Development plan · Monaghan County Council
Monaghan County Development Plan 2025–2031
The council's development plan written statement: its strategy, policies, objectives and development standards.
Monaghan County Council · 2025–2031 · 376 pages
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- 309 Subject to funding and resources, the Local Authority plans to develop a Sustainable Mobility Plan for the town. A key objective of this plan will be to promote active travel and public and shared transport. Implementing the Sustainable Urban Mobility Plan may require other interventions, such as traffic management and traffic calming, the re-allocation of road space and changes to traffic priority. 14.9 TOURISM The town’s important archaeological and historic sites, together with its natural and built heritage features, such as the Dromore River, could be developed as significant tourist attractions. Given its pivotal position as a tributary of the Erne System, the enhancement of the facilities on the Dromore River system, including for example, the development of a Blueway and the promotion of the Ballybay Wetland Site, which can be accessed on foot and used in conjunction with walking and cycling activities, offer significant opportunities to develop tourism facilities throughout the town. Located close to the town centre, these types of tourism assets could be a catalyst for regeneration. BBO 6 To undertake a feasibility and viability study regarding traffic movements within Ballybay Town and to support any upgrades of the existing road network which facilitates traffic moving through the town. BALLYBAY ROADS AND TRAFFIC MANAGEMENT OBJECTIVES BBO 9 To promote Lough Major and the Dromore River System as the premier tourist attractions in the area. BALLYBAY TOURISM OBJECTIVES BBO 10 To accommodate sustainable tourism related projects in and around Lough Major and the Dromore River System which are compatible with objectives and policies for the protection of natural heritage set out in Chapter 6 Heritage, Conservation and Landscape of the Monaghan County Development Plan 2025-2031. BBO 11 To upgrade and develop angling facilities in Ballybay in co-operation with Inland Fisheries Ireland and all other relevant water bodies. BBO 12 To develop a new image for the town through the promotion of its heritage assets such as Lough Major and the wetland site located along the Dromore River. BBO 13 To support and encourage the development of appropriately scaled alternative forms of tourism accommodation on suitable sites within the town subject to Chapter 15 Development Management Standards of the Monaghan County Development Plan 2025-2031. BBO 7 To prepare a Sustainable Urban Mobility Plan for Ballybay Town, using the Area Based Transport Assessment process, commencing by 2026. BBO 8 To vary the Development Plan to incorporate the objectives and measures of Sustainable Urban Mobility Plan for Ballybay Town when finalised, and to implement its objectives during the lifetime of this Plan. Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionballybay town settlement planchapter 14
- 310 14.10 RECREATION AND AMENITY There are a number of voluntary and community groups in Ballybay. Facilities to hold community meetings are available at Birch Court, the Church of Ireland Hall, and the Presbyterian Hall. The Town Park located to the east of the town, between Lough Major and the Castleblayney Road provides an excellent area of open space for passive recreation and active recreation for young children which includes walkways, a playground, multi-use games area, angling facilities, a man-made beach and swimming area complete with changing facilities. The Ballybay to Castleblayney Greenway project is a proposed 15km walking and cycling facility based along the route of the Great Northern Railway which will connect the towns of Ballybay and Castleblayney as well as improving accessibility to nearby rural communities, such as Doohamlet, the surrounding countryside and ultimately helping to enhance the tourism appeal of the area. The primary objective of the Ballybay to Castleblayney Greenway is to offer a highquality, safe recreational experience for people of all ages and abilities. This initiative is designed to serve the local community's transportation needs, promote active travel, and attract tourism to the region. It aligns with national policies and objectives, such as Project Ireland 2040 and the National Cycle Policy Framework, to enhance sustainable transportation options and expand the network of greenways in Ireland. To date a preferred route has been developed and public consultation with respect to this route has been completed. As this proposed section of the Greenway forms part of the National Cycle Network, details of the preferred route will be issued to both Transport Infrastructure Ireland and the National Transport Authority to determine how to further progress this project. This Greenway may form part