County Donegal Development Plan 2024–2030 (As Varied)

1. Page 501

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   County Donegal Development Plan 2024-2030 (As Varied) 499 Chapter 20 Bundoran Area Plan 20.5 Regeneration Vacancy and dereliction are issues in many settlements in the County, and indeed throughout the State. Analysis published by the Northern and Western Regional Assembly47 indicates that Bundoran had 246 vacant or derelict residential properties in 2020 and furthermore had 33 vacant or derelict commercial properties. This represents a significant challenge for the town in terms of its economic and social wellbeing (particularly being a town that is heavily dependent on tourism) but also in terms of delivering sustainable settlement patterns, most notably the compact growth of the settlement. The West End of Bundoran has a particular issue in terms of the extent of vacancy and dereliction, most notably in the vicinity of the ‘Ulster Tourist House’ premises. This Plan therefore identifies that particular location as a ‘Regeneration Area’ on the land-use zoning map (map 20.1) in order to support targeted actions aimed at addressing vacancy and dereliction, inclusive of applications under funding programmes such as the Rural Regeneration and Development Fund (RRDF). The Plan also identifies regeneration opportunities on Opportunity Site 3 (site of the former ‘Single Street’ service station) whereon proposals will be considered for, inter alia, the resolution of the existing unfinished housing development at that location and/or proposals to re-use or otherwise rehabilitate the site of the former filling station. In addition to the foregoing, the urban core of Bundoran also contains a number of potential regeneration opportunities (e.g. the former Hamilton Hall, the former site of the Astoria Ballroom, the former Council office site) and the zoning objectives for the urban core (refer Table 17.1) allow for the consideration of mixed-use regeneration opportunities at all of these central locations. In relation to derelict and dangerous buildings the Planning Authority will, where appropriate, use its powers under prevailing legislation in order to address and remedy issues where they arise. Objective BN-REGEN-O-1 To seek the development and renewal of areas within Bundoran that are in need of regeneration, and in particular the Regeneration Areas identified on the Bundoran land-use zoning map (map 20.1 refers) in order to prevent (i.) adverse effects on existing amenities in such areas, (ii.) urban blight and decay, (iii.) anti-social behaviour or (iv.) a shortage of habitable houses or of land suitable for residential use or a mixture of residential and other uses. 20.6 Employment and Economy In 2016, Bundoran had a total of 723 resident workers, giving a ‘jobs: resident workers’ ratio of 0.81348, indicating a net outflow of workers from the town. Analysis undertaken by the Western Development Commission49 showed Bundoran to have the second highest share of people working in hospitality in the western region (21.7% of employees working in hospitality), a sector with a high share of part-time and seasonal jobs50. Statistics such as these point to the nature of employment in Bundoran (which is to a large degree focused on a seasonal tourism industry) and support the 47 Regional Vacancy and Dereliction Analysis (January 2022), Northern and Western Regional Assembly 48 Source: Project Ireland 2040 National Planning Framework 49 Accommodation & Food Service Sector in the Western Region (March 2019) Western Development Commission 50 Across all sectors it has the second lowest average number of hours worked per week at 26.6 hours, nationally. SOLAS and National Skills Council (2018)

2. Page 502

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   County Donegal Development Plan 2024-2030 (As Varied) 500 Chapter 20 Bundoran Area Plan proposition that there needs to be support for Bundoran as a ‘year round’ destination in order to maximise the employment opportunities arising in the tourism sector. Notwithstanding the clear importance of tourism, diversification of the local employment base could only serve to strengthen the economic future of Bundoran and accordingly, this Plan offers opportunities for other employment-generating opportunities within the town centre and on specifically designated Opportunity Sites within the LAP boundary (refer to Section 20.9 below for detailed policy in relation to identified Opportunity Sites). Objective BD-EE-O-1 To diversify the local economic base in Bundoran to contribute towards yearround employment opportunities and increased service provision. 20.7 Active Travel, Permeability and Connectivity A critical consideration in the future development of Bundoran will be to provide for suitable connectivity and permeability throughout the urban area. The benefits of this would be multi-faceted, facilitating a shift from carbon-intensive journeys to zero-carbon modes such as walking and cycling and also providing convenient and more direct access between residential and employment areas and community facilities. In a Bundoran context, the provision of active travel infrastructure also enables access to some of the magnificent natural assets that the town has to offer; potential examples in this regard include the possibility of connecting the currently separated West End Cliff Walk and Rougey Walk, the potential to develop a riverside path adjacent to the Bradogue River and the potential to provide active travel infrastructure to serve Tullan Strand. Opportunities also exist for linking Bundoran to other settlements via active travel modes, and indeed plans are already advancing for the creation of an active travel scheme linking Bundoran to Ballyshannon. To the southeast of the town centre, the Bundoran land-use zoning map identifies a number of critical ‘indicative access routes’ that could connect the Drumacrin Road with Regional Road R280, thereby addressing the pinch points on the road network that currently exist at Drumacrin. The preferred and most direct route for any link road would be to take a spur off the existing roundabout adjacent the cinema in the town centre and travel directly east towards Drumacrin, passing through the Dartry

