HomeMy WebLinkAbout2660122 - Planners Report1
MONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT REPORT
File Ref: 2660122 (Grant)
Applicant: Michael and Margaret Wallace
Development: permission for a development which will consist of the demolition of the existing two-storey dwelling
and associated outbuildings, and the construction of 1 no. two-storey replacement dwelling and
detached domestic garage, together with improvements to the existing site entrance and all
associated site development works
Location: Doagheys Glaslough , Co. Monaghan
1. Date of Site Inspection
05/05/2026
1.1 Site Notice & Photos
Site Notice in order 05/05/2026
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2.0 Characteristics of Site/Area
• 0.241ha Site Area
• Brownfield/Replacement Dwelling application
• Existing structures within the site to be demolished.
• All natural site boundaries defined.
• Site is access via an existing lane which front onto a Regional Road (R-185-2).
• No OPW flooding concerns on application site
• Zoned as “Category 2 – Remaining Rural Area” as per the Monaghan County Development Plan 2025 – 2031.
Site Location Plan
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3.0 Site History
No Site History
4.0 Consultee/Referral Responses
4.1 MCC Internal
MD: Report dated 18/05/2026. Further Information requested.
Roads: Report dated 00/05/2026. No objection subject to conditions.
EHO: Report dated 05/05/2026. Further Information requested.
Environment: Report dated 11/05/2026. Further Information requested.
4.2 Consultees
No Referrals on Planning Application Control Form
5.0 Objections/Representation Received
The last dated of observation was 05/05/2026. 1 Observations has been received. The Planning Authority has assessed
the content of the observation and are summarised as follows:
1. Gene McKenna – Submission
The submission raised concerns that the proposed development encroaches on their lands at the northern
boundary. It is stated that the development requires the removal of parts of their boundary and roadside hedges
and could damage buried cables and pipes. The submission states they do not permit or authorise this
development on their land or any impact upon it.
6.0 Pre-Planning Meetings
Yes, pre-planning consultation with Liam Ward (Planner) on 06/01/2026.
7.0 Planning Assessment
7.1 Proposed Development
This is an application for Permission for:
1) Demolition of the existing two-storey dwelling and associated outbuildings
2) Construction of 1 no. two-storey replacement dwelling and detached domestic garage, together with
improvements to the existing site entrance and all associated site development works
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Proposed Site Layout
7.2 Development Plan Policy/Ministerial Guidelines
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 15.9.1 Rural Character
• Section 15.9.2 Site Selection and Design Guidelines
• Table 15.3 Guidelines for Siting and Designing a Rural House in the Vernacular Style
• Section 15.9.4 Replacement of Vernacular and Non-Vernacular Buildings and Dwellings
• Section 15.22.3 All Rural Accesses
• Section 15.22.4 Landscaping and Boundary Treatment
• Section 15.22.7 Surface Water Drainage
• Section 15.22.8 Flood Zones and Appropriate Uses
• Section 15.23 Road Access Standards
7.3 Assessment
The proposal will be considered against the following policies and objectives contained in the Monaghan County
Development Plan 2025 - 2031.
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Natura 2000 Sites and Appropriate Assessment (Section 6.7)
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 subject site is located within approx. 10km of Sliabh Beagh SPA and 24km of Kilroosky Lough. There are no
significant watercourses located within close proximity to the site and no known pathway connectors with the Natura
2000 network. There are no significant watercourses located within close proximity to the site and no known pathway
connectors with the Natura 2000 network.
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.
Principal of Development
• Replacement dwelling proposed. Existing structure within the application site.
• The site subject located in “Category 2 – Remaining Rural Area”
• Existing vehicular access which fronts onto a Regional Road
• No OPW flood concerns on application site
• Not ribbon development
Replacement of Vernacular and Non-Vernacular Buildings and Dwellings (Section 15.9.4 and Policy RRDP 1)
Traditional vernacular buildings/dwellings are an important element of our built heritage and make a valuable
contribution to the character and appearance of our local rural landscapes. The replacement of vernacular
buildings/dwellings with modern buildings within the rural area often result in the loss of traditional vernacular
structures. The Council therefore encourages restoration or adaption over the demolition of vernacular dwellings and
buildings. With carefully designed extensions and sensitive restoration, these buildings can be brought up to a
standard capable of meeting modern day demands. Where a new building is necessary, the original building should be
retained for ancillary uses.
