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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- Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01 329 Generally, the recreational facilities should be provided directly by the developer. The Council may require the payment of a special development contribution for the improvement of existing recreational facilities and/or the provision of alternative recreational facilities, in lieu of direct provision where: k The open space/facilities are already available for residents, or, k The proposed development is so small in area that the provision of these facilities would not be reasonable or useful. Where a developer has previously or proposes in the near future to carry out separate developments in the vicinity of the proposed development, the Planning Authority shall determine the need for recreational facilities based on the total number of units in all the developments combined. This shall also apply where the developer is working in concert with others. 15.8.13 PRIVATE OPEN SPACE The provision of outdoor private amenity space attached to residential properties is important for the quality of the residential environment for the occupiers. All new residential units should have access to an area of private amenity space. Within town centres and/or apartment developments innovative layouts will be required to ensure the provision of acceptable private amenity space. This can be in the form of shared private areas, courtyards, terraces, patios, balconies and roof gardens. Private Open Space requirements for all new residential development shall be in accordance with the standards set out in the Sustainable Residential Development and Compact Settlements, Guidelines for Planning Authorities (2024), and the Sustainable Urban Housing: Design Standards for New Apartments Guidelines (2022). 15.8.14 RELAXATION OF PUBLIC AND PRIVATE OPEN SPACE STANDARDS A relaxation of the provision of public and private open space may be permitted where development is proposed: k within vacant and/or derelict town centre sites, or, k to protected structures, or, k within Architectural Conservation Areas, or, k is in close proximity to public parks or other natural amenities, or, k alternative amenities and facilities are available within the neighbourhood and privacy is not compromised. ROSP 1 Proposals for recreational facilities and public open space in multi-unit residential developments shall comply with Section 15.8.12 and Table 15.2 of the Monaghan County Development Plan 2025-2031, unless a relaxation of standards is acceptable in accordance with Section 15.8.14 of the Monaghan County Development Plan 2025-2031. RECREATIONAL FACILITIES, PUBLIC AND PRIVATE OPEN SPACE POLICIES ROSP 2 Proposals for private open space in multi-unit residential developments shall comply with Section 15.8.13 of the Monaghan County Development Plan 2025-2031, unless a relaxation of standards is acceptable in accordance with Section 15.8.14 of the Monaghan County Development Plan 2025-2031. Environment, Energy and Climate ActionEnvironment, Energy and Climate ActionDevelopment management standardschapter 15
- Monaghan County Development Plan 2025 – 2031 330 15.8.15 CHILDCARE FACILITIES (STANDALONE AND WITHIN MULTI-UNIT RESIDENTIAL DEVELOPMENTS) Proposals for standalone or multi-unit residential developments, of 75 units or more, shall provide one childcare facility (with a minimum capacity for 20 child places) in accordance with the Childcare Facilities Guidelines for Planning Authorities 2001, or any new or updated/subsequent versions, which satisfactorily demonstrates the following: a) The suitability of the site, including proximity to the residential development proposed, b) The type and size of facility is sufficient for the residential development proposed, c) The availability of an appropriate external play area, d) The provision of safe access, adequate car parking, drop off and circulation area for parents and staff, e) The traffic flow and general road safety in the area will not be adversely affected, f) The accessibility of the proposed development, particularly in relation to pedestrian access from residential areas, places of work and existing educational facilities, and g) The proposed operating hours of the facility will not adversely impact upon the amenities of the surrounding area. In respect of proposed multi-unit residential development of less than 75 units, the Planning Authority shall determine the need for the developer to provide a childcare facility based on the total number of units proposed. This determination shall also have regard to other multi-unit residential developments of less than 75 units which have been previously permitted and commenced in the vicinity in the last three years. In these circumstances, the