County Donegal Development Plan 2024–2030 (As Varied)

1. Page 491

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   County Donegal Development Plan 2024-2030 (As Varied) 489 Chapter 19 Ballybofey/Stranorlar Area Plan Chapter 19 Ballybofey/Stranorlar Area PlanChapter 19 Ballybofey/Stranorlar Area PlanChapter 19 Ballybofey/Stranorlar Area Plan APPENDIX A: BALLYBOFEY/STRANORLAR AREA PLAN INFRASTRUCTURE ASSESSMENT MATRIX The table below contains an assessment of the suitability of zoned sites for residential development having regard to the provisions of the National Government’s ‘National Planning Framework’ (Section 10/2/ ’Co-ordinating Land Use Zoning, Infrastructure and Services’) and ‘Development Plan Guidelines’ (Section 4.5.2 and Appendix A Zoning Reference Weighted Site Area(ha)* Housing Yield (Units) Roads Footpath Public Lighting Surface Water Foul Sewer Water Supply Written Analysis Regarding Tier 1 & Tier 2. Within CSO Boundary NR 1.1 0.425 15 Y Y Y Y Y Y All services available. Tier 1  NR 1.2 0.373 13 Y Y Y Y Y Y All services available. Tier 1  NR 1.3 0.402 14 Y Y Y Y Y Y All services available. Tier 1  NR 1.4 1.466 51 Y Y* Y Y Y Y All services available. *Footpath required along site frontage. Tier 1  NR 1.5 1.095 38 Y Y* Y Y Y Y All services available to edge of site. *Footpath required along site frontage and on opposite side of Chapel Lane. Tier 1  NR 1.6 1.335 47 Y Y Y Y Y Y All services available. Tier 1  Opp Site 4 0.655 23 Y Y Y Y Y Y All services available. Tier 1  Opp Site 5 0.312 11 Y Y* Y Y Y Y All services available. *Footpath required along site frontage. Tier 1  Opp Site 2 5.425 190 Y Y Y Y Y Y All services available Tier 1  NR 1.7 1.114 39 Y Y* Y Y Y Y *Pedestrian crossing may be needed. All other services available. Tier 1  Opp Site 1 5.274 185 Y Y Y Y Y Y All Services available. Tier 1  NR 1.13 5.279 185 Y Y Y Y Y Y All Services available. Tier 1  NR 1.10 1.503 53 Y Y* Y Y Y Y *Pedestrian crossing required. Otherwise, all services available. Tier 1  NR 1.11 2.131 75 Y N Y N Y Y Footpath available on opposite side of road. 143.5m sections of footpath required on same side of road. SW gullies required. All other services available. Tier 2  NR 2.1 3.234 113 Y N Y N Y Y 67m footpath extension needed on lower Dunwiley Road. No SW gullies. All other services available. Tier 2 

2. Page 492

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   County Donegal Development Plan 2024-2030 (As Varied) 490 Chapter 19 Ballybofey/Stranorlar Area Plan Chapter 19 Ballybofey/Stranorlar Area PlanChapter 19 Ballybofey/Stranorlar Area PlanChapter 19 Ballybofey/Stranorlar Area Plan Zoning Reference Weighted Site Area(ha)* Housing Yield (Units) Roads Footpath Public Lighting Surface Water Foul Sewer Water Supply Written Analysis Regarding Tier 1 & Tier 2. Within CSO Boundary NR 1.12 3.402 119 Y N Y N Y Y Footpath available on opposite side of road. Between 212m and 363m m sections of footpath extension required (depending on which portion/landownership within NR 1.12 is being accessed) on same side of road. No SW gullies. All other services available. Tier 2  NR 1.14 0.1128 4 Y Y Y Y Y Y Roads, footpath, public lighting, surface water, sewer and water supply all available on adjoining Letterkenny Road/N13. Tier 1  NR 1.15 0.7633 27 Y Y Y Y Y Y Roads, footpath, public lighting, surface water, sewer and water supply all available on adjoining L-3044-2 Local Road. Tier 1  NR 1.17 3.234 113 Y N* Y N Y Y Footpath extension needed on lower Dunwiley Road or Chapel Lane . No SW gullies. All other services available. Tier 2  Opp Site 6 1.701 60 Y Y Y Y N N 50m watermain extension required. Sewer extension likely required from approximate location of adjoining health centre. All other services available. Tier 2  Opp Site 7 0.4516 16 Y Y* Y Y Y Y Pedestrian crossing needed to opposite side or road. Otherwise road access, public lighting, SW gullies, sewer, and watermains available on adjoining L-3044. Tier 1.  NR 2.2 2.683 94 Y N Y Y N Y 90M footpath extension needed. 103m sewer extension needed. All other services available. Tier 2  NR 2.3 2.313 81 Y N Y N Y Y Assessed via proposed access onto Drumboe Road. 102m Footpath extension needed. No SW Gullies. Otherwise road access, public lighting, sewer and water supply available. Tier 2  (NR 2.2 & 2.3 are the subject of Draft Ministerial Direction to rezone so as to not to allow for New Residential Phase 2 - for more information refer to www.donegaldevplan.ie or consult.donegal.ie) Note: The site area of the above Opportunity Sites have been weighted by the percentage of such sites on which residential development is envisaged (as per Table 19.3).