Proposals for replacement of existing vernacular buildings/dwellings shall generally comply with the following:
a) The replacement of traditional vernacular buildings and dwellings will only be considered where it has been clearly
demonstrated by way of an appropriately detailed structural/condition survey from a suitably qualified competent
technical professional, that the existing building or dwelling is not reasonably capable of being made structurally
sound and adapted to modern standards.
• Having reviewed the proposal, the Planning Authority is satisfied the dwelling to be replaced does not make
an important contribution to the local heritage, shall generally comply with criteria b-h above.
b) A replacement building or dwelling shall normally be located within the curtilage of the building or dwelling to be
replaced, except where it is demonstrated that the siting of the replacement building or dwelling outside the
curtilage is necessary for amenity, heritage, landscape or access requirements.
• The replacement dwelling is located within the defined curtilage
c) The existing vegetation defining the curtilage shall be retained where possible.
• A landscaping plan has been submitted.
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• The roadside boundaries are to be removed to facilitate the improvement of visibility splays but will be
reinstated.
d) Where determined necessary by the Planning Authority, existing access arrangements shall be improved in the
interests of road safety.
• The existing access is to be used.
• As per the submitted site layout plan the applicant intends to improve the access arrangement by removing
hedgerows and trees within the applicant control, but the visibility splays appear to cross over third party lands
• Further information requested.
e) Where a new access is proposed, access arrangements shall comply with Section 15.23 of Chapter 15 of this
Development Plan.
• Not applicable.
f) 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.
• The applicant proposes to use existing Wastewater Treatment system.
• EHO Report dated 05/05/2026 is not satisfied with the proposal.
• Further information requested.
g) Where a dwelling to be replaced is located more than 100m from an agricultural building and the replacement
dwelling is to 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.
• The existing and proposed dwelling are within 100m of a third party agriculture building.
h) Where a replacement non-residential building 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.
Principal of New Development
• Replacement dwelling proposed.
• Existing structure is within the application site.
• No OPW flood concerns on application site.
• Not Ribbon development.
• The Planning Authority has no objection to the principle of constructing a two-storey dwelling house on the subject
site, subject to compliance with all the rural housing criteria of Monaghan County Development Plan 2025 – 2031
and specifically with Section 15.9.4.
Rural Character (Section 15.9.1 and Policy RCP 1)
Policy RCP 1 provides for dwellings in the countryside where they will not cause a detrimental impact or further erode
the rural character of an area. RCP 1 advises that “The assessment of the impact of new buildings on the rural character
will be considered from critical views along the public roads, laneways, public rights of way and other areas of the
public domain.
• The proposed dwelling is set back from the public road.
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• The site as existing benefits from mature boundaries
• Development proposed is a two storey dwelling.
• Dwelling can be integrated successfully with the retention of existing mature landscaping – condition on this
matter.
Site Selection and Design Guidelines (Section 15.9.2) and Policy RSDP 1 Rural Housing Siting and Design Policy
Table 15.3 of the Monaghan County Development Plan 2025 - 2031 sets out the Rural Housing Design policy. This
requires specific focus on the Design, Siting, Scale and Form of the proposed dwelling.
The use of simple Shapes, Forms and Material which are reflective of the Monaghan vernacular ensure a successful
design that will integrate best into the countryside. New rural housing, including contemporary designs should reflect
the traditional vernacular.
The Monaghan vernacular includes the following elements:
• Traditional dwelling with a linear plan form
• Returns located to the rear
• Roof with full gables and chimneys located along the ridge line
• Elevations with a greater proportion of solid than void
• Windows with a vertical emphasis
• Use of simple materials
Policy for the Rural Housing Siting and Design
RSDP 1 Proposals for rural housing shall generally comply with Section 15.9.2 and Table 15.3 of the Monaghan
County Development Plan 2025-2031.
