County Donegal Development Plan 2024–2030 (As Varied)

1. Page 51

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   County Donegal Development Plan 2024-2030 (As Varied) 48 Chapter 5 Towns and Villages 5.2.2 Town Centre First Development Management Policy In tandem with the above-noted regeneration implementation projects, national policy also requires the prioritisation of the town centre in the approach of the Planning Authority to the management of development proposals. This approach is embedded in this Plan. Key policies in this regard include: Core Strategy Policy CS-P-2; Economic Development Objective ED-O-10; and Urban Housing Policies UB-P-5 and UB-P-6. In addition, the objectives and policies below also seek to drive higher quality design solutions in the County’s towns and villages. Objectives TV-O-1 To identify appropriate regeneration and renewal initiatives, primarily through enhancement schemes to strengthen communities in the County’s towns and villages including; Churchill, Convoy, Dunkineely, Kilmacrennan, Mountcharles, Newtowncunningham and St. Johnston. TV-O-2 To support initiatives, including collaboration across the public, private and community and voluntary sectors, to strengthen and improve the physical environment of towns and villages and encourage positive place-making. TV-O-3: To seek innovation in addressing infrastructural constraints in the County’s ‘Growth Drivers’ and ‘Service Towns’. TV-O-4 To identify ‘vacant’ sites and ‘regeneration sites’ in urban areas in accordance with the Urban Regeneration and Housing Act 2015 and through the review of adopted Local Area Plans. TV-O-5 To ensure quality design proposals for new development within towns and villages in order to contribute to positive place-making. TV-O-6 To implement all projects funded under the Urban Regeneration and Development Fund, the Rural Regeneration and Development Fund, Town Centre First, Town and Village Renewal and similar funding schemes, including those identified this Chapter. Policies TV-P-1 To encourage proposals aimed at harnessing particular special economic functions of the County’s key settlements subject to other policies of this Plan and subject to the proper planning and sustainable development of the area. TV-P-2 To encourage proposals for small scale residential development, including social housing schemes in towns and villages that will contribute to revitalisation and renewal subject to other policies of this Plan and subject to the proper planning and sustainable development of the area. TV-P-3 To ensure that development proposals within towns and villages centres: a. Provide for distinctive buildings of a high architectural quality which contribute to a distinct sense of place and a quality public realm.

2. Page 52

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   County Donegal Development Plan 2024-2030 (As Varied) 49 Chapter 5 Towns and Villages b. Create strong street frontage by either adhering to the established building line in the immediate area or establishing a new building line immediately adjoining the public road where a reasonable opportunity exists to do so. A greater setback will be permitted where the development would provide for the creation a high-quality urban place with sufficient landscaping/planning, street furniture etc. c. Respect, where appropriate, the context of the adjoining buildings, adjacent streetscape or buildings in the immediate area, in terms of design, height, scale and mass etc. d. Respect the architectural character (in terms of design/arrangement of fenestration, facia/soffit treatment, general finishes and materials), eaves height, roof pitch, roof line, and overall building form and height, as appropriate, in areas characterised by traditional vernacular or high-quality streetscape. e. Create buildings of a human scale, by providing for a fine grain of development, in terms of overall scale, fenestration, size/proportions, signage, detailing and buildings with a narrow street frontage. f. Promote, where appropriate, visual interest through modulation and detailing of architectural elements (e.g., detailing/treatments of eaves, windows, frontages, slight variations in roof lines, setback etc.). g. Utilise, where appropriate, adaptable and accessible design on the ground floor to ensure their future re-use for alternative functions (e.g., retail/commercial etc.). h. Avoid the use of industrial type cladding, or the glazing of extensive areas of the proposed development. TV-P-4 To consider proposals for contemporary architecture within town centres which: a. Provide for a high-quality design and utilises high quality durable materials. b. Are sympathetic to the overall height, scale, and mass, and would not be otherwise incongruous with the adjacent buildings or streetscape. TV-P-5 To ensure that development proposals make efficient use of land and do not otherwise hinder the future development potential of backlands within urban areas. TV-P-6 That proposals for shopfronts shall, as appropriate: a. Be of a high-quality design standard. b. Respect the architectural characteristics of the subject building, in terms of scale, proportion, finishes, materials and relationship to upper levels. c. Respect the existing streetscape and traditional shop fronts in the area in terms of scale, proportion, plot width, overall grain of development, arrangements of fenestration, facia treatment, colouring scheme, materials, and finishes. d. Avoids the use of excessively scaled box facias, plastic canopies over shop fronts, external security shutters, brash colours, flashing or neon lighting. e. Otherwise be in accordance with the policies contained within this Plan. TV-P-6A Protect and enhance the unique physical character of historic town and village centres including other non-structural elements of our towns and village that contribute to their unique character and identify such as historic walls and street furniture. TV-P-6B • Promote heritage-led regeneration in the County’s towns and villages. • Require that adaptative re-use of older buildings and historic centre heritage-led regeneration adheres to best conservation practice and principles.

