HomeMy WebLinkAbout2660312 - Planners ReportMONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT
File Ref: 26/60312
Applicant: Michael and Patricia Betz
Advertised Development Description: Permission for development consisting of the
construction of a single storey dwelling, detached single storey garage, new entrance gates
and fence, wastewater treatment system with soil polishing filter area and all associated
ancillary site works, all accessed from an existing laneway.
Location: Toome, Castleblayney.
Site Details
▪ Secluded field, which is bounded by mature trees and hedgerow, and accessed via a
private lane off a narrow, lightly trafficked local road.
▪ The site is located in a quiet and relatively isolated rural area.
▪ The southern/lower portion of Lough Muckno is nearby to the north.
Aerial photo of the site and the surrounds
Planning History
None.
Referrals
Environmental Health Officer (EHO): Conditionally satisfied.
DHLGH: (re Lough Muckno): No response.
An Taisce (re Lough Muckno): No response.
Objections/Submissions/Observations
None.
Appropriate Assessment
Under Article 6(3) of the EU Habitats Directive and Regulation 30 of SI no. 94/1997
“European Communities (Natural Habitats) Regulations” (1997) any plan or project which
has the potential to significantly impact on the integrity of a Natura 2000 site (i.e. an SAC or
SPA) must be subject to an Appropriate Assessment. This requirement is also detailed under
Section 177(U) of the Planning and Development Acts (2000-2010).
The site is removed from any Natura 2000 sites and there are no significant pathway
connectors in the vicinity.
Having regard to the context and the development as proposed, and the activities associated
with the development proposal both during and post construction works, it is taken that it is
not necessary for an Appropriate Assessment to be carried out in relation to this
development.
Roadside view up the private lane
Planning Assessment
The following sections, objectives, policies, etc, contained in the County Development Plan
2025-2031 pertain:
▪ Site is not situated within a local needs area (Section 2.13.1).
▪ No ribbon development (Policy RIDP 1) and/or rural character (Section 15.9.1) concerns.
▪ No agricultural buildings within 100m (Section 15.9.5).
▪ The required 50m sight distances are achievable (Section 15.23.2), and the applicants
have a right of way to use the access lane.
▪ The proposed site design/layout accords with Policy RSPD 1 and Table 15.3. Spatially, the
single-storey house form/ridge height can be accommodated. The house would not be
apparent from the wider area due to the separation from the public road, the
surrounding topography, and the screening effect of existing tress and hedgerows.
▪ The house and garage designs comply with Policy RSDP 1, Policy DGP 1 and Table 15.3.
A design statement has been submitted in support.
Other Matters
The site lies within the wider environs of the southern/lower portion of Lough Muckno,
approximately 5km south of Castleblayney. The proposed house would be accommodated
within an enclosed field bounded by mature vegetation and would not result in a significant
visual intrusion into the wider lake landscape. The Planning Authority is therefore satisfied
that the proposal would not threaten the scenic or environmental quality of Lough Muckno
in accordance with Policy PAP 1 of the County Development Plan 2025-2031.
Conclusions
A grant of permission is recommended. A community, recreation and amenity development
contribution is due as per the separately attached calculation sheet.
Recommendation
That Permission is GRANTED subject to the following conditions:
1. (a) The developer shall pay to Monaghan County Council a sum of €1457 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) Mature trees and hedgerow defining the site boundary shall be permanently retained
in this development. They shall also be reinforced with additional planting as per the
submitted landscaping details and protected from damage at all times, particularly during
building operations.
(b) Notwithstanding the submitted landscaping details, any new site boundaries shall be
planted with native hedgerow species so as to ultimately 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
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
details with native tree species at irregular intervals. Species shall include 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 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.
3. (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 lane
entrance 2.4m from the road edge at a height of between 1.05m and 2m above ground level
to an object height of between 1.05m and 2m above ground level in both directions. The
visibility splays shall be retained and kept clear from obstructions thereafter.
(b) Where it is necessary to remove hedges, fences, embankments or other obstructions in
order to achieve the required visibility splays, they shall be reinstated behind the visibility
splays. Any new trees or shrubs shall be planted back from the visibility splays to allow for
future growth and some species will require additional set back. All existing planting shall be
kept trimmed behind visibility splays.
(c) Where the existing roadside hedge/embankment is to be removed, the roadside verge
shall be widened (by grading back or infilling where necessary using appropriate inert
material) to include the entire area within the visibility splays, top soiled, and grassed to the
satisfaction of the Planning Authority.
(d) Measures shall be taken to prevent road surface water from flowing onto the lane
entrance. The discharge from the above drainage shall be piped to an appropriate drainage
pipeline or watercourse.
(e) Provision shall be made for surface water drainage and no surface water shall be allowed
flow onto the lane or public roadway.
(f) Surface water drain(s) shall suitably discharge to the nearest appropriate watercourse or
drainage pipeline. Separate application shall be made to Monaghan County Council if this
requires a road opening licence.
(g) 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.
(h) 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 road/traffic safety.
4. (a) The proposed effluent treatment and disposal system shall be located, constructed and
maintained in accordance with the details submitted and in accordance with the
requirements of the document entitled Environmental Protection Agency Code of Practice -
Domestic Wastewater 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
three years, shall be submitted to, and agreed in writing with the Planning Authority within
two 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.
(e) Proposed well shall be located a minimum of 30m uphill of proposed on-site wastewater
treatment system.
Reason: In the interest of public health and environmental protection.
5. Ground and finished floor levels shall be as per the plans submitted. 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.
6. Garage shall be used solely for purposes incidental to the enjoyment of the dwelling
house and not for any industrial, business or commercial purposes.
Reason: To protect the amenity of the area and to prevent unauthorised development.
7. The development shall be carried out in accordance with the plans and documents
submitted on the 23/07/2026, except as may otherwise be required in order to comply with
the above conditions.
Reason: In the interest of proper planning and sustainable development.
Ben Clerkin
Planner
08/09/2026
2026
Category Dev Type Rate Number
/ Units
Floor Area /
Calculation
Contributions
Due (€)
3. (a)
Comm,
Rec, and
Amenity.
Residential
development
outside
settlements
(including
Tier 5 & 6)
Up to
200sqm
€1270 per
unit
200sqm –
300sqm
€1270 per
unit plus €17
per sqm over
200sqm
> 300sqm
€4160 per
unit plus €22
per sqm over
300sqm
House +
garage
=
211sqm
€1270
+
€187
(11sqm x €17)
=
€1457
Contributions Due (€) €1457
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 (€)
€1457
Checked / Date
AP AO SEP
08/09/2026
SF
09/09/2026