of the National Cycle Network and has the potential to provide onward connection to Clones town, Armagh and Dundalk if other spurs of the Great Northern Railway are developed as greenways. Additionally, Monaghan County Council is seeking to develop a Blueway along the Dromore River, from Lough Major to Lisnalong. Ballybay Wetlands, situated on the Dromore River to the west of Ballybay Town, is a wetland site of regional importance for wintering migratory birdlife including Whooper Swan and Siberian Widgeon. Other recreation facilities in the town include: k Pearse Brothers GFC which is located to the east of the town, k A school playing field located on the Cootehill Road, k Ballybay Scouts camping area along Lough Major, and k Ballybay/Derryvalley Outdoor Bowls Club all weather bowling green. Monaghan County Development Plan 2025 – 2031
- 311 14.11 NATURAL HERITAGE Lough Major and the Dromore River System are designated as proposed Natural Heritage Areas (pNHAs) and Areas of Secondary Amenity Value. They are an important natural resource that have helped shape the development of Ballybay and should be protected. Lough Major is the venue for International Course Angling competitions and is well used by visiting German and English anglers. It is also utilised by the Scout Association of Ireland for canoeing and sailing during camp sessions, as well as by individuals for more passive recreation. 14.12 BUILT HERITAGE Ballybay is characterised by attractive and continuous building frontages with a pleasant mix of building heights, materials and colours. The scale of buildings in the town are in the main, typical of eighteenth and nineteenth century Irish market towns where three storey commercial/residential premises line the street on both sides, with single and two-storey returns behind. The Ballybay Historic Landscape Characterisation Plan 2006-2010 (HLCP) was produced to document the built heritage of the town. Any development proposals should have regard to the Ballybay HLCP. The main streets in Ballybay are as follows: Main Street Main Street is a mix of two and three storey buildings of different styles. The Square contains some elegant buildings such as the former offices of the Department of Agriculture, which was formerly the Bank of Ireland, built in 1880 by James Harvey & Co., Enniskillen, Ardmore Guest House which was formerly a branch of the Royal Bank of Ireland and originally a Jackson property and The Tavern which was destroyed by fire in 1910 and was subsequently completely restored. Church Street Church Street is off Main Street and contains a selection of two and three storey dwellings, some of recent construction. The entrance to the Court House is here. Church Street was once the location of the flax and pork markets. On the summit of the hill on this street is Christ Church, built in 1798 by Henry Leslie DD. The Church of Ireland National School located adjacent, endowed by the Leslie family is now a community centre. The Methodist Church or Evangelical Hall was another notable building in this street. It was opened for worship in 1876. Hall Street Hall Street contains a variety of two and three storey buildings and was previously the location of the cattle fair. The Fair Green occupied the grassy area on which now stands the Garda Barracks. The Temperance Hall and National School were located close to Second Ballybay Presbyterian Meeting House. The church was founded in 1834 and the school in 1885. Buildings of note along Hall Street include the Convent of Our Lady, St Joseph’s Nursing Home, St Anne’s Convalescing Home and the Parochial House. Many of these amenity facilities are linked by the Dromore Waterway. As such, there is significant potential to capitalise on the town’s green infrastructure to promote tourism and improve the quality of life for the residents of Ballybay. BBO 14 To support the development of social, recreational, sporting and community facilities in Ballybay in appropriate locations. BALLYBAY RECREATION AND AMENITY OBJECTIVES BBO 15 To maintain existing rights of way and investigate the creation of additional public rights of way either, by agreement or by use of compulsory powers to create and enhance walkways around the town, with particular emphasis on the lands around Lough Major. BBO 16 To support the further development of the Ballybay-Castleblayney Greenway, and the Dromore River Blueway, connecting Lough Major to the Dromore River. Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionballybay town settlement planchapter 14
