HomeMy WebLinkAbout2635 - Planners ReportMONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT REPORT
File Ref: 26/35
Applicant: Edel Finn
Development: permission for the development will consist of an extension to and renovation of
existing dwelling, wastewater treatment system, creation of a new entrance onto a
public road and associated site works.
Location: Drumcarrow Carrickmacross Co. Monaghan
1.0 Date of Site Inspection
20/05/2026
1.1 Site Notice & Photos
2.0 Site Characteristics/Area
• Rural subject site with stated area of 0.163Ha.
• Site is located down a long laneway and is surrounded by a variety of trees.
• Existing mature hedgerow along the access lane
3.0 Site Planning History
No known site history
4.0 Consultee/Referral Responses
EHO: No objection subject to conditions.
No other Referrals on Planning Application Control Form
5.0 Objections/Representations Received
None received.
6.0 Pre-planning Meetings
No, as per application form.
7.0 Planning Assessment
7.1 Proposed Development
This is an application for permission for the development will consist of an extension to and renovation
of existing dwelling, wastewater treatment system, creation of a new entrance onto a public road and
associated site works.
Proposed Site Layout
Proposed Floor Plans
Proposed Elevations
7.2 Assessment
The proposal will be considered against the following policies and objectives contained in the
Monaghan County Development Plan 2025-2031;
• Section 2.13.2 Category 2 – Remaining Rural Areas
• Section 3.15 Rural Housing
• Section 6.7 Natura 2000 Sites and Appropriate Assessment (AA)
• Section 15.9 Housing in the Rural Area
• Section 15.9.3 Restoration of Vernacular Buildings and Dwellings
• Section 15.10.1 Alterations and Extensions to Dwellings
• Section 15.22.3 All Rural Accesses
• Section 15.22.4 Landscaping and Boundary Treatment
• Section 15.22.5 On-Site Wastewater Treatment Systems
• Section 15.22.7 Surface Water Drainage
• Section 15.22.8 Flood Zones and Appropriate Uses
• Section 15.23 Road Access Standards
Appropriate Assessment (Section 6.2 and Policy HCLP 1 Heritage, Conservation & Landscape
Policies)
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 Natura 2000 Sites in County Monaghan, namely Sliabh Beagh
SPA and Kilroosky Lough Cluster SAC. The site is also not located within 15km of any Natura 2000 Sites
outside County Monaghan either in Republic of Ireland or Northern Ireland. There are no significant
pathway connectors in the vicinity.
Having regard to cumulative effects of both the proposed development and any other plan or project,
it is the opinion of the planning authority that the development is not of a nature or scale to have any
significant effects on the integrity of any Natura 2000 sites and therefore a Stage 2 Appropriate
Assessment is not required in respect of this project.
Policy RRDP 1 Restoration and Replacement of Vernacular and Non-Vernacular Buildings and
Dwellings Policy and Section 15.9.3 ‘Restoration of Vernacular Buildings and Dwellings’
Policy RRDP 1 advises that the Council will encourage restoration or adaption over the demolition of
vernacular buildings. With carefully designed extensions and sensitive restoration, vernacular
buildings and dwellings within the rural area can be brought up to standard capable of meeting
modern day demands.
• The applicant is proposing to renovate and extend an existing dwelling. The dwelling seems to
be unhabitable for some time. The applicant shall be requested to amend the development
description to more accurately reflect the nature of proposed works.
• Plans and drawings of the existing structure have been provided, as below:
In accordance with Section 15.9.3 of MCDP 2026-2031, 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 renovations, alterations and extensions are considered acceptable.
b) Retain existing vegetation defining the curtilage, where possible.
• The site does currently benefit from clear boundaries.
• The applicant has submitted a site layout plan which indicates existing hedgerow presence
along the site boundary.
c) Where determined necessary by the Planning Authority, existing access arrangements shall
be improved in the interests of road safety.
