Loading...
HomeMy WebLinkAbout2642 - Planners Report1 MONAGHAN COUNTY COUNCIL PLANNING AND DEVELOPMENT REPORT File Ref: 26/42 (Grant Permission) Applicant: Peter Hughes Development: permission to construct a 2 storey dwelling house, detached garage, new access off the main road, new waste water treatment system and all ancillary site works Location: Cornacarrow Co. Monaghan 1.0 Date of Site Inspection 12/06/2026 1.1 Site Notice & Photos In Order 2 2.0 Site Characteristics/Area • Greenfield subject site with stated area of 1.001Ha. • Relatively flat ground levels within the application site • Application site has mature boundaries. • Access proposed onto the Local Primary Road. 3.0 Site Planning History None 4.0 Consultee/Referral Response EHO: Report dated: 10/06/2026 No Objection, Conditions MD: Report dated: 07/07/2026 Further Information Required No other Referrals on Planning Application Control Form 5.0 Objections/Representations Received No objections or representations received. 6.0 Pre-planning Meetings Yes, Ben Clerkin Two telephone conversations 7.0 Planning Assessment 7.1 Proposed Development This is an application for Permission • Construct a 2 storey dwelling house, • detached garage, • new access off the main road, • new waste water treatment system • and all ancillary site works 3 Proposed Site Layout Proposed Elevations 4 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 15.9.1 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 15.10.4 Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports • 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 Principal of Development • Site is in Category 2 Area so applicant does not have to demonstrate Rural Housing Need • Local Primary Road- sight triangle of 70m x 2.4m x 1.05m required as per Section 15.23. • No OPW flood concerns on application site • Not within 100m of third party agricultural buildings • Not Ribbon development 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 not is located within 15km of Natura 2000 Sites in County Monaghan, namely Sliabh Beagh SPA and Kilroosky Lough Cluster SAC. 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. Policy RCP 1 Rural Character Policy and Section 15.9.1 ‘Rural Character’ 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 dwellings in the rural area will be considered from critical views along public roads, laneways, public rights of way and other areas of the public domain”. • The proposed dwelling is to be set back from the roadside by c31m. • The site as existing benefits from mature boundaries, with additional planting proposed. 5 • The proposed garage is sited in front of the dwelling and the dwelling is orientated so as the side elevation faces onto the garage and towards the road. • The critical views of the site is considered to be when travelling along the public road in both directions. • From this view, the two-storey front and rear elevations of the dwelling would dominant the view and add visual bulk. • The general character of the area is dwellings which face directly onto the road and therefore it is considered the dwelling should be reorientated to front onto the road. • Further information required. Policy RSDP 1 Rural Housing Siting and Design Policy and Section 15.9.2 ‘Site Selection and Design Guidelines’ Table 15.3 of MCDP 2025-2031 sets out the rural house design policy. This requires specific focus on the design, siting, scale and form of the proposed dwelling. The use of simple shapes, forms and materials 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 Table 15.3 Features Guidelines for Siting and Designing a Rural House in the Vernacular Style 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 greenfield site, located on the Local Primary Road Site is bounded by existing mature boundaries, with additional planting proposed. The proposed dwelling is to be set back from the road by c31m. The proposed dwelling would not break ridgeline. Dwelling FFL 162.5 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. 6 Features Guidelines for Siting and Designing a Rural House in the Vernacular Style The proposed garage is sited in front of the dwelling and the dwelling is orientated so as the side elevation faces onto the garage and towards the road. The critical views of the site is considered to be when travelling along the public road in both directions. From this view, the two-storey front and rear elevations of the dwelling would dominant the view and add visual bulk. The general character of the area is dwellings which face directly onto the road and therefore it is considered the dwelling should be reorientated to front onto the road. 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 Landscaping plan submitted. Existing boundary hedgerows and trees are to remain, with additional planting and boundaries proposed. 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. Two-storey dwelling proposed with single storey side projection. External gable depth is proposed at c9.25m which is minimally over the required 9m depth but considered acceptable in this case due to the existing and proposed trees and vegetation, softening the impact of the dwelling. Frontage is proposed at c13.7m with the additional side projection of c4.6m. Roof pitch is acceptable. 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. Windows of vertical emphasis. First floor landing window is not of vertical emphasis. Further information required. 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. 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. Natural stone / render finish and blue/black roof slates or tiles proposed. 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. No chimneys propsoed. 7 Features Guidelines for Siting and Designing a Rural House in the Vernacular Style Eaves flush with external walls Porch area is of simple form. 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. Policy DGP 1 and Section 15.10.4 ‘Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports’ Section 15.10.4 of the Development Plan stipulates that domestic garages or ancillary outbuildings ‘should be visually subservient in terms of size, scale and bulk to the main dwelling served and will only be permitted for uses which are ancillary to the main dwelling’. All garage proposals are assessed against criterion (a) to (h) of Policy DGP 1 as set out below. Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports Policy DGP 1 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 proposed garage is demarcated on the proposed site layout plan. • Floor plans and elevational drawings have been provided. 8 • The garage is considered to be consistent with that of the main dwelling. 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. • Proposed garage is to be sited to the front of proposed dwelling. • Further information required. 