3. Page 493

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   Chapter 20 Bundoran Area Plan Bundoran Area Plan 2024-2030

4. Page 494

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   County Donegal Development Plan 2024-2030 (As Varied) 492 Chapter 20 Bundoran Area Plan Chapter 20 – Bundoran Area Plan 20.1 Introduction Bundoran is a key tourism destination located in southwest Donegal. Accessed via National Primary Route N15, Bundoran is the first ‘Wild Atlantic Way’ discovery point in County Donegal for those travelling north along this national route and is well-positioned as a base for those wishing to explore the north west. The town provides a diverse range of tourist accommodation and entertainment functions, benefits from high quality coastal resources and natural amenities and has been recognised as a Tourism Destination Town by Fáilte Ireland. The importance of the tourism industry to the economy of Bundoran cannot be overstated. Recent figures show that Bundoran hosts in the order of 1.7 million visitors annually, who in turn spend approximately €94 million in the local economy46. It is clear therefore, that the sustainable development of Bundoran going forward is inextricably linked to the management and improvement of existing tourism assets coupled with the addition of new facilities necessary to support the town as a leading tourism destination. This plan therefore sets out a planning policy framework to ensure that new development in Bundoran supports and enhances the town’s special economic function as a tourism centre in an environmentally conscious and sustainable manner. The plan also identifies regeneration opportunities within the town as a means of addressing urban dereliction and stimulating new economic, cultural and residential development. 20.1A Core Strategy Population and Housing Targets 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. It identifies Bundoran as a Service Town with a specific focus on tourism. The relevant Core Strategy data for Bundoran is detailed in Chapter 3. In summary, the Core Strategy allocates 172 units or 2.02% of the overall housing target in the county to the town. On the basis of a residential density of 25 units per ha, this means that there is a gross requirement of 6.89 hectares to fulfil the Core Strategy housing targets for Bundoran. 20.2 Zoning Matrix As specified in Policy GEN-DM-1 in the General Introduction (see Chapter 17), development proposals in Bundoran 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 20.1 entitled ‘Bundoran Land Use Zoning Map’, and the zoning matrix contained in Table 20.1 below. The wider policy framework contained in both this Plan and the CDP will also be applied where relevant. The Zoning Matrix illustrates a range of land uses together with an indication of their broad acceptability in each of the land use zones. 46 Source: Discover Bundoran, Economic Impact of Tourism study (2018)

5. Page 495

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   County Donegal Development Plan 2024-2030 (As Varied) 493 Chapter 20 Bundoran Area Plan Please note that the broad acceptability of uses on designated Opportunity Sites is set out in specific policies contained in Section 20.9 of this PlanY= Acceptable in Principle; O=Open for consideration; N= Not acceptable Table 20.1 - Land Use Zoning Matrix For Bundoran Land Use Zoning Urban Core New Residential (Phase 1) New Residential (Phase 2) Established Development 1 Established Development 2 Open Space and Recreation Caravan Park High Amenity Community Infrastructure Opportunity Site Tourism Regeneration Local Environment 1 Local Environment 2 Amusement Arcade/Casinos O1 N N N N N N N N N N N N N Agricultural Buildings N N N N O16 N N N N N N N Y O Car Park (other than ancillary) O2 N N O O16 N N N O O O N N N Betting Office O3 N N N N N N N N N N O N N Cafe O N N O O16 N O N N O O O N N Caravan Parks N N N N O16 N Y N N N O N N N Cemetery N N N N O16 N N N O N N N N N Cinema Y N N N O16 N N N N N N N N N Community/Recreational /Sports O O O O O16 O O O O O O O N N Creche/Playschool Y O O O O16 N N N O O N O N N Cultural Uses/Library Y N N O O16 N N N O O O Y N N Dancehall/Disco Y4 N N N O16 N N N N N N N N N Data Centre N N N N O16 N N N N O N N N N Funeral Home Y N N O O16 N N N O O N N N N Garage/Car Repair O5 N N N O16 N N N N O N N N N Guesthouse / Hotel / Hostel Y N N O O16 N Y N N N O O N N Hot Food Takeaway O N N N N N N N N N N N N N Industry (light) Y N N O6 O16 N N N N O N N N N Industry (General) N N N N O16 N N N N O7 N N N N Medical Consultancy/Healthcare Y N N O8 O16 N N N O8 O8 N O8 N N Motor Sales N N N N O16 N N N N O9 N N N N Nursing Home Y N N O O16 N O N O O N O N N Offices Y N N O8 O16 N N N O8 Y N O8 N N Park/Playground O O O O O16 Y Y O Y O O O N N Filling Station O10 N N O10 O16 N N N N O N N N N Place of Worship Y N N O O16 N N N Y N N O N N