• The applicant is proposing a new entrance onto a local territory Road.
• The applicant has provided a site layout plan showing the new access. It is noted however
that visibility splays appear to cross over third party lands.
d) 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 Single Houses (PE≤10) (2021),
or any new or updated/subsequent versions.
• The proposal includes the installation of a new sewerage wastewater treatment system
and percolation area as annotated on the proposed site layout plan.
• EHO are content with the proposal subject to conditions.
e) 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.
• Proposed dwelling is not within 100m of any agricultural buildings.
f) 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.
• Change of use is not proposed.
Policy AEDP 1 Alterations and Extensions to Dwellings Policy and Section 15.10.1 ‘Alterations and
Extensions to Dwellings’
Policy AEDP 1 advises that alterations and extensions to existing dwellings, is, in principle, an
acceptable form of development. 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.
• The applicant is proposing to renovate and extend an existing derelict dwelling.
• The former dwelling would have been vernacular in style but is now in a poor state of repair.
Proposals for alterations and extensions to existing dwellings shall generally comply with the
following:
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 existing building is vernacular
• The extensions are located to the west side of the main property and to the rear. The
extensions are ancillary and subordinate to the main property.
• Planning Authority satisfied in this regard.
b) The form, proportion, heights, fenestration, design and materials shall be in keeping with
those of the main dwelling.
• The form and general design in considered to be in keeping with the existing dwelling.
• The proposed renovations, alterations and extensions have been carefully considered and
reworked to ensure it is architecturally sensitive and reflective of the existing building.
• Planning Authority satisfied in this regard.
c) Contemporary designed extensions shall not detract from the visual amenities of the main
dwelling.
• The extensions are considered to be in keeping with the existing dwelling and would not
detract from the visual amenities of same.
• Planning Authority satisfied in this regard.
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.
• The Planning Authority note the large separation distance between the application site
and the surrounding dwellings.
• The extensions are not expected to have a detrimental impact upon the residential
amenities of any neighbouring dwellings.
• Planning Authority satisfied in this regard.
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).
• There are no dwellings in close proximity to the site.
• Planning Authority satisfied in this regard.
f) The extension shall not result in an unacceptable loss of existing private open space area.
• Sufficient private amenity space remains within the application site.
• Planning Authority satisfied in this regard.
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 is maintained.
• Planning Authority satisfied in this regard.
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.
• EHO content subject to conditions.
i) Existing surface water drainage is maintained or relocated satisfactorily.
• No concern in this regard
• Planning Authority satisfied in this regard.
Flood Zones and Appropriate Uses (Section 15.22.8)
As per the Planning Authority GIS flooding information, the site is not at risk from flooding
Road Access Standards (Section 15.23)
The applicant is requesting to propose a new entrance onto a public road however it is noted that the
visibility splays are located outside the applicants’ lands. Also, if the visibility extends beyond the
applicants ownership a legal agreement is therefore required.
Conclusion
Further Information is needed with regards: revised development description; landscaping details,
and revised site layout showing visibility splays within applicant’s land or a legal agreement to show if
the visibility splays extend beyond the applicant’s ownership.
Recommendation
It is recommended that ADDITIONAL INFORMATION be requested as follows:
1. It is not considered the development description accurately describes the nature of proposed
works. Given the condition of the existing building, it is considered that any residential use of
the property has been long abandoned. The applicant is therefore requested to provide the
following;
a) An amended development description including reference to the ‘reinstatement of
residential use of existing derelict property…’. Applicant should note in the event of a revised
development description, in accordance with Article 35 of the Planning and Development
Regulations (2001) as amended, revised site notices shall be erected on site and shall be
submitted to the Planning Authority along with a revised press notice indicating the revisions
to the application.
b) Submit the appropriate fee for the development proposed.