developer may be required to submit an evidence based supporting statement which clearly demonstrates that there are sufficient existing childcare facilities available in the surrounding area. The applicant should consult with Monaghan County Childcare Committee prior to the preparation of the statement, if one is required. CFRDP 1 Proposals for childcare facilities within Multi-Unit Residential Development shall comply with Section 15.8.15 of the Monaghan County Development Plan 2025-2031. CHILDCARE FACILITIES (STANDALONE AND WITHIN MULTI-UNIT RESIDENTIAL DEVELOPMENTS) POLICY 15.8.16 TAKING IN CHARGE OF MULTI-UNIT RESIDENTIAL DEVELOPMENTS Under the provisions of Section 180 of the Act, the Council is required to initiate procedures under Section 11 of the Roads Act 1993, to commence the taking in charge process of a development (housing developments of 2 or more houses) where requested to do so by the developer or by a majority of the owners of the houses involved. The Council’s policies and procedures in relation to ‘Taking in Charge’ are set out in the document ‘Taking in Charge Procedures for Private Housing Developments (2010)’ or any new or updated/subsequent versions. 15.8.17 BONDS FOR MULTI-UNIT RESIDENTIAL DEVELOPMENTS To ensure the satisfactory completion of housing developments a guarantee in the form of a cash deposit of €7,000 per residential unit (updated in accordance with the wholesale price index) will be required to be lodged with the Planning Authority prior to the commencement of development. This guarantee shall remain in place until the development is completed to the satisfaction of the Council, and is taken in charge, in accordance with the provisions of Section 180 of the Act 2000. As an exception to the above, the Planning Authority may accept at its discretion, a guarantee in the form of a bank bond, insurance company bond or other suitable surety in respect of larger developments. In exceptional circumstances the Planning Authority may accept a phased bond payment where the development is designed and carried out on a phased basis and is taken in charge in the same phased manner. Monaghan County Development Plan 2025 – 2031
- Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01 331 CRDP 1 Proposals for Taking in Charge of multi-unit residential development shall comply with the ‘Taking in Charge procedures for Private Housing Developments (2010)’ or any new or updated/subsequent versions. COMPLETION OF MULTI-UNIT RESIDENTIAL DEVELOPMENTS POLICIES NRDP 1 Proposals for naming of multi-unit residential development shall comply with Section 15.8.18 of the Monaghan County Development Plan 2025-2031. NAMING OF MULTI-UNIT RESIDENTIAL DEVELOPMENT POLICY CRDP 2 Proposals for multi-unit residential development shall comply with the requirements of Section 15.8.17 of the Monaghan County Development Plan 2025-2031. 15.9 HOUSING IN THE RURAL AREA The drumlin landscape of County Monaghan creates a unique and intimate rural environment that is different from the rest of the Country. It is a sensitive landscape, and whilst buildings generally form only a small part of this rural environment, their effect can be disproportionate to their size. The quality of development in the countryside requires specific policies to properly manage it. 15.9.1 RURAL CHARACTER The pace of development and change occurring within the countryside is now more rapid than ever. It is acknowledged that a carefully sited and welldesigned dwelling can add to the amenity of the rural environment. However, the cumulative impact of a number of buildings on both the visual amenity of the countryside and the rural environment can be significant. Parts of the County have already experienced a significant erosion of the rural character as a result of intensive development. It is therefore vital that any new dwellings being proposed within the rural area do not further erode the rural character of the area. The Planning Authority shall continue to resist intensive development in under serviced areas where it would cause a detrimental change to the character of a the rural landscape. Each planning application will be considered on its own merits. The threshold of the number of buildings that can be accommodated without a detrimental impact on the rural character will depend on a number of factors including: k the existing number of buildings in the area and how they visually relate to each other, k the number of extant planning permissions, k the sensitivity of the landscape, and k the nature, scale and design of the proposed development. 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. 15.8.18 NAMING OF MULTI-UNIT RESIDENTIAL DEVELOPMENTS All planning applications for housing developments shall include proposals for the naming of the development upon completion. The proposed name should be in bi-lingual format and should reflect local place names, townlands and/or cultural features in the area in accordance with the Department of the Environment, Heritage and Local Government Circular - Naming of Streets and Roads, Numbering of Houses and the Use of Irish. The use of non-traditional or non-local names should be avoided. The names for all new housing developments are subject to the agreement of the Council’s Placenames Committee, An Coiste Logainmneacha. Environment, Energy and Climate ActionEnvironment, Energy and Climate ActionDevelopment management standardschapter 15
