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Home My WebLink About2660196 - Planners ReportMONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT File Ref: 26/60196 Applicant: Gareth and Karen Conlon Advertised Development Description: Permission for construction of single-storey short- term accommodation extension to existing environmental education and retreat centre; internal and external alterations and additions; connections to existing services; and all associated site works. Location: Aghacloghan, Carrickmacross. Site Details ▪ A former farmyard that has been converted into an environmental education centre (see Planning History); the applicants live on-site in the farmhouse. ▪ The site is accessed by a private lane, which serves several landowners/properties; bordered to the south by another farmyard and to the north by a single-storey house. Lane side view-in Relevant Planning History The change of use is covered by planning file number 19/269. The environmental education centre had a retreat/accommodation aspect, but this was not developed. Referrals Municipal District (MD) Engineer: Further Information (FI) needed. Environmental Health Officer (EHO): FI needed. Road Design Section: No objections. Environment Section: Comments received and noted. Building Control/Fire Officer: Comments received and noted. Objections/Submissions/Observations None. Appropriate Assessment 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 significant 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 The change of use to an environmental education centre is established, and an accommodation aspect was previously approved but not developed. The applicants have noted that currently they are limited to offering one-day training programmes. The addition of accommodation would allow them to expand their product to include weekend courses, multi-day training sessions and residential retreats. It would also enable them to host overnight corporate training and team-building events – strengthening the economic sustainability of the centre. It is noted that the 19/269 change of use was restricted to weekend operations and no more than 15 persons could be accommodated on any 1 night. Section 15.12 of the County Development Plan 2025-2031 states that the Council is committed to facilitating suitable developments which contribute to the economic development of the County, and which have the potential to create sustainable employment opportunities. It is noted in this instance that the business is tied to a fixed resource, i.e. the surrounding land/specific setting. Re car parking, whilst Section 15.24 and Table 15.5 of the Development Plan provide indicative standards, neither the leisure/retreat nor accommodation categories individually reflect the hybrid nature of the proposal. The development would operate as a small-scale retreat with restricted occupancy. Having regard to likely trip patterns in a rural context, parking demand is more appropriately assessed based on anticipated occupancy rather than floor area or bedroom numbers. On this basis, a requirement in the order of 8–10 spaces is considered reasonable and proportionate. 15 spaces are detailed on the proposed site layout plan, along the site boundary with the neighbouring dwelling house. Under 19/269, the new car parking area was to be in front of the new centre. Screenshot from the final 19/269 site layout drawing Screenshot from the 26/60196 site layout plan Conclusions Further Information (FI) is needed: ➢ The amount of car parking can be reduced, and the area should be relocated away from the shared boundary with the adjoining dwelling to where it was originally proposed. ➢ EHO has asked for confirmation that the existing wastewater treatment is fit for purpose. ➢ Sight distances need to be confirmed where the lane meets the public road. Recommendation To request FURTHER INFORMATION: Note: You and/or your assigned agent may wish to liaise with Planning Section prior to the preparation and submission of this Further Information. 1. While Section 15.24 and Table 15.5 of the County Development Plan 2025-2031 provide indicative car parking standards, neither the leisure/retreat nor accommodation categories individually reflect the hybrid nature of the proposal. The development would operate as a small-scale retreat with restricted occupancy. Having regard to likely trip patterns in a rural context, parking demand is more appropriately assessed based on anticipated occupancy rather than floor area or bedroom numbers. On this basis, a requirement in the order of 8- 10 spaces is considered reasonable and proportionate. 15 spaces are detailed on the proposed site layout plan, along the site boundary with the neighbouring dwelling house. Under planning file number 19/269, the new car parking area was to be within the site, in front of the new centre. Accordingly, please submit a revised site layout plan with (i) the amount of car parking reduced; and (ii) the area relocated away from the party boundary to where it was originally proposed under planning file number 19/269. 2. In the interest of environmental health and to allow for a fully informed decision, please submit written confirmation – from a suitably qualified person(s) – that the existing wastewater treatment system is fit for purpose and that there is sufficient capacity to cater for additional loading from the proposed development. 