County Donegal Development Plan 2024–2030 (As Varied)

1. Page 541

   Cite this pagePDF p. 541 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 539 Chapter 21 Pleain Áitiúl An Clochán LiathChapter 21 Pleain Áitiúl An Clochán Liath Appendix: An Clochán Liath Area Plan Summary Infrastructural Assessment Matrices Table 21.4: Residential Development Zonings Summary Infrastructural Assessment Matrix The table below contains a summary 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 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 NR1.1 1.284 26 Y Y Y Y Y1 Y Services available. Tier 1. Needs LoS Improvement for Water Supply  NR1.2 1.296 26 Y N Y Y Y1 Y Services available. Tier 1. Needs LoS improvements to foul sewer and water supply  NR1.3 1.780 36 Y N Y Y Y1 Y Services available. Tier 1. Needs LoS improvements to foul sewer and water supply  NR1.4 1.228 25 Y Y Y Y Y1 Y Services available. Tier 1. Needs LoS improvements to foul sewer and water supply. Small footpath extension required  NR1.5 1.7 34 Y y Y Y Y2 Y All Services available. Tier 1. Part NR1.6 1.051 21 Y Y Y N Y1 Y Services available. Tier 1. Needs LoS improvements to foul sewer and water supply. SW sewer needed across 3rd party land x NR1.7 1.83 37 Y Y Y Y Y1 Y NR1.8 2.25 45 Y Y Y Y Y1 Y NR1.9 1.37 27.4 Y N Y N N Y1 Extensions to connect to foul sewerage infrastructure required (may require third party consents). Upsizing of sewer and localized network reinforcement may be required. A 180 metre footpath extension to connect with the existing public footpath network at the road junction south of the site shall have to be 

2. Page 542

   Cite this pagePDF p. 542 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 540 Chapter 21 Pleain Áitiúl An Clochán LiathChapter 21 Pleain Áitiúl An Clochán Liath constructed at any Developer’s expense. The results of a ground investigation survey shall need to be submitted by any prospective developer at lodging of planning application for planning permission stage. NR2.1 1.715 34 Y Y Y N Y1 Y Services available. Tier 1. Needs LoS improvements to foul sewer and water supply. SW sewer needed across 3rd party land x NR2.2 0.417 8 Y Y* Y Y N2 Y Upgrading of watermain and extension lead to foul sewer required. All other services available. Tier 2 x Notes: Capacity constraints exist, and connection applications will be assessed on an individual basis, considering their specific load requirements. Footnotes: * This infrastructural analysis includes New Residential Phase 2 which sites have not been identified for immediate residential development as other more optimal sites (in terms of key planning criteria) were selected to deliver the Core Strategy housing target. 1. Extensions required to connect to wastewater network. 2. Further assessment will be needed as there is missing GIS data in these areas.

3. Page 543

   Cite this pagePDF p. 543 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 541 Chapter 21 Pleain Áitiúl An Clochán LiathChapter 21 Pleain Áitiúl An Clochán Liath Table 21.5: Economic Development Zonings Summary Infrastructural Assessment Matrix The table below contains a summary assessment of the suitability of zoned lands for economic development. Economic Development Land at An Clochán Liath Infrastructural Assessment Site Code Developed (ha) Undeveloped (ha) Wastewater Water Supply Roads Footpaths Lighting BE1 4.203 X   X X BE2 6.794 X     BE3 2.211      BE4 0.660      BE5 0.822 X     BE6 0.596 X     BE7 0.594 X     OPP Site 1 0.421      OPP Site 2 0.028 0.555     X OPP Site 3 1.396 X     TOTAL 11.885 6.575

4. Page 544

   Cite this pagePDF p. 544 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 542 Chapter 21 Pleain Áitiúl An Clochán LiathChapter 21 Pleain Áitiúl An Clochán Liath Map 21.2: Location of Economic Development Zonings Referenced Above