- 332 Proposals for a dwelling and ancillary development in the rural area shall: a) Not cause a detrimental impact on or further erode the rural character of the area, b) Not be unduly prominent in the landscape, c) Not result in build-up of development when viewed with existing and/or approved buildings, d) Respect the traditional pattern of settlement within the area e) Not create or add to a ribbon of development, except where it is considered infill or a replacement building, f) Not damage the rural character of the area as a result of ancillary works including thcreation of visibility splays and entrance structures, and g) Not mar the distinction between the open countryside and the built-up edge of designated urban areas. 15.9.2 SITE SELECTION AND DESIGN GUIDELINES Housing in the rural area of County Monaghan requires careful consideration to ensure that it integrates successfully into the landscape. This requires specific focus on the design, siting, scale and form of the proposed dwelling. The most successful designs are those that integrate best into the countryside, and use simple shapes, forms and materials which are reflective of the vernacular. For example, the traditional dwelling in County Monaghan usually had a linear plan form, with returns located to the rear. The roof was constructed with full gables and chimneys were located along the ridge line. The elevations had a greater proportion of solid than void, and windows had a vertical emphasis. This design when combined with the use of simple materials, ensured that the dwelling integrated successfully into the countryside. New rural housing, including contemporary designs, should reflect the traditional vernacular. RCP 1 Proposals for a dwelling and ancillary development in the rural area shall comply with Section 15.9.1 of the Monaghan County Development Plan 2025-2031. RURAL CHARACTER POLICY
- Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01 333 TABLE 15.3 GUIDELINES FOR SITING AND DESIGNING A RURAL HOUSE IN THE VERNACULAR STYLE FEATURES GUIDELINES FOR SITING AND DESIGNING A RURAL HOUSE IN THE VERNACULAR STYLE k The site and/or the location of dwelling within the site should be selected to maximise the benefits of shelter, topography and any existing buildings. k The site should use clearly identifiable and established boundaries, such as trees, slopes or other natural features, which separate the site from the surrounding countryside, and offer a suitable degree of enclosure. k In addition to the roadside boundary, the site should have a minimum of one natural existing boundary to soften the impact of the development in the landscape. k The building should not be located on a site where it would break any ridgeline or shoreline. k The site should make use of natural contours of the landscape and be set into the landscape. k Sites requiring excessive excavation, filling and/or removal of natural vegetation should be avoided. k The site should be set back from the road and aim to retain frontage. k Suburban type layouts and gardens should be avoided. SITE k The dwelling should be orientated to maximise daylight and solar gain. k Where appropriate, windows on south facing elevations should be arranged to capture the sun’s energy and glazing on north facing elevations should be limited to aid heat conservation. ORIENTATION k The size, scale and mass of the building must be appropriate to its setting. k A large house should only be located on a well screened site to enable effective integration into its surroundings. k Larger houses should be sub-divided into smaller elements of traditional form to avoid bulky structures. k The dwelling should have regard to the scale of surrounding buildings. k The dwelling should be of simple plan form, of modest scale and traditional pitched gables should be used. k The external gable depth should generally not exceed 9m or 6.5m for narrow plan form. k The roof pitch should normally be 35 to 40-degree pitch except where the gable depth is below 7.5m, then 45 degrees is acceptable. k Two storey dwellings should generally not exceed 9m in height above ground level. k Any projections or returns should be of simple form and roof pitch. SCALE FORM k The design should have a good roof to wall proportion and a high solid to void relationship with greater wall surface area than window or door openings. k Windows and doors should be simple and of vertical emphasis. k A simple, symmetrical arrangement of openings should be employed. k Large horizontal windows, picture/feature windows shall be located on elevations not visible from the public domain. PROPORTIONS Environment, Energy and Climate ActionEnvironment, Energy and Climate ActionDevelopment management standardschapter 15
