County Donegal Development Plan 2024–2030 (As Varied)

1. Page 421

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   County Donegal Development Plan 2024-2030 (As Varied) 419 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan Fig. 18.1 – The Six Place Standard Priorities of the Repowering Buncrana - A North West Place Standard Project. Fig 18.2 – A spatial and conceptual representation of the six interventions proposed by the Repowering Buncrana – A North West Place Standard Project.

2. Page 422

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   County Donegal Development Plan 2024-2030 (As Varied) 420 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan Objectives and Policies. BC-S-O-1: To protect and enhance the character, setting and natural heritage of the shorefront in Buncrana, which is identified as an area of ‘Open Space and Recreation’ on the Buncrana Land-Use Zoning Map, in order to secure its existing and future amenity, and tourism and ecological value. BC-S-0-2: To support the progress and implementation of the ‘Re-powering Buncrana‘ – A North West Place Standard Project as funded by the Department of Rural and Community Development (DRCD) and to support any future subsequent phases of the project that provides for strategic regeneration and development of the town in accordance with the Six Place Standard Priorities of the Project. BC-S-P-1: To support the principle of the following development proposals within the shorefront ‘ Open Space and Recreation’ zoning, subject to compliance with all other relevant polices of this Plan and the County Development Plan: a. Development ancillary to existing established uses that support the tourism product in Buncrana. b. Public realm and active travel interventions that serve to enhance the amenity value of the area. c. Community-based recreation projects. d. The development of marinas, jetties, facilities for outdoor water-based activities and harbour facilities for maritime leisure developments. Proposals shall only be permitted where they: i. would not significantly impact on the visual amenities, character and environmental quality of the area. ii. would not intrude significantly on seaward views. iii. are of a scale and character appropriate to the host environment and are of an enduring high-quality design. BC-S-P-2: To protect the coastal walkways in Buncrana as important tourism, recreation and amenity resources for the town BC-S-P-3: To ensure that development proposals that would have a negative impact on the use of Buncrana Pier shall not be permitted. BC-S-P-4: To support the principle of the development of a flagship tourism project, such as a Marine Discovery Centre, in Buncrana subject to all material planning considerations, national and regional guidelines, all relevant policies of this Plan and having regard to environmental and conservation designations including the requirements of Article 6 of the Habitats Directive. 18.3 Town Centre/Urban Core The original town centre of Buncrana was concentrated around Upper and Lower Main Street. The centre now extends eastwards from Lower Main Street into the extended town centre area at Ardaravan Square. The retailing offer in the town is diverse and is characterised by a mix of both independent businesses and a number of larger footprint national stores. The Strategic Study findings noted strong public support for the current town centre focused retail offer and a desire that this pattern would be maintained and supported through land use policy. In addition to ensuring greater commercial life and vibrancy in the town centre, the Strategic Study concluded that the town needs further consolidation, and that an enhanced retail offering is key to ensuring this happens.

3. Page 423

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   County Donegal Development Plan 2024-2030 (As Varied) 421 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan Proposals for retail development in the town centre will be governed by the County Retail Strategy as set out in Chapter 7. 18.3.1 Car Parking The town centre is already served by a large supply of public car-parking. There is a total of approx. 800 on-street and public car-parks spaces. The previous practice of new development proposals having to provide for onsite car parking can have a negative impact upon the ability to deliver an appropriate high quality development proposal within an urban context and thus the preference in this Plan is for developments to utilise public parking facilities where surplus car parking is available within easy walking distance or where public parking facilities are to be delivered at a location that will facilitate the development. In those circumstances it will be necessary for the developer to make a financial contribution towards the provision of those facilities. 18.3.2 Vacancy, Derelict Sites and Regeneration Opportunities Vacant and derelict properties in the town centre have become increasingly unattractive. Analysis published by the Northern and Western Regional Assembly38 identifies the increase in the scale of the issue affecting the town. Table 18.1: Vacant and Derelict commercial stock, (NWRA, Regional Vacancy and Dereliction Analysis, 2022). Vacant commercial stock 2015 Vacant commercial stock 2020 Absolute change (2015-2020) % Change (2015- 2020) Commercial Vacancy Rate (2020). Buncrana 44 61 17 38.6% 14.8% Unsurprisingly, the Strategic Study identified the importance of encouraging brownfield infill development and promoting the re-use/re-purposing of vacant premises in the urban core thus driving the vibrancy of the urban core and making it more attractive to future investors. 18.3.3 Backland Development While most development has occurred along Main Street, the development of Ardaravan Square demonstrated how underutilised and/or landlocked back lands can achieve compact development within the Town Centre. The Health Service Executive’s Primary Care Centre development opened during 2022 was also developed on a centrally-located brownfield site. The figure below identifies a further five town centre brownfield opportunity sites. 38 Regional Vacancy and Dereliction Analysis (January 2022), Northern and Western Regional Assembly

4. Page 424

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   County Donegal Development Plan 2024-2030 (As Varied) 422 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan Fig.18.3 - Town Centre Opportunity Sites 18.3.4 The Development of a Night-Time Economy The Chamber of Commerce has sought to introduce measures and initiatives to help encourage and develop the evening and night-time economy in Buncrana especially during major festivals such as Halloween, Christmas and, in 2022, the Pride festival. The collaborative sharing of the Halloween festival between DCC and Derry City & Strabane District Council (DC&SDC) in 2021 and again in 2022 is another such example.