5. Page 545

   Cite this pagePDF p. 545 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 543 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Chapter 22 - Béal Átha Seanaidh/Ballyshannon Area Plan 22.1 Introduction Béal Átha Seanaidh/Ballyshannon is one of Ireland oldest towns, and boasts a historic and attractive urban centre, a compact urban form, and a scenic riverside/coastal setting. Having a population of 2246 (Census 2022) the town occupies a strategic location on the N15/Atlantic Economic Corridor and the River Erne Estuary at the southern gateway to the county. Béal Átha Seanaidh/Ballyshannon’s important role in providing a range of retail, health, and education services for its hinterland is recognised in the town’s designation as a service town within the County Development Plan 2024- 2030. Béal Átha Seanaidh/Ballyshannon’s long and varied history includes Neolithic and Bronze age settlement, the grave of Áed Ruad High king of Ireland, Viking incursions, and a medieval church/cemetery. A castle was built by Niall Garbh O Domhnaill in 1423 and the town was incorporated as a Borough by James I in 1613. The 1700s saw brewing, tanning, tobacco, and saw milling industries established, the construction of the Mall and College Street, and the flourishing port enabled trade with Europe. The town was also home to the 19th century poet and diarist William Allingham. The Cathleen’s Fall Hydro Electric Power station was completed in 1955 yet resulted in the loss of the picturesque Assaroe’s Falls. This rich history is evident in the town’s exceptional built and archaeological heritage with a strong urban structure and streetscape, numerous buildings on the Record of Protected Structures and National Inventory of Architectural Heritage, National Monuments, and its designation as a Historic Town, a Heritage Town (by DCC) and as an Archaeological complex. Béal Átha Seanaidh/Ballyshannon serves as a key service town for south Donegal with a strong and varied retail (e.g. Slevins Department Store, clothing, electronics), tourism and cultural event (e.g. the Rory Gallagher Festival) offering numerous hospitality services (e.g. cafes, bars), as well as health facilities (e.g. Primary Care Centre and Community Hospital), education (e.g. Colaiste Cholmcille), sporting facilities (e.g. Ballyshannon Leisure Centre) and public services (e.g. Court House and Garda Station). However, the town has a more limited larger scale convenience retail offering (i.e. larger supermarkets). The availability of lands at accessible locations in proximity to the N15 Atlantic Economic Corridor and the Ballyshannon business park provide significant economic development opportunities. Whilst the Workhouse site provides significant future potential for tourism/heritage related enterprises.

6. Page 546

   Cite this pagePDF p. 546 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 544 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Collectively Béal Átha Seanaidh/Ballyshannon’s rich built heritage, strong urban structure and riverside/coastal setting provides rich regeneration opportunities in terms of placemaking, public realm improvements, new active travel and recreational links, marine leisure facilities, tourism development, and town centre living which are key to creating a vibrant and liveable town for both residents and visitors alike. In addition the Béal Átha Seanaidh/Ballyshannon to Bundoran active travel project will provide a quality recreational and tourism asset. Notwithstanding these unique strengths several planning challenges are apparent. Béal Átha Seanaidh/Ballyshannon’s population has declined continuously since the 1990’s contrasting with an increase in Donegal’s population (from 129,664 to 167,084) over the same period and in the surrounding rural Electoral Divisions (from 3139 to 3306) over the period 2011-2022. The town suffers from very significant levels of vacancy (73 buildings53) and also dereliction (6 buildings3) including throughout the town centre, along College and Erne Street, along the Mall, and south of the River along the East Port and West Port Road, which detract from its physical appearance and hinder its tourism potential. Finally, there has been very limited supply of new residential properties over the last decade to cater for housing need and population growth. 22.2 Key Planning Issues A number of key Planning issues and opportunities are apparent which this Area Plan can help to positively address, namely the need to: • Capitalise on Béal Átha Seanaidh/Ballyshannon’s rich regeneration opportunities including enhancing existing/creating new urban civic spaces, providing riverside active travel/recreational links, facilitating new marine leisure opportunities, improving streetscape, and utilising brownfield lands to provide new town centre living opportunities. • Physically and socially regenerate, and address vacancy and dereliction within the town centre through regeneration measures and financial supports. • Protect and enhance Béal Átha Seanaidh/Ballyshannon’s rich architectural heritage including promoting, supporting and facilitating the sensitive reuse and redevelopment of properties on the RPS and NIAH. • Safeguard and enhance the visual, environmental, and recreational amenities Béal Átha Seanaidh/Ballyshannon’s unique riverside and coastal setting in consultation with key stakeholders. • Retain and consolidate Béal Átha Seanaidh/Ballyshannon’s generally compact urban form including focusing on brownfield and infill development and preserving access to underutilised backlands, to ensure an efficient urban structure to encourage sustainable mobility and future infrastructural provision. • Provide an adequate supply and mix of quality housing units to meet a range of housing needs at accessible and serviced locations and facilitate a growing population. • Improve active travel/public transport infrastructure throughout Béal Átha Seanaidh/Ballyshannon including providing new/enhanced pedestrian crossings, extending footpaths, delivering new active travel links, delivering the Bundoran to Béal Átha Seanaidh/Ballyshannon Active Travel Project and a high-quality bus station. • Enhance vehicular mobility including exploring the provision of revised traffic management arrangements at certain locations to improve traffic flow (whilst also providing additional parking and pedestrian facilities), and providing transport links through new developments lands. • Ensure sufficient land supply for new commercial development opportunities at accessible, serviced, and/or visible locations. 22.3 Vision To sustainably develop Béal Átha Seanaidh/Ballyshannon as a vibrant and historic service town, with a revitalised and attractive town centre, safeguarded and sensitively 53 Geodirectory July 2023

