County Donegal Development Plan 2024–2030 (As Varied)

1. Page 401

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2. Page 402

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   County Donegal Development Plan 2024-2030 (As Varied) 399 Contents for Part B and C Part B 17. General Introduction to Area Plans 401 18. Buncrana Area Plan 2024-2030 411 19. Ballybofey/Stranorlar Area Plan 2024-2030 457 20. Bundoran Area Plan 2024-2030 491 21. An Clochán Liath Area Plan 513 22. Ballyshannon Area Plan 543 23. Bridgend Area Plan 579 24. Carndonagh Area Plan 603 25. Donegal Town Area Plan 645 26. Killybegs Area Plan 683 Part C 27. Settlement Frameworks 723

3. Page 403

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   County Donegal Development Plan 2024-2030 (As Varied) 401 Chapter 17 General Introduction to Area Plans PART B Chapter 17 – General Introduction to Area Plans New 17.1 Introduction to the Area Plans for An Clochán Liath, Bealach Féich – Srath an Urláir (Ballybofey/Stranorlar), Béal Átha Seanaidh (Ballyshannon), Ceann an Droichid (Bridgend), Bun Cranncha (Buncrana), Bun Dobhráin (Bundoran), Carn Domhnach (Carndonagh), Baile Dhún na nGall (Donegal town) and Na Cealla Beaga (Killybegs) This Part of the Plan contains detailed Area Plans for An Clochán Liath, Bealach Féich–Srath an Urláir (Ballybofey/Stranorlar), Béal Átha Seanaidh (Ballyshannon), Ceann an Droichid (Bridgend), Bun Cranncha (Buncrana), Bun Dobhráin (Bundoran), Carn Domhnach (Carndonagh), Baile Dhún na nGall (Donegal town) and Na Cealla Beaga (Killybegs). These nine Area Plans are contained within the County Development Plan (CDP) 2024-2030 but provide detailed planning policies that address the specific challenges and opportunities arising in the towns. The Area Plans must be read in tandem with and as part of the overall CDP document, as relevant policies, objectives, standards and guidance contained within the CDP are applicable to all of the area plan settlements. 17.2 The Purpose of These Plans The purpose of these plans is to guide planning and future public investment decisions for each town. In practical terms, such Plans can help to achieve this aim by: ensuring a sufficient range of housing in accessible and socially inclusive locations close to jobs, schools and community services, enabling new pedestrian and cycling infrastructure, reserving lands for strategic and local access roads projects, facilitating urban regeneration including public realm improvements and tackling vacancy and dereliction, protecting key environmental assets, managing flood risk and allocating lands for economic development at commercially viable and strategic locations. The Plans must also be consistent with National Planning Framework and the Regional Spatial and Economic Strategy for the Northern and Western Region and are otherwise guided by Ministerial Planning guidelines on specific planning issues (e.g. flood risk management, retail development). 17.3 Overall Development Management Approach Ensuring specific development is situated in appropriate locations is crucial in providing adequate lands for new housing, ensuring compact growth, enabling sustainable mobility and new transport infrastructure, protecting residential and visual amenities and environmental assets, providing new community/recreational infrastructure, and managing flood risk etc. Consequently, specific lands have been zoned for specific purposes within the Plans and development proposals in the nine towns will be considered in the context of: • their compliance with the zoning objectives as set out in Table 17.1 below and the corresponding zones identified on the Zoning Maps; • the zoning matrix and the wider policy framework contained in each Plan; and • the policy framework within the wider CDP, where relevant.

