HomeMy WebLinkAbout2666 - Planners ReportMONAGHAN COUNTY COUNCIL
PLANNING AND DEVELOPMENT
File Ref: 26/66
Applicant: Brendan Keenan
Advertised Development Description: Permission to construct a bungalow type dwelling
house, a domestic wastewater treatment system, a new site entrance with all associated site
development works.
Location: Annahaia, Donaghmoyne.
Site Details
▪ Roadside field that is bounded by a combination of hedgerows, mature trees and post-
and-rail fencing.
▪ Field slopes away from the adjoining local road.
▪ No adjacent development.
▪ The surrounding area is predominantly rural in character, comprising agricultural lands
and dispersed one-off dwellings.
Roadside view-in
Relevant Planning History
An application for the same development was submitted and granted in 2021 under
planning file number 21/179. Permission expired in July of this year.
Referrals
Environmental Health Officer (EHO): Conditionally satisfied.
Objections/Submissions/Observations
None.
Appropriate Assessment
Under Article 6(3) of the EU Habitats Directive and Regulation 30 of SI no. 94/1997
“European Communities (Natural Habitats) Regulations” (1997) any plan or project which
has the potential to significantly impact on the integrity of a Natura 2000 site (i.e. an SAC or
SPA) must be subject to an Appropriate Assessment. This requirement is also detailed under
Section 177(U) of the Planning and Development Acts (2000-2010).
The site is removed from any Natura 2000 sites and there are no significant pathway
connectors in the vicinity.
Having regard to the context and the development as proposed, and the activities associated
with the development proposal both during and post construction works, it is taken that it is
not necessary for an Appropriate Assessment to be carried out in relation to this
development.
Planning Assessment
The following sections, objectives, policies, etc, contained in the County Development Plan
2025-2031 pertain:
▪ Site is situated within the Carrickmacross Castleblayney local needs area (Section
2.13.1). Satisfactory local need details have been submitted. The applicant’s home house
is nearby, and the land has been family owned for years.
▪ 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 70m sight distances are achievable (Section 15.23.2).
▪ The proposed site design/layout accords with Policy RSPD 1 and Table 15.3.
Spatially, the single-storey house form can be accommodated. Notably, the site is laid
out the same as 21/179.
▪ Landscaping details have been submitted in support (Section 15.22.4 and Policy LCP 1).
▪ The proposed house design acceptably complies with Policy RSDP 1 and Table 15.3.
Notably, the design is the same as 21/179.
Conclusions
▪ A grant of permission is recommended, with a local needs occupancy condition.
▪ 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 proposed dwelling when completed shall be occupied as the place of residence of
the applicant, members of the applicant’s immediate family or their heirs and shall remain
so occupied for a minimum period of seven years thereafter, unless consent is granted by
the Planning Authority for its occupation by other persons who belong to the same category
of housing need as the applicant.
(b) Before development commences, the applicant shall enter into an agreement with the
Planning Authority, pursuant to Section 47 of the Planning and Development Act 2000,
providing for the terms of the occupancy requirement.
(c) Within two months of the occupation of the proposed dwelling, the applicant shall
submit to the Planning Authority, a written statement of confirmation of the first occupation
of the dwelling in accordance with paragraph (a) and the date of such occupation.
(d) This condition shall not affect the sale of the dwelling by a mortgagee in possession or by
any person deriving title from a sale.
Reason: To ensure that development in this rural area is appropriately restricted in the
interest of the proper planning and sustainable development of the area.
2. (a) The developer shall pay to Monaghan County Council a sum of €1270 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.
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
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) The new entrance shall form a bellmouth of 4m radius with edge of new boundary.
Recessed entrance shall be of sufficient dimensions to contain a stationary vehicle off the
public road. Entrance gates shall open inwards only.
(e) Entrance/access road shall be surfaced with concrete or bitmac from edge of public road
for a minimum of 5m and the surface shall be graded back so that its level at 3m from the
edge of the carriageway is a minimum of 100mm below road level. Gradient of access road
shall be not greater than 1:20 (5%) for the first 5m from boundary and 1:10 (10%) thereafter.
(f) French drain consisting of 300mm diameter concrete pipes backfilled to ground level with
suitable granular filter material shall be placed along full site frontage. Drain shall discharge
to the nearest appropriate watercourse or drainage pipeline. Suitable gullies shall be placed
at start, end and intersection of other drains and at not greater than 40m intervals. Separate
application shall be made to Monaghan County Council if this requires a road opening
licence.
(g) Cattlegrid/ACO Drain/gullies shall be installed at proposed entrance and constructed in
such a manner as to prevent water from the entrance flowing onto the public road. Similarly,
measures shall be taken to prevent road surface water from flowing onto the entrance. The
discharge from the above drainage shall be piped to an appropriate drainage pipeline or
watercourse.
(h) Provision shall be made within the site for surface water drainage and no surface water
shall be allowed flow onto the public roadway. The discharge of surface water from the
public road onto the site through road surface drainage and road subsoil drainage shall
remain unimpeded.
(i) No development exempt or otherwise shall be erected over the public sewer, drain or
water-main, unless otherwise agreed in writing with the Planning Authority.
(j) Before any work is commenced on this development a security, by way of a cash deposit,
in the sum of €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) Only that applicable portion of the roadside hedgerow, which must be lowered or
uprooted to provide adequate sight distances, shall be removed.
(b) Remaining 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.
(c) Notwithstanding the submitted landscaping details, any new site and roadside
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.
(d) 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.
(e) 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.
(f) Any boundary fencing shall be of stained wood.
Reason: In the interest of visual amenity.
5. (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.
6. Ground and finished floor levels shall be as per the plans submitted. 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.
7. The attic space area as indicated on the submitted plans shall be used for storage only and
shall not be used as additional habitable rooms.
Reason: To secure a satisfactory/appropriate design standard.
8. The development shall be carried out in accordance with the plans and documents
submitted on the 21/07/2026, 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
174sqm
=
€1270
Contributions Due (€) €1270
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 (€)
€1270
Checked / Date
AP AO SEP
08/09/2026
SF
08/09/2026