5. Page 425

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   County Donegal Development Plan 2024-2030 (As Varied) 423 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan The Council’s Economic Development Directorate has been exploring the opportunities presented in a pilot programme from the City & County Managers Association’s ‘Business, Enterprise, Innovation, Urban/Town Economic Renewal’ (BEIUER) Committee to develop and create a vibrant night-time economy (NTE) in Buncrana. This opportunity for funding emerged from the 2020 Taskforce on the NTE and as a priority within the current programme for Government. A new two-year post of a nighttime economy advisor is being created to engage with the community, businesses, venues and artists to “stimulate the night-time economy”, tailoring plans for a more vibrant and safe night-life for the area. 18.3.5 Urban Design Quality Buncrana’s Urban Core contains a range of uses including restaurants and takeaways, accommodation, amusement arcades, and comparison and convenience retailing common to many relatively small-scale towns. This presents challenges in terms of facilitating such proposals in design terms, whilst seeking to maintain a sense of pride in the streetscape. The objective of the Planning Authority must be to strike the appropriate balance in this regard. Objectives BC-TC-O-1 To sustain and enhance the role of Buncrana as the retail and services hub of the Inishowen peninsula. BC-TC-O-2 To strike the appropriate balance between facilitating the continued contribution of the Main Street commercial sectors to the town’s retail and services offering with the need for the further enhancement of the streetscape and public realm. BC-TC-O-3 To secure the development of the brownfield ‘Town Centre Opportunity Sites’ identified on Fig 18.3. BC-TC-O-4 To revitalise the public realm and built environment of the Market Square. Policy BC-TC-P-1: To require the incorporation of strong street frontage into the design of developments located adjacent to the Inner Relief Road within the town centre. 18.4 Regeneration 18.4.1 Settlement Consolidation Sites The Development Plan Guidelines for Planning Authorities (DHLGH, June 2022) provides for the identification of key town centre and edge of town core sites which are of particular strategic scale and importance as ‘Settlement Consolidation Sites’. Such sites should be located within the existing built-up area such that they have a critical role to play in achieving the Core Strategy and the NPF policy objective for consolidation and compact growth. Having regard to the town’s industrial heritage and the downturn in the textile manufacturing industry within Buncrana, 2 no. significant brownfield sites are identified on Fig. 18.4 below. These are the former Fruit of the Loom sites labelled ‘SCS 1a’

6. Page 426

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   County Donegal Development Plan 2024-2030 (As Varied) 424 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan and ‘SCS 1b’. A third site is located within the town core and is the site of a now vacant large former shirt factory known as ‘Clubman’. This site offers potential for brownfield town core regeneration and reuse of a strategically located building and site. The development of the 3no. SCS sites could assist in the wider regeneration of the existing built-up area with the potential to deliver significant housing provision or commercial, employment and or mixed use development. Fig. 18.4: Settlement Consolidation Sites Objective BC-RG-O-1: To secure the development of the brownfield ‘Settlement Consolidation Sites’ and Opportunity Site 4 as referred to below and identified on Fig 18.4 above. Settlement Consolidation Site SCS1A – Ballymacarry: This site (5.2Ha) originally contained the former Fruit of the Loom factory. Approximately half of the site is currently occupied by a large-scale