3. Page 503

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   County Donegal Development Plan 2024-2030 (As Varied) 501 Chapter 20 Bundoran Area Plan View Caravan Park and greatly improving connectivity from the town centre. Given the importance of forming a link between Drumacrin and the R280, the Council will seek to ensure that sections of link road are constructed (or appropriate corridors reserved) as part of development proposals along the indicative route corridors. Applicants for development on the lands concerned will be required to consult with the Council’s Roads Department in this regard. Bundoran benefits from relatively good interconnectivity between the Main Street and Atlantic Road via a series of linkages (Promenade Road, Brighton Terrace, Rennison’s Lane, Central Lane, Meehan’s Lane and Astoria Road) that allow for pedestrian and vehicular movement from the town’s commercial core towards the coastal zone of the town. However, from the point of view of making Bundoran town centre a vibrant and attractive place, these linkages are not being used to their full potential and suffer from limited numbers of active frontages; lack of wayfinding signage; lack of appropriate streetlighting, street furniture and a cohesive urban design approach; and inadequate pedestrian paths and cycle facilities. It is a provision of this Plan to address the aforementioned deficiencies and to support the revitalisation of the existing links between Main Street and Atlantic Road as part of a fully considered regeneration strategy for the town centre; seeking to maximise synergies between the two busiest areas of the town and ensuring that valuable urban space is used to its full potential. To this end, the Council will continue to work with all relevant stakeholders in the town in devising regeneration proposals. During the peak of the summer tourism season, the town centre area suffers from significant traffic congestion, which in turn impacts negatively on environmental quality, visitor experience and economic activity. The introduction of a one-way traffic system in the town centre area has the potential to greatly enhance the town centre environment, and would facilitate streetscape, public realm and active travel improvements via the reallocation of road space for other uses. It is therefore a provision of this Plan to consider options for the introduction of such a one-way system, in conjunction with active travel measures throughout the town. Transport/Sustainable Mobility Strategy for Bundoran: The above context informs the following overall land use/transportation strategy for Bundoran in the following table and associated map: Table 20.2 Transport/Sustainable Mobility Strategy for Bundoran Map Ref. Location/ Name Priority/Project Description Key Benefits Sustainable Mobility 1. General A compact development form including locating residential development adjacent to jobs and retail, education and community services. • Reduced travel demand. • Facilitate modal shift toward walking, cycling and public transport. 2. One-way system within the urban core Re-routing of traffic to allow for a one-way system along the Main Street • Improved town centre environment • Reallocation of road space to allow for public realm, streetscape and active travel improvements • Provide additional safety for road users

4. Page 504

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   County Donegal Development Plan 2024-2030 (As Varied) 502 Chapter 20 Bundoran Area Plan Map Ref. Location/ Name Priority/Project Description Key Benefits 3. Links between Drumacrin and urban core Creation of vehicular, pedestrian, wheeling and cycling linkages between the Drumacrin Road and the urban core of Bundoran. • Enable ease of movement from the urban core towards the eastern side of the town. • Reduce traffic movements on Drumacrin road, which is substandard in terms of width and alignment. • Enable access to future potential development lands 4. Creation of active travel infrastructure adjacent the Bradoge River Develop a fully accessible pathway, cycleway adjacent to the banks of the Bradoge River • Provide a valuable amenity resource for the town. • Facilitate sustainable connectivity between zoned residential lands and the urban core. • Enable access to future potential development lands, via sustainable modes of travel 5. Links between Main Street and Atlantic Road Improve linkages between Main Street and Atlantic Road (Promenade Road, Brighton Terrace, Rennison’s Lane, Central Lane, Meehan’s Lane and Astoria Road), by means of a cohesive urban design approach; fully accessible paths; cycle facilities; wayfinding signage; street furniture; street lighting and a consistent palette of materials. Encourage active frontages along these linkages. • Improve interconnectivity between the busiest areas of Bundoran • Provide for significant environmental enhancements • Provide additional safety for road users • Provide for security though design (street lighting, passive surveillance). 6. Delivery of Ballyshannon- Bundoran active travel scheme, with onward connectivity into the urban area of Bundoran Creation of a cycle route along Regional Road R267 • Provision of a dedicated cycle track between Ballyshannon and Bundoran, with consequent significant improvements in terms of road safety for cyclists. • Provide a valuable amenity and recreational resource for the town. Objective BN-AT-O-1 CC To deliver the projects listed in Table 20.2 Transport/Sustainable Mobility Strategy for Bundoran above.

