22532

outline permission consisting of the construction of a two storey dwelling house, with domestic garage, sewerage treatment unit with associated percolation area and all associated site works. Significant further information relates to changes to site layouts, a rural housing application, a flood risk assessment for the site, additional landscaping and all associated site works

Refused

Core Refusal Reason

The application failed to demonstrate compliance with rural housing 'local need' criteria and lacked a site-specific flood risk assessment for a site identified as being at risk of fluvial flooding.

Decision Maker's Conclusion

  • The applicant failed to submit a Rural Housing Application Form or demonstrate compliance with the 'local need' criteria required for the Monaghan Town Rural Area Under Strong Urban Influence as per Policy RSP 2.
  • Flood maps indicate the site and surroundings may be at risk of fluvial flooding, yet no site-specific flood risk assessment was provided to demonstrate the development would not be at risk or exacerbate flooding elsewhere.
  • Technical details regarding the achievement of required 70m sight distances were unconfirmed, and the submitted landscaping details were deemed incommensurate with Policy LCP 1.

Cited Policies (CDP)

Section 2.8.1Policy RHP 5Section 15.16Section 15.17.2Section 15.27Section 8.34Policy RDP 24Policy RHP 1Table 15.4Policy LCP 1Policy RSP 2Appendix 15

Decision Document Summary

The proposal sought outline permission for a two-storey dwelling house and domestic garage at Drumbenagh, Tydavnet, Co. Monaghan. The site is located within the Monaghan Town local needs area, which is designated as an area under strong urban influence. While the general house form was considered acceptable, the Planning Authority determined that permission could not be granted due to the applicant's failure to prove a 'local need' for housing in this area. Furthermore, the site is located withi...
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