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HomeMy WebLinkAbout2660378 - Other Assessments - Planning & Design Statement Proposed Dwelling House at MULLGHMORE, CASTLESHANE, CO. MONAGHAN. Planning & Design Statement Applicants: Joseph O’Donoghue & Rebecca Fanning 30th August 2026 Planning Department, Monaghan County Council. RECEIVED: 09/09/2026 TABLE OF CONTENTS 1.0 Introduction 2.0 Description of Property Access and Sightlines N2 Clontibret to Border Road Scheme 3.0 Zoning / Development Plan 4.0 Design Strategy Sitting and Location Shape and Form Scale and Proportion Site selection and Orientation Window Design Materials Landscaping Site suitability Assessment 5.0 Motivation for this Development/Concept/Design Objective 6.0 Design Methodology 7.0 Design Response 8.0 Renewable Energy RECEIVED: 09/09/2026 1.0 Introduction This report has been prepared in support of an application for planning permission on behalf of Joseph O’Donoghue & Rebecca Fanning for a development on lands located within the townland of Mullaghmore, Castleshane, Co. Monaghan. This report has been compiled by Jarlath Johnston, Building Surveyor, using guidance provided in the Monaghan County Development Plan 2022 – 2028, and the supplementary document prepared for Monaghan County Council, Rural Design Guide for Single One-off Houses within Monaghan Rural Countryside, This proposal relates to the applicant’s primary residence, and it is their intention to construct a new dwelling house as their primary residence. RECEIVED: 09/09/2026 2.0 Description of Property The general character of the landscape in this area is “Drumlin Farmlands” and is typical of the following characteristics. • Rising ground with small to medium sized drumlins, • Mid to long ranging views, • A patchwork of predominantly small sized fields typically defined by native hedgerows and used for pasture, • Extensive network of tertiary roads, • Isolated farm and residential properties. • Dispersed small to medium sized loughs, The application site is located at Mullaghmore, Castleshane, Co. Monaghan, within a rural agricultural landscape characterised by dispersed one-off dwellings, farmsteads and an established network of local roads. The site forms part of a wider area of productive farmland and is situated within a landscape that exhibits the typical characteristics of the Monaghan drumlin countryside. Access and Sightlines The subject site is directly accessed off the local road L-1402. The proposed dwelling will be accessed via a new vehicular entrance from the adjoining public road. The proposed access arrangement has been designed having regard to the requirements of the Monaghan County Development Plan and road safety considerations. Adequate visibility can be achieved in both directions from the proposed site entrance. In accordance with Section 15.23 of the Monaghan County Development Plan, sight distances of 70 metres x 2.4 metres are available at the proposed entrance location, thereby ensuring safe ingress and egress for vehicles accessing the site. Importantly, all sightline improvement works necessary to achieve the required visibility standards are located wholly within the applicant's landholding and the application site boundary. No works are required on adjoining third-party lands, and no reliance is placed on lands outside the applicant's control to attain the prescribed sight distances. The proposed access arrangement will therefore provide a safe means of vehicular access to the development and is considered to comply with the requirements of the Monaghan County Development Plan and the principles of road safety and proper planning. RECEIVED: 09/09/2026 N2 Clontibret to Border Road Scheme The application site is located within the identified study area associated with the proposed N2 Clontibret to Border Road Scheme. The proposed development has been considered in the context of the emerging road infrastructure project and has been designed to ensure that it will not adversely affect the delivery of the scheme. The proposed access and associated sightline improvement works have been designed having regard to the existing site features, including the N2 road scheme drainage attenuation pond outfall and the existing roadside ditch located in proximity to the proposed entrance. It is demonstrated by the accompanying site layout drawings and sightline details that the required visibility splays can be achieved without adversely affecting the existing drainage infrastructure, attenuation pond outfall or associated drainage ditch. All necessary works are contained within the application site boundary and under the control of the applicant. Accordingly, it is considered that the proposed development will not interfere with, obstruct or compromise existing drainage arrangements associated with the proposed N2 Clontibret to Border Road Scheme. Future Noise and Screening Mitigation The applicant acknowledges that the site is located within the wider study area of the proposed N2 Clontibret to Border Road Scheme and accepts that future noise attenuation, landscaping or screening measures may be required should planning permission be granted. It is recognised that the road scheme will not make specific provision to mitigate the impact of the future upgraded road on newly permitted developments within the study area. In this regard, the applicant accepts responsibility for the implementation of any noise attenuation, boundary treatment, landscaping or screening measures that may be considered necessary or desirable by the Planning Authority as part of any grant of planning permission. Having regard to the separation distance from the proposed road corridor, the existing topography of the site and the opportunity to incorporate appropriate landscape screening measures as part of the overall site design, it is considered that any potential impacts arising from the future road scheme can be satisfactorily addressed. Consequently, the proposal is considered compatible with the future delivery of the N2 Clontibret to Border Road Scheme and does not give rise to any significant planning or infrastructural concerns. RECEIVED: 09/09/2026 3.0 Zoning / Development Plan The proposed dwelling is located at Mullaghmore, Castleshane, Co. Monaghan, within an area designated as Category 1: Rural Areas Under Strong Urban