5. Page 505

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   County Donegal Development Plan 2024-2030 (As Varied) 503 Chapter 20 Bundoran Area Plan Policies BN-AT-P-1 CC To require that development proposals: a. provide for suitable connectivity and permeability (for walking, wheeling, cycling and/or vehicular as appropriate) between adjoining land parcels; and b. have due regard to the ‘indicative access routes’ identified on the Bundoran land-use zoning map (map 20.1) and to the active transport/sustainable mobility projects identified in Table 20.2 and reserve corridors for the required routes and/or construct sections of the required routes, in consultation with the Councils Roads Department Proposals that fail to provide for adequate connectivity and permeability or fail to have due regard to the indicative access routes identified on map 20.1 shall not be permitted. BN-AT-P-2 CC To require that development proposals adjacent to the Bradogue River provide for the retention of a minimum 10m wide strip from the edge of the river bank to allow for the creation of an active travel route and amenity area. 20.8 Housing There has been a severe shortage of new housing completions in the Bundoran area over the last decade, particularly on zoned residential lands[1]. There is also a considerable local social housing waiting list. The CDP Core Strategy has set an ambitious gross target of 172 units and an associated zoned land requirement of 6.89ha for Bundoran over the plan period 2024-2030. In line with the Development Plan Guidelines, the Authority has calculated the potential yield from brownfield sites as being of the order of 31 units. As also required in the Guidelines, this estimated brownfield yield must be deducted from the gross greenfield housing target. The nett required housing target is therefore 141 units (172 minus 31) resulting in an adjusted greenfield/nett housing land requirement of 5.64 hectares as set out in the table below. Table 20.3: Summary of Core Strategy Target Allocation for Bundoran Adjusted for Brownfield Capacity Gross Housing Target 172 Units Minus potential yield from brownfield sites 31 Units Adjusted/Nett Housing Target 141 Units Housing Land Allocation (Greenfield) @ 25 units per Ha 5.64Ha Overall, there is a need to facilitate an adequate supply, range and mix of high-quality housing at compact, serviced, sustainable, accessible, and socially inclusive locations in Bundoran. The approach has therefore been to identify new residential land use zonings to achieve this objective. In this regard, these residential zonings exceed the Core Strategy zoning requirement in order both to allow sufficient flexibility to allow residential sites to come forward and to retain pre-existing residential zonings on a phased basis in accordance with the Development Plan Guidelines. The site areas are set out in the table below.

6. Page 506

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   County Donegal Development Plan 2024-2030 (As Varied) 504 Chapter 20 Bundoran Area Plan Table 20.4: Greenfield Residential Zonings and Associated Site Area Site Ref Zoned as ‘New Residential Phase 1‘ Site Area (ha) NR 1.1 New Residential Phase 1 1.55 NR 1.2 New Residential Phase 1 2.08 NR 1.3 New Residential Phase 1 1.30 NR 1.4 New Residential Phase 1 0.37 NR 1.5 New Residential Phase 1 3.74 NR 1.6 New Residential Phase 1 0.82 NR 1.7 New Residential Phase 1 3.07 NR 1.8 New Residential Phase 1 10.69 Total Greenfield Lands Zoned as ‘New Residential Phase 1’ 23.62 Please refer to ‘Bundoran 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) In addition to these sites, however, and in accordance with the provisions of the Development Plan Guidelines, the Land Use Zoning Map also identifies a number of other suitably located and serviced/serviceable residential sites that were previously zoned in the County Development Plan 2018-2024 and that remain available to contribute towards housing supply in the town (site refs. NR2.1, NR2.2, NR2.3, NR2.4 and NR2.5 refer). These sites are zoned as ‘Phase 2’ residential and will only be released where there is evidential market failure in respect of delivery on Phase 1 sites (Policy GEN-H-3 refers). 20.8.1 Key Considerations for New Residential Sites In all cases, developers will be required to comply with the urban housing policies of the County Development Plan and to provide relevant infrastructural services to support development and create high quality residential environments with a sense of place and connectivity to the wider area. Furthermore, the principles of sustainable, inclusive and environmentally friendly design must be incorporated into development proposals. In addition to the foregoing, the planning authority would also note the following key considerations in respect of certain ‘New Residential’ sites – BN-H-P-1 a. Ensure that development proposals for site NR 1.1: • Include analysis of the local surface water drainage network. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed for the management of surface water. • Include consideration of potential flood risk – detailed flood risk assessment may be required. • Incorporate car and active travel connectivity within the site from the Regional Road R280 towards the Drumacrin Road • Provide for car and active travel connectivity to the adjoining residential lands to the south). • Provide for a footbridge to the town centre. b. Ensure that development proposals for NR 1.2:

7. Page 507

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   County Donegal Development Plan 2024-2030 (As Varied) 505 Chapter 20 Bundoran Area Plan • Include analysis of the local surface water drainage network. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed for the management of surface water. • Include consideration of potential flood risk – detailed flood risk assessment may be required. • Incorporate car and active travel connectivity within the site from the Regional Road R280 towards the Drumacrin Road, and to the adjoining residential lands to the north and south. c. Ensure that development proposals for NR 1.3: • Include analysis of the local surface water drainage network. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed for the management of surface water. • Include consideration of potential flood risk – detailed flood risk assessment may be required. • Incorporate car and active travel connectivity within the site towards the Drumacrin Road, and to the adjoining residential lands to the north. d. Ensure that development proposals for NR 1.4: • Include analysis of the local surface water drainage network. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed on site for the management of surface water. • Provide for additional public lighting. e. Ensure that development proposals for NR1.5: • Uisce Éireann assets crossing, and in the vicinity of the site shall be protected in agreement with Uisce Éireann. 20.8.2 Key Considerations for ‘New Residential, Phase 2’ Development Lands Should there be evidential market failure in respect of housing delivery on lands zoned for first phase residential development, the Planning Authority may consider development of second phase housing lands, in accordance with the provisions of Policy GEN-H-3. Key considerations in respect of the development of second phase lands are set out below. BD-H-P-1 a. Ensure that development proposals for site NR 2.1 comply with the following: • Vehicular access to be provided onto Regional Road R267 from the western end of site. This will necessitate relocation of an existing traffic island. • Pedestrian and cycle access to be provided out towards the R267 at the eastern end of the site frontage. • Analysis of the local surface water drainage network will be required. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed on site for the management of surface water. • Footpath along site frontage to be upgraded and additional public lighting installed. b. Ensure that development proposals for NR 2.2 comply with the following: • Include analysis of the local surface water drainage network will be required. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed on site for the management of surface water. • Footpath along site frontage to be upgraded and additional public lighting installed.

8. Page 508

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   County Donegal Development Plan 2024-2030 (As Varied) 506 Chapter 20 Bundoran Area Plan c. Ensure that development proposals for NR 2.3 include: • Analysis of the local surface water drainage network will be required. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed on site for the management of surface water. d. Ensure that development proposals for NR 2.4 include: • Analysis of the local surface water drainage network will be required. Sustainable Urban Drainage Systems (SuDS) and nature-based solutions shall be employed on site for the management of surface water. e. Ensure that development proposals for NR 2.5: • Have due regard for the need for connectivity between the Drumacrin Road and the Town Centre area (refer to land use zoning map, which details indicative routes through the area that are required to aid active travel, connectivity and traffic movement through the area). Developers will be required to engage with the Roads Department of the Council with regard to the provision of suitable linkages (vehicular and active travel modes) as part of any development proposal. Prospective developers may be required to construct sections of access roads as part of any development proposal. 20.9 Opportunity Sites Bundoran contains 3 No. large opportunity sites, located at both the western and eastern end of the plan area, that are under-utilised and present a wide range of development opportunities by reason of their scale and strategic location proximate to the national road network. The Planning Authority is keen to maximise the potential of these sites and the text and associated policies below provide guidance as to the types of development that the Planning Authority would deem appropriate on each site. Opportunity Site 1 (Western Gateway): This site of approximately 4.3 hectares lies at the western edge of the Plan area in close proximity to national primary road N15. The Council will consider applications for a number of uses on this site in line with Policy BN-OPP-P-1 below and will require very high quality in terms of design, materials and landscaping, given the sites visually exposed location at the western ‘gateway’ to the town. Proposals for access to the site shall be via Regional Road R267; direct access onto the N15 will not be permitted. BN-OPP-P-1 a. To Support the principle of the following development types on Opportunity Site 1 (Western Gateway), subject to compliance with all relevant policies and standards contained in this plan and the CDP. • Office development • Light industry • Medical related facilities/services51 • Community and recreational use b. Require that development proposals provide for a high-quality landmark development, utilising quality materials and finishes and addressing the road network in an appropriate manner. c. Require the incorporation of a detailed landscaping scheme with any development proposals.

