Development plan · Donegal County Council
County Donegal Development Plan 2024–2030 (As Varied)
The council's development plan written statement: its strategy, policies, objectives and development standards.
Donegal County Council · 2024–2030 · 783 pages
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- County Donegal Development Plan 2024-2030 (As Varied) 549 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan 5) Otherwise retaining all pre-existing serviceable and developable residential zonings on a phased basis as per Section of 4.4.1 of the Development Plan Guidelines (DoHLGH 2022). In this regard some of the highest ranked existing residential zonings were selected as New Residential Phase 1 whilst lower ranked sites were selected as New Residential Phase 2. For clarity, the potential yield from extant planning permissions were not factored into the above methodology as it was considered that said permissions essentially address existing unmet demand during the last plan period rather than the future growth ambition set out in the Core Strategy. This methodology resulted in the identification of the New Residential Phase 1 and New Residential Phase 2 sites identified in the Béal Átha Seanaidh/Ballyshannon Land Use Zoning Map. It provides for a significant quantum of residential zonings at compact, accessible, and serviced locations (including at infill and backland locations), to both achieve Core Strategy housing target and provides for sustainable residential development. Table 22.1 Residential Zonings, Associated Site Area and Potential Indicative Housing Yield Site Ref: Zoning Ref: Site Zoning Type Weighted Site Area (ha) Site Area Weighting Potential Housing Yield New Residential Phase 1 Zonings 13 NR 1.1 New Residential Phase 1 1.11 1 28 1 NR 1.2 New Residential Phase 1 5.33 1 133 12 NR 1.3 New Residential Phase 1 1.58 1 39 2 NR 1.4 New Residential Phase 1 2.36 1 59 19 NR 1.5 New Residential Phase 1 2.52 1 63 NR 1.6 New Residential Phase 1 4.16 1 104 Subtotal 17.06 426 Opportunity Sites Facilitating Residential Development 25 Opp Site 4 Opportunity Site 0.49 0.5 12 Subtotal 0.49 12 Total Potential Housing Yield from Residential Related Phase 1 Zonings 17.55 438 Note: The total area of Residential Phase 1 zoned lands meets, and is in excess of, the Revised NPF Implementation Housing Growth Requirements Targets, 2025 (including the Additional Provision of up to 50% set out in Policy and Objective 2 of same). In addition to the identification of housing lands as outlined above, Chapter 6 of this Development Plan outlines a range of policies to ensure high quality new multiple residential developments. Furthermore, this Area Plan sets out a range of site-specific policies to inter alia protect local environmental amenities and ensure high levels of permeability and connectivity for such residential developments. Key access points into residential sites are also identified on the Land Use Zoning Map and are protected by Policy BSN-H-P-6 below. Finally, Policy GEN-H-2 of this Development Plan facilitates single dwellings on family lands within areas zoned Local Environment 1 in this Area Plan. Objective BSN-H-O-1 Provide an adequate supply and mix of quality housing units at serviced and accessible locations to meet a range of housing needs
- County Donegal Development Plan 2024-2030 (As Varied) 550 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Policies BSN-H-P-1 Ensure that development proposals on site NR 1.1 (North of Bishops Street) shall provide for a safe, coherent, direct, attractive, and comfortable and direct, active travel linkage from Bishops Streets to site NR 1.3 to the northeast as shown on the land use zoning map. BSN-H-P-2 Ensure that development proposals on site NR 1.2 (North of Batchelors Walk/R267) shall: • Provide for the vehicular access from the R267/Batchelors Walk detailed on the land use zoning map (unless it is demonstrated that it is not feasible to so do so). • Provide for safe, coherent, direct, attractive, and comfortable active travel linkages to the R267/Batchelors Walk to the south, the Woodlands Estate to the west and the lands to the southwest as indicated on the land use zoning map. • Retain and integrate any existing mature trees/field boundaries within the development layout in so far as possible. • Accord with the Flood Risk Management Policies of this Development Plan, preclude any highly or less vulnerable development within the HEFS Flood Zone B in the north western corner of the site, provides a Site Specific Flood Risk Assessment (SSFRA), which demonstrates that surface water management issues can be successfully addressed, there is no unacceptable residual flood risk to the development and the development will not exacerbate flood risk elsewhere, and otherwise provides for all necessary associated remedial surface water