Influence under the Monaghan County Development Plan. Within these areas, applications for single rural dwellings must demonstrate compliance with the relevant Rural Settlement Policy criteria and be accompanied by a completed Rural Housing Application Form. The policy seeks to accommodate members of the established rural community who have a genuine rural- generated housing need whilst directing urban-generated housing towards designated settlements. The applicant (Rebecca Fanning) has strong and longstanding social, family and community connections to the Castleshane area and seeks permission to construct a permanent family home within their local community. The proposed development will enable the applicant to continue living close to family members, community facilities, local services and established support networks. The applicant's circumstances are considered consistent with the requirements of Policy RSP 7 and the objectives of the County Development Plan relating to rural-generated housing need. The applicant’s proposal relates to their primary residence, and it is their intention to construct a new dwelling house as their primary residence. The proposed on-site sewage treatment system shall be appropriately located to the rear of the subject site and shall comprise of a mechanical wastewater treatment system, together with a purpose-built percolation ground filter system to treat on-site waste to the highest possible standard. The applicant confirms that there has never been any speculative sale of sites from the original landholding from which this site is taken. It is proposed that the applicant has a bone fide rural generated housing need, as they are an intrinsic part of the local rural community. • The applicant (Rebecca Fanning) grew up in the local area, which is directly adjoining the application site. • Her parents and siblings also live in the area. • The applicant’s father owns approximately 6.40 hectares of farmland in the vicinity of the application site. • Living in close proximity to the family home will mean the applicants can provide help and support for Rebecca’s parents. • The applicant has a bona fide rural-generated housing need and is intrinsically linked to the local rural community through longstanding family and community connections. The proposed development seeks to provide permanent residential accommodation within the applicant's native area, allowing her to reside in close proximity to family and established support networks. The proposal will facilitate the continuation of these local connections and reflects a genuine housing need arising from the applicant's enduring association with the rural area. • The applicant (Rebecca Fanning) is an employee of Uisce Eireann, and works in Monaghan Town. The applicant (Joseph O’Donoghue) is an employee of an electrical services company and will be working primarily from home. The proposed development represents a genuine rural-generated housing need arising from the applicant's longstanding association with the area and is therefore consistent with the objectives of the Monaghan RECEIVED: 09/09/2026 County Development Plan for Category 1 Rural Areas Under Strong Urban Influence. The proposal does not constitute urban-generated housing development and accords with the policy objective of facilitating housing for members of the local rural community. The applicant is willing to consent to an occupancy condition on the basis that the planning authority are of the view that the proposal will cater for the housing requirements of members of the local rural community who have a rural generated housing need, RECEIVED: 09/09/2026 4.0 Design Strategy Siting and Location • The proposed dwelling has been carefully sited and designed to integrate with the rural landscape and established pattern of development in the area. The development will utilise a site within the applicant's landholding and will contribute to the continued sustainability of the local rural community while respecting the character and visual amenities of the surrounding countryside. • The proposed dwelling has been carefully sited on a naturally occurring plateau within the subject lands, thereby taking full advantage of the existing topography and landscape characteristics of the site. Ground levels across the site are generally flat at the roadside boundary, with a gentle and gradual rise in level from the public road to the location of the proposed dwelling. • The selected dwelling house position allows the development to sit comfortably within the natural landform, minimising the need for significant excavation, filling or other extensive groundworks. By locating the dwelling on this elevated plateau, the proposal achieves a logical and sympathetic relationship with the surrounding landscape while maintaining the rural character of the area. • The simplistic design of the proposed dwelling is inspired by County Monaghan’s traditional domestic rural architecture whilst reflecting a contemporary design fit for modern living requirements. • Orientation of the building is in north to south direction and the living spaces will benefit from direct solar gain throughout the day. • Established boundaries on the site, will remain and proposed new additional planting of mixed hedgerows planting to new boundaries will include native Irish hedgerow species such as whitethorn, holly, guilder rose, hazel, spindle, guilder rose and blackthorn. Map 01 Satelite image in recent past showing the application site. Proposed site location, within an existing natural plateau. RECEIVED: 09/09/2026 Services: Water Supply: Proposed new connection to Glaslough / Tyholland GWS. Effluent Disposal: Proposed mechanical wastewater treatment unit & purpose-built percolation area. Surface Water: Connection to adjoining watercourse. Shape and Form The proposed dwelling has been designed with a simple and traditional 'T'-shaped plan form, reflecting the character and proportions of rural dwellings traditionally found throughout the County Monaghan countryside. The dwelling comprises a combination of single-storey and two-storey elements, which serve to break down the overall massing of the building and create a more balanced and visually appropriate form within the landscape. The design incorporates traditional pitched roofs with gable ends and a roof pitch