9. Page 509

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   County Donegal Development Plan 2024-2030 (As Varied) 507 Chapter 20 Bundoran Area Plan Opportunity Site 2: This site of approximately 2.7 hectares is located at the eastern periphery of Bundoran and is accessed via Regional Road R267. The site is located in close proximity to national primary road N15 and has potential for a number of uses as set out in Policy BN-OPP-P-2 below. BN-OPP-P-2 It is a policy of the Council to – a. Support the principle of the following development types on Opportunity Site 2, subject to compliance with all relevant policies and standards contained in this plan and the CDP. • Office development • Light industry • Nursing home • Medical related facilities/services51 • Community and recreational use • Car showrooms b. Require that development proposals for Opportunity Site 2 provide for a high-quality landmark development, utilising quality materials and finishes. c. Require the incorporation of a detailed landscaping scheme with any development proposals. Opportunity Site 3: This substantial site of approximately 12.7 hectares is located on the eastern periphery of Bundoran and is bounded by Regional Road R267 to the northwest and northeast, National Road N15 to the east and the Drumacrin Road to the south. The site is partly occupied on its northern side by a disused serviced station, a number of unfinished dwellings and a builders providers. The site is at a strategic ‘gateway’ location on the eastern edge of Bundoran and has potential for mixed use development in accordance with the provisions of Policy BN-OPP-P-3 below. BN-OPP-P-3 It is a policy of the Council to – a. Support the principle of the following development types on Opportunity Site 3, subject to compliance with all relevant policies and standards contained in this plan and the CDP. • Proposals that seek to resolve the unfinished housing development located at the northern end of the site. • Office development • Light industry • Nursing home • Medical related facilities/services51 • Community and recreational use • Car showrooms • Proposals that seek to re-use/refurbish the disused service station at the northern end of the site or otherwise rehabilitate the site b. Require that development proposals provide for a high-quality landmark development, utilising quality materials and finishes. c. Require the submission of a detailed landscaping scheme with any development proposals. 51 Subject to provisions of policy GEN-ED-1

10. Page 510

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    County Donegal Development Plan 2024-2030 (As Varied) 508 Chapter 20 Bundoran Area Plan 20.10 Caravan Park Development There are a number of long-established caravan parks in Bundoran providing additional, muchneeded accommodation during the peak of the tourist season in Bundoran and thus driving additional consumer spend in the wider area. Notwithstanding, the temporary nature and physical construction of caravan-type accommodation is such that developments of this nature are not conducive to the creation of a high-quality town centre environment. Accordingly, this Plan carries forward the preexisting planning policy framework for Bundoran that precludes the development of new caravan parks within the town centre area. BN-CP-P-1 To preclude the development of new caravan parks within the urban core zoning identified on the Bundoran land-use zoning map (map 20.1). 20.11 Water and Wastewater Infrastructure Bundoran is well served in terms of water and wastewater treatment infrastructure. The completion of a new wastewater treatment plant for the town in 2018 has assured that ample wastewater treatment capacity will be available over the lifetime of this LAP. Similarly, Irish water has advised that water supply capacity is available to meet project levels of growth within Bundoran. 20.12 Built Heritage 20.12.1 Bayview Architectural Conservation Area The Bayview Architectural Conservation Area (ACA) comprises a terrace of eight Victorian houses that date form the end of the 19th Century (see map 20.1 for extent of ACA). It is likely that many of the buildings along the terrace were originally built as hotels and other guest accommodation for the many visitors who came to the town. The terrace is an integral element of the built heritage of Bundoran and is a landmark feature along the main approach road into the town from the west. Specific policies relating to development within the ACA are contained in Chapter 11 of the County Development Plan.

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.