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. • Structure is to be used for purposes incidental to the enjoyment of the dwelling 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 detached domestic garage is to be c61sqm 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. • Car port is not proposed f) The residential amenity in the vicinity of the proposed development will not be compromised. • No residential amenity concerns g) Only one domestic garage shall be permitted for any single dwelling unless the need for a second garage is satisfactorily demonstrated. • One domestic garage proposed. h) Existing surface water drainage is maintained or relocated satisfactorily. • Appropriate drainage being provided as part of the development. Policy RRP 1 Rural Accesses Policy and Section 15.22.3 ‘All Rural Accesses’ and Section 15.23 ‘Road Access Standards’ Policy RRP 1 requires accesses to new developments in the countryside to be positioned to minimise loss of hedgerows and trees, follow alongside existing boundaries/ hedgerows where possible, follow the natural contours of the site and avoid sweeping driveways, and to use existing lanes where practical. Section 15.23 and Table 15.4 of MCDP 2025- 2031 requires all new accesses to be designed well in the interest of safety and convenience of all road users. • The applicant is proposing to exit onto the Local Primary Road. • The submitted site layout plan does not show the full extent of the visibility splays. • MD Report dated: 07/07/2026 requires further information. • Further information required. Policy WWTP 1 On-Site Wastewater Treatment Policy and Section 15.22.5 ‘On-Site Wastewater Treatment Systems’ The proposal includes the installation of a new sewerage wastewater treatment system as annotated on the proposed site layout plan. The applicant also submitted a “Soil Characterisation and Site Suitability Assessment Report” prepared by Mr Nevin Traynor of Traynor Environmental Ltd, dated 26/05/2026. • EHO Report dated 10/06/2026 states no objection subject to conditions. • Planning authority satisfied in this regard. Conclusion Additional Information: • Visibility Splays 9 • Orientation of Dwelling • Dwelling Design • Garage Position Recommendation It is recommended that FURTHER INFORMATION be requested as follows: 1. The Planning Authority notes that the applicant seeks to create a new access onto the Local Primary Road to serve the proposed development. The site layout plan does not show the full extent of the required visibility splays. In this regard, the applicant is requested to submit: a) A revised site layout plan (1:500 scale) indicating how a clear and unobstructed visibility splay of 70m can be achieved at the proposed entry/exit point onto the Local Primary Road. The required visibility splays should 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 0.26 metres to 2.0 metres above ground level in both directions. Sight distances to be measures to the nearest road edge in both directions. The submitted revised site layout plan should demonstrate all necessary site work, including the extent of the front boundary hedge and trees which would be required to be removed/trimmed, re- grading of side banks etc to achieve the required sight distances. b) Where the sight distances are not achievable within the applicant’s ownership, the applicant should submit legal agreements with adjoining landowners giving their consent for all necessary works to facilitate the required 70m sight distances, including removal/trimming of hedgerow/hedges, re-grading of side banks etc. 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. 2. Section 15.9.1 ‘Rural Character’ and Policy RCP 1 of Monaghan County Development Plan 2025-2031 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 dwellings in the rural area will be considered from critical views along public roads, laneways, public rights of way and other areas of the public domain”. The Planning Authority has concerns with regard to the orientation of the dwelling in that the side elevation faces onto the garage and towards the road. The critical view of the site is considered to be when travelling along the public road in both directions and from this view, the two-storey front and rear elevations of the dwelling would dominant the view and add visual bulk. In this regard, the applicant is requested to re-orientate the proposed dwelling so as it would face directly onto the Local Primary Road. 3. Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of 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”. The Planning Authority has concerns that the large central first-floor window results in an unbalanced front elevation and reads oversized and out of proportion with the other openings. In this regard the applicant is requested to submit revised drawings omitting/reducing this opening and providing a more balanced fenestration, in accordance with the Development Plan. 4. Policy DGP 1 of the Monaghan County Development Plan 2025-2031 advises that “the building/structure is normally detached and sited to the side or rear of the house to minimise visual impact from the 10 public road or surrounding landscape”. In this regard the Planning Authority has concerns that the proposed garage is sited at the front of the dwelling. In this regard, the applicant is requested to submit revised details to ensure that the proposal fully complies with Section 15.10.4 of the Monaghan County Development Plan 2025-2031. _________________ Catherine Toner Assistant Planner Date: 09/07/2026 11 Further Information Assessment FI was requested and a response was submitted on 18/08/2026. The FI request was as follows: 1. The Planning Authority notes that the applicant seeks to create a new access onto the Local Primary Road to serve the proposed development. The site layout plan does not show the full extent of the required visibility splays. In this regard, the applicant is requested to submit: a) A revised site layout plan (1:500 scale) indicating how a clear and unobstructed visibility splay of 70m can be achieved at the proposed entry/exit point onto the Local Primary Road. The required visibility splays should 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 0.26 metres to 2.0 metres above ground level in both directions. Sight distances to be measures to the nearest road edge in both directions. The submitted revised site layout plan should demonstrate all necessary site work, including the extent of the front boundary hedge and trees which would be required to be removed/trimmed, re- grading of side banks etc to achieve the required sight distances. b) Where the sight distances are not achievable within the applicant’s ownership, the applicant should submit legal agreements with adjoining landowners giving their consent for all necessary works to facilitate the required 70m sight distances, including removal/trimming of hedgerow/hedges, re-grading of side banks etc. 