3. Page 53

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   County Donegal Development Plan 2024-2030 (As Varied) 50 Chapter 5 Towns and Villages • There will be a presumption against the demolition of older buildings considered to be intrinsic elements of the character of a place where restoration or adaption is a feasible option. TV-P-6C To ensure that the Plan’s transport objectives (including those in LAP’s and LTP’s) for active travel projects and public transport infrastructure are considered and incorporated into regeneration projects as required. 5.3 Amendments to the Letterkenny Plan and associated Land use Zoning Map The following amendments to the Letterkenny Plan and the associated Land Use Zoning map were made by way of Variation (No. 1) to the County Development Plan 2024-2030 For the avoidance of doubt these amendments inclusive of all zoning amendments supersede those originally published in the Letterkenny Plan and Local Transport Plan 2023-2029. Amended Letterkenny Plan and Local Transport Plan 2023—2029 Land Use Zoning Map (Separate Map) Chapter 7 – General Development Approach and Detailed Policies Amend footnote 17 in table 7.2 land use zoning matrix so it reads as follows: 17 Proposals for retail development on lands zoned as General Employment 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’, save on ‘General Employment and Commercial’ lands at Killyclug/Killylastin, where proposals for neighbourhood scale services, including local shops, barbers, launderettes etc. will be open for consideration without the 10% floor area cap in order to enable the delivery of neighbourhood services to support this expanding residential area. 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. Chapter 8 – Economic Development and Employment Amend Table 8.1 In Section 8.3 as Follows: Table 8.1: Zoned Sites Suitable for New Employment-Generating Uses ZONING/REF (as appropriate) AREA (Ha) ‘General Employment and Commercial’ zonings IDA Business Park c. 19 South of N56/Business Park Road c. 9

4. Page 54

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   County Donegal Development Plan 2024-2030 (As Varied) 51 Chapter 5 Towns and Villages North of Windyhall Road #1 c. 16.5 North of Windyhall Road #2 b. 67.27 Behind Hegarty’s Garage c. 5.4 Mountain Top c. 8 Bonagee Area c. 5.8 East of TEN-T Road c. 9.1 South of N56/Four Lane Road c. 24 Total c. 164.07 Opportunity Sites – area for employment/commercial use OPP 1 Gortlee Hse. (50% of overall site area) c. 7.25 OPP 2 Gortlee c. 3.35 OPP 3 Former Unifi (n.b. – part of site is already occupied) c. 7.2 OPP 4 Former Creamery c. 2.2 OPP 5 Behind Mt. Errigal Hotel c. 2.32 OPP 6 Oldtown Rd. c. 0.32 OPP 7 Beside Church Of the Irish Martyrs c. 5.1 OPP 8 Windyhall (50% of overall site area) c. 7.8 OPP 9 Model Bakery c. 1.83 0PP 10 Carnamuggagh c. 9.8 (indicative figure for calculation purposes. Employment/commercial development is considered acceptable in principle over the entirety of site in accordance with Policy LK- OPP-10) OPP 11 Former Oatfield c. 1.44 Total c. 48.61 Town Centre Sites Former ESB site c.1.1 Former Courthouse c.0.07

5. Page 55

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   County Donegal Development Plan 2024-2030 (As Varied) 52 Chapter 5 Towns and Villages Chapter 10 – Housing Amend Table 10.3 Residential Lands as Follows: Table 10.3 Residential Lands Site Ref. Area (Ha) Primarily Residential PR1 10.75* PR3 1.97 PR4 0.79 PR5 14.00 PR6 24.46 PR7 1.14 PR8 0.45 PR9 2.08 PR10 1.23 PR11 9.8 PR12 2.212 PR13 5.2 PR14 0.85 PR15 4.70 PR16 3.90 PR17 3.50 PR18 1.89 PR19 1.74 PR20 1.93 PR21 4.37 PR22 2.391 PR25 16.27

6. Page 56

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   County Donegal Development Plan 2024-2030 (As Varied) 53 Chapter 5 Towns and Villages Site Ref. Area (Ha) Primarily Residential PR27 9.20 Total: 124.82Ha Opportunity Sites OPP1 7.25 (50% of total site area) OPP2 4.54 OPP3 2.00 (8% of total site area) OPP4 2.20 OPP5 2.32 OPP6 0.32 OPP7 5.1 OPP8 7.80 (50% of total site area) OPP9 1.83 OPP10 9.80 (indicative figure for calculation purposes. Residential development is considered acceptable in principle over the entirety of the site in accordance with Policy LK-OPP-10) OPP11 1.44 Total : 44.60 Ha Total Primarily Residential and Opp. Site housing land: 169.42Ha Southern Strategic and Sustainable Development Site Total Area 34 (*) Omitted in accordance with ‘The Planning and Development (Letterkenny Plan and Local Transport Plan 2023-2029) Direction 2024’.