management proposals both on the site and adjoining lands. BSN-H-P-3 Ensure that development proposals on site NR 1.3 (Rear of the Filling station on Batchelors Walk/R267) shall: • Provide for safe, coherent, direct, attractive, and comfortable active travel linkages from the R267/Batchelors Walk, to the Woodlands Estate to the north, site NR 1.1 to the southwest and Site NR 1.2 to the northeast shown on the land use zoning map. • Retain and integrate any field boundaries within the development layout in so far as possible. BSN-H-P-4 Ensure that development proposals on site NR 1.5 (North of Béal Átha Seanaidh/Ballyshannon Business park) provide for a safe, coherent, direct, attractive, and comfortable active travel linkage from the R267 to the developer led Multi Modal Southern Relief Road for the extent of the proposed development site as indicated on the land use zoning map. BSN-H-P-5 Ensure that future development proposals on sites NR 1.5, NR 2.3, NR 2.4, NR 2.7, NR 2.8 and NR 2.9 provide for the construction of, and access onto, a developer led Multi Modal Southern Relief Road including (active travel infrastructure) between the Béal Átha Seanaidh/Ballyshannon Business Park and either the N-3-11/N-3-10/L-7964-1 roundabout or the Mart Link road (L-7964-1)
- County Donegal Development Plan 2024-2030 (As Varied) 551 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan the for the full east to west extent of the specific development site, in accordance with the following requirements: o A safe, pedestrian and cycling friendly design in accordance with the Design Manual for Urban Roads and Streets and the NTA’s National Cycle Manual which has been prepared in consultation with the Council’s Road Design Section. o The provision of access to developments only at fixed points along the route (to protect the carrying capacity of the road). o Any development proposals providing for direct or indirect access onto the N-3-11/N-3-10/L-7964-1 roundabout shall submit the necessary project level assessments (e.g. Traffic Impact Assessments, Road Safety Audits and Design Reports) to demonstrate that there shall be no adverse effects on the safety, functionality, and carrying capacity of said junction arising from the proposal. Note: there may be scope to amend the cross section or elements of the cross section to be delivered by developers when planning applications are received in agreement with DCC Roads Area and Roads Design teams. 22.6 Town Centre and Regeneration Béal Átha Seanaidh/Ballyshannon boasts a unique, historic, attractive, and diverse town centre with a compact form and a strong streetscape of Georgian/traditional character. The town centre displays a wide variety of uses including residential, retail, hospitality/tourism, and financial services which creates a sense of vibrancy and vitality. Iconic buildings such as the Clock Tower and Condon House, the many Georgian buildings, traditional shop fronts, and the narrow streets and plot widths all combine to create a town centre with a unique and historic sense of place which is undoubtedly one of Béal Átha Seanaidh/Ballyshannon’s most invaluable assets. Managed and harnessed sensitively and effectively this asset has the potential to attract a significant number of visitors and shoppers, generate new investment, provide new urban living opportunities, and enhance the quality of life for Béal Átha Seanaidh/Ballyshannon’s residents. The importance of, and the policy framework to safeguard, this rich built heritage is detailed in both Chapter 11 of the Development Plan and Section 22.12 of this Area Plan. These policies are based on a heritage-led approach being taken throughout the town in which the priority should be given to the conservation, repair, and reuse of traditionally built historic buildings, and new development should be designed to respect the historic setting of the town. However, whilst new buildings should be historically informed, they can also be contemporary in character. Nonetheless there are significant issues in the town centre which also require addressing in this plan: • High Levels of Vacancy and Dereliction: Geodirectory data (see figure below) confirms that there are a significant number of vacant and derelict properties throughout the town centre including along both along Main Street, Castle street, Market Street, the Mall, Erne Street, West and East Port Road with particular pockets of dereliction at the eastern end of College Street and the western end of Bishops Street. In particular, a number of retail units have closed in recent years. In addition, key sites such as the former Millstone Hotel site and the Ballyshannon Bakery site currently lie vacant. Collectively this negatively impacts on the town centre overall vibrancy, physical appearance, and tourism appeal and deters further economic investment.