Tabe 15.3
Features Design Guidelines for Rural Housing
Site Study The site and/or the location of dwelling within the site should be selected to maximise the
benefits of shelter, topography and any existing buildings.
The site should use clearly identifiable and established boundaries, such as trees, slopes
or other natural features, which separate the site from the surrounding countryside, and
offer a suitable degree of enclosure.
In addition to the roadside boundary, the site should have a minimum of one natural
existing boundary to soften the impact of the development in the landscape.
The building should not be located on a site where it would break any ridgeline or
shoreline.
The site should make use of natural contours of the landscape and be set into the
landscape.
Sites requiring excessive excavation, filling and/or removal of natural vegetation should
be avoided.
The site should be set back from the road and aim to retain frontage.
Suburban type layouts and gardens should be avoided.
Application site is a brownfield site.
Existing vehicular access proposed which fronts onto a Regional Road.
Site is bounded by existing mature boundaries.
The dwelling is set back from the road
Proposed dwelling would not break ridgeline.
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Features Design Guidelines for Rural Housing
Application site is 0.241ha.
Orientation The dwelling should be orientated to maximise daylight and solar gain.
Where appropriate, windows on south facing elevations should be arranged to capture
the sun’s energy and glazing on north facing elevations should be limited to aid heat
conservation.
Orientation of the dwelling is designed in such a way to benefit from the sheltered mature boundary and positioned so
as to be facing onto the driveway. Given the proposed entrance, existing boundaries and size of site, the proposed
orientation is acceptable.
Scale The size, scale and mass of the building must be appropriate to its setting.
A large house should only be located on a well screened site to enable effective integration
into its surroundings.
Larger houses should be sub-divided into smaller elements of traditional form to avoid
bulky structures.
The dwelling should have regard to the scale of surrounding buildings.
Dwelling of an acceptable scale, relative to the size of the site and set back nature
Landscaping plan submitted.
Existing boundary hedgerows and trees are to remain.
Form The dwelling should be of simple plan form, of modest scale and traditional pitched gables
should be used.
The external gable depth should generally not exceed 9m or 6.5m for narrow plan form.
The roof pitch should normally be 35 to 40-degree pitch except where the gable depth is
below 7.5m, then 45 degrees is acceptable.
Two storey dwellings should generally not exceed 9m in height above ground level.
Any projections or returns should be of simple form and roof pitch.
The proposed development is a traditional two storey dwelling with classical architectural proportions, with a single
storey side extension.
Overall frontage is c12m.
External gable depth is acceptable.
Gable height reached c9m.
Roof pitch is acceptable.
The total proposed floor area in c487sqm.
Proportions The design should have a good roof to wall proportion and a high solid to void relationship
with greater wall surface area than window or door openings.
Windows and doors should be simple and of vertical emphasis.
A simple, symmetrical arrangement of openings should be employed.
Large horizontal windows, picture/feature windows shall be located on elevations not
visible from the public domain.
High solid to void relationship proposed.
Window and door arrangement is generally acceptable. However, the Planning Authority has concerns with window
arrangement on the front elevation. The arrangement is lacking in symmetry. The applicant is requested to simplify the
front elevation to ensure the openings are symmetrically arranged and have a pronounced vertical emphasis.
Materials Materials and finishes should be traditional to the area and in keeping with the character
of the landscape unless the material proposed is matching that of the locality.
The use of combinations of materials, excessive ornamentation and non-traditional
materials should be avoided.
Plastered, render or natural stone finishes are suitable in all rural areas.
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Features Design Guidelines for Rural Housing
Brick, cladded stone and pebble dash are not traditional finishes and should be avoided.
Natural roof slate which is dark blue/black in colour, is preferable.
The proposed materials are acceptable and in accordance with the guidance set out above.
Detailing Chimneys should be centrally located on the ridge with vernacular proportions.
Chimneys at the gable end should be flush with the gable.
Decorative fascias should be avoided.
Porches and conservatories should be of simple design and in proportion to the dwelling.
The details of the proposed dwelling are considered to be acceptable.
Boundary Treatment New frontage boundaries should be reflective of existing roadside boundaries using
compatible hedgerow planting, walls, timber fencing and/or dry stonework.