- 312 St. Patrick Street St. Patrick’s Catholic Church is located on an elevated site originally occupied by the original town chapel. It was dedicated in 1865 during the pastorate of Rev. Fr. Andrew Carney PP. That site also contained the residence of the parish priest and his curates. St. Patrick’s was designed by William Hague of Cavan and the supervisor of construction was George Burnett. The design is early Gothic. Patrick Street was formerly known as ‘Albert Street’ and was the location of the Horse Fair. The dwellings are a mix of two and three storeys. The Irish National Foresters built St Patrick’s Hall in 1936. The main railway line from Ballybay to Clones passed over a metal bridge at the junction of Saint Patrick Street and the Main Street. It was demolished some years after the railway closed in 1957. Barrack Street Also known as ‘Castleblayney Road’, Barrack Street includes a mixture of two and three storey dwellings. The old Great Northern Railway passenger station was located off this street. The street was so named because of the presence of the Royal Irish Constabulary station. In 1921, it became the local Garda station. Pearse Place is a nice terrace of nine dwellings, in three lots of three. They were built in the early 1930’s. Beyond is the entrance to the Town Park, which has its original entrance and gatekeeper’s residence. The local boys and girl’s national schools are located here. The Meeting House Lane This was once a densely populated area. There were thirty five two-storey houses of two up and two down style, lining both sides of this narrow roadway. It was originally the main entrance to the Main Street from the Clones Road. Its steep incline made it impossible for carts and carriages to negotiate and the present entrance to the Main Street from Hall Street was made when two derelict houses on the Main Street were demolished and a new road and bridge were erected to connect with the Clones Road at the original entrance to Meeting House Lane, in the early 1800’s. The Ballybay Gas Company had its works in this area. The stand for the old gasometer was evident until recently. The Manager’s residence was on the Clones Road, opposite the Second Ballybay Presbyterian Church. The stone-built bridge on Meeting House Lane was erected c.1785. Lake View Terrace This scheme of ten terraced dwellings was designed and built in 1936. It was designed to provide housing for those living in poor conditions in Meeting House Lane. The site overlooks Lough Major and consists of two storey houses with garden attached. 14.13 ARCHAEOLOGY There are a number of features of archaeological interest in close proximity to Ballybay and there are remains of old crannogs or lake dwellings and ring forts visible in many areas near the town. Features of significant interest can be found at the following locations: k Dunmaurice - a Megalithic Tomb, locally known as ‘the Giant’s Grave’ which is a court tomb chamber, dating to 3000 BC. k Lennan - a Dolmen, dated to 4000/5000 BC. k Drumguillew - a court tomb. BBO 17 To protect and conserve the streetscape character and heritage of the town with a particular emphasis on Main Street and The Square. BALLYBAY NATURAL AND BUILT HERITAGE OBJECTIVES BBO 18 To support and encourage the restoration of Ballybay Courthouse during the lifetime of this Plan. BBO 19 To protect Lough Major, the Dromore River System and their environs, by only permitting development in exceptional circumstances, where it has been proven to the satisfaction of the Planning Authority that any such development will have no adverse effect on the integrity of the lough, river system, and their environs. Monaghan County Development Plan 2025 – 2031
- 313 Monaghan County Development Plan 2025 – 2031 chapter 15 development management standards
- 15.0 INTRODUCTION Development Management is the process which ensures that development takes place in an orderly and sustainable manner. It is a statutory process that outlines specific controls to ensure that new development relates to the character, scale, layout and form of the wider area. This process is also informed and directed by established best practice and guidance, and in particular guidelines issued to the Planning Authority by the Minister regarding its functions under Section 28 of the Planning and Development Act 2000 (as amended) (the Act). This Chapter sets out the planning standards and design criteria that are applicable to ensure development takes place in accordance with the strategic vision for the County and to an acceptable standard. Furthermore, the Council is obliged to ensure that permissions granted under the Act are consistent with the policies and objectives set out in the County Development Plan. The guidance set out in this Chapter is not exhaustive, but it seeks to set out general principles for guiding potential applicants. All development proposals shall be considered against the relevant policies, objectives, standards, technical criteria, guidance and maps contained elsewhere within this Development Plan as well as those set out in this Chapter. 15.1 PRE-PLANNING CONSULTATION In accordance with Section 247 of the Act, any person interested in applying for planning permission can engage in discussions with the Planning Authority prior to lodging an application. Such consultations will not pre-determine any subsequent decision made by Monaghan County Council. 