4. Page 404

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   County Donegal Development Plan 2024-2030 (As Varied) 402 Chapter 17 General Introduction to Area Plans Policy GEN- DM-1: It is a policy of the Council to support the principle of development proposals that are: (a.) Generally consistent with the zoning objectives as set out in Table 17.1 below and the corresponding zones identified on • Map 18.1 entitled ‘Buncrana Land Use Zoning Map’ • Map 19.1 entitled ‘Ballybofey/Stranorlar Land Use Zoning Map’ • Map 20.1 entitled ‘Bundoran Land Use Zoning Map’ • Map 21.1 entitled ‘An Clochán Liath Land Use Zoning Map’, • Map 22.1 entitled ‘Béal Átha Seanaidh (Ballyshannon) Land Use Zoning Map • Map 23.1 entitled Ceann an Droichid (Bridgend) Land Use Zoning Map • Map 24.1 entitled ‘Carn Domhnach (Carndonagh) Land Use Zoning Map’ • Map 25.1 entitled ‘Baile Dhún nan Gall (Donegal Town) Land Use Zoning Map’; and • Map 26.1 entitled ‘Na Cealla Beaga (Na Cealla Beaga (Killybegs)) Land Use Zoning Map’. (b.) Supported in the zoning matrix contained in the relevant Area Plan. Such proposals will also be considered against the wider policy framework contained in both the Area Plans and the CDP, and relevant guidelines. Proposals for land-uses that are not specifically identified on the zoning matrices may also be considered where the proposed use does not materially contravene the relevant zoning objective, subject to compliance with the wider policy framework contained in the Area Plans and the CDP where relevant, and relevant guidelines. Table 17.1: Land Use Zoning Objectives Name Objective Colour/RGB Colour General Established Development 1 To conserve and enhance the quality and character of the area, to protect residential amenity and allow for development appropriate to the sustainable growth of the settlement, including new residential and commercial development, subject to all relevant material planning considerations, all the policies of this Plan, relevant national/regional policy/guidance including environmental designations and subject to the proper planning and sustainable development of the area. Established Development 2 To conserve and enhance the quality and character of the area, to protect residential amenity and only support applications for minor developments, such as small extensions to houses, and most changes of use of existing buildings and / or extensions and additions to existing commercial and industrial enterprises. New Residential (Phase 1) Provide for new residential development in tandem with the provision of the necessary social and physical infrastructure.

5. Page 405

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   County Donegal Development Plan 2024-2030 (As Varied) 403 Chapter 17 General Introduction to Area Plans New Residential (Phase 2) Provide for new residential development in tandem with the provision of the necessary social and physical infrastructure on a phased basis that provides for the sequential development of settlements from the centre out. Strategic Residential Reserve To reserve a quantum of land primarily for residential development as a long term strategic landbank Urban Core Provide for the development and enhancement of urban core uses including retail, residential, commercial, civic and other uses Community Infrastructure Provide for and protect civic, religious, community, health care, educational and social infrastructure Open Space and Recreation Preserve and provide for open space, biodiversity and recreational amenities. Regeneration Provide for public realm, civic, community, enterprise and/or residential led regeneration Opportunity Site To reserve lands for specific development opportunities that are appropriate in terms of mix of use and compatibility with the wider area (See Specific Opportunity Site Policies) Business/Enterprise Provide opportunities for general enterprise and business development Local Environment 1 To provide for limited development only ensuring no significant negative impact on the landscape setting or the biodiversity quality of the area. Local Environment 2 Protect and improve rural amenity and only support applications for minor agricultural, residential and commercial developments, such as small extensions to existing buildings. Tourism Provide for tourism Related facilities and amenities Transport and Utilities Infrastructure Provide for transport and utilities infrastructure Caravan Park To allow for the development of new caravan parks, the enhancement and appropriate expansion of existing caravan parks and development of associated tourist facilities. High Amenity Protect and enhance high amenity areas Ballybofey/Stranorlar Specific TEN-T PRIPD/ Established Development To conserve and enhance the quality and character of the area, to protect residential amenity and allow for development appropriate to the sustainable growth of the settlement, including new residential and commercial development, subject to all relevant material planning considerations, all the policies of this Plan, relevant national/regional policy/guidance including environmental designations and subject to the proper planning and sustainable development of the area and to provide for the development of the TEN-T Priority Route Improvement Project, Donegal. TEN-T PRIPD/ Opportunity Site To reserve lands for specific development opportunities that are appropriate in terms of mix of use and compatibility with the wider area (See Specific Opportunity Site Policies) and to provide for the development of the TEN-T Priority Route Improvement Project, Donegal.