3. In the interest of traffic/road safety and to allow for a fully informed decision, please submit details confirming that the access standards conditioned under the previous planning permission file number 19/269 are in place. Ben Clerkin Planner 02/07/2026 Further Information (FI) ▪ A formal response was received on the 14/08/2026. ▪ A pre-submission consultation took place. FI Planning Assessment Regarding the three FI request points: 1. The proposed car parking area has been relocated away from the shared boundary with the adjoining dwelling and returned to a position broadly consistent with that previously approved under 19/269. The amount of car parking has also been reduced from 15 spaces to 10 spaces, which is considered reasonable and proportionate having regard to the restricted occupancy of the development. 2. Further wastewater treatment details have been submitted, and the EHO is now conditionally satisfied. 3. Details have been submitted confirming that the visibility requirements previously conditioned under 19/269 can continue to be achieved where the private lane meets the road. The associated legal agreement facilitating the maintenance of the required sight distances has also been provided. The MD Engineer is conditionally satisfied. Conclusions A conditional grant of permission is recommended. The proposal represents the expansion of an established and permitted environmental education and retreat centre. The addition of accommodation would facilitate the provision of weekend courses, multi-day training sessions and residential retreats, thereby supporting the continued viability of the business. Recommendation That Permission is GRANTED subject to the following conditions: 1. (a) The developer shall pay to Monaghan County Council a sum of €1496 in accordance with the General Development Contribution Scheme 2021-2026 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) The accommodation hereby permitted shall be used solely in association with the existing environmental education and retreat centre and shall not be used as an independent guesthouse, hostel, short-term letting accommodation or for any separate commercial accommodation use. (b) The accommodation hereby permitted shall not be occupied as any person's sole or principal place of residence. (c) The total number of overnight guests accommodated within the development hereby permitted shall not exceed 15 persons at any one time. Reason: In the interests of proper planning and sustainable development. 3. (a) Prior to the first use of the accommodation hereby permitted, the car parking spaces, vehicle manoeuvring areas and accessible parking space indicated on Drawing No. J2026 - FI01 shall be provided in full and retained thereafter for the use of the development. (b) The 120m visibility splays serving the development where the private laneway joins the R180 Regional Road shall be maintained clear of obstruction at all times. Reason: In the interests of traffic safety and orderly development. 4. The development shall connect to and utilise the existing wastewater treatment system and percolation area serving the site. The wastewater treatment infrastructure shall be operated and maintained in accordance with manufacturer recommendations and shall be retained thereafter. Reason: In the interests of environmental protection and environmental health. 5. No amplified or other music shall be played within the outside areas on-site. Reason: In the interests of proper planning, sustainable development and safeguarding the amenities of the locality. 6. No signs, flags, logos, other advertising material or illumination shall be erected or displayed on or adjacent to the development/property without prior permission from the Planning Authority. Reason: In the interest of visual amenity. 7. No floodlighting or other external means of illumination of the buildings and parking areas shall be provided, installed or operated on-site, except in accordance with a detailed scheme which shall have first been submitted to and approved in writing by the Planning Authority. Reason: In the interest of proper planning and sustainable development. 8. All construction and demolition activity shall be restricted to the hours 08:00 to 18:00 Monday to Friday, unless otherwise agreed in writing with the Planning Authority. No work shall take place on Saturdays, Sundays, bank holidays or public holidays. Reason: In the interest of residential amenity and to ensure that the development is carried out in an orderly manner. 9. The development of the site shall be carried out in accordance with the pertaining plans, details and conditions of planning permission file number 19/269 as amended by the plans and details submitted with this application on the 15/05/2026 and as amended by the Further Information received on 14/08/2026, and as otherwise required to comply with the above conditions. Reason: In the interests of proper planning and sustainable development. Ben Clerkin Planner 03/09/2026 2026 Category Dev Type Rate Number / Units Floor Area / Calculation Contributions Due (€) 3 (e) Comm, Rec, Amenity... Commercial Development (e.g. retail, office, surgery, restaurant, pub, etc) New Development €8 per sqm Extensions €8 per sqm 187sqm 187 x 8 = €1496 Contributions Due (€) €1496 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 (€) €1496 Checked / Date AP AO SEP 03/09/2026 SF 04/09/2026