County Donegal Development Plan 2024–2030 (As Varied)

1. Page 441

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   County Donegal Development Plan 2024-2030 (As Varied) 439 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan BC–OPP–P-1 Facilitate a sensitive, heritage-led regeneration and development project for tourism purposes. Proposals shall be required to incorporate: a. the sensitive reuse/refurbishment of the existing structure; b. a massing and scale that respects the sensitive coastal location of the site; c. measures to ensure that there is no damage to the natural environment; and d. measures to protect the existing coastal walk as a public amenity and as a direct linkage to the town core. Cockhill Road (Opp Site 2): This is an ‘Edge of Town Centre’ site located beside high quality community and recreational facilities. A portion of the site is currently occupied and in use by the owners of the site, McGonagle Bus company for their depot base, overnight parking and maintenance. The site is also close to Swan Park and the historic access to Buncrana Castle (a Protected Structure) BC–OPP–P-2 Support light industry, residential, employment or economic development uses. Proposals shall be required to a. respect and harness the context and setting of the Buncrana Castle Protected Structure and wider local context; b. retain and integrate existing mature trees within the site. Any application for development must be accompanied by an appropriately detailed site-specific flood risk assessment. Greenfield Site, McCarter Road (Op Site 3): This site occupies 1.4 ha and currently benefits from excellent road access directly fronting onto Looking Glass Brae, the completed section of the inner relief road. This site is adjoined by an existing light industrial use comprising builders merchant and hardware store with predominantly established medium density residential immediately surrounding. The lands have remained undeveloped as PR for a considerable number of years and their suitable future development potential, having regard to residential amenities of adjoining properties is suitable for either solely residential or solely light industrial. BC–OPP–P-3: Support either solely comparison retail/light industry, or solely residential uses. Swans Park Opportunity Site BC-OPP-P-5 Support a small-scale commercial outlet at the Opportunity Site located adjacent to the entrance to Swans Park (at the ‘Eye of the Bridge’) as identified on the Map 18.1: ‘Buncrana Zoning Map’. Use of the site shall be limited to serving the visiting public to the Park. Opportunity Site 6: This triangular shaped greenfield site of approximately 0.58Ha lies 150m north of the Buncrana/Letterkenny Road on the Looking Glass Brae/Ballymacarry Road. It is within walking distance of the urban core. The site consists of an area overgrown with mature trees and planting. The site has the benefits of road frontage and continuous footpath and public lighting along the

2. Page 442

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   County Donegal Development Plan 2024-2030 (As Varied) 440 Section 2: Amendment of ZoChapter 18 Buncrana Area Plan entire site frontage. The adjacent site to the north is zoned for Business/Enterprise and immediately adjacent to that lies OPP Site 3. East of the site is an area zoned as a Settlement Consolidation Site. BA-OPP-P-6 To consider proposals for the development of light Industrial/commercial, or tourism-related uses; or for development providing for a combination of some, or all, of the aforementioned uses on Opportunity Site 6 subject to compliance with the undernoted criteria, subject to all other relevant policies of this Plan and compliance with the proper planning and sustainable development of the area. Proposals for retail development will not be favourably considered unless it can be demonstrated that the proposal would comply with the sequential approach to retail development and retail impact assessment requirements as set out in the County Retail Strategy. Any commercial or tourism development shall provide adequate landscaping/screening proposals between said uses and any residential development on adjoining lands. Any future development within this site shall not prejudice the delivery of the proposed Inner Relief Road

3. Page 443

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   County Donegal Development Plan 2024-2030 (As Varied) 441 Chapter 18 Buncrana Area Plan 18.9 Roads Section 18.6: ‘Active Travel, Permeability and Connectivity’ sets out this Authority’s commitment to developing further the active travel offering in Buncrana. Notwithstanding, this Plan also retains longstanding road projects as contained in previous plans for Buncrana, namely the Inner Relief Road and the Outer Relief Road. The Inner Relief Road has been developed incrementally but is not yet complete. The Outer Relief Road is a more long-term solution that could in time alleviate traffic pressures in the town and thereby provide further opportunities for reimaging the town centre. In addition to the general transportation objectives and policies of this Plan as contained in Chapter 8.1, the Transportation objectives and policies that are specific to Buncrana are set out below: Objective BC-R-O-1: To protect the corridors and routes and acquire the lands necessary for transportation improvement and projects as identified on the Land Use Zoning Map’, subject to all other objectives and policies contained within this Plan. Policy BC-R-P-1: New development affected by the proposed Inner Relief Road and Outer Relief Road corridors shall be designed to anticipate and mitigate the operational and environmental impacts of the road, including noise impact. New individual accesses (excluding farm access) will not be permitted direct access onto these roads. A noise impact assessment report may be required in the assessment of any planning application and the setback requirement that will be required will be informed by that assessment. 18.10 Water and Wastewater

