Development plan · Donegal County Council
County Donegal Development Plan 2024–2030 (As Varied)
The council's development plan written statement: its strategy, policies, objectives and development standards.
Donegal County Council · 2024–2030 · 783 pages
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- County Donegal Development Plan 2024-2030 (As Varied) 409 Chapter 17 General Introduction to Area Plans b) For commercial/community developments where such parking is essential to ensure the viability of the development and cannot otherwise be catered for by existing spare capacity in adjacent on-street or publicly accessible parking spaces, and would accord with the town centre objectives of this plan. c) Publicly accessible disabled and age friendly parking spaces and public transport facilities. d) As part of urban regeneration projects/proposals where the proposal would involve the reconfiguration of existing parking and/or would not otherwise hinder the creation of a vibrant, compact and pedestrian friendly urban form. GEN-T-P-8 Support the development of parking management strategies (including an assessment of the quantum, location and cost of parking) in settlements where the need arises. 17.7 Urban Core / Town Centre Objective TC-G-0-1 Create vibrant, multifunctional, attractive, and accessible town centres, including through the reduction of the overall level of Vacancy and Dereliction. Policies TC-G-P-1 Facilitate a variety of developments and uses within the urban cores / town centres including residential, retail, day and night-time hospitality, professional services, tourism and cultural development which accord with the urban design policies of the development plan and otherwise do not detract from the visual, residential or environmental amenities of the area or cause adverse impact traffic impacts. TC-G-P-2 Positively facilitate sensitive proposals for the refurbishment and reuse of vacant and derelict buildings including proposals for the amalgamation and extension of existing properties for town centre compatible uses (e.g. commercial, retail and residential) in accordance with the urban design policies of this plan. TC-G-P-3 Positively support proposals for infill and backland residential and commercial developments where they would: • Not have a significant adverse effect on existing residential and visual amenities. • Respect the existing character, scale and setting of the local built environment. TC-G-P-4 Consider proposals for food take-away units, bookmakers, amusement arcades, and casinos within the ‘Urban Core’ zoning provided that they: a) Are not located within or abutting premises consisting of residential accommodation, schools or religious institutions. b) Do not contribute to the over concentration of such uses in a given area which would result in excessive noise, litter and anti-social hours of operation; and c) Do not detract from the streetscape, vitality and viability of the area.
- County Donegal Development Plan 2024-2030 (As Varied) 410 Chapter 17 General Introduction to Area Plans 17.8 Recreation, Community and Natural Heritage Objectives RCNH-G-O-1 Create a high-quality integrated network of recreational and amenity spaces, linkages and infrastructure which provide an optimal quality of life and visually attractive environment and satisfy the requirements of the Habitats Directive regarding potential impacts on European sites. 17.9 Flooding Policies GEN-F-P-1 a) Within areas zoned as ‘Established Development 2’, only minor developments (e.g., small extensions to houses, most changes of use of existing buildings and/or extensions and additions to existing commercial and industrial enterprises) will be supported, where it can be demonstrated that they will not obstruct important flow paths, introduce a significant additional number of people into flood risk areas or entail the storage of hazardous substances). b) Such applications shall be accompanied by a commensurate assessment of the risks of flooding to demonstrate that they would not have adverse impacts or impede access to a watercourse, floodplain or flood protection and management facilities. Such proposals shall follow best practice in the management of health and safety for users and residents of the proposal. GEN-F-P-2 a) Within areas zoned as ‘Local Environment 2’, only minor developments (e.g., small extensions to existing agricultural, residential or commercial buildings or other developments of limited scale) or water compatible developments will be supported, where it can be demonstrated that they will not obstruct important flow paths, introduce a significant additional number of people into flood risk areas or entail the storage of hazardous substances). b) Such applications shall be accompanied by a commensurate assessment of the risks of flooding to demonstrate that they would not have adverse impacts or impede access to a watercourse, floodplain or flood protection and management facilities. Such proposals shall follow best practice in the management of health and safety for users and residents of the proposal.