Existing roadside hedgerows and ditches should be retained as much as possible. The
location of the site entrance should be positioned to achieve the required sight distance
with the removal of a minimum extent of existing hedgerow.
Unsympathetic fencing, walls and planting should be avoided.
All post and rail fencing proposed should be back planted with native hedgerow planting.
Existing mature boundaries.
Landscaping plan submitted.
All existing hedgerows and trees to be retained.
Domestic Garage (Section 15.10.4 and Policy DGP 1)
Proposals for domestic garages, sheds, ancillary outbuildings and car ports shall comply with Section 15.10.4 in
Chapter 15 of the Monaghan County Development Plan 2025-2031.
a) The design, size, scale and form of the building/structure and finishes/materials should normally be
consistent with the design of the main dwelling on site.
• The design, form and materials are consistent with the design of the main dwelling on site. The proposed
garage complies with criterion a).
b) The building/structure is normally detached and sited to the side or rear of the house to minimise visual
impact from the public road or surrounding landscape.
• The garage is detached and located to the rear of the dwelling
c) The building/structure is used for purposes incidental to the enjoyment of the dwelling and not for any
commercial, manufacturing, industrial use or as habitable accommodation.
• A condition can be applied restricting the use of the garage for domestic purposes in the even that
planning permission is granted.
d) Where the total floor area of the building/structure is in excess of 80m2, satisfactory justification shall be
provided for its size.
• The proposed garage is c68sqm in area.
e) Car ports shall only be permitted where they are incorporated into the design of the dwelling, do not
constitute a visual intrusion, and where they are not visible from the public domain.
• Not Applicable.
f) The residential amenity in the vicinity of the proposed development will not be compromised.
• Given the detached nature of the property and the proximity of neighbouring properties there are no
residential amenity concerns arising.
g) Only one domestic garage shall be permitted for any single dwelling unless the need for a second garage is
satisfactorily demonstrated.
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• No existing garage present.
h) Existing surface water drainage is maintained or relocated satisfactorily.
• Compliant
Environment Report
The site is located within the Mountain Water_60 waterbody which has been classified as Poor Status, 2019-2024 with
an objective of Good Status by 2027. The site is located on an area of Extreme vulnerability which is underlain by a
regionally important karstified acquifer.
Demolition of two existing structures on site is proposed, the existing dwelling house and the existing outbuildings.
Planning does not include proposal to import fill material. Removal of approximately 170m of existing hedgerows
along the R185 roadside is proposed for line of sight.
Further information requested
Development Contribution
This will be calculated in accordance with MCC General Development Contributions Scheme 2021-2026, effective 1-1-
2026.
Existing Floor Area: 287sqm
Proposed Floor Area: 260sqm
Conclusion
Further Information:
• Visibility
• Justification for Demolition
• Compliance with Policy RSDP 1
• EHO
• Environment
• Drawings of structures to be demolished
• Third party submission
Recommendation
It is recommended that FURTHER INFORMATION be requested as follows:
1. Section 15.9.4 of the Monaghan County Development Plan 2025–2031 requires that, where deemed necessary by
the Planning Authority, existing access arrangements shall be improved in the interests of road safety.
The applicant has submitted a Site Layout Plan indicating proposed access improvements within lands under the
applicant’s control. However, it appears from the submitted details that the visibility splays in the northerly
direction extend onto third-party lands. In such circumstances, it is necessary to secure the ongoing maintenance
and management (including the cutting back) of any hedgerow or vegetation that may obstruct visibility.
Accordingly, the applicant is requested to submit the following:
a) Where the required sight distances cannot be achieved within the applicant’s ownership, the applicant shall
submit legal agreements with adjoining landowners. These agreements shall provide consent for the
relocation or removal of any obstructions affecting the visibility splays, including hedgerows, and for the
ongoing maintenance of same to ensure the required sight distances are retained. The legal agreement and
accompanying maps shall be signed by the landowner and the applicant and witnessed by a Solicitor, in
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accordance with the exact wording set out in Appendix 13 of the Monaghan County Development Plan 2025–
2031.
b) Alternatively, the applicant may submit a revised Site Layout Plan (scale 1:500) which clearly demonstrates
the extent of the roadside boundary to be removed within the applicant’s control in order to facilitate the
improvement of the existing access arrangement.