4. Page 444

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   County Donegal Development Plan 2024-2030 (As Varied) 442 Chapter 18 Buncrana Area Plan There are currently two strategic Wastewater investment and improvement projects underway for Buncrana: 1. Buncrana Wastewater Treatment Plant upgrade project: The proposed works at Buncrana Waste-water Treatment Plant (WWTP) include upgrading to a 17,700 PE with a 25 year design horizon to provide secondary treatment of effluent for the town including the environs of Ludden and Fahan. These works are proposed on the site of the existing waste-water treatment plant located within the town. Currently at detailed design stage it is anticipated that this project will commence construction in 2024. 2. Uisce Éireann, working in partnership with Donegal County Council, plans to deliver the Buncrana Sewerage Scheme. This scheme includes upgrades to the sewer network in order to address flooding, overflow and capacity deficiencies. Stormwater storage holding tanks will be provided to reduce the risk of overflows during storms and the scheme will result in improved water quality in the receiving waters. Other benefits will be ensuring compliance with Urban Wastewater Treatment Regulations 2001 and the EPA Wastewater Discharge Licencing and to provide for growth and development in Buncrana and the surrounding areas. This project is due to commence construction during 2023. 18.11 Surface Water and Flooding The objectives and the policies of the Council in relation to Flooding are contained in Chapter 8.4 of the County Development Plan and developments will be assessed against the policies contained therein. The ICLRD Strategic Study reports that coastal communities, such as Buncrana are particularly vulnerable in the face of climate change and rising sea levels. The maps below, supplied by MaREI, (SFI, Research Centre for Energy, Climate and Marine Research and Innovation) clearly illustrates Buncrana’s susceptibility to inundation. Buncrana’s soft coastline makes it more vulnerable than other parts of Inishowen, and the south of the town – from the mouth of the Owenkillew and along the southern beaches – is likely to endure the greatest impacts. Fig 18.9: Lands anticipated to be below annual flood level in 2050 (Source: MaREI, 2020).

5. Page 445

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   County Donegal Development Plan 2024-2030 (As Varied) 443 Chapter 18 Buncrana Area Plan The Office of Public Works’ (OPW) Catchment and Flood Risk Management (CFRAM) study identified Buncrana as a flood risk area. The Plan also set out the measures and policies to be pursued in order to achieve the most cost effective and sustainable management of flood risk. There is a history of coastal and fluvial (river) flooding at Buncrana and Luddan with a recent significant event recorded in August 2017. As part of the Government’s National Development Plan 2018-2027, €1 billion has been committed to the development of flood relief measures across Ireland. As part of this commitment, a steering group was established between the Office of Public Works (OPW) and Donegal County Council to progress a flood relief scheme to alleviate the risk of flooding for Buncrana and Luddan. In Spring 2021, Consultants were appointed to develop a scheme that is technically, socially, environmentally, and economically acceptable, to alleviate the risk of flooding to the communities of Buncrana and Luddan. The process will continue to identify appropriate flood risk relief measures and prepare detailed design, drawings and documents to facilitate submission of a planning application as per the Planning and Development Act (2000), the Planning and Development Regulations (2001) and subsequent construction of the scheme40. Objective BC-F-O-1: To support and facilitate the implementation of the Buncrana-Luddan Flood Relief Scheme subject to the requirements of the Habitats Directive. 40 Buncrana-Ludden Flood Relief Scheme, Office of Public works, 2022.

6. Page 446

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   County Donegal Development Plan 2024-2030 (As Varied) 444 Chapter 18 Buncrana Area Plan 18.12 Natural & Built Heritage 18.12.1 Natural Heritage Buncrana and its environs contain a number of important natural heritage resources including those given a formal designation, woodland areas, the shorefront, tree lined rivers and parkland. These resources are important environmental assets in the town and contribute to the quality of life and character of Buncrana, and its attractiveness as a tourism/recreational destination. Specifically, EU and national protected sites are set out in the table below. Located on the Lough Swilly SAC and SPA, the protected sites include the wooded valleys that follow the Mill and Crana Rivers into Lough Swilly. Porthaw Glen is also an important natural habitat, which has European protection, i.e. SAC. The Swilly shoreline has a number of important designations, including SAC, SPA and pNHA. It is also a designated shellfish water Natura 2000 Sites and Natural Heritage Areas. Site Code Name Special Area of Conservation 002287 Lough Swilly Proposed Natural Heritage Area 000166 Lough Swilly including Big Isle, Blanket Nook and Inch Lake Special Protection Area 004075 Lough Swilly A Strategic Environmental Assessment and an Appropriate Assessment of this Plan have been carried out, in which the protection of the natural heritage of the town is emphasized. The strategy of this Plan in relation to natural heritage ensures that, cumulatively, the objectives and policies of the Plan provide appropriate protection to environmental assets and designated sites and that implementation shall provide adequate mitigation where relevant. Article 6 of the Habitats Directive (92/43/EEC) specifically requires the protection of the designated species and habitats of Natura 2000 sites. Therefore any project with the potential to impact on the conservation objectives of designated sites is required to take appropriate steps to avoid the deterioration of natural habitats and the habitats species as well as significant disturbance of species for which areas have been designated and maybe subject to Appropriate Assessment.