15.1.2 ENFORCEMENT FUNCTIONS Planning legislation also provides the Council with enforcement functions to ensure that the integrity of the planning system is maintained and that it operates for the benefit of the wider community. In accordance with the Act, any development which is not specifically exempt development requires planning permission. If a development has not been granted planning permission or indeed if a development has been or is being carried out in breach of conditions specified in a planning permission, it is an unauthorised development. The Council may issue Warning Letters and/or Enforcement Notices or take injunctive proceedings pursuant to Section 160 of the Act to have the matter remedied. 15.1.3 ASSESSMENTS REQUIRED An Environmental Impact Assessment Report (EIAR) will be required in relation to development proposals that exceed the mandatory thresholds which are set out in Schedule 5 of the Planning and Development Regulations 2001 (as amended). A sub-threshold EIAR may be required where it is determined by the Planning Authority that the type and scale of development proposed would require an EIAR to ascertain its impact upon the environment. An Appropriate Assessment (AA) will be required when a development proposal has the potential to impact upon the qualifying interest of a European Site (Natura 2000 Site). A proposed development will only be approved where it can be determined by the competent authority (the Planning Authority) that, based on best scientific evidence, the development proposal will not give rise to significant adverse direct, indirect or secondary effects on the integrity of any Natura 2000 Site, either individually or in combination with other plans or projects. If after screening for AA, it cannot be determined that the proposed development will not have a significant adverse impact upon the qualifying interest of the European Site, a Natura Impact Statement (Stage 2 Appropriate Assessment) prepared by a suitably qualified competent technical professional, will be required. For certain developments, additional assessments may be required as part of the planning proposal, which may include, but are not limited to the following: k Flood Risk Assessment k Traffic and Transport Assessment, Quality Audit, Road Safety Audit k Architectural Impact Assessment k Archaeological Impact Assessment k Visual Impact Assessment k Ecological/Biodiversity Impact Assessment k Infrastructural Assessment k Hydro-geological Assessment 314 Monaghan County Development Plan 2025 – 2031
- Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01 15.1.4 UISCE ÉIREANN INFRASTRUCTURE In most instances public water supply and public wastewater infrastructure is located under the public road, however, some of this infrastructure is located in private lands. It is the applicant’s responsibility to identify the presence of any Uisce Éireann assets within or adjacent to any proposed development. In order to assist the applicant in determining the location of Uisce Éireann assets, it is best practice for agents/ developers/prospective applicants to contact Uisce Éireann in advance of designing the proposal. Where development proposals are permitted in these instances, the permission will often contain a planning condition requiring the applicant to liaise with Uisce Éireann prior to commencement of development works. Development in the vicinity of Uisce Éireann assets must be in accordance with their Standard Details and Codes of Practice. Diversion/ Build-over Agreements will be required where an Uisce Éireann asset needs to be diverted or altered. With regard to connecting to Uisce Éireann infrastructure, Developers shall engage with Uisce Éireann through the submission of a preconnection enquiry to Uisce Éireann, to assess the feasibility of connecting to the network. Further information on this process is available at: https://www.water.ie/connections/developer-services/ Developers will be required to provide evidence of consultation with Uisce Éireann when applying for planning permission. An executed Connection Agreement with Uisce Éireann is required to ensure a connection can be made and capacity is available for a particular development. New connections to Uisce Éireann networks are subject to their Connections Charging Policy. 15.2 NEW DEVELOPMENT IN TOWNS AND VILLAGES Strategic objectives and policies for new development in towns and villages are set out in Chapters 9-14 of this Plan. In addition to these objectives and policies, the following principles shall be considered when assessing applications for new developments in towns and villages. 