6. Page 406

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   County Donegal Development Plan 2024-2030 (As Varied) 404 Chapter 17 General Introduction to Area Plans TEN-T PRIPD/ Local Environment Protect and improve rural amenity, provide for the development of agriculture and to provide for the development of the TEN-T Priority Route Improvement Project, Donegal. TEN-T PRIPD/Open Space and Recreation Preserve and provide for open space and recreational amenities and to provide for the development of the TEN-T Priority Route Improvement Project, Donegal. Buncrana Specific Settlement Consolidation Sites To deliver sustainable compact growth that is strategic in nature and scale. Bundoran Specific Coastal Management Zone To ensure that this area remains free from development but facilitates access as an important local amenity. Na Cealla Beaga (Killybegs) Specific Port/Harbour Related To retain and enhance the port/harbour related function for proposals for appropriate new commercial/industrial/harbour-related/tourism related developments An Clochán Liath Specific Marina To facilitate the development of a marina use and other water based recreational activity. 17.4 Housing The current housing crisis is well documented and is manifested locally in rising house33 and rent34 prices, high residential vacancy and dereliction rates, local social housing waiting lists and the severe shortage of new housing completions in many urban areas over the last decade particularly on zoned residential lands. The Planning Authority has had regard to, inter alia, the following related national policy frameworks and guidelines when planning new residential development: • National Planning Framework which emphasises the need to achieve compact growth, focus 30% of new housing within existing built-up footprints on brownfield and infill sites and vacant buildings, ensure efficient land use, co-ordinate zoning and services using a tiered approach and enable sustainability mobility (e.g. walking cycling and public transport). • Urban Design Manual which highlights the need to ensure that new residential developments respond to their context, are well connected, inclusive, promote a variety of uses, make efficient use of resources including land, create a sense of place, and have safe secure and enjoyable public realm. • Housing For All which priorities increased social housing provision, new land activation measures (e.g. Residential Zoned Land Tax), and tackling vacancy (e.g. via the Croi Conaithe (Towns) Fund and Town Centre First Initiative). • Development Plan Guidelines which recommends: o Applying the core strategy requirements to each settlement. o Adopting a sequential approach for residential zoning prioritising centrally-located serviced lands. o Conducting a detailed assessment of existing and proposed residential zonings. o Not de-zoning existing serviced and developable zoned land where there is a surplus of same but taking a phased approach where there is a sound planning 33 16.8% Annual Increase Daft House Price Report Q3 2022. 34 19.0% Annual Increase Daft Rental Price Report Q3 2022.

7. Page 407

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   County Donegal Development Plan 2024-2030 (As Varied) 405 Chapter 17 General Introduction to Area Plans rationale. (although phasing may not be necessary if zoned and serviced sites are of broadly equivalent merit). o Dezoning or examining alternatives for residential lands which have remained undeveloped and are unserviced. o Ensure sufficient flexibility in zoning to allow sufficient residential sites to come forward if residential development does not proceed on one or more sites. Consequently, the Plans are intended to facilitate an adequate supply, range and mix of high-quality housing at serviced, sustainable, accessible, and socially-inclusive locations by: • Providing adequate zoned residential land at appropriate compact, accessible and serviced locations with a focus on town centre regeneration, brownfield and infill and sequential development sites in accordance with the core strategy allocation for each town in the first instance. • Ensuring sufficient flexibility in terms of the overall amount of zoned land including through the retention of pre-existing zoned serviced and developable residential zonings on a phased basis. • Ensuring quality, inclusive, well-connected housing which respond to it’s local context by requiring adherence to national residential development guidelines and implementing site specific housing policies to capitalise on local opportunities and address local deficiencies. • Supporting the refurbishment of vacant and derelict housing stock within the urban cores . • Supporting proposals for single dwellings on lands zoned ‘Local Environment 1’ in limited circumstances provided that they would integrate with the landscape. To this end the following approach was taken in identifying land for residential development: • The formulation and provision of a core strategy allocation for each town. • An examination of extant planning permissions which could facilitate the delivery of the core strategy allocation. • An assessment and ranking of all potential residential sites (including both pre-existing residential zonings and other potential residential sites) in accordance with the sequential test in Section 6.2.3 of the Development Plan Guidelines and other planning guidelines including the following criteria - compact growth, active travel, availability of water and wastewater networks, roads, footpath, public lighting, surface water, flooding, natura 2000 sites, national roads policy (where relevant), infrastructure corridors, environmental amenities and the identification of sufficient residential lands to meet the core strategy allocation based on the above ranking. • The retention of certain serviced and developable residential zonings , to be delivered on a phased basis in accordance with Section 4.4.1 of the Development Plan Guidelines. Generic Objective and Policies Applicable to All Settlements Housing Objective GEN-H-O-1 Facilitate an adequate supply, range and mix of high-quality housing at serviced, sustainable, accessible, and socially inclusive locations to meet anticipated housing need. Policies GEN-H-P-1 It is a policy of the Council to secure an adequate supply of strategic landbanks for the purposes of housing provision beyond the life of this plan through the identification of lands as ‘New Residential Phase 2’ and/or ‘Strategic Residential Reserve’. The Council will examine and manage the appropriate release of such