7. Page 547

   Cite this pagePDF p. 547 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 545 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan developed built heritage and environmental assets, a growing population, an ample and quality housing supply, a highly walkable environment, quality recreational/tourism amenities, and new commercial/enterprise opportunities. 22.4 Zoning Matrix As indicated in Section 17.3 development proposals in Béal Átha Seanaidh/Ballyshannon will be considered in the context of the Zoning Objectives detailed in Table 17.1, the Béal Átha Seanaidh/Ballyshannon specific zoning matrix below, the policy framework in this plan and the policy framework in the wider CDP. The Béal Átha Seanaidh/Ballyshannon Zoning Matrix below illustrates a range of land uses/development types together with an indication of their broad acceptability in each of the land use zones. The acceptability of uses within designated Opportunity Sites is also set out in site specific policies contained in this Area Plan. Y= Acceptable in Principle; O=Open for consideration; N= Not acceptable Land Use Urban Core New Residential (Phase 1) New Residential (Phase 2) Established Development Established Dev. 2 Opportunity Site Business/Enterprise Community Infrastructure Open Space and Recreation Local Environment 1 Local Environment 2 Transport and Utilities Infrastructure Tourism Amusement Arcade/Casinos O1 N N N N N N N N N N N N Agricultural Buildings N N O2 O O19 N N N N Y O20 N N Car Park (Standalone) O3 N N O O19 N N N O4 N O20 N O Betting Office O5 N N N N N N N N N N N N Café Y N N O O19 O21 N N N N O20 N O Caravan Parks N N N O O19 N N N N N O20 N O Cemetery N N N O O19 N N O N O O20 N N Cinema Y N N O O19 N N N N N O20 N N Community/Recreation al/ Sports O O23 O23 O O19 O21 N Y O6 N O20 N O Creche/Playschool Y O O O O19 O21 N Y N N O20 N N Cultural Uses/Library Y N N O O19 O7 N O N N O20 N O Dancehall/Disco Y8 N N O8 O19 N N N N N O20 N N Data Centre N N N O O19 O21 Y N N N O20 N N Utility Scale Electricity Generation N N N N N N N N N O O20 Y N Funeral Home Y N N O O19 O21 N O N N O20 N N Garage/Car Repair O9 N N O9 O19 O21 Y N N N O20 N N Guesthouse/Hotel/Hos Y N N O O19 O21 N N N O10 O20 N O Hot Food Takeaway O11 N N N O19 N N N N N O20 N N Industry (light) Y N N O O19 O21 Y N N N O20 N N Industry (General) N N N O O19 O21 Y N N N O20 N N Medical/Consultancy/H Y N N O O19 O21 N Y N N O20 N N Motor Sales N N N O O19 N O N N N O20 N N Nursing Home Y N N O O19 O N Y N N O20 N N Offices Y N N O12 O19 O12 O N N N O20 N N