15.2.1 SETTLEMENT IDENTITY A settlement’s identity can be defined by its setting within the surrounding countryside as well as the quality of buildings and streetscape within it. Landscapes around settlements have a special role to play in maintaining the distinction between towns and the countryside, in preventing coalescence between adjacent built-up areas, and in providing a rural setting to the built-up area. Proposals for development in the countryside in the immediate vicinity of any defined settlement envelope, or on a site, which clearly mars the distinction between the open countryside and the built-up edge of the settlement will consequently be resisted. The development of new buildings can be an opportunity to enhance an area, a streetscape, a town or a village through high quality innovative design which will improve the character and function of the settlement overall. Contemporary design will be acceptable where it is of high quality and makes a positive contribution to the setting of the town or village within which it is located. 15.2.2 COMPACT URBAN CENTRES The Planning Authority will endeavour to create compact urban centres and establish strong definition for the County’s towns and villages by: a) encouraging development to locate within the existing built-up urban area, b) promoting the redevelopment of brownfield sites, c) actively progressing regeneration schemes within the existing inner urban areas, and d) discouraging ribbon development on the approaches to the urban areas and unnecessary development on the urban fringe. 15.2.3 INFILL SITES Development within infill sites must consider the context of the surrounding area and where possible, retain existing features such as building line, height, railings, trees and gateways. Development proposals on sites along streetscapes shall normally provide an active frontage and should continue the established building line. On larger infill sites, new development can have the potential to establish a new pattern of development. Matters such as streetscape, layout, pedestrian permeability, location of car parking and service bays, as well as the amenity of any adjoining buildings must also be considered. 15.2.4 BROWNFIELD SITES Brownfield sites are classified as any land which has been subjected to building, engineering or other operations excluding temporary uses or urban green spaces. These sites generally comprise of redundant lands and/or buildings. The redevelopment of these sites has the potential to revitalise areas by utilising the capacity of existing social and physical infrastructure and thus shall be encouraged. 315 Environment, Energy and Climate ActionEnvironment, Energy and Climate ActionDevelopment management standardschapter 15
- Monaghan County Development Plan 2025 – 2031 15.2.5 BACKLAND SITES Backland sites are parcels of land located to the rear of existing buildings which may or may not contain outbuildings or undeveloped gardens. Development proposals on these lands should be prepared using the principles of master planning to ensure that large areas of land, often in multi-ownership, are appropriately planned and developed in a sustainable manner. Masterplans provide a plan-led approach and may include provisions for phasing, infrastructure provision, community facilities, density, layout, open spaces, landscaping and development design briefs and statements. Piecemeal development of individual plots will generally not be permitted unless it is satisfactorily demonstrated that any proposed development shall not compromise the comprehensive redevelopment of adjoining lands in a sustainable manner. 15.2.6 SCALE AND MASS The size and scale of a building should relate to its surroundings and should be a key element in the design consideration for new buildings. If the design of a new building is incongruous or excessively large when compared to adjoining buildings within the streetscape, the proposal will be resisted. Exceptions may be considered in the following situations: k The building is one of major public significance or contributes to the regeneration and/or redevelopment of an urban area, k The nature of the use demands such a building, and the site is suitable for its scale, or k The significance of the building contributes significantly to the social and economic vitality of the town centre. 15.2.7 KEY/LANDMARK BUILDINGS Key/landmark buildings will usually contribute to the identity of a settlement and will have the potential to be a significant feature in the settlement. Suitable locations for these buildings include important corner or junction sites, centre sites or at the edge of public squares. At these locations, it may be acceptable to increase building heights, but a high architectural design quality will be required in these instances. Buildings located on corner sites shall be designed with appropriate fenestration and façades and, where possible, with entrance features onto both streets. 15.2.8 BUILDING LINES Within towns and villages of County Monaghan building lines are generally continuous but can be staggered at intervals, which add to the character of the streetscape. Generally, established and existing building lines should be maintained and should minimise visual and physical disruption of the streetscape. Exceptions to this may be where a sitespecific design demonstrates how it can positively enhance the streetscape. 