2. Policy RRDP 1 and Section 15.9.4 ‘Replacement of Vernacular and Non-Vernacular Buildings and Dwellings’ of the
Monaghan County Development Plan 2025 – 2031 states the replacement of traditional vernacular buildings and
dwellings will only be considered where it has been clearly demonstrated by way of an appropriately detailed
structural/condition survey from a suitably qualified competent technical professional, that the existing building
or dwelling is not reasonably capable of being made structurally sound and adapted to modern standards. The
applicant has failed to demonstrate that the existing dwelling to be replaced is not reasonably capable of being
made structurally sound and adapted for modern living standards. Accordingly, the applicant is requested to
provide a justification to demolish the original dwelling.
3. Policy RSDP 1 of the Monaghan County Development Plan 2025 – 2031 requires applicants for one-off housing in
rural areas to demonstrate compliance with the design guidelines as set out in Table 15.3 ‘Guidelines for Siting
and Designing a Rural House in the Vernacular Style’. In this regard, the Planning Authority has the following design
concerns with the development proposed;
a) The window arrangement lacks symmetry and vertical emphasis. The ground window on the front elevation
is of concern. As per the Design Guidelines, ‘window openings should be symmetrically arranged and have a
pronounced vertical emphasis’.
Having regard to the above, the applicant is requested to provide amended details to demonstrate that the
proposal acceptably complies with Policy RSDP 1.
4. The Planning Authority is not satisfied that the proposed development will meet the requirements of The
Environmental Protection Agency Code of Practice for Domestic Waste Water Treatment Systems (Population
Equivalent <= 10) 2021.
The applicant shall submit:
a) A structural report carried out on the existing system serving the dwelling which is currently a traditional septic
tank.
b) In the event that it is considered unsatisfactory, proposals to be submitted for a new system if required and
also the provision of a new percolation area 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.
5. The proposed development is considered insufficient in terms of the environmental information provided. In this
regard, the applicant is requested to:
a) Submit a completed Water Protection Plan checklist for the development works.
b) Submit a Construction & Environmental Management plan which must take into consideration Construction
and Demolition proposals and By-Products management using “Best Practice Guidelines for the preparation
of resource & waste management plans for construction & demolition projects’- EPA 2021.
c) An asbestos survey for the demolition and specific measures should be outlined in the CEMP in regard to
asbestos removal/disposal by an authorised contractor to an authorised facility.
6. In the interest of clarity and appropriate design, the applicant is requested to submit detailed drawings illustrating
the existing dwelling and outbuildings which are to be demolished as part of this application.
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7. The Planning Authority has received a third-party submission in respect of the proposed development. The
applicant is requested to review the content of same and provide a detailed response to the issues raised.
Note: You and/or your assigned agent are invited to liaise with Monaghan County Council Planning Section prior
to the preparation and submission of this Further Information.
________________
Liam Ward
Assistant Planner
20/05/2026
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Further Information Assessment
AI was requested and a response was submitted on 12/08/2026.
1. Section 15.9.4 of the Monaghan County Development Plan 2025–2031 requires that, where deemed necessary by
the Planning Authority, existing access arrangements shall be improved in the interests of road safety.
The applicant has submitted a Site Layout Plan indicating proposed access improvements within lands under the
applicant’s control. However, it appears from the submitted details that the visibility splays in the northerly
direction extend onto third-party lands. In such circumstances, it is necessary to secure the ongoing maintenance
and management (including the cutting back) of any hedgerow or vegetation that may obstruct visibility.