- Monaghan County Development Plan 2025 – 2031 334 FEATURES GUIDELINES FOR SITING AND DESIGNING A RURAL HOUSE IN THE VERNACULAR STYLE k Materials and finishes should be traditional to the area and in keeping with the character of the landscape unless the material proposed is matching that of the locality. k The use of combinations of materials, excessive ornamentation and nontraditional materials should be avoided. k Plastered, render or natural stone finishes are suitable in all rural areas. k Brick, cladded stone and pebble dash are not traditional finishes and should be avoided. k Natural roof slate which is dark blue/black in colour, is preferable. MATERIALS k Chimneys should be centrally located on the ridge with vernacular proportions. k Chimneys at the gable end should be flush with the gable. k Decorative fascias should be avoided. k Porches and conservatories should be of simple design and in proportion to the dwelling. DETAILING k New frontage boundaries should be reflective of existing roadside boundaries using compatible hedgerow planting, walls, timber fencing and/or dry stonework. k Existing roadside hedgerows and ditches should be retained as much as possible. The location of the site entrance should be positioned to achieve the required sight distance with the removal of a minimum extent of existing hedgerow. k Unsympathetic fencing, walls and planting should be avoided. k All post and rail fencing proposed should be back planted with native hedgerow planting. BOUNDARY TREATMENT RSDP 1 Proposals for rural housing shall generally comply with Section 15.9.2 and Table 15.3 of the Monaghan County Development Plan 2025-2031. RURAL HOUSING SITING AND DESIGN POLICY 15.9.3 RESTORATION OF VERNACULAR BUILDINGS AND DWELLINGS With carefully designed extensions and sensitive restoration, vernacular buildings and dwellings within the rural area can be brought up to standard capable of meeting modern day demands. Former schoolhouses, churches, traditional farm buildings and outbuildings can be capable of reuse as dwellings. The Council will encourage restoration or adaption over the demolition of vernacular buildings. Proposals for the restoration of vernacular buildings and dwellings shall generally comply with the following: a) Be architecturally sensitive and reflective of the existing building. b) Retain existing vegetation defining the curtilage, where possible. c) Where determined necessary by the Planning Authority, existing access arrangements shall be improved in the interests of road safety. d) Where a new access is proposed, access arrangements shall comply with Section 15.23 of this Development Plan. e) Where no wastewater treatment facilities exist, or the existing wastewater treatment facilities are not adequate to facilitate the development proposed, the applicant will be required to provide an onsite wastewater treatment system to comply with the requirements of the EPA Code of Practice– Wastewater Treatment and Disposal Systems Serving Single Houses (PE≤10) (2021), or any new or updated/subsequent versions. Monaghan County Development Plan 2025 – 2031
- Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01 335 15.9.4 REPLACEMENT OF VERNACULAR AND NON-VERNACULAR BUILDINGS AND DWELLINGS Traditional vernacular buildings/dwellings are an important element of our built heritage and make a valuable contribution to the character and appearance of our local rural landscapes. The replacement of vernacular buildings/dwellings with modern buildings within the rural area often result in the loss of traditional vernacular structures. The Council therefore encourages restoration or adaption over the demolition of vernacular dwellings and buildings. With carefully designed extensions and sensitive restoration, these buildings can be brought up to a standard capable of meeting modern day demands. Where a new building is necessary, the original building should be retained for ancillary uses. f) Where the building to be restored is located more than 100m from an agricultural building and the restoration involves a residential extension which will be within 100m of the agricultural building, written consent from the owner of the agricultural building is required. Written consent must be signed by both parties and witnessed by a Solicitor