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. • The applicant has submitted a revised site layout plan, however it would appear that the visibility splays have been omitted in error. • MD Report dated: 28/08/2026 has recommended refusal for this reason. • Having regard to the further information request, the agent had been in communications with the Planning Authority, and at the time, has submitted a draft site layout plan, as shown below. • The draft site layout plan which had been preliminarily provided did include the full extent of the visibility splays, and demonstrated that the required 70m could be achieved in both directions, without crossing over third-party land. • Appendix 13 Legal Agreements would not be required in this case. • Taking account of the draft site layout plan, it is reasonable to assume that the applicant will be able to provide the visibility splays within the land under their ownership. • It is considered reasonable and appropriate to request a revised site layout plan showing the full extent of the visibility splays, to be submitted prior to the commencement of development. • A condition will be added to this effect. • Planning Authority satisfied in this regard. 12 2. Section 15.9.1 ‘Rural Character’ and Policy RCP 1 of Monaghan County Development Plan 2025-2031 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 dwellings in the rural area will be considered from critical views along public roads, laneways, public rights of way and other areas of the public domain”. The Planning Authority has concerns with regard to the orientation of the dwelling in that the side elevation faces onto the garage and towards the road. The critical view of the site is considered to be when travelling along the public road in both directions and from this view, the two-storey front and rear elevations of the dwelling would dominant the view and add visual bulk. In this regard, the applicant is requested to re-orientate the proposed dwelling so as it would face directly onto the Local Primary Road. • The applicant has reorientated the dwelling to face directly onto the public road. • Planning Authority satisfied in this regard. 3. Policy RSDP 1 and Section 15.9.2 ‘Site Selection and Design Guidelines’ of 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”. The Planning Authority has concerns that the large central first-floor window results in an unbalanced front elevation and reads oversized and out of proportion with the other openings. In this regard the applicant is requested to submit revised drawings omitting/reducing this opening and providing a more balanced fenestration, in accordance with the Development Plan. • The applicant has submitted revised plans and elevations with the proposed first floor central window simplified. • Planning Authority satisfied in this regard. 4. Policy DGP 1 of the Monaghan County Development Plan 2025-2031 advises that “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”. In this regard the Planning Authority has concerns that the proposed garage is sited at the front of the dwelling. In this regard, the applicant is requested to submit revised details to ensure that the proposal fully complies with Section 15.10.4 of the Monaghan County Development Plan 2025-2031. • The applicant has submitted a revised site layout with the garage sited to the side of the proposed dwelling. • Planning Authority satisfied in this regard. 13 Development Contribution A Community, Recreation and Amenity Facilities Development Contribution is calculated as per separately attached sheet. New floor area (house): c249sqm New foor area (garage): c61sqm Conclusion The proposed development 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 Main Reasons and Considerations Having regard to • the nature and scale of the proposed development • the established pattern of development in the area • the provisions of the current Monaghan County Development Plan it is considered that the proposed development, • would not seriously injure the amenities of the area • would not injure public safety by reason of traffic hazard • would not injure the amenity of property in the vicinity • would not endanger public health and subject to compliance with the conditions set out below it is considered that the proposed development accords with both the Monaghan County Development Plan 2025-2031 and the proper planning and sustainable development of the area. Recommendation It is recommended that Permission be GRANTED subject to the following conditions: 1. a) The developer shall pay to Monaghan County Council a sum of €4,380.00 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 the commencement of development, the applicant shall submit to the Planning Authority, for approval in writing, a revised site layout plan demonstrating the full extent of the required visibility splays of 70m on the Local Primary Road. b) Development shall be carried out in accordance with these details or as otherwise agreed in writing with the Planning Authority. 14 Reason: In the interests of orderly development. 3. a) Prior to any other works commencing, visibility splays of 70m, measured to the nearside road edge in each direction, shall be provided from a point in the centre of the entrance of the lane, 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 5m 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. 4. 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 26/05/2026 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. 15 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. e) Proposed well to be located a minimum of 30m upgradient of proposed DWWTS. Reason: In the interest of public health and environmental protection. 5. 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. 6. 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. 7. A maximum of two external wall finishes shall be utilised. 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 26/05/2026, as amended by additional information on 15/08/2026. 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 26/05/2026, as amended by additional information on 18/08/2026, except as may otherwise be required in order to comply with the above conditions. Reason: To ensure a satisfactory standard of development. 16 _________________ Catherine Toner Assistant Planner Date 03/09/2026 17 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 New floor area (house): C249sqm New floor area (garage): C61sqm =310sqm 310sqm €4,160 + €22 x 10sqm = €4,380 €4,380.00 Contributions Due (€) €4,380.00 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 (€) €4,380.00 Checked / Date AP / EP AO SEP 03/09/2026 SF 07/09/2026