- County Donegal Development Plan 2024-2030 (As Varied) 411 Chapter 18 Buncrana Area Plan Chapter 18 – Buncrana Area Plan 2024-2030
- County Donegal Development Plan 2024-2030 (As Varied) 412 Chapter 18 Buncrana Area Plan Chapter 18 – Buncrana Area Plan 18.1 Introduction The second largest town by population in the County (recorded as 6,875 in the 2016 census [CSO, 2016]), Buncrana is a coastal seaside town strategically located on the eastern shores of the Inishowen peninsula in the North-West of the county. The town currently functions as a tourism destination (identified in the RSES as a ‘Key Destination Town’ on the Wild Atlantic Way), and as a service town for large parts of the Inishowen Peninsula. Buncrana serves as a gateway to Inishowen including the most northerly Signature Point on the Wild Atlantic Way at Malin Head. Buncrana is one of the 4 strategic nodes in the North-West City Region (NWCR), along with Derry, Letterkenny and Strabane. The town’s seaside location, natural and heritage resource, proximity to, and cross border connections with Derry are among its key strategic assets. 18.1.1 ‘Strategic Strengths and Future Direction Study’, (ICLRD, August 2020) In 2020, Donegal County Council (DCC) commissioned the International Centre for Local and Regional Development (ICLRD) to prepare a strategic report on potential key sectors for the future development of the town35. The study identified evidence of a need for a co-ordinated place-based approach to driving the future development of Buncrana based on extensive public engagement and consultation. The key findings of the Report are set out below and have informed the development of this Plan: The overall economic performance of Buncrana is not reflective of its status within the county (in terms of population size): relatively low total of jobs; one of the lowest jobs ratios (local jobs: resident workers) in the county; high overall unemployment level despite significant out-commuting to employment in Derry and Letterkenny. Buncrana’s current and future development is shaped, influenced, and governed by policy documents and statutory frameworks that are currently in place at a county level. These include the County Donegal Development Plan, Local Economic and Community Plan and Local Development Strategy, which are closely aligned and give effect to several complementary objectives for Buncrana: • Maintaining and furthering cross-border linkages and collaboration; • Harnessing the opportunities associated with the NWCR and the linked metropolitan area; 35 Strategic Strengths and Future Direction Study, ICLRD, August 2020
- County Donegal Development Plan 2024-2030 (As Varied) 413 Chapter 18 Buncrana Area Plan • Promoting an attractive, accessible and liveable town, based on sequential development and focusing on compact growth and utilising the existing town core; • Fostering local economic development and entrepreneurship; • Supporting the ‘Repowering Buncrana’ project. • Development of a Night -Time economy within the town (NTE)36 ; • Investing in green transport and active travel (walking and cycling), associated with environmental and public health; • Supporting the provision of greenway infrastructure, associated with economic diversification (tourism), public transport, enhanced connectivity and the promotion of active travel; • Protecting biodiversity and harnessing natural resources, including the marine; • Emphasising quality-of-life, stemming from investments in enhanced community amenities and infrastructure, particularly those associated with outdoor activities and accessing the natural environment; • Increasing citizen participation in local decision making, with particular focus on youth and the third age; and • Ensuring that the public realm and built environment are conducive to social well-being, community health, social inclusion and vibrant places. Buncrana’s geographic location and role within the County’s Core Strategy settlement hierarchy as a County Growth Driver positions it to become a strong employment centre, with a particular focus on tourism and opportunities to attract investment from the IT, pharmaceuticals, biotechnology, food processing and electrical/electronics sectors. The focus on tourism development can be achieved through: • the reservation of land for recreation and amenity, • continued investment in recreation and amenity infrastructure, • protection and enhancement of the built heritage of the town, • development of the night time economy37, • appropriate marketing and promotion and, • cross-border cooperation on mutually beneficial cross sector projects. 18.1.2 Core Strategy The Core Strategy sets out an overall settlement hierarchy including population and housing targets and associated residential land zonings allocations for settlements (or groups of settlements) within the county. The Core Strategy identifies Buncrana as a second-tier ‘County Growth Driver’ and allocates 566 units or 7.3% of the overall housing target in the county to the town. On the basis of a residential density of 35 units per ha this means that overall 16.2ha of zoned land is required to fulfil the core strategy housing targets for Buncrana. 18.1.3 Zoning Matrix As specified in Policy GEN-DM-1 in the General Introduction (see Section 17.3), development proposals in Buncrana will be considered in the context of their compliance with the zoning objectives as set out in Table 17.1, the corresponding zones identified on Map 18.1 entitled ‘Buncrana Land Use Zoning Map’, and the zoning matrix contained in Table 18.2 below. The wider policy framework contained in both this Plan and the CDP will also be applied where relevant. 36 Funded by Dept of Tourism, Culture, Arts, Gaeltacht, Sport and Media in 2022 to establish Night-Time Economy Advisor and Night-Time Economy Committee(s).