2. It would appear that visibility splays shown on the submitted site layout are located outside
the applicants lands. In this regard the applicant shall submit Legal Agreements with adjoining
landowners giving their consent to allow the visibility splays to be implemented. The Legal
Agreement and accompanying Maps shall be signed by the landowner, the applicant and
witnessed by a Solicitor in accordance with exact wording of Appendix 13 of Monaghan
County Development Plan 2025-2031.
3. Section 15.9.1 of the Monaghan County Development Plan 2025-2031 sets out that dwellings
in the rural areas should not be unduly prominent in the landscape. Policy LCP1 of the Plan
requires that proposals for landscaping. Policy LCP1 of the Plan requires that proposals for
landscaping comply with Section 15.22.4 of the Monaghan County Development Plan 2025-
2031. In this regard, the applicant shall submit a Landscaping Plan, having regard to Section
15.11.4 of the Development Plan with particular emphasis on boundary planting/ fencing.
RJ McAleer
Graduate Planner
23/06/2026
Further information was received on the 21st August 2026. The response was advertised as significant.
No submissions were received. The responses to the FI points are summarised below:
FI Point 1: Revised development description provided for.
FI Point 2: A legal agreement has been provided for with regards to visibility splay over third party
land.
FI Point 3: Landscaping details provided.
Conclusion
The proposal is considered to comply with the relevant provisions of the Monaghan County
Development Plan 2025-2031. Approval is recommended, subject to the conditions detailed below.
Recommendation
That Permission is GRANTED subject to the following conditions:
1.
a) The developer shall pay to Monaghan County Council a sum of €1,270.00 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) 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 laneway 2.4m from
the public 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) French drain consisting of 300mm diameter concrete pipes backfilled to ground level with
suitable granular filter material shall be placed along full site frontage. Drain shall discharge to
the nearest appropriate watercourse or drainage pipeline. Suitable gullies shall be placed at
start, end and intersection of other drains and at not greater than 40m intervals. Separate
application shall be made to Monaghan County Council if this requires a road opening licence.
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 €2,250, 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.
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
05/05/2026 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) Existing mature trees and hedgerow defining the site boundaries shall be permanently
retained in this development. They shall also be reinforced with additional planting as per the
submitted landscaping plan and protected from damage at all times, particularly during
building operations.
b) Notwithstanding the submitted landscaping plan, the new site boundaries shall be planted
with native hedgerow species so as to form naturalised hedgerows similar to existing
hedgerows in the vicinity. Predominant species shall be whitethorn, with blackthorn, hazel and
holly also included. Planting shall be in a double staggered row with 8 (eight) 2-3 year old
plants per metre; 250mm apart, with 300mm between rows.
c) Hedgerow planting, as required, shall be supplemented as per the submitted landscaping plan
with native tree species at irregular intervals. Species shall include ash, oak, sycamore and
beech.
d) Planting as required shall be carried out in the first planting season following commencement
of building operations and shall be permanently retained thereafter. Any plant which fails in
the first planting season shall be replaced. Trees shall be allowed to mature and shall not be
topped when trimming hedgerows.
e) Any boundary fencing shall be of stained wood.
Reason: In the interest of visual amenity.
5.
A maximum of two external wall finishes shall be utilised, unless otherwise in agreed in writing
with the Planning Authority.
Reason: In the interest of visual amenity.
6. The development shall be carried out in accordance with plans and documentation submitted to
the Planning Authority on 05/05/2026 and 21/08/2026, except as may otherwise be required in
order to comply with the above conditions.
Reason: To ensure a satisfactory standard of development.
Darragh Mc Adam
Executive Planner
07th September 2026
Monaghan County Council Development Contributions Calculations
Category Dev Type Rate Number / Units Floor Area
/
Calculation
Contributions
Due (€)
3
Community
Recreation,
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
Total new floor area:
108.1sqm
€1,270
€1,270
Contributions Due (€) €1,270
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 (€)
€1,270
Checked / Date
AP / EP AO SEP
DMcA
07/09/2026
07/09/2026