- County Donegal Development Plan 2024-2030 (As Varied) 552 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Figure 22.2 Map of Vacant and Derelict Properties in Ballyshannon Town Centre (Source: Geodirectory) • Accessibility for All: At many points steps have been constructed to overcome the steep gradients on Main Street and Castle Street and provide level access to properties. However, these steps significantly impede access for wheelchair users or those with impaired mobility. • Pedestrian Permeability: Whilst compact the town centre has limited pedestrian crossing facilities particularly along Main Street, Castle Street and Market Street. Furthermore, parking on footpaths on College Street (as a result of the narrow 2-way nature of the street) often impedes pedestrians. Notwithstanding these issues specific town centre areas have significant development and placemaking potential in terms of the creation of new public spaces, enhanced public realm, additional town centre infrastructure, enhanced pedestrian permeability, new town centre living opportunities, and economic development opportunities. The Market Yard area occupies a large strategically located site at the heart of the town adjoining both the Erne River Corridor and underutilised backlands to the north. The area is currently dominated by a large car and bus park, a small bus station and is otherwise fronted by disused public toilets, a shed, a disused dwelling, and the fire station. The area is accessed both from Main Street to the west and Shiels Hospital site to the east. The Regeneration Strategy and Action Plan originally identified the potential to transform the Market Yard into a central civic and interaction space to become an attractive focal point for the community. The Council Led Back to Ballyshannon Regeneration Project therefore aims to deliver on this regeneration potential and create a destination for residents and visitors alike by: • Transforming the Market Yard into a high quality, attractive, accessible, and vibrant riverside civic space with enhanced public realm, art installations, new public transport facilities, public conveniences, revised/upgraded car parking, shared surfaces and streetscape enhancements. • Providing a new pedestrian link to, and a new community hub on, College Street thus providing enhanced active travel connectivity between schools/residential areas and the river, new community facilities and addressing vacancy/dereliction. • Delivering the 3 bridges riverside looped walkway/cycleway inclusive of new pathways/elevated walkways/cycleways, seating, lighting, and play features. Consequently, the delivery of this transformative project is supported by Policy BSN-TC-P-3 below.
- County Donegal Development Plan 2024-2030 (As Varied) 553 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan The centrally located Gables Area represents a key public space in Béal Átha Seanaidh/Ballyshannon with a good sense of enclosure, strong streetscape and a southerly aspect. However, the space is currently largely dominated by vehicular uses. As identified in the Regeneration Strategy and Action Plan there is significant potential to expand the use of this space to accommodate/better facilitate outdoor dining and events, improve its overall attractiveness and improve pedestrian permeability though public realm improvements, landscaping, and reconfiguration of parking. However, any such improvements should maintain through vehicular access from Main Street to Castle Street. The regeneration of the Gables Area in this manner is therefore facilitated by Policy BSN-TC-P-6 below. The existing space between at the junction of West Port/East Port and the Assaroe/Allingham Roads adjoins a variety of retail, financial services, and hospitality uses, and possesses an attractive visual setting including a strong and attractive streetscape on Rock Road to the south, the Rory Gallagher Mural to the west and the visually appealing Credit Union Building to the east. This setting provides considerable potential to create an attractive shared surface multi use public space through public realm/landscaping improvements which would also facilitate events and improve pedestrian permeability and is therefore supported by Policy BSN-TC-P-7 The Old Millstone Hotel Site on main street currently lies vacant and overgrown and creates a significant gap in the existing streetscape. However, as due to its strategic location and extensive size it represents a significant brownfield redevelopment opportunity to provide town centre living opportunities (including backland development), deliver active uses on the Main Street, and recreate the streetscape. Any development proposal should provide for a heritage led design approach which is sensitive to the design, character, scale and height of the adjoining streetscape, provides a high level of, and protects adjoining, residential amenities and safeguards architectural heritage. In addition any development on the site should demonstrate that surface water management issues can be successfully addressed, there is no unacceptable residual flood risk to the development and it will not exacerbate flood risk elsewhere. The regeneration of this site in this manner is therefore supported by Policy BSN-TC-P-4. The former Ballyshannon Bakery Site located on the Mall currently comprises disused Bakery Buildings, and a parking area. As identified in the Regeneration Strategy it provides a significant brownfield redevelopment opportunity to provide a variety of town centre compatible uses including residential, commercial, tourism, (e.g. enterprise space, remote working/creative hub), and extend and regenerate the existing streetscape. Any such development should be based on a heritage led approach, respect the design, character, scale, height of the Mall/local built environment, provide an high level of, and protect adjoining residential amenities, and retain pedestrian and vehicular connectivity between the Mall and the Back Mall as per the associated Policy BSN-TC-P-5 below.