15.2.9 ROOFLINE The older and more traditional buildings within a streetscape generally have slated pitched roofs which contain features such as chimneys that add to the visual interest and character of the building. In more contemporary designs, roofs may be flat or mono pitch. Roof design should have regard to the scale and roof form of the street frontage and use materials which are chosen to complement the existing roofs within the streetscape. 15.2.10 BUILDING HEIGHTS AND OVERSHADOWING The height of new or extended developments shall not be determined solely by the height of adjoining properties. In general, heights should respect the local streetscape, but buildings of different heights may be appropriate to reinforce the established urban form. This may be particularly appropriate when buildings are designed as key/landmark structures. All development proposals must minimise overlooking, overbearing, and overshadowing to ensure no significant adverse impact on the occupiers of adjoining properties. Proposals which impact negatively on the residential amenity of the occupiers of adjoining properties by reason of overlooking, overbearing or overshadowing will be resisted. A Daylight and Sunlight Shadow Projection Assessment, guided by the principles of Site Layout Planning for Daylight and Sunlight, A Guide to Good Practice (Building Research Establishment Report 2022) or ‘BS EN 17037: 2018 Daylight in Buildings’ may be required to appropriately assess the impacts of the development proposed and detail any mitigation proposed. 15.2.11 MATERIALS The use of renewably sourced hardwood for windows and doors in all new structures is encouraged as well as the use of local materials which contribute to the character of the area. Existing stone facades should be retained, and the plastering of stone facades will generally not be permitted. The choice of colours for external finishes should complement surrounding buildings. Within Architectural Conservation Areas (ACAs), the use of blue/black roof slates is desirable, and the use of uPVC windowing and guttering will not normally be permitted. Where appropriate, contemporary finishes may be acceptable where they positively contribute to the design of the building and its setting. 316 Monaghan County Development Plan 2025 – 2031
- Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01 317 15.2.12 FENESTRATION Fenestration should normally have vertical emphasis to reflect the pattern of the area, and to respect traditional proportions of the building and the streetscape. Existing door and window openings should be retained where possible. Replacement windows should be of similar style, design and material of the original design. 15.2.13 ACCESS FOR ALL The refurbishment of existing buildings or proposals for new development, particularly those intended for public use, must be designed in accordance with the standards outlined in the National Disability Authority – Building for Everyone; A Universal Design Approach (2012) (or any new or updated/subsequent versions) and in compliance with Part M of the Building Regulations. 15.2.14 ALTERATIONS AND EXTENSIONS Any refurbishment, alteration or extension to an existing building should respect the scale, form, detailing and materials of the original building. The degree of sensitivity required will vary according to the quality and visual significance of the building within the wider urban area. 15.2.15 PUBLIC REALM The public realm of a town or village includes all the outside spaces that are used and are visible to the public. A high-quality public realm is a place that is pleasant to use and easy to access. All new developments will be required to enhance and complement the public realm comprising building facades, shop fronts, signage, lighting fixtures on buildings, lamp posts, bollards, footpaths, squares, parks, etc. Measures for improving public realm include reducing visual clutter, harmonising signage, and adopting a consistent approach in terms of street furniture, lighting and paving. A public realm plan should be prepared for any urban area where significant environmental improvements are being proposed. 