- County Donegal Development Plan 2024-2030 (as varied by Variation No. 1) 414 Chapter 18 Buncrana Area Plan Table 18.1: Buncrana Land Use Zoning Matrix. The Zoning Matrix illustrates a range of land uses together with an indication of their broad acceptability in each of the land use zones. Please note that the broad acceptability of uses on designated Opportunity Sites and Settlement Consolidation Sites is set out in specific policies contained in Chapter 18 of this Plan. Y= Acceptable in Principle; O=Open for consideration; N= Not acceptable Land Use Zoning New Residential (Phase 1) New Residential (Phase 2) Urban Core Established Development 1 Established Development 2 Strategic Residential Reserve Open Space & Recreation Business & Enterprise. Local Environment 1 Local Environment 2 Community Infrastructure High Amenity Amusement Arcade/Casinos N N O1 N N N N N N N N N Agricultural Buildings N O N O O19 O2 N N O O20 N O Car Park (other than ancillary) N N O3 N O19 N N N N O20 N N Betting Office N N O4 O4 N N N N N N N N Cafe N N O O O19 N O O N O20 N N Cemetery N N N N O19 N N N O O20 Y N Cinema N N Y N O19 N N N N O20 N N Community/ Recreational /Sports O N O O O19 O O O O O20 Y N Creche/Playschool O N Y O O19 N N O N O20 Y N Cultural Uses/Library O N Y O O19 N N N N O20 Y N Dancehall/Disco N N Y5 N O19 N N N N O20 N N Data Centre N N N N O19 N N O N O20 N N Funeral Home N N Y O O19 N N O N O20 O N Garage/Car Repair N N Y O7 N N N O N O20 N N
- County Donegal Development Plan 2024-2030 (as varied by Variation No. 1) 415 Chapter 18 Buncrana Area Plan Land Use Zoning New Residential (Phase 1) New Residential (Phase 2) Urban Core Established Development 1 Established Development 2 Strategic Residential Reserve Open Space & Recreation Business & Enterprise. Local Environment 1 Local Environment 2 Community Infrastructure High Amenity Guesthouse /Hotel/ Hostel N N Y O O19 N N N N O18 N N Hot Food Takeaway N N Y N N N N N N N N Industry (light) N N Y O6 O19 N N O N O18 N N Industry (General) N N N O8 O21 N N Y N O18 N N Medical Consultancy/Health care N N Y O O21 N N O N O18 O N Motor Sales N N N O O19 N N O N O18 N N Nursing Home N N Y O O19 N N N N O18 Y N Offices N N Y O9 O19 N N Y9 N O18 O9 N Park/Playground O O O O O19 N Y N O O18 Y N Petrol Station N N O O O19 N N O N O18 N N Place of Worship O N Y O O19 N N O N O18 Y N Playing Fields O O O O O19 O O N O O18 O N Pub N N Y O O19 N N N N O18 N N Restaurant N N Y O O19 N N O N O18 N N Residential Y Y Y Y O19 O10 N N O20 O18 N N Retail N N Y O11 O19 N N O16 O17 O18 N N School/Education N O Y O O19 N N N N O18 Y N Solar Energy Generation (other than exempted dev. or microgeneration19) N N O O O19 O14 N O O15 O18 N N Tourist Related Facilities N N Y O O19 N N N N O18 N N Warehouse/Store/ Depot N N O O O19 N N O N O18 N N
- County Donegal Development Plan 2024-2030 (as varied by Variation No. 1) 416 Chapter 18 Buncrana Area Plan Land Use Zoning New Residential (Phase 1) New Residential (Phase 2) Urban Core Established Development 1 Established Development 2 Strategic Residential Reserve Open Space & Recreation Business & Enterprise. Local Environment 1 Local Environment 2 Community Infrastructure High Amenity Water/ Wastewater Services O O O O O O O O O O O O Please refer to Settlement Capacity Audit/Infrastructural Assessment for Residential Related Sites: Ch 18 Appendix A. Area Plan Appendix A for Settlement Capacity Audit/Infrastructural Assessment prepared having regard to the provisions of the National Planning Framework and the Development Plan Guidelines. Footnotes to accompany land-use zoning matrix 1 Refer to Chapter 17, Policy TC-G-P-4. 2 Proposals for agricultural buildings within lands zoned as Strategic Residential Reserve (SRR) must be designed and located so as not to compromise the future residential development potential of the SRR zoned lands. 3 Refer to specific policies on car parking as set out in Policy GEN-T-P-7. 4 Betting offices will not be permitted where it is considered that they may have a detrimental impact on the established character or residential amenities of an area. 5 Dancehalls/discos will not be permitted where it is considered that they may have a detrimental impact on the established character or residential amenities of an area. 6 Light industry will not be permitted where it is considered that the proposal may have a detrimental impact on the established character or residential amenities of an area. 7 Garages/car repair will not be permitted where it is considered that they may have a detrimental impact on the established character or residential amenities of an area. 8 Developers are advised to have regard to, inter alia, the economic development policies of the County Development Plan. 9 Developers are advised to note that professional services, where the services proposed are provided principally to visiting members of the public, will generally be directed to the defined urban core.
