where it is considered infill or a replacement building, • Not damage the rural character of the area as a result of ancillary works including the creation of visibility splays and entrance structure. • Section 15.9.2 ‘Site Selection and Design Guidelines’, Table 15.3 ‘Guidelines for Siting and Designing a Rural House in the Vernacular Style’ and policy RSDP 1 The Plan states that the most successful designs are those that integrate best into the countryside, and use simple shapes, forms and materials which are reflective of the vernacular. For example, the traditional dwelling in County Monaghan usually had a linear plan form, with returns located to the rear. New rural housing, including contemporary designs, should reflect the traditional vernacular. Policy RSDP 1 states that Proposals for rural housing shall generally comply with Section 15.9.2 and Table 15.3 of the Monaghan County Development Plan 2025-2031. Proposed section (facing road) Proposed section (facing western boundary) Having particular regard to the surrounding context, the proposed house design is considered acceptable in terms of its siting, scale, form, proportions, orientation, materials, detailing, boundary treatment and overall design and therefore generally complies with Section 15.9.2 and Table 15.3 of the Monaghan County Development Plan 2025-2031. • Section 15.10.4 Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports. A single storey, 49m2, 6 metre high garage, sited to the rear of the dwelling is proposed. The siting, design, finishes, scale and form of the garage is considered acceptable. • Section 15.9.5 Residential dwellings and agricultural buildings and Policy DABP 1 Where it is proposed to site a dwelling within 100 metres of an existing agricultural building in the rural area, the applicant is required to submit a written agreement from the owner of the agricultural building, consenting to the construction of the dwelling. The dwelling is not located within 100 metres of any farm/agricultural buildings. It is noted that buildings located on lands opposite are used/have been last used for commercial purposes. See permissions 18/552, 03/191, and 03716. The proposal therefore complies with Policy DADP 1. • Section 15.9.6 Ribbon Development and Infill Development policy RIDP 1 The Sustainable Rural Housing Guidelines define ribbon development as five or more houses on any one side of a given 250 metres of road frontage. The ribbon may not have a uniform building line, and buildings set back from the road, staggered or an angle to the road will also be considered as ribbon development, where they are visually linked. It is considered that the proposed development does not constitute ribbon development. • Section 15.22.5 On-Site Wastewater Treatment Systems and Policy 15.22.5 Environmental Health have reviewed the proposal and have no objections, subject to conditions. • Section 15.22.4 Landscaping and Boundary Treatment and Policy LCP 1 This section requires applicants to submit landscaping plans with all planning applications that are commensurate to the scale of development being proposed. A landscaping layout plan has been provided. The site already benefits from mature established natural boundaries. The proposed landscaping details are considered acceptable. Standard conditions shall apply. • Section 15.23 Road Access Standards and Policy RSP 1 and Section 15.23.1 Visibility Splays Agreement A new access is proposed onto the local tertiary road where visibility splays of 2.4 by 50 metres are required. The submitted site layout plan demonstrates that this is achievable. • Section 15.22.3 ‘All Rural Accesses’ The location and design of a rural access can have a significant visual impact on the countryside. Proposals for all new rural accesses shall comply with the following: a) Be positioned to minimise loss of hedgerow/trees. b) Where possible follow alongside existing boundaries/hedgerows. c) Follow the natural contours of the site and avoid sweeping driveways. d) Use existing lanes where practical. The proposed driveway appears to unnecessarily veer and sweep across the site, without following existing or proposed boundaries. Although existing and proposed landscaping will help ensure that the visual impact of the driveway will not be significant, a pre-commencement condition shall be applied requiring the submission of a more appropriate and less visually impactful access/driveway arrangement. • Section 8.7 Flood Risk Management, Objectives FRMO 1 to FRMO 5 and FRMP 1 to 4. No flood risk issues arising. Conclusion Having regard to the relevant policies contained in the Monaghan County Development Plan 2025- 2031; ▪ A conditional grant of permission is recommended. ▪ A community, recreation and amenity development contribution is due as per the separately attached calculation sheet. Recommendation That Permission is GRANTED subject to the following conditions; 1. a. The developer shall pay to Monaghan County Council a sum of €2,970.00 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 the applicant shall submit the following details for agreement in writing; (i) A revised site layout plan showing the proposed driveway to follow the eastern boundary of the site, before turning towards the dwelling hereby approved with levels of same. b. The development shall be carried out in accordance with these details, or as otherwise agreed in writing with the Planning Authority. Reason: In the interest of visual amenity. 3. 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 16/07/2026 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 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 4. 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 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 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. 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. 5. a. The planting details as indicated on plans submitted to the Planning Authority 16th July 2026, shall be fully implemented prior to the occupancy of the dwelling hereby approved, or in the first available planting season following commencement of building operations, whichever is the sooner. b. All landscaping works within the site area shall be permanently retained thereafter being planted. Any plant which fails in the first planting season shall be replaced. c. Only that portion of the roadside hedgerow, which must be lowered or uprooted to provide adequate sight distances shall be removed. All other trees and hedgerows bounding this site shall be permanently retained in this development, shall be reinforced with additional planting and shall be protected from damage at all times, particularly during building operations. d. The line of the recessed entrance shall be planted with a double staggered row of trees (at maximum 3 metre centres) and a hedgerow of species native to the area to form a naturalised hedgerow similar to existing hedgerows in the vicinity. Species shall include thorn, beech, oak, hazel, sycamore and holly. e. Notwithstanding the submitted landscaping proposal, the site boundaries shall be supplemented with native tree species at irregular intervals. Species shall include oak, sycamore and beech and shall be, at a minimum, 4.5m tall at time of planting. Trees shall be allowed to mature and shall not be topped when trimming hedgerows. f. Any boundary fencing shall be of stained wood. Reason: In the interest of visual amenity. 6. a. Ground levels and finished floor levels shall be in accordance with the submitted plans. 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. 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. The development shall be carried out strictly in accordance with the plans and documents submitted on the 16th July 2026 , except as may otherwise be required in order to comply with the above conditions. Reason: In the interest of proper planning and sustainable development. ---------------------- Brian Mc Geary Planner 03/09/2026 Development Contributions Calculations - Residential Development Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3(a) Com, Rec, 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 Dwelling (251sqm) + Garage (49 sqm) = 300sqm €1270 + €1,700 (100 x17sqm) = €2,970 €2,970 Contributions Due (€) €2,970.00 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 (€) €2,970.00 Checked / Date AP / EP AO SEP 28/08/2026 SF 03/09/2026