or a Peace Commissioner. Where written consent has been provided, a condition restricting the first occupancy of the dwelling to the applicant or members of their immediate family or heirs for a 7-year period shall be included in any grant of permission. g) Where the restoration comprises a change of use to residential, and is within 100m of an agricultural building, written consent from the owner of the agricultural building is required. Written consent must be signed by both parties and witnessed by a Solicitor or a Peace Commissioner. Where written consent has been provided, a condition restricting the first occupancy of the dwelling to the applicant or members of their immediate family or heirs for a 7-year period shall be included in any grant of permission. Proposals for replacement of existing vernacular buildings/dwellings shall generally comply with the following: a) The replacement of traditional vernacular buildings and dwellings will only be considered where it has been clearly demonstrated by way of an appropriately detailed structural/condition survey from a suitably qualified competent technical professional, that the existing building or dwelling is not reasonably capable of being made structurally sound and adapted to modern standards. b) A replacement building or dwelling shall normally be located within the curtilage of the building or dwelling to be replaced, except where it is demonstrated that the siting of the replacement building or dwelling outside the curtilage is necessary for amenity, heritage, landscape or access requirements. c) The existing vegetation defining the curtilage shall be retained where possible. d) Where determined necessary by the Planning Authority, existing access arrangements shall be improved in the interests of road safety. e) Where a new access is proposed, access arrangements shall comply with Section 15.23 of Chapter 15 of this Development Plan. f) Where no wastewater treatment facilities exist, or the existing wastewater treatment facilities are not adequate to facilitate the development proposed, the applicant will be required to provide an onsite wastewater treatment system to comply with the requirements of the EPA Code of Practice– Wastewater Treatment and Disposal Systems Serving Single Houses (PE≤10) (2021), or any new or updated/subsequent versions. g) Where a dwelling to be replaced is located more than 100m from an agricultural building and the replacement dwelling is to be within 100m of the agricultural building, written consent from the owner of the agricultural building is required. Written consent must be signed by both parties and witnessed by a Solicitor or a Peace Commissioner. Where written consent has been provided, a condition restricting the first occupancy of the dwelling to the applicant or members of their immediate family or heirs for a 7-year period shall be included in any grant of permission. h) Where a replacement non-residential building comprises a change of use to residential, and is within 100m of an agricultural building, written consent from the owner of the agricultural building is required. Written consent must be signed by both parties and witnessed by a Solicitor or a Peace Commissioner. Where written consent has been provided, a condition restricting the first occupancy of the dwelling to the applicant or members of their immediate family or heirs for a 7-year period shall be included in any grant of permission. Proposals for the replacement of non-vernacular buildings/dwellings, where the building/dwelling to be replaced is not considered to be a vernacular building or does not make an important contribution to the local heritage, shall generally comply with criteria b-h above. Environment, Energy and Climate ActionEnvironment, Energy and Climate ActionDevelopment management standardschapter 15
- Monaghan County Development Plan 2025 – 2031 336 In ‘Rural Areas Under Strong Urban Influence’, proposals for replacement of existing buildings and dwellings shall also fulfil the replacement dwelling criterion in Policy RSP7(f) in Chapter 2 Core Strategy of this Development Plan, where: i. The dwelling is to replace an existing dwelling, ii. Where the dwelling to be replaced: c was in use or last used as a dwelling, c has not been changed to a dwelling from another use without planning permission, c exhibits all the essential characteristics of a dwelling house and is reasonably intact. 