- County Donegal Development Plan 2024-2030 (as varied by Variation No. 1) 417 Chapter 18 Buncrana Area Plan 10 Proposals for multiple (i.e. 2 or more) residential units will not be considered on Strategic Residential Reserve lands. Proposals for single dwellings may be considered where they accord with the Councils housing policies and where they are located and designed so as not to compromise the future residential development potential of the SRR zoned lands. 11 Developers are advised to note that proposals for retail development in areas zoned Established Development 1 shall be assessed in accordance with the provisions of the Retail Strategy as set out in the County Development Plan. 12 Proposals for retail development on lands zoned as Strategic Residential Reserve shall only be considered where they comprise proposals for a farm shop selling goods that are produced on the subject landholding. Other types of retail shall not be permitted at these locations. 13 Proposals for microgeneration shall be dealt with on a case-by-case basis having regard to all relevant policy provisions of this Plan, the County Development Plan and other statutory guidance. 14 Proposals for solar energy generation on lands zoned Strategic Residential Reserve may be considered where, inter alia, such proposals are located and designed so as not to compromise the future residential development potential of the SRR zoned lands. 15 Proposals for solar energy generation on lands zoned Local Environment 1. may be considered where, inter alia, it can be definitively demonstrated that such proposals would have no significant negative impact on the landscape setting or the biodiversity quality of the area. 16 Proposals for retail development on lands zoned as Business and Enterprise shall only be considered where the retail element of the proposal is clearly ancillary to the parent/main use of the site, comprises a maximum of 10% of the total floor area of the subject development, and where the goods being sold are a product of that ‘main use’. Notwithstanding the foregoing, proposals for retail uses on General Employment lands shall not be permitted if such use would be detrimental to the retail function of the town centre; these matters will be assessed on a case by case basis in accordance with the provisions of the Council’s Retail Strategy 17 Proposals for retail development on lands zoned as Local Environment 1. shall only be considered where they comprise proposals for a farm shop selling goods that are produced on the subject landholding. Other types of retail shall not be permitted at these locations. 18 Only proposals for minor agricultural, residential and commercial buildings such as small extensions to existing buildings will be considered in ‘Local Environment 2’ in accordance with Policy Gen-F-P-2. 19 Only proposals for minor developments such as small extensions to houses and most changes of use to existing buildings and/or extensions and additions to existing commercial and industrial enterprises shall be considered within land use zoning ‘Established Development 2’ in accordance with Policy Gen-F-P-1. 20 Only proposals for single dwellings will be considered on lands zoned Local Environment 1 in accordance with GEN-H-P-2.
- County Donegal Development Plan 2024-2030 (As Varied) 418 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan 18.2 Shorefront Buncrana’s shorefront location and existing associated green infrastructure is one off its key assets. The town is within close proximity to several beaches and to Fahan marina (a large privately-operated marina, located to the south of the town providing berthing for up to 250 leisure craft). The coastal location is a valuable recreational asset facilitating swimming, sailing, angling/fishing, boat touring and other water-based activities. There are six piers and slipways providing access to the sea but these are concentrated in the heart of the town where parking and launching is very difficult. The main pier provides berthing for the Lough Swilly Ferry, a number of small fishing boats and for the RNLI search and rescue boat. All of these services are vital for the commercial and economic growth of the area. 18.2.1: RRDF - ‘Repowering Buncrana’ The ‘Repowering Buncrana’ Rural Regeneration and Development project includes a series of measures that will work in an integrated way to strengthen the shorefront, enhance walking and cycling, provide quality shore front amenities, integrate art and biodiversity into our urban landscape and critically work to counter the disconnect between Main Street and the shore front. The project funded under the Government’s Rural Regeneration Development Fund (RRDF)[1] will also seek to reuse a vacant town centre building to accommodate new job creation bringing much needed employment opportunities to Buncrana, increasing the number of people in the town centre resulting in delivering increased footfall, additional business spin offs and economic spend. The project was successful in securing funding or project development work under the third call of the RRDF for Category 2 applications. The funding secured will enable the progression of the project through the statutory approval and detailed design stages to a highly developed status as a shovel ready capital works project and onwards delivery. The project includes the following interventions: 1. A new iconic pedestrian bridge over the Mill River connecting the Inishowen Greenway Project and Amazing Grace Park to a transformed harbour/pier environment, 2. The creation of a high performance promenade and Shore Front Green including enhanced walkways, beach access, public realm & festival gathering space and development of a new bespoke public/civic shore green users building, 3. Enhanced connectivity between the new Shore Front Green environment and the Main Street and commercial core of the town with targeted public realm improvements, 4. Enhanced Shore Front walkway and promenade along the Fishing Green, with dramatic reimaging of the Amazing Grace viewing point, 5. Onwards connection of the promenade to Swan Park, Buncrana Castle and Cockhill Road, and 6. The repurposing and extension of a vacant heritage building to create bespoke office accommodation. These interventions were identified as ‘ Place Standard Priorities’ and ‘ Key Spatial Recommendations’ in the ‘Strategic Strengths and Future Strategic Direction’ study and the Repowering Buncrana Project now proposes to give effect to their delivery. [1] gov.ie - Rural Regeneration and Development Fund (www.gov.ie)
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