15.3 BUILT AND ARCHAEOLOGICAL HERITAGE 15.3.1 PROTECTED STRUCTURES Monaghan County Council shall ensure the conservation, management, protection and enhancement of the architectural heritage of the County by: k Carefully considering any development which is likely to impact on the special interest and/or any views of protected structures and their setting, k Facilitating the retention and sympathetic re-use of protected structures and their settings in circumstances where the proposal is compatible with their character and special interest, and k Relaxing land use zoning restrictions and site development standards, in certain instances, to secure the conservation and reuse of a protected structure and to provide a viable use for any protected structure which is at risk by virtue of being derelict or vacant. Planning permission for the demolition of any protected structure shall not be granted except in exceptional circumstances and in accordance with Section 57(10)(b) of the Act. Proposals for development works to protected structures or within the vicinity of a protected structure shall: a) Comply with the Architectural Heritage Protection Guidelines 2011 (and any new or updated/subsequent versions), b) Include the submission of drawings, photographs and surveys of the existing building together with a method statement for the proposed works, c) Include an Architectural Impact Assessment and/or a Conservation Plan, carried out by a suitably qualified, competent, technical professional with conservation expertise, and, d) Complement and be sympathetic to the structure and its setting in terms of its design, scale, height, massing and use of materials. DTVP 1 Proposals for development works in towns and villages shall comply with Section 15.2 of the Monaghan County Development Plan 2025-2031. NEW DEVELOPMENT IN TOWNS AND VILLAGES POLICY Environment, Energy and Climate ActionEnvironment, Energy and Climate ActionDevelopment management standardschapter 15 PSP 1 Proposals for development works to protected structures or within the vicinity of a protected structure shall comply with Section 15.3.1 of the Monaghan County Development Plan 2025-2031. PROTECTED STRUCTURE POLICY
- Monaghan County Development Plan 2025 – 2031 318 15.3.2 ARCHITECTURAL CONSERVATION AREAS (ACAS) Any proposed development within an ACA shall have regard to the Architectural Heritage Protection Guidelines for Planning Authorities (2011), or any new or updated/subsequent versions. Development proposals within an ACA shall consider the special architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest of the ACA and its setting. New development or alterations to existing building(s) in an ACA shall reflect the historic architecture in terms of scale, design and materials used, and have regard to any completed character appraisal. Any alterations proposed to a building adjoining or adjacent to an ACA shall be sensitive to its setting. Any proposed development that would adversely affect the character and appearance of the ACA will be resisted. PLOT WIDTHS Traditional plot width should generally be retained. Where plot amalgamation is considered necessary, the existing narrow plot frontage should be reflected in the streetscape design. BUILDING HEIGHT The range of building height and number of storeys which are evident within a streetscape should be retained. The roofline should reflect the rhythm, harmony and scale of the existing street frontage. Roof extensions will not be acceptable where it interferes with the architectural integrity, proportions or uniformity of a building or a group of buildings, or the streetscape. PROPORTIONS Roof to wall ratio should reflect that of neighbouring buildings. The design shall have good roof to wall proportion, and a high solid to void relationship with greater wall surface area than window or door openings. ROOFING MATERIALS Original roofing materials including ridge tiles, chimneys, bargeboards, eaves detail, cast iron gutters and down pipes should be retained, repaired and reused. Where required, replacement of materials with historically correct materials shall be encouraged. CHIMNEY STACKS Removal of chimney stacks shall not be permitted except in exceptional circumstances. Chimneys should normally be placed centrally on the ridge of the roof. Chimneys at gable ends should normally be flush with the face of the gable wall. Chimneys of any original structure should be replicated in any new build scheme. DORMER WINDOWS Dormer windows can alter the special character of the streetscape and are AND ROOF LIGHTS normally only acceptable on hidden roof pitches or where they are an original feature of the building or the area. The installation of roof lights will normally only be accepted on hidden roof pitches or where they are an original feature of the building or the area. EAVES, SOFFITS AND Projecting eaves or verges should be avoided except in buildings where this BARGEBOARDS was an historical detail. UPVC fascias or bargeboards will not be permitted. RAINWATER GOODS Historic gutters, downpipes and associated details generally of cast iron enrich an ACA and all intact rainwater goods should be retained and should only be replaced with high quality replicas of the same material when they are beyond repair. White rainwater goods will not be permitted. TABLE 15.1 GUIDELINES FOR DEVELOPMENT WITHIN OR ADJOINING ARCHITECTURAL CONSERVATION AREAS (ACAS) GUIDELINES FOR DEVELOPMENT WITHIN OR ADJOINING ARCHITECTURAL CONSERVATION AREAS (ACAS) DETAIL Monaghan County Development Plan 2025 – 2031
Source Monaghan County Council: Monaghan County Development Plan 2025–2031 (2025–2031) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.