6. Page 496

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   County Donegal Development Plan 2024-2030 (As Varied) 494 Chapter 20 Bundoran Area Plan Land Use Zoning Urban Core New Residential (Phase 1) New Residential (Phase 2) Established Development 1 Established Development 2 Open Space and Recreation Caravan Park High Amenity Community Infrastructure Opportunity Site Tourism Regeneration Local Environment 1 Local Environment 2 Playing Fields N O O N O16 Y O O O O O N N N Pub Y N N O O16 N N N N N N O N N Restaurant Y N N O O16 N O N N N O O N N Residential Y Y Y O O16 N O N N N11 N Y N17 N15 Retail Y N N O12 O16 N N N N O13 N O N N School/Education Y N N O O16 N N N Y N N N N N Solar Energy Generation (other than exempted development or microgeneration)14 N N N N O16 N N N N O N N O O Tourist Related Facilities Y N N O O16 O Y N N N Y O N N Warehouse/Store/Depot O N N O O16 N N N N O N N N N Water/Wastewater Services O O O O O O O O O O O O O O Please refer to Settlement Capacity Audit/Infrastructural Assessment for Residential Related Sites: Bundoran Area Plan Land Use Zoning Map 20.1 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 Policy TC-G-P-4. 2. Refer to specific policies on car parking as set out in Section 17.6, Policy GEN-T-P-7 3. 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. 4. 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. 5. 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. 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. Developers are advised to have regard to, inter alia, the economic development policies of the County Development Plan.

7. Page 497

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   County Donegal Development Plan 2024-2030 (As Varied) 495 Chapter 20 Bundoran Area Plan 8. 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. 9. Motor sales will not be considered on Opportunity Site 1, due to the visual exposure of these lands as viewed from the national road network. 10. Developers are advised to have regard to, inter alia, the economic development policies of the County Development Plan. 11. Proposal seeking to resolve the existing, unfinished housing development on Opportunity Site 3 will be considered by the planning authority on their merits and having regard to all other relevant considerations, refer Section 20.9, Policy BN-OPP-P-3. 12. Developers are advised to note that proposals for retail development in areas zoned Established Development shall be assessed in accordance with the provisions of the Retail Strategy as set out in the County Development Plan. 13. Proposals for retail development on Opportunity Sites 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 Opportunity Sites 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. 14. Proposals for microgeneration shall be dealt with on a case-by-basis having regard to all relevant policy provisions of this Plan, the County Development Plan and other statutory guidance. 15. Only proposals for minor agricultural, residential and commercial buildings such as small extensions to existing buildings will be considered in ‘Local Environment 2’ and must be accompanied by a commensurate assessment of the risks of flooding. 16. 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’ and must be accompanied by a commensurate assessment of the risks of flooding. 17. Only proposals for single dwellings will be considered on lands zoned “Local Environment” in accordance with Policy GEN-H-2. 20.3 Coastal Zone The coastal zone at Bundoran (which incorporates both the rugged shoreline adjoining the town boundary on the northern side and the town centre area north of Atlantic Road) is a critical asset, having a local amenity value, a national-level tourism value and an international-level ecological value, being part of the Donegal Bay Special Protection Area (SPA). Dedicated coastal walking routes (the West End Cliff Walk and the Rougey Walk) offer a means of exploring the area and link in with other amenities such as Bundoran’s outdoor sea water swimming pools – the Thrupenny Pool and the West End Pool. Further east, the coastal zone also hosts Bundoran’s golf course whilst the town centre area north of Atlantic Road is home to amenities such as the ‘Waterworld’ water park, the ‘Bundoran Adventure Park’ and kiosks offering refreshments.