Accordingly, the applicant is requested to submit the following:
a) Where the required sight distances cannot be achieved within the applicant’s ownership, the applicant shall
submit legal agreements with adjoining landowners. These agreements shall provide consent for the
relocation or removal of any obstructions affecting the visibility splays, including hedgerows, and for the
ongoing maintenance of same to ensure the required sight distances are retained. The legal agreement and
accompanying maps shall be signed by the landowner and the applicant and witnessed by a Solicitor, in
accordance with the exact wording set out in Appendix 13 of the Monaghan County Development Plan 2025–
2031.
b) Alternatively, the applicant may submit a revised Site Layout Plan (scale 1:500) which clearly demonstrates
the extent of the roadside boundary to be removed within the applicant’s control in order to facilitate the
improvement of the existing access arrangement.
• The applicant has submitted a revised site layout plans which demonstrates the extent of the roadside
boundary to be removed within the applicant’s control.
• The visibility splays will be condition as indicated on the submitted drawings
• Planning Authority satisfied in regard to same.
2. Policy RRDP 1 and Section 15.9.4 ‘Replacement of Vernacular and Non-Vernacular Buildings and Dwellings’ of the
Monaghan County Development Plan 2025 – 2031 states the replacement of traditional vernacular buildings and
dwellings will only be considered where it has been clearly demonstrated by way of an appropriately detailed
structural/condition survey from a suitably qualified competent technical professional, that the existing building
or dwelling is not reasonably capable of being made structurally sound and adapted to modern standards. The
applicant has failed to demonstrate that the existing dwelling to be replaced is not reasonably capable of being
made structurally sound and adapted for modern living standards. Accordingly, the applicant is requested to
provide a justification to demolish the original dwelling.
• The applicant has submitted a Condition Report prepared by Raymond Thompson.
• Having regard to the findings of the submitted report, the Planning Authority is satisfied that the existing
dwelling is not reasonably capable of being structurally repaired and upgraded to meet modern living
standards.
• The Planning Authority considers that the proposed replacement dwelling is acceptable in this instance and is
satisfied that sufficient justification has been provided to support the proposal.
3. Policy RSDP 1 of the Monaghan County Development Plan 2025 – 2031 requires applicants for one-off housing in
rural areas to demonstrate compliance with the design guidelines as set out in Table 15.3 ‘Guidelines for Siting
and Designing a Rural House in the Vernacular Style’. In this regard, the Planning Authority has the following design
concerns with the development proposed;
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a) The window arrangement lacks symmetry and vertical emphasis. The ground window on the front elevation
is of concern. As per the Design Guidelines, ‘window openings should be symmetrically arranged and have a
pronounced vertical emphasis’.
• The applicant has reduced the width of the windows on the front elevation and removed the canopy from
the side elevation
• Planning Authority satisfied in regard to same.
4. The Planning Authority is not satisfied that the proposed development will meet the requirements of The
Environmental Protection Agency Code of Practice for Domestic Waste Water Treatment Systems (Population
Equivalent <= 10) 2021.
The applicant shall submit:
a) A structural report carried out on the existing system serving the dwelling which is currently a traditional septic
tank.
b) In the event that it is considered unsatisfactory, proposals to be submitted for a new system if required and
also the provision of a new percolation area 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.
Proposals submitted are acceptable to EHO, conditions attached.
5. The proposed development is considered insufficient in terms of the environmental information provided. In this
regard, the applicant is requested to:
a) Submit a completed Water Protection Plan checklist for the development works.
b) Submit a Construction & Environmental Management plan which must take into consideration Construction
and Demolition proposals and By-Products management using “Best Practice Guidelines for the preparation
of resource & waste management plans for construction & demolition projects’- EPA 2021.
c) An asbestos survey for the demolition and specific measures should be outlined in the CEMP in regard to
asbestos removal/disposal by an authorised contractor to an authorised facility.
Proposals submitted are acceptable to Environment, conditions attached.
6. In the interest of clarity and appropriate design, the applicant is requested to submit detailed drawings illustrating
the existing dwelling and outbuildings which are to be demolished as part of this application.
• The applicant has submitted details to address the above.
• Planning Authority satisfied in regard to same.
7. The Planning Authority has received a third-party submission in respect of the proposed development. The
applicant is requested to review the content of same and provide a detailed response to the issues raised.
• The applicant has provided a response to the third-party submission received.
Conclusion
The Planning Authority is satisfied that the Applicant has adequately addressed the AI request as per AI submission on
12/08/2026.