8. Page 408

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   County Donegal Development Plan 2024-2030 (As Varied) 406 Chapter 17 General Introduction to Area Plans lands on the basis of a continued assessment of need and levels of supply and subject to the provisions of policy GEN-H-3. GEN-H-P-2 In areas zoned as ‘Local Environment 1’ it is a policy of the Council to consider proposals for single dwellings in circumstances where: • the land in question is in family ownership and where the applicant/s can demonstrate a genuine need to reside on the subject site; and • it can be demonstrated that the proposal would integrate harmoniously with the local landscape, utilising and retaining key landscape features such as trees and hedgerows and would not have an adverse impact on the existing character of the area or the residential amenity of adjoining properties. Proposals for multiple housing developments (i.e. 2 or more dwellings) will not be considered. Access to lands which adjoin or extend along the National road network outside locations subject to a reduced 50-60kph urban speed limit should conform to the requirements of the DoECLG Spatial Planning and National roads Guidelines concerning the general restriction on access to national roads and Policy T-P-12 (a) of the Plan. (T-P-12 policy is the subject of Draft Ministerial Direction to delete some of the policy and amend policy - for more information refer to www.donegaldevplan.ie or consult.donegal.ie. ) GEN-H-P-3 The planning authority will only consider the phased release of New Residential Phase 2 and/or Strategic Residential Reserve lands in limited cases and exceptional circumstances, where all of the following conditions are met – a) A minimum of 50% of the New Residential Phase 1 lands have been developed and/or are committed to development by way of a live planning permission. b) Evidence is provided that further Phase 1 lands will not be developed for residential development within the plan period and thus the release of Phase 2 lands should be considered in order to meet Core Strategy targets. c) The Phase 2 lands being considered for development will provide for the sequential and compact growth of the settlement from the centre out and will provide for vehicular and active travel linkages that connect with existing infrastructure and allow for connectivity to the urban core of the settlement. d) The Phase 2 lands being considered for development have access to all necessary utilities to deliver residential development. (NB - This policy does not apply to Bridgend due to the servicing constraints in that settlement. In Bridgend, Phase 2 lands will be rezoned to Phase 1 when the utilities and infrastructure required to deliver residential development are put in place). GEN-H-P-4 Ensure that the design of new multiple residential developments provide for connectivity to adjacent and backland (developed or undeveloped) land parcels including: • Access to adjoining undeveloped backlands.