15.9.5 RESIDENTIAL DWELLINGS AND AGRICULTURAL BUILDINGS County Monaghan has a significant agricultural base with many agricultural enterprises located throughout the rural area. It is considered necessary to protect the current operations of a working farm from development that could prejudice its expansion. Where it is proposed to site a dwelling within 100 metres of an existing agricultural building in the rural area, the applicant shall submit a written agreement from the owner of the agricultural building, consenting to the construction of the dwelling. The written agreement must be signed by both parties and witnessed by a Solicitor or a Peace Commissioner. Where written consent has been provided, a condition restricting the first occupancy of the dwelling to the applicant or members of their immediate family or heirs for a 7-year period shall be included in any grant of permission. This policy shall not apply in the following instances: k The proposed dwelling is located within a designated settlement. k Refurbishment and/or extension of vacant dwellings or any ancillary domestic outbuilding. k Refurbishment of protected structures which are in residential use. Where the agricultural use of the building has clearly been abandoned, the onus to prove that the agricultural use has been abandoned shall rest with the applicant. For the purposes of this Policy, an agricultural building is a building used or last used for agricultural purposes or activity including the keeping of livestock, the storage of farm equipment, or any slurry or agricultural waste but excluding any field-based holding pens, cattle crushes, sheep dips etc or other similar structures. RRDP 1 Proposals for restoration or replacement of vernacular/non-vernacular buildings and dwellings in the rural area shall comply with Section 15.9.3 and Section 15.9.4 of the Monaghan County Development Plan 2025-2031. RESTORATION AND REPLACEMENT OF VERNACULAR AND NON-VERNACULAR BUILDINGS AND DWELLINGS POLICY DABP 1 Proposals for dwellings within 100m of agricultural buildings in the rural area shall comply with Section 15.9.5 of the Monaghan County Development Plan 2025-2031. DWELLINGS WITHIN 100M OF AGRICULTURAL BUILDINGS POLICY Monaghan County Development Plan 2025 – 2031
- Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01 337 15.9.6 RIBBON DEVELOPMENT AND INFILL DEVELOPMENT The Council, in accordance with the guidance given in the DEHLG Sustainable Rural Housing Guidelines for Planning Authorities, will resist ribbon development, primarily on grounds of visual amenity, reinforced on occasions by road safety reasons. Where a proposed development would create or extend ribbon development, planning permission will be refused. The Sustainable Rural Housing Guidelines define ribbon development as five or more houses on any one side of a given 250 metres of road frontage. The ribbon may not have a uniform building line, and buildings set back from the road, staggered or an angle to the road will also be considered as ribbon development, where they are visually linked. Any dwelling that fulfils the replacement dwelling criterion in Policy RSP7(f) in Chapter 2 Core Strategy of this Development Plan shall be considered as a ‘house’ in the definition of ribbon development as laid out in the Sustainable Rural Housing Guidelines. The Planning Authority will resist development that would create or extend ribbon development. However, a relaxation of ribbon development policy on regional and local roads will be considered where: a) Planning permission is sought on the grounds of meeting the housing needs of a landowner* or a member of his/her immediate family** where no other suitable site is available on the entire landholding***. The Planning Authority will apply an occupancy condition for a period of seven years in such cases. b) Four or more houses plus a derelict dwelling or a derelict non-domestic building (for example, mushroom, poultry and agricultural buildings) exist within a 250m frontage on one side of the public road and have done so for a period of at least 10 years, a dwelling house on the site of the derelict building will be permitted, subject to the entire derelict building being demolished. The Planning Authority will apply an occupancy condition for a period of seven years in such cases. c) The infilling of gaps between houses will not normally be permitted, except where there is a small gap, enough to accommodate a single dwelling only, in an otherwise substantially and continuously built-up frontage. * A landowner is defined as an individual with a minimum landholding in the local rural area of 4 hectares which he or she has owned for a minimum period of 5 years prior to the date of submission of the planning application. In circumstances where less than 4 hectares is owned a relaxation shall be permitted where the landowner or an immediate family member has owned the lands in excess of 20 years. This relaxation on the minimum landholding size shall apply for one instance only. ** Immediate family is considered to be a grandparent, sibling, son or daughter or adopted child of a landowner. Where the landowner(s) child(ren) have resided outside the state or Northern Ireland for a minimum continuous period of 10 years, or where the landowner has no children, a niece/nephew maybe considered a landowner’s family member. *** The Planning Authority will consider all lands within the landowners ownership, as verified by a Solicitor. A dwelling will only be granted where there are no alternatives available. RIDP 1 Proposals for ribbon development and infill development in the rural area shall comply with Section 15.9.6 of the Monaghan County Development Plan 2025-2031. RIBBON DEVELOPMENT AND INFILL DEVELOPMENT POLICY Environment, Energy and Climate ActionEnvironment, Energy and Climate ActionDevelopment management standardschapter 15