7. Page 57

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   County Donegal Development Plan 2024-2030 (As Varied) 54 Chapter 5 Towns and Villages Appendix A Infrastructural Assessment Amend Table A1 As Below Table A1 – Tiered approach to differentiate between serviced and serviceable Primarily Residential lands Site Ref. Infrastructural Requirements Tier 1 / 2 PR1 Wastewater: Extension of sewer required (sewer to be extended approximately from Educate Together school or alternatively from Ramelton Road).Roads infrastructure: Widening of carriageway to accommodate right turning lane circa 310 metres, footpath and public lighting. Approximate cost: €150,000 Water: Connection to water supply required. Tier 2 No PR 2 PR3 Roads infrastructure: Works required to create suitable vehicular access on southern side of site (i.e. road widening). Cost estimates not available as works may require acquisition of land and valuations/estimates vary considerably. Tier 2 PR4 All required services available. Tier 1 PR5 Wastewater: Pumping station may be required for sewer connection; alternatively connect through housing development to southeast. Tier 2 PR6 Roads infrastructure: South/West of site- Works to improve access arrangements/junction improvements/road widening etc. Estimate 220m new footpath with lighting, drainage and overlay existing road. Cost estimate: € 220,000 North of Site – Provision of Northern Relief road. Cost estimate unavailable; details to be agreed with Road design section. Link road between Northern Relief road (Windyhall Road) and site- cost estimate unavailable. Tier 2 PR7 Roads infrastructure: Provision of appropriate pedestrian infrastructure along northern site boundary. Estimate 280m new footpath with lighting, drainage and overlay existing road. Pedestrian crossing required eastern junction. Cost estimate: € 125,000 Tier 2 PR8 All required services available. Tier 1 PR9 All required services available. Tier 1

8. Page 58

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   County Donegal Development Plan 2024-2030 (As Varied) 55 Chapter 5 Towns and Villages Site Ref. Infrastructural Requirements Tier 1 / 2 PR10 Developers will be required to keep the Southern Network Project Road reservation corridor free from development. Tier 2 PR11 Roads: Developers will be required to keep the Southern Network Project Road reservation corridor free from development. Additional road infrastructure likely to be required: Road Widening, footpath provision, public lighting, and drainage. Cost estimates unavailable. No sewer mapped in area; connection may be available via adjoining housing developments. Tier 2 PR12 All required services available Tier 1 PR13 Wastewater: Extension to public sewer required. Tier 2 PR14 Roads infrastructure: Existing narrow lane to the south of the site with houses either side. 130m length and 8m width required to accommodate 6m carriageway and 2m footway with lighting Cost estimate: € 200,000 Tier 2 PR15 Wastewater: Extension of sewer required (sewer to be extended approximately from Educate Together school or alternatively from Ramelton Road).Roads infrastructure: Widening of carriageway to accommodate right turning lane circa 310 metres, footpath and public lighting. Approximate cost: €150,000 Water: Connection to water supply required. Tier 2 PR16 Roads infrastructure: Road realignment and surfacing required in vicinity of site. Upgrade existing lighting and drainage. Cost estimate: € 220,000 Tier 2 PR17 Roads infrastructure: Road widening and footpath provision required along site frontages, upgrade existing lighting and drainage, pedestrian mobility requirements Cost estimate: € 215,000. Tier 2 PR18 Roads infrastructure: Road widening and footpath provision required along site frontages, upgrade existing lighting and drainage, pedestrian mobility requirements Cost estimate: € 220,000 Tier 2 PR19 Roads infrastructure: Road widening, footpath provision, upgrade existing lighting and drainage, pedestrian mobility requirements Tier 2

9. Page 59

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   County Donegal Development Plan 2024-2030 (As Varied) 56 Chapter 5 Towns and Villages Site Ref. Infrastructural Requirements Tier 1 / 2 Cost estimate: € 210,000 PR20 Roads infrastructure: Upgrade of road surface, footpath upgrades, street lighting, survey of existing storm networks, connection of footway to the opposite side of the road either by controlled crossing or beacons - Cost estimate: €150,000 Tier 2 PR21 Roads infrastructure: 210m footpath, drainage, streetlighting and pedestrian links at proposed new junction at SE corner, resurface from Kiltoy junction to the end of the proposed development or provide a bond to cover these works. – Cost estimate: €215,000 Tier 2 PR22 Watermain and sewer available. 112 metre footpath extension required. 190m surface water drainage and public lighting extension required. Tier 2 PR25 All services available via adjoining existing housing estate currently under construction (2561887 refers). Tier 2 PR27 Road access, footpath, public lighting, surface water, watermain and public sewer available on the adjoining L-1144. Tier 2 PR2 omitted in accordance with ‘The Planning and Development (Letterkenny Plan and Local Transport Plan 2023-2029) Direction 2024’. Chapter 5 ‘Towns and Villages’ of the County Development Plan 2024-2030 Amend Policy LK-OPP-1 of As Below. Policy LK-OPP-1: It is a policy of the Council to support the principle of the following development types on Opportunity Site 1, subject to compliance with all relevant policies and standards contained in this plan and the CDP and subject to adherence to the design guidance for the site: • Residential (over a maximum of 50% of the total site area), • Offices, • Restaurant/Pub/Guesthouse/Hotel use, • Tourism; and • Institutional use

10. Page 60

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    County Donegal Development Plan 2024-2030 (As Varied) 57

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.