9. Page 409

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   County Donegal Development Plan 2024-2030 (As Varied) 407 Chapter 17 General Introduction to Area Plans • Safe, coherent, direct, attractive, and comfortable active travel linkages to adjoining undeveloped backlands and, where appropriate, adjoining existing developments. GEN-H-P-5 Proposals for single dwellings will only be permitted on lands zoned for residential purposes (including lands zoned ‘New Residential Phase 1’, ‘New Residential Phase 2’, ‘Strategic Residential Reserve’ and Opportunity Sites facilitating residential development) where it can be clearly demonstrated that: • The location and layout of the dwelling would not compromise the ability of the subject land zoning to facilitate the provision of comprehensive integrated and quality residential development(s) utilizing the entire land zoning. • The location and layout of the dwelling would not compromise the provision of any relief road, strategic, or active travel infrastructure identified in the Area Plans. • The proposal would not be detrimental to neighbouring residential amenities or the general character of the surrounding area. GEN-H-P-6 • Ensure that the design of new residential proposals positively contribute to the creation of an integrated hierarchy of public open spaces and corridors across the overall urban area to meet the needs of the planned population. • Seek to secure the simultaneous creation of ecological corridors, use of native plant species, and use of biodiversity friendly interventions in new residential developments. 17.5 Economic Development Objective GEN-ED-O-1 Only support the provision of professional services, where the services proposed are provided principally to visiting members of the public, within land zoned as ‘Urban Core’ and within established neighbourhood centres. (Professional services includes dentists, solicitors, beauty therapists/hairdressers, physiotherapists etc.). 17.6 Transport Objectives GEN-T-O-1 Facilitate a significant increase in sustainable mobility through the provision of a compact permeable urban form, new and enhanced active travel infrastructure (walking and cycling), and public transport services and associated infrastructure. GEN-T-0-2 Improve strategic transport connectivity, traffic safety and local traffic flow and accessibility (including through the delivery of the TEN-T PRIPD strategic roads project in the case of Bealach Féich – Srath an Urláir / Ballybofey/Stranorlar), the provision of new local access links and the implementation of appropriate safety, parking/traffic management solutions.

10. Page 410

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    County Donegal Development Plan 2024-2030 (As Varied) 408 Chapter 17 General Introduction to Area Plans Policies GEN-T-P-1 1. Implement, deliver and/or facilitate all projects/actions outlined in the Local Transport Plan, Land Use/Transportation Strategies and associated maps, as appropriate for each settlement, subject to the completion and findings of all necessary technical assessments required to support such projects/actions and subject to the necessary planning consents being obtained. 2. a) Ensure that any new developments do not prejudice the development/implementation of transport projects/links identified in the Local Transport Plans. b) Protect the corridors or routes associated with said transport projects/links. 3. Ensure that all new transport and green infrastructure projects, inclusive of those referenced in the Plan, be subject to individual environmental assessments inclusive of local environmental factors. Such assessments must, inter alia: a) Prepare a feasibility assessment b) consider environmental constraints including those related to habitats along with potential impacts (e.g. disturbance from lighting) c) address sustainable mobility in accordance with the relevant objectives contained elsewhere in this Plan. d) Include implementation measures to minimize river crossings, avoid sensitive habitats, not increase barriers to flood waters and employ sustainable design and construction techniques. e) Undertake a corridor and route selection process where appropriate f) demonstrate that any proposed interventions are consistent with all relevant legislative requirements. GEN-T-P-2 Ensure that new development proposals preserve the key access points to undeveloped or existing adjoining lands identified in the Area Plan Land Use Zoning Maps. GEN-T-P-3 Require, where feasible, that new developments are sited and designed in a manner which prioritises, and provides safe, direct, and attractive access for pedestrians and cyclists. GEN-T-P-4 Facilitate the re-allocation of existing road space to provide enhanced, pedestrian and cycling infrastructure. GEN-T-P-5 Support and facilitate the provision of local public transport services and associated infrastructure (e.g. bus stops/shelters, laybys, and bus prioritisation measures) in collaboration with the NTA. GEN-T-P-6 Facilitate the provision of electric vehicle charging points at public off-street locations. GEN-T-P-7 Only consider vehicle parking proposals within areas zoned Urban Core in the following exceptional circumstances: a) The provision of secure and attractive parking for residential developments, including disabled and age friendly parking, in accordance with the guidance set out in the Urban Design Manual (DoHLGH 2009) or any subsequent related publication where such parking cannot otherwise be catered for by existing capacity in adjacent on-street or publicly accessible parking spaces.

Source Donegal County Council: County Donegal Development Plan 2024–2030 (As Varied) (2024–2030) · 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.