7. Page 447

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   County Donegal Development Plan 2024-2030 (As Varied) 445 Chapter 18 Buncrana Area Plan Natura 2000 and NHA designations Blue and Green Infrastructure is now recognised as an important concept in land use planning and environmental protection. The Buncrana Strategic Study recognises this with recommendations emerging in this key area. This term describes the network of open spaces, parks, green routes, waterways and urban tree lines. They provide environmental, social, economic and physical benefits and give added value where integrated in the development process. These include: • Climate change adaptation; • Biodiversity management and enhancement; • Water management including drainage and flood attenuation; • Health and well being; • Visual amenity and sense and pride of place; and, • Sustainable mobility. Ensuring the promotion, protection of existing, and creation of new blue and green infrastructure provides an opportunity for all to live and work in proximity to connected areas of green space to enjoy the benefits of a healthy environment. This Plan seeks to ensure protection of these elements and to create new areas of open space which connect the urban fabric. Natural Heritage Policies Specific to Buncrana BC-NH-P-1: To safeguard and enhance the local landscape and natural environment, and coastline, by ensuring any new developments do not detrimentally impact on the character, integrity, distinctiveness or scenic value of the area.

8. Page 448

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   County Donegal Development Plan 2024-2030 (As Varied) 446 Chapter 18 Buncrana Area Plan BC-NH-P-2: It is the policy of the Council to conserve and protect the lands identified as 'High Amenity' on the Zoning Map. Proposals for agricultural or recreational development within the identified area will be considered having regard to all material planning considerations, all other relevant policies of the Plan, National/Regional guidelines and having regard to all environmental and conservation designations. BC-NH-P-3: It is the policy of the Council to protect the recreational, environmental and conservation integrity, and the visual quality of all beaches within and adjacent to the Plan area, including Lady’s Bay, Buncrana and Lisfannon Beaches. 18.12.2 Built Heritage The NPF and RSES highlight the importance of incorporating best practice in heritage management into land use planning through the protection of the historic urban fabric, the sensitive reuse of historic properties, the enhancement of places of special cultural or natural significance and the provision of highquality public realm and recreational spaces. This Plan includes a proposed Architectural Conservation Area (ACA) and Chapter 11. ‘Natural and Built Heritage provides objectives and policies in relation to the future sensitive development of all ACAs including retaining the character of the Main Street through traditional shop front design policies, the importance of colour and textures in painting schemes in addition to the importance of correct illumination. Buncrana is unique in that it has several influences all of which come together and culminate in a scenic coastal and attractive town possessing many built heritage vernacular features and character worthy of protection. These influences are its textile heritage during the 20th century and the importance of its remaining historic features such as O’Dohertys Keep Defence Tower where the town originated from at the mouth of the River Crana. The town has 3 buildings included on the record of Protected structures, including Swan Mill and Buncrana Castle. Whilst some insensitive shop front additions have occurred in recent times predominately associated with the gaming industry and fast-food takeaways, the character of the Main Street has not been entirely lost. The control of interventions on the Main Street including new shop fronts and modifications to existing fronts will contribute to the achievement of a successful ACA.

9. Page 449

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   County Donegal Development Plan 2024-2030 (As Varied) 447 Chapter 18 Buncrana Area Plan 18.13 Long-Established Residential Areas There are a number of long-established residential areas within the town and it is reasonable to ensure that these communities are protected and not impacted negatively by development activity in and around the town centre. Such areas are to the east of the town core along Ferris Lane, Marian Park and Cluain Mhuire.

10. Page 450

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    County Donegal Development Plan 2024-2030 (As Varied) 448 Chapter 18 Buncrana Area Plan Policy BC-LRA-P-1 To protect the architectural, cultural and historic value of residential communities within and on the edge of the town centre, as identified on the map below entitled ‘Long Established Residential Areas within Buncrana’. 18.14 Social, Community & Culture Buncrana performs as an important service centre in the County where the appropriate level and mix of community, education and health facilities contributes to the capacity of the town to meet the needs of its growing population. Continued support for vibrant and diverse community, education and health sectors within the town is critical in sustaining a good quality of life and in terms of building upon the strategic function of Buncrana as a key service centre. As outlined in the following paragraphs, the type of services established in the town within the community, education and health sectors are of a strategic nature, designed to meet needs at a high level in terms of the hierarchy of service provision and, in a spatial context to service the town as well as a wider geographical catchment within Inishowen. The Strategic Study makes extremely interesting and pertinent findings and goes on to make several recommendations on community wellbeing and the provision off community facilities.

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.