of approximately 35 degrees, resulting in a simple and well-proportioned building form. The varied building heights further reduce the visual impact of the dwelling and contribute to its integration within the rural setting. The proposed windows have a strong vertical emphasis, reflecting traditional architectural proportions and enhancing the overall character of the dwelling. The external appearance has been carefully designed to achieve a traditional rural aesthetic while providing a modern, functional and energy-efficient family home. The overall design approach seeks to create a dwelling that is sympathetic to its surroundings, appropriately scaled to the site, and consistent with the principles of good rural design. Scale and Proportion Careful consideration has been given to the scale, proportion and overall massing of the proposed dwelling to ensure that it integrates appropriately within its rural setting and minimises any potential visual impact on the surrounding landscape. The dwelling has been designed as a combination of single-storey and two- storey elements, which helps to break down the overall building mass and create a form that is both balanced and visually sympathetic to its location. The proposed dwelling has an overall ridge height of approximately 8 metres, which is considered appropriate to the scale of the site and consistent with the character of traditional rural buildings within the area. The arrangement of the building elements, together with the simple roof forms and traditional proportions, ensures that the dwelling does not appear overly dominant within the landscape. It is considered that the size, scale and massing of the proposed development reflect the traditional form and proportions of buildings found throughout the local countryside. The design achieves an appropriate balance between providing modern family accommodation and maintaining a scale that is respectful of the established rural character of the area. Site Orientation The orientation has also been chosen in order to reflect the existing setting within an established enclosure, and to exploit the sun which will help provide comfortable and sustainable living conditions. Window Design Windows have been designed with a vertical emphasis and are simple rectangular forms. RECEIVED: 09/09/2026 Materials The new buildings will have simple high-quality materials in order to integrate with the surrounding landscape. The external walls will have a combination of natural stone or selected brown brick, and sand / cement-based render finishes. Landscaping The well-established mature landscaping to all sides of the subject site will soften the visual impact of the building. It is not proposed to alter or remove any of the existing landscaping or boundary hedgerows. See attached landscape proposal in Appendix 1. Site suitability Assessment A soil characterisation and site suitability assessment has been carried out on the subject site and we include a copy of the site-specific assessment with this application. 5.0 Motivation for this Development/Concept/Design Objective The objectives of the development are as follows. • The applicant intends to develop a new family residence, and it is their intention to construct a new dwelling house as their primary residence. • This development will add to the amenity of the rural environment. • To provide a building with good heat retention qualities and economic to run. • To provide a building which uses quality materials and finishes, creating a lasting quality finish. • To ensure the new development is sympathetically integrated into Monaghan’s countryside, and that it has no greater visual impact than the existing dwelling. 6.0 Design Methodology The process whereby this design was realised was as follows. • A detailed survey of the existing site was carried out. • The development plan standards for the area were studied in detail including the Rural Design Guide/Monaghan. • Consideration of a number of possible sites within the family landholding were considered. 7.0 Design Response Following detailed study and analysis a clearly identifiable concept/design response was arrived at. • Orientation of the building is in generally in a north to south direction with the sitting & kitchen area benefiting from direct solar gain to the south and south-west. • The proposed dwelling will have a relatively modest ridge level height which will have minimal impact on the landscape it lies in. The development follows the contours of the site resulting in minimal excavation needed. • Careful consideration was taken to appropriately site the proposed dwelling, in order for it to naturally integrate into the surrounding landscape, while at the same time maximise the sites view, RECEIVED: 09/09/2026 shelter and sunshine benefits. Good use of the existing natural features and topography of the site will help integrate the new building into the countryside. • The simplistic design of the proposed dwelling is inspired by County Monaghan’s traditional domestic rural architecture whilst reflecting a contemporary design fit for modern living requirements. • Highly insulated and air tight building fabric to maximise heat retention. • New building to be simple pitched roof form. No large areas of glass facing road. • Materials limited to palate of tradition rural materials. Slates roof/rendered /white windows. • Car parking area set back from road to ensure that setting of building when viewed from road is not cluttered by cars. 8.0 Renewable Energy Orientation of the new building is in north-east to south-west direction with the living space & kitchen area to the side benefiting from direct solar gain. The instigation of an air tightness strategy will be promoted throughout the design and construction process. Ventilation will be by means of a suitable mechanical ventilation system with heat recovery. Whilst not seeking ‘Passive House’ certification, a fabric first approach will be promoted throughout the design and construction process. The new building will seek to achieve an ‘A’ rating against the BER standards using the Passive House Design Guidelines from SEAI. Signed: Dated: 30th August 2026 _______________________________________ Jarlath Johnston. B.Sc. Building Surveyor J.M. Johnston Project Management & Building Design Consultants RECEIVED: 09/09/2026