8. Page 548

   Cite this pagePDF p. 548 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 546 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Land Use Urban Core New Residential (Phase 1) New Residential (Phase 2) Established Development Established Dev. 2 Opportunity Site Business/Enterprise Community Infrastructure Open Space and Recreation Local Environment 1 Local Environment 2 Transport and Utilities Infrastructure Tourism Park/Playground Y O O O O19 O13 N Y Y O O20 N O Petrol Station O N N O O19 O21 N N N N O20 N N Place of Worship Y N N O O19 O21 N Y O N O20 N N Playing Fields N O O O O19 N N Y Y N O20 N O Pub Y N N O O19 N N N N N O20 N N Restaurant Y N N O O19 O21 N N N N O20 N N Residential Y Y O22 O O19 O21 N N N O14 O20 N N Retail Y N N O15 O19 O16 N N N O17 O20 N N School/Education Y N N O O19 O21 N Y N N O20 N N Utility Scale Solar Energy Generation (other than exempted dev. or microgeneration) N N N N N N N N N O18 O20 O N Tourist Related Y N N O O19 O21 N N N N O20 N Y Warehouse/Store/Dep O N N O O19 O21 Y N N N O20 N N Water/Wastewater O O O O O19 O O O O O O20 O O Footnotes related to land-use zoning matrix 1. Amusement arcades/casinos shall be considered within lands zoned as Urban Core in accordance with Policy TC-G-P-4. 2. Agricultural buildings proposals within lands zoned as New Residential (Phase 2) must be designed and located so as not to compromise the future residential development potential of said lands. 3. Standalone car parks will only be considered within lands zoned urban core where they are not contrary to Urban Regeneration and Town Centre objectives of the Area Plan 4. Standalone car parks will only be considered in areas zone Open Space and Recreation where they would serve as ancillary infrastructure for recreational amenity and where they comply with the Flood Risk Management policies of the Development Plan. 5. Betting offices will be open to consideration on lands zoned Urban Core in accordance with Policy TC-G-P-4. 6. Community/Recreational/Sports proposals shall comply with the flood risk management policies of the Development Plan. 7. Cultural Uses may be considered on Opportunity Site 4, 5, and 6. 8. 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. 9. 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. 10. Guest houses of a limited scale may be considered on existing developed sites within lands zoned Local Environment 1 provided they are compatible with the Local Environment 1 zoning objective. 11. Hot food take aways will be open to consideration on lands zoned Urban Core in accordance with Policy TC- G-P-4. 12. Professional services which provide services principally to visiting members of the public will be directed to the defined urban core in accordance with Policy GEN-ED-P-1 13. Parks/Playgrounds ancillary to community or recreational developments may be considered on Opportunity Sites 3,4, 5 and 6. 14. Only single dwelling residential proposals will be considered on lands zoned Local Environment 1 in accordance with GEN-H-P-2 15. Retail development proposals in areas zoned Established Development 1 shall be assessed in accordance with the related zoning objective and the retail policies in this Development Plan.

