HomeMy WebLinkAbout2660340 - F.I. Request Letter
29/09/2026
Charles & Clare Graham
C/O Paul McGuigan
6 Plantation Terrace
Monaghan
Co.Monaghan
H18RP49
Re: Planning and Development Act 2000 (as amended).
Planning and Development Regulations 2001 (as amended).
26/60340 - planning permission to construct a new two-story dwelling over semi basement together
with attached domestic garage, new entrance with gates and piers, new wastewater treatment
system & percolation area together with all associated site works at Mullanafinnog Emyvale Co.
Monaghan.
_______________________________________________________
Dear Sir/Madam,
With reference to the above application, I am to inform you that the information submitted is not
adequate to enable a decision to be made.
In accordance with the provisions of Article 33 of the Planning and Development Regulations 2001
(as amended) you are hereby requested to submit further information as set out on the attached
page.
Article 33(3) states that “where a requirement under sub-article (1) or sub-article (2) (Clarification)
is not complied with within the period of 6 months from the date of the requirement for further
information, or such additional period, not exceeding 3 months, as may be agreed by the Planning
Authority, the planning application shall be declared to be withdrawn”.
It should be noted that you will be required to give notice in an approved newspaper under article
35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the Planning and Development
Regulations 2001 (as amended) if the further information received is considered to contain
significant additional data.
Please Note: 4 copies of Additional Information to be submitted. In the case of Significantly
Different Information, 6 copies of additional information to be submitted.
Yours faithfully,
__________________________
ADMINISTRATIVE OFFICER
pp
26/60340 Charles & Clare Graham Mullanafinnog, Emyvale, Co. Monaghan
ADDITIONAL INFORMATION
1. With regard to the siting and integration of new dwellings in the countryside, Policy RCP 1 of
Monaghan County Development Plan 2025-2031 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”. Furthermore, Table 15.3
of Monaghan County Development Plan 2025-2031 advises that “the building should not be
located on a site where it would break any ridgeline or shoreline”.
The Planning Authority acknowledges the submitted visual assessment and notes the erection
of a pole on site to indicate the proposed building height. It is also noted that the site benefits
from established boundary treatments and vegetation which may assist in integrating the
proposed development into the surrounding landscape.
However, having regard to the substantial scale of the proposed dwelling and its elevated
position within the landscape, concerns remain regarding its potential visual impact when
viewed from the public domain.
Accordingly, to enable a fully informed assessment of the proposal and its visual impact and
notwithstanding the details already submitted, the applicant is requested to submit verified
photomontages of the proposed dwelling from the follow locations;
• 54.401872, -7.020497
• 54.402660, -7.019764
2. Further to the point above, the Planning Authority notes that the applicant proposes
additional boundary treatments surrounding the proposed dwelling. Policy LCP 1 of the
Monaghan County Development Plan 2025–2031 requires that all planning applications be
accompanied by a comprehensive landscaping plan commensurate with the scale and nature
of the proposed development.
Having reviewed the landscaping details submitted, the Planning Authority remains concerned
regarding the integration of the proposed dwelling into the surrounding landscape, having
particular regard to its scale and elevated siting.
The submitted landscaping plan does not clearly distinguish between existing landscaping
features to be retained and proposed landscaping works. In particular, the Planning Authority
notes that the proposed development appears to rely significantly on the established
boundary treatment to the north of the dwelling for screening and integration purposes.
However, it is unclear whether this boundary is to be retained, as it has not been identified on
the submitted plans.
Furthermore, a number of trees are illustrated in green, but no clarification has been provided
as to whether these represent existing trees to be retained or proposed planting.
Accordingly, the applicant is requested to submit a revised site layout plan (1:500 scale)
incorporating the following:
a) A revised landscaping plan clearly identifying:
• Existing trees, hedgerows and boundary treatments to be retained;
• Existing vegetation proposed for removal; and
• All proposed landscaping, planting and boundary treatments.
b) An amended application site boundary (red line) to incorporate the mature trees and
hedgerow located to the north of the proposed dwelling.
3. The Planning Authority notes that the proposed development includes the provision of a new
entrance onto the Local Primary Road (L-1112-0). The Municipal District Engineer has raised
concerns regarding the gradient of the proposed access lane, which is approximately 1:7.
Given the steep nature of the proposed access, the applicant has not satisfactorily
demonstrated how surface water runoff arising from the access lane will be intercepted,
collected, and discharged so as to prevent water flowing onto the adjoining public road.
Accordingly, the applicant is requested to submit a revised site layout plan (1:500 scale),
clearly indicating the following:
a) The application site boundary (red line) shall be amended to include the existing
access lane serving the proposed development.
b) Detailed proposals for the interception, collection, and disposal of surface water
runoff from the access lane, including the location and specification of all associated
drainage infrastructure, demonstrating that no surface water will discharge onto the
adjoining public road.
Note: No inference is given in requesting this Further Information that planning permission will
ultimately be forthcoming.
Note: You and/or your assigned agent are invited to liaise with Monaghan County Council Planning
Officer prior to the preparation and submission of this Further Information.
The planner dealing with this application is Liam Ward