7. Page 427

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   County Donegal Development Plan 2024-2030 (As Varied) 425 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan industrial coal cleaning and distribution operation. Adjacent uses are industry/enterprise and residential. The site benefits from key access on the southern side of the town to the Letterkenny – Derry economic corridor and also benefits from proximity to the Inner Relief Road. The remainder of this site may be appropriate for a mix of uses within the overall site including residential, light industrial, commercial and bulky goods retail. Developments should have regard to the existing adjacent road network and the residential amenities of adjoining properties. There are potential flooding issues associated within this large site arising from the steep hill to the east therefore any proposal will be required to comply with the Flood Risk Objectives and Policies of this Plan. Policies BC-SCS-P-1A: Support the principle of the significant redevelopment of the site to provide for housing, commercial (subject to the retail policies of this Plan), or employment uses and/or a mixed-use development of the aforementioned uses. Such significant redevelopment proposals shall require the agreement with the Planning Authority of a comprehensive masterplan. Settlement Consolidation Site SCS1B This brownfield site (2.4ha) located on the shorefront was the former Fruit of the Loom dyeing plant but is currently an unoccupied vacant commercial /industrial building of substantial size and scale. This site is prominent, coastal and is situated between low-density residential lands to the north and east and a large public amenity area to the south. The western side forms part of a coastal walk. This site could lend itself to a mixed-use development of high architectural design that may include appropriate commercial, residential, retail and leisure uses that should harness the amenity, coastal and tourism elements at this prime location. Any proposed development will be required to integrate with and protect the amenity shore walk and the Lough Swilly Special Area of Conservation (SAC) and Lough Swilly Special Protection Area (SPA). Any proposal shall be of a massing and scale that respects the sensitive location, and the scale and massing of any surrounding properties. Any proposal may also be considered on a phased basis subject to proper planning and sustainable development of the area. BC-SCS-P-1B: Support the principle of the significant redevelopment of the site to provide for housing, commercial (subject to the retail policies of this Plan), or employment uses and/or a mixed-use development of the aforementioned uses. Such significant redevelopment proposals shall require the agreement with the Planning Authority of a comprehensive masterplan. Settlement Consolidation Site SCS2 BC-SCS-P-2: Support the principle of the significant redevelopment of the site to provide for housing, commercial (subject to the retail policies of this Plan), or employment uses and/or a mixed-use development of the aforementioned uses. Such significant redevelopment proposals shall require the agreement with the Planning Authority of a comprehensive masterplan. Swilly Road (Opp Site 4): This brownfield site housed the former Swilly Hotel. The photograph below shows the disused hotel in 2009 having fallen into disrepair and just prior to its demolition. This is a locally prominent site highly visible from various parts of the town and surrounding

8. Page 428

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   County Donegal Development Plan 2024-2030 (As Varied) 426 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan hinterland. The site is close to the town centre and existing public amenity areas and the shorefront and would therefore be suitable for residential, leisure, tourism, marine or a mixed-use development. Any development must be of a high architectural and environmental quality having regard to the coastal, prominent location adjoining an SAC and SPA. BC-OPP-P-4: Support residential, leisure, tourism, or marine uses. Proposals shall be required to: a. ensure any development does not materially detract from any aspect to/from the shorefront and/or from any of the approach roads into/out of the town; b. ensure any development reflects and respects the characteristics of the site as one of the most important and prominent sites within the town; c. respect neighbouring building heights and orientation; and d. include permeability to and from the site for active travel. Any application for development must be accompanied by an appropriately detailed site-specific flood risk assessment. 18.5 Zoned Employment Lands Whilst the traditional large-scale manufacturing operations (Fruit of the Loom, Clubman Shirt Factory) are no longer present in the town, the skills and industrial tradition are still very evident in the local hinterland as evidenced by the presence of a strong ‘Indigenous Engineering cluster’ in the hinterland of Buncrana inclusive of: • E&I Engineering: established close to the Derry border in Bridgend and approx. 10km from Buncrana; and • Inishowen Engineering: located in Drumfries, around 10km north of Buncrana. While it is estimated that almost 80% of E&I Staff come from the Derry City and Strabane District Council area, both employers offer significant opportunities in establishing the town and the wider North West as a cutting-edge engineering centre of excellence. The skills-needs of such a proposition, however, need to be further investigated. Notably this is a strong concluding recommendation from the ICLRDs Strategic report. It is noted that the majority (combined Lands at Milltown Industrial estate and Lisfannon Industrial estate totals 21.6 ha) of lands currently zoned for ‘General Employment’ use are at this current time largely developed with limited capacity to accommodate future development. This has necessitated the review of current zoning for GE purposes to provide for the growth and employment ambitions of the town and region into the future. Arising from this review, this Plan identifies an appropriate mix of lands that will have sufficient capacity to accommodate new economic developments. In doing so, regard has been had to infrastructural capacity in relation to water and waste-water, environmental and conservation designations, vehicular access, opportunities for the clustering of economic developments, the capacity of the town centre and the capacity for new economic activity on brownfield or infill sites, in addition to the requirement to ensure compact growth and sustainable mobility. The Cockhill area located to the north-east of the town is an established community containing significant areas of housing, St. Mary’s Chapel, St. Oran’s National School, a filling station and shop, beauty studio and Crana College. Having regard to the scale of development and the distance from

9. Page 429

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   County Donegal Development Plan 2024-2030 (As Varied) 427 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan the town centre, the principle of further small-scale neighbourhood development is considered acceptable (please refer to Policy GEN-ED-1, Chapter 17). In general terms and subject to the proper planning and sustainable development of the area, provision has been made for Economic Development on lands zoned: (a) Business/Enterprise; (b) Within the Town Centre ‘Opportunity Sites’; (c) At 4 no. identified ‘Opportunity Sites’; and (d) Additional greenfield ‘Business /Enterprise’ lands to the south-east of the town and located just north of the existing Lisfannon Industrial estate. (e) At 3 no. Settlement Consolidation sites. (The referenced site is the subject of Draft Ministerial Direction to rezone so as not to allow for Business /Enterprise - for more information refer to www.donegaldevplan.ie or consult.donegal.ie)

10. Page 430

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    County Donegal Development Plan 2024-2030 (As Varied) 428 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan Fig 18.5 Business / Enterprise Zonings

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.