9. Page 549

   Cite this pagePDF p. 549 (opens the publisher’s copy in a new tab)
   County Donegal Development Plan 2024-2030 (As Varied) 547 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan 16. Retail development proposals on Opportunity Sites shall be assessed in accordance with the site-specific Opportunity Site Policies and the retail policies in this Development Plan. 17. Retail development proposals on lands zoned as Local Environment 1 shall only be considered where they comprise proposals for a farm shop selling goods that are produced on the subject landholding. Other types of retail shall not be permitted at these locations. . 18. Utility scale Solar energy generation proposals on lands zoned Local Environment 1 will be assessed in accordance with Policy E-P-7 of the development plan. 19. 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’ in accordance with Policy Gen-F-P1. 20. Only proposals for minor agricultural, residential and commercial developments such as small extensions to existing buildings or water compatible developments will be considered in ‘Local Environment 2’ in accordance with Policy Gen-F-P-2. 21. See site specific Opportunity Site Policies. 22. Residential development will be Open to Consideration on New Residential Phase 2 in accordance with the General Housing Policies detailed in Chapter 17. 23. Creche/Playschools/Childcare facilities will be Open to Consideration on New Residential Phase 1 and Phase 2 site where they are a requirement for, and an integral part of large-scale residential proposals in accordance with relevant Childcare Planning Guidelines. 24. Only developments related to Hydro Electric Power related Utility Scale Electricity Generation and associated electricity transmission and distribution infrastructure, shall be considered within the HEFS Flood Zone A and B within the Transport and Utilities Infrastructure Zoning and any development proposals shall be accompanied by a Site Specific Flood Risk Assessment. 22.5 Housing Providing a sufficient supply and mix of quality housing units at serviced and accessible locations to meet a range of housing needs is essential for the sustainable growth of Béal Átha Seanaidh/Ballyshannon and ensure the creation of a liveable settlement with a high quality of life. Béal Átha Seanaidh/Ballyshannon currently has a significant quantum of suburban type residential development in close proximity to the town centre including the Cluain Barron, Erne Dale Heights, Lawn Close and Highfields, Assaroe view, and Salmer Drive. In addition, there a significant number of residential properties located within the town centre, for example on College, Street, Erne Street and Chapel Street, Upper Main Street and Bishop Street and the Rock and the Port Roads. In addition, there is significant scope for additional residential development in the town centre both through the refurbishment of vacant town centre properties and on brownfield/infill sites such as the Old Millstone Hotel site on upper Main Street and the Ballyshannon Bakery Site. In addition, a multiple residential development of 47 units the off the R267 Bundoran Road at Portnason is under construction and a further 34 units off the off the R231 at Coolcholly to the north of the town were permitted in 2023 but have not yet commenced. Nevertheless, several housing related issues are apparent in Béal Átha Seanaidh/Ballyshannon namely: • There has been very limited quantum of new residential completions within Béal Átha Seanaidh/Ballyshannon within the last decade (see graph below) and the vast majority of the lands zoned for residential development within the town remain undeveloped.

10. Page 550

    Cite this pagePDF p. 550 (opens the publisher’s copy in a new tab)
    County Donegal Development Plan 2024-2030 (As Varied) 548 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Figure 22.1 New Dwelling Completions Ballyshannon 20212-2024 (Source: CSO) • There are a very significant number of vacant and derelict residential properties within the urban core of the town. The CDP 2024 set outs a housing allocation/growth target of 172 units for Béal Átha Seanaidh/Ballyshannon. Furthermore, it is noted that the town has a significant social Housing Need of 98 units. The above context creates both challenges and opportunities for the future provision of housing in Béal Átha Seanaidh/Ballyshannon including: • The provision of an adequate supply and mix of quality new housing lands to fulfil the core strategy requirements and provide for a range of private, social, affordable and age friendly housing needs. • The refurbishment and reutilisation of vacant and derelict urban core properties and urban brownfield sites to encourage town centre living and create a more vibrant physically attractive town centre. • Ensuring the new housing in Béal Átha Seanaidh/Ballyshannon is provided in a compact/sequential manner at serviced, accessible, and socially inclusive locations in order to provide for a more consolidated efficient urban form, encourage sustainable mobility, and ensure easy access to key services. The overall methodology to identifying new housing lands for the new plan involved: 1) Identifying/estimating the potential housing yield (30) which may arise from: a. New development within the Urban Core and Established Development areas (excluding any overlap with uncompleted extant permissions) (5 Units). b. Refurbishment of vacant and derelict properties/sites within the Plan Area. (25 units). 2) Assessing and ranking a range of potential housing sites across a range of planning criteria including compact growth, serviceability, active travel, and other constraints (e.g. environmental assets, flooding, compatibility with adjoining uses etc). 3) Discounting any potential sites which were deemed more suitable for other essential uses (e.g. commercial, community etc). 4) Selecting the most optimal sites to fulfil both the remaining core strategy housing allocation (142) based on a density of 25 units per ha with an additional provision of zoned lands of 25% over and above said allocation (to avoid restricting supply if certain lands are not brought forward for development) as per Section of 4.4.3 of the Development Plan Guidelines (DoHLGH 2022). This result in an overall housing land requirement of 7.1ha (142unit/25ha=5.68*1.25)

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.