8. Page 498

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   County Donegal Development Plan 2024-2030 (As Varied) 496 Chapter 20 Bundoran Area Plan Figure 20.1 - Bundoran Promenade In terms of the future development of the coastal area at Bundoran, the critical considerations centre on the need to maintain and enhance the quality of the natural and built environment whilst facilitating development that is appropriate in terms of use and designed in such a way that is sensitive to the host environment. In view of these considerations, this Plan designates the entire coastal zone as a High Amenity Area (see map 20.1 – Bundoran Land Use Zoning Map) where the development focus will be on small scale tourism development, the redevelopment of brownfield lands, provision of facilities ancillary to existing uses that support the tourism product in Bundoran and consideration of infrastructural works and water-based development proposals appropriate to the coastal zone (e.g. enhancement of pier facilities, use of pier facility for commercial and recreational purposes, facilities for outdoor water-based activities etc.). With regard to the area north of Atlantic Road, the Council will endeavour to prepare a master plan to guide future development in a manner that appropriately balances environmental, social and economic considerations in this sensitive coastal location. Objective BN-CZ-O-1 To protect and enhance the character, setting and natural heritage of the coastal zone in Bundoran, which is identified as a High Amenity Area on the Bundoran Land-Use Zoning Map, in order to secure its existing and future amenity, and tourism and ecological value. Policies BN-CZ-P-1 To support the principle of the following development proposals within the High Amenity Area along the seafront, subject to compliance with all other relevant polices of this Plan and the County Development Plan:

9. Page 499

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   County Donegal Development Plan 2024-2030 (As Varied) 497 Chapter 20 Bundoran Area Plan a. The redevelopment of brownfield sites. b. Development ancillary to existing established uses that support the tourism product in Bundoran. c. Small-scale tourism development. d. Public realm interventions that serve to enhance the streetscape/landscape and offer demonstrable amenity value. e. Community-based recreation projects. f. 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: a. would not significantly impact on the visual amenities, character and environmental quality of the High Amenity Area. b. would not intrude significantly on seaward views. c. are of a scale and character appropriate to the host environment and are of an enduring high-quality design. BN-CZ-P-2 To protect the coastal walkways in Bundoran as important tourism, recreation and amenity resources for the town. BN-CZ-P-3 To ensure that development proposals that would have a negative impact on the use of pier facilities by the Bundoran Lifeboat Station shall not be permitted. BN-CZ-P-4 To ensure that any future development or expansion of the golf course at Bundoran respects the landscape character and visual sensitivity of its coastal location and has due regard to the natural heritage of the area. Actions BN-LAP-1 The Council will investigate options to link the West End Cliff Walk and the Rougey Walk in recognition of the potential economic, social and health benefits offered by such coastal walking routes. BN-LAP-2 To prepare a cohesive masterplan for the shorefront area of Bundoran to guide the future sustainable development of this area. 20.4 Town Centre/Urban Core 20.4.1 Urban Design Quality Bundoran’s Urban Core contains a mix of tourism and entertainment offerings such as restaurants and takeaways, accommodation, amusement arcades, comparison and convenience retailing. This presents challenges in terms of facilitating such proposals in design terms whilst seeking to maintain a sense of pride in the streetscape that was once one of the key attractions of the town. The objective of the Planning Authority must be to strike the appropriate balance in this regard and in so doing, the Planning Authority will be guided by the suite of policies set out under Section 20.4.3 and Chapter 5 of this Plan.

10. Page 500

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    County Donegal Development Plan 2024-2030 (As Varied) 498 Chapter 20 Bundoran Area Plan Figure 20.2 - Town Centre Mural 20.4.2 Retail Development Previous planning policy for retailing in Bundoran made reference to two separate retail cores in the town; one along the Eastend’s Main Street that was seen as being primarily focussed on the needs of tourists, and a second in the area around Station Road, which was seen as catering more for the convenience and comparison needs of the local community. However, the need to distinguish between these areas in a retail sense has become less apparent, particularly in the context of the diversification of Bundoran’s economic and employment base. As such, this Plan supports retailing generally throughout the town centre area, be it geared towards tourists or residents of the town, and utilises the policy framework set out in the County Retail Strategy (see Chapter 7 of the CDP) to guide the sequential development of retail uses within the Area Plan boundary. 20.4.3 Amusement Arcades Amusement arcades and similar premises contribute to the entertainment offering of Bundoran; however, the nature of these uses is such that potential exists for conflict with neighbouring uses. Furthermore, such developments can have a detrimental impact on the streetscape as a result of inappropriate signage and lighting or the use of blacked-out or obscured windows, which fail to provide active visual engagement between the users of the street and the buildings that define those streets. The need for a varied entertainment offering in Bundoran is recognised however, and as such the Council will continue to support the principle of developing such entertainment premises within the urban core of Bundoran, subject to certain provisos as set out in Policy TC-G-P-4 the General Introduction section. Objective BN-TC-O-1 To strike the appropriate balance between facilitating the continued contribution of the Main Street commercial sectors to the town’s tourism offering with the need for the further enhancement of the streetscape and public realm.

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.