- County Donegal Development Plan 2024-2030 (As Varied) 554 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan In addition to facilitating such key Regeneration Opportunities the Council will continue to tackle vacancy and dereliction throughout the town centre through the implementation of various financial/professional supports (e.g. the Vacant Property Refurbishment Grant, the Repair and Lease Scheme, the Historic Structures Fund, Built Heritage Investment Scheme, and the Community Heritage Fund) and supporting development proposals for the refurbishment/reuse of such properties in accordance with BSN-TC-P-1. The Transport/Sustainable Mobility Strategy of this Area Plan identifies a range of measures to create a more accessible town centre for pedestrians, cyclists and disabled persons and potential traffic management solutions. These include additional pedestrian crossings and disabled access facilities on Main Street, Market Street and College Street, wider footpaths and potential revised traffic management arrangements on College Street/Chapel Street and Erne and Rock Road/Port Road. The Ballyshannon Design Guide (DCC 2019) highlights areas of distinctive character and other qualities (e.g. The Mall, Main Street, Chapel Street, and the Port) and informs proposals for new buildings, infill sites, public realms improvements and the reuse of built heritage. In particular it sets out design guidance regarding a range architectural elements including, for example, replicating original finishes, preserving/retaining original natural slates, guttering, pipework, paint and plaster, doors windows, metal work, street furniture, shopfronts, reinstating original design in new work, using locally quarried stone and use of historic colours. Given the fundamental importance of Béal Átha Seanaidh/Ballyshannon’s built heritage resource it is appropriate that development proposals/new public works accord with said design guide as required by Policy BSN-TC-P-2 below. Otherwise given the town centre’s relatively large scale, the numerous brownfield and infill opportunities therein, the need to maintain its vibrancy and support compact growth this Area Plan provides for a consolidated town centre/urban core zoning based on the historic/built up town centre. Objectives BSN-TC-O-1 Sustain and enhance the role of the Town Centre as Béal Átha Seanaidh/Ballyshannon’s retail, tourism, event, and services hub and grow its residential population. BSN-TC-O-2 Safeguard and enhance Béal Átha Seanaidh/Ballyshannon’s unique built heritage and historic built environment including the historic streetscape, the Béal Átha Seanaidh/Ballyshannon Architectural Conservation Area, and structures on the Record of Protected Structures and the National Inventory of Architectural Heritage. BSN-TC-O-3 Physically and socially regenerate the town centre including, improving the public realm, enhancing civic spaces, tackling vacancy and dereliction, improving street furniture, reduce the negative impact of motorized traffic, and facilitating the regeneration of backland/underutilised sites. BSN-TC-O-4 Improve the accessibility, permeability, and safety of the town centre for pedestrians, cyclists, young, disabled and older persons and, reduce the negative impact of motorized traffic.
- County Donegal Development Plan 2024-2030 (As Varied) 555 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Policies BSN-TC-P-1 Positively facilitate development proposals for the refurbishment/reuse/redevelopment of vacant and derelict properties and infill development in the town centre which: • Accord with the Architectural and Archaeological polices of this Development Plan. • Sensitively integrate with the historic environment and existing streetscape in terms of design, character, scale, and height. • Protect the residential amenities of adjoining buildings. BSN-TC-P-2 Ensure that development proposals have regard to the guidance set out in the Ballyshannon Design Guide, as appropriate. BSN-TC-P-3 To implement the Back to Ballyshannon Regeneration Project including: • Creating a new riverside civic space with enhanced public realm, art installations, new public transport facilities, public conveniences, revised/upgraded car parking, shared surfaces, and streetscape enhancements at the Market Yard. • Providing a new pedestrian link to, a new community hub on, College Street. • Delivering the 3 bridges riverside looped walkway/cycleway inclusive of new pathways/elevated walkways/cycleways, seating, lighting, and play features. in a manner which sensitively integrates with Béal Átha Seanaidh/Ballyshannon’s historic environment/built heritage, is heritage led, and is designed in association with the appropriate conservation professionals. BSN-TC-P-4 Positively facilitate heritage led proposals for the redevelopment of the Millstone Hotel Site including backland development which: • Provides for town centre compatible uses (e.g. residential, retail, services, tourism etc.). • Provides for the recreation of a strong streetscape on Main Street with a preference for any proposed active uses to be located at ground floor on the Main Street. • Sensitively integrates with the historic environment and existing streetscape in terms of design, character, scale and height. • Provides for a high level of, and protects adjoining, residential amenities. • Otherwise accords with the Architectural and Archaeological policies of this Development Plan. • Is designed in association with the appropriate conservation professionals. • Demonstrates that surface water management issues can be successfully addressed, there is no unacceptable residual flood risk to the development, and it will not exacerbate flood risk elsewhere. BSN-TC-P-5 Positively facilitate heritage led proposals for the redevelopment of the Old Bakery Site including backland development which:
- County Donegal Development Plan 2024-2030 (As Varied) 556 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan • Provides for town centre compatible uses (e.g. residential, commercial, tourism, enterprises spaces and a creative hub). • Provides for the creation of a strong streetscape on the Mall with a preference for any proposed active uses to be located at ground floor Level along same. • Sensitively integrates with the historic environment and existing streetscape in terms of design, character, scale and height. • Provides for a high level of, and protects adjoining, residential amenities. • Retains vehicular and pedestrian access between the Mall and the back Mall. • Otherwise accords with the Architectural and Archaeological policies of this Development Plan. • Is designed in association with the appropriate conservation professionals. BSN-TC-P-6 Facilitate high quality public realm/landscaping/placemaking improvements in the Gables Area including those which facilitate outdoor dining, events, and enhanced pedestrian permeability whilst retaining vehicular connectivity between Main Street and Castle Street/Market Street. BSN-TC-P-7 Facilitate the creation of an attractive multiuse public space with high quality public realm/landscaping and pedestrian friendly layout at the junction of West Port/East Port and the Assaroe/Allingham Roads. BSN-TC-P-8 Provide new/enhanced pedestrian, cycling, disabled and age friendly infrastructure in the town centre in accordance with the Transport/Sustainable Mobility Strategy and the Local Transport Plan. 22.7 Transport/Sustainable Mobility Béal Átha Seanaidh/Ballyshannon benefits from a strategic location adjoining the N15 National Route which provides excellent north south connectivity along the Atlantic Economic Corridor and routes strategic traffic around the town thus freeing up road space for local traffic, pedestrians and cyclists. The town also has a compact urban form with existing residential areas lying within easy walking distance to the town centre, schools and other services. Béal Átha Seanaidh/Ballyshannon thus enjoys an inherent advantage over many other urban areas in Donegal in terms of both vehicular and pedestrian connectivity. Census 2022 indicates that private vehicular modes (i.e. Car Driver, Car Passenger, Van) make up the dominant means of travel to work, school, college, or childcare in Béal Átha Seanaidh/Ballyshannon but an encouraging number of residents travel on foot (19%) relative to other Donegal settlements (See Graph below). The Council has prepared a Local Transport Plan in consultation with the consultancy firm Jacobs and the National Transport Authority, and this has significantly informed the transport interventions detailed in the plan.
- County Donegal Development Plan 2024-2030 (As Varied) 557 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Figure 22.3 Means of Travel to Work, School, Collage or Childcare for Ballyshannon Residents Census 2022 In term of active travel Béal Átha Seanaidh/Ballyshannon currently benefits from; a compact urban form (which aids overall walkability), the fact that 59% of commutes are less than 15mins, the N15 Béal Átha Seanaidh/Ballyshannon bypass (which significantly reduces traffic volumes within the town), good footpaths on key approach roads into the town, intra urban pedestrian connections (e.g. Ernedale to Chapel Street and Rock Road to Port Road) and cycle facilities at the Abbey view car park and the Market Yard. These advantages are reflected in the relatively healthy 20% mode share for walking and cycling in the town. Active travel weaknesses are also evident including a difficult town centre pedestrian environment (with steep gradients and few pedestrian crossings), physical barriers for disabled persons, discontinued footpaths in parts of the town, parking on footpaths, and a lack of dedicated cycling infrastructure. However, there is significant potential to enhance active travel infrastructure including, delivering the Riverside 3 Bridges Looped Walkway/Cycleway and the Bundoran to Béal Átha Seanaidh/Ballyshannon Active Travel Projects, providing new town centre pedestrian crossings, improving footpaths, implementing traffic calming, providing a new pedestrian link between College Street and the Market Yard, upgrading existing active travel links and improving disability access. The Local Transport Plan details a broad range of Active Travel interventions to tackle these issues/realise these opportunities (See associated map below).
- County Donegal Development Plan 2024-2030 (As Varied) 558 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Figure 22.4 Active Travel Interventions Map
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.