- Monaghan County Development Plan 2025 – 2031 338 15.10 OTHER RESIDENTIAL DEVELOPMENT 15.10.1 ALTERATIONS AND EXTENSIONS TO DWELLINGS Alterations and extensions to existing dwellings, is, in principle, an acceptable form of development. Proposals to alter or extend a dwelling will be considered on their individual merits, with the main considerations being that of design and the degree of impact on existing and adjoining properties. Proposals for alterations and extensions to existing dwellings shall generally comply with the following: a) The extension shall be ancillary/subordinate to the main dwelling and be located to the rear and/or side. An exception to this may be where the existing dwelling is so small that any extension will not meet the needs of the occupants or where the entire house is being remodelled as part of a comprehensive re-design. b) The form, proportion, heights, fenestration, design and materials shall be in keeping with those of the main dwelling. c) Contemporary designed extensions shall not detract from the visual amenities of the main dwelling. d) The extension shall not have a material negative impact upon the residential amenities of adjoining dwellings or their private open space, in terms of overbearing or overlooking of adjoining properties. e) The extension shall not overshadow adjacent dwellings to the degree that there is significant decrease in daylight or sunlight entering the house. Where new extensions are located close to adjoining buildings in towns and villages, a daylight and sunlight shadow projection assessment, where requested, shall be carried out in accordance with the principles of Site Layout Planning for Daylight and Sunlight, A Guide to Good Practice (Building Research Establishment Report 2022). f) The extension shall not result in an unacceptable loss of existing private open space area. g) Side extensions shall be designed to ensure, where possible, access to the rear of the property for refuse collection, utility access, or similar is maintained. h) Where a dwelling is served by an existing on-site wastewater treatment system, and where the proposed extension results in the provision of additional occupants and bathrooms, the adequacy of the on-site wastewater treatment and disposal facilities shall be demonstrated. Where the existing wastewater treatment facilities are not adequate to facilitate the development proposed, the applicant will be required to upgrade the existing onsite wastewater treatment system to comply with the requirements of the EPA Code of Practice–Wastewater Treatment and Disposal Systems Serving Single Houses (PE≤10) (2021), or any new or updated/subsequent versions. i) Existing surface water drainage is maintained or relocated satisfactorily. 15.10.2 RESIDENTIAL DEVELOPMENT ON CORNER/SIDE GARDEN SITES Corner/side garden site development refers to the subdivision of an existing house curtilage to provide an additional dwelling in towns and villages. The subdivision of a suitably large site for the development of a dwelling in a corner/side garden can be an efficient use of land within settlements. The development of a house on a restricted corner/side garden site may however be resisted if it creates a poor-quality residential environment and/or compromises the residential amenity of the occupants of the principal dwelling. Proposals for residential development on corner/side garden sites shall generally comply with the following: a) The size, design, layout, front and side building line, height, parapet levels, external finishes/materials shall be in keeping with the principal dwelling and adjacent properties. b) There shall be no negative impact upon or loss of residential amenity to the principal dwelling or adjoining property, as a result of overdevelopment, overshadowing and overlooking. c) Adequate provision for wastewater treatment and disposal facilities shall be provided. AEDP 1 Proposals for alterations and extensions to existing dwelling shall comply with Section 15.10.1 of the Monaghan County Development Plan 2025-2031. ALTERATIONS AND EXTENSIONS TO DWELLINGS POLICY 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.