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The proposed development acceptably complies with all relevant provisions of Monaghan County Development Plan
2025 - 2031 and the proper planning and sustainable development of the area.
A Grant of Permission is recommended subject to Conditions.
Recommendation
That planning permission is GRANTED subject to the following conditions:
1. The existing dwelling and associated outbuildings on the subject site shall be demolished prior to commencement
of development of the proposed development hereby approved.
Reason: In the interest of orderly development.
2.
a) Prior to any other works commencing, visibility splays of 120 metres to the South and 29 metres to the north,
measured to the nearside road edge in each direction, shall be provided from a point in the centre of the
entrance 2.4 metres from the road edge at a height of 1.05 metre to 2.0 metres above ground level to an
object height of 1.05 metres to 2.0 metres above ground level in both directions. The visibility splays shall be
retained and kept clear 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. It is recommended that any new
trees or shrubs are planted back from the visibility splays to allow for future growth and some species will
require additional set back. All existing planting must 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 4.0 metres 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 5
metres and the surface shall be graded back so that its level at 3.0 metres from the edge of the carriageway is
a minimum of 100 mm below road level. Gradient of access road shall be not greater than 1:20 (5.0%) for the
first 5 metres from boundary and 1:10 (10.0%) thereafter.
f) Cattlegrid/ACO Drain/Gullies shall be installed at proposed entrance to the public road 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 to 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 to 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.
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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 01/04/2026 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 commencement of development, the applicant shall submit to the Planning Authority for agreement
in writing;
(i) A Construction and Demolition and By-Products Waste Management Plan for the proposed development
works. The plan shall be prepared using “Best Practice Guidelines for the preparation of resource & waste
management plans for construction and demolition projects” – EPA, 2021
(ii) An Asbestos survey and removal plan for the proposed development works.
b) No development shall commence until the information required under a) above has been agreed in writing
with the Planning Authority.
Reason: In the interest of environmental protection.
5.
a) Construction and demolition waste or excess soil generated during the construction phase which cannot be
reused on site in accordance with Section 3 (1)(c) and Section 39 (1) of the Waste Management Act 1996 as
amended, shall be disposed/recovered at an appropriately permitted facility in accordance with the
requirements of the Waste Management Act 1996 as amended using authorised waste collectors authorised
to collect the type of material for disposal/recovery at authorised treatment facilities.
b) The developer shall ensure that adequate measures and precautions are in place for the construction phase
to ensure there is no discharge of polluting matter/sediment laden waters discharging from the site to any
watercourse. These measures shall take account of the Guidance produced by Inland Fisheries Ireland titled
“Requirements for the Protection of Fisheries Habitat during Construction and Development Works at River
Sites.”
c) If infilling material is required to be imported onsite the applicant shall conform to one of the following;
(i) If utilising EPA Article 27 notification to move soil infill material from one site to another, official
correspondence from the EPA granting approval shall be submitted to the Planning Authority prior to
commencement of development.
or
(ii) If using waste material as infill, a valid permit must be obtained from Monaghan County Council under
the Waste Management (Facility Permit and Registration) Regulations 2007 as amended prior to
acceptance of material.
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or
(iii) If buying topsoil material as a product for final landscaping purposes only, documentation demonstrating
purchase shall be submitted to Planning Authority.
d) Facilities shall be provided for the collection and segregation of recyclable waste. Wastes shall be collected
for recycling/reuse whenever feasible or otherwise disposed of in accordance with the Waste Management
Act 1996 as amended.
Reason: In the interest of environmental protection.
6. The detached 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.
7.
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.
8.
a) Ground levels and finished floor levels shall be as detailed on plans submitted to Planning Authority on
01/04/2026, as amended by additional information on 12/08/2026.
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.
9. The development shall be carried out in accordance with plans and documentation submitted to the Planning
Authority on 01/04/2026, as amended by additional information on 12/08/2026, except as may otherwise be
required in order to comply with the above conditions.
Reason: To ensure a satisfactory standard of development.
________________
Máire Cullinan
A / Senior Executive Planner
03 September 2026