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) 559 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan In terms of public transport Béal Átha Seanaidh/Ballyshannon benefits from 9 bus services (including 7 regular services) with connections to Donegal Town, Letterkenny, Sligo/Galway, Manorhamilton and Dublin and an existing bus station at the bottom of Main Street. However, the existing bus station is small and substandard and there is no pedestrian crossing to the associated northbound bus stop on the opposite side of Main Street. Nevertheless, there is potential to enhance public transport by developing a new town centre new bus station (as part of the Béal Átha Seanaidh/Ballyshannon Regeneration Project) and providing bus stops on Main Street and Castle Street, Abbey View Terrace, Donegal Road, the R267(Garda Station/Court House) and on the Beleek Road (Kilbarron National School). In addition, the Connecting Ireland Programme aims to provide an hourly Sligo to Derry service. There is also a need to provide a convenient, efficient, reliable, and socially inclusive cross border local bus service linking Belleek (and rural communities along the N3) with Ballyshannon to allow said communities to access education, employment, healthcare and other services in Ballyshannon and beyond. The Local Transport Plan sets out the public transport interventions identified in the map below. Figure 22.5 Public Transport Interventions Map
- County Donegal Development Plan 2024-2030 (As Varied) 560 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan In terms of vehicular transport, the town benefits from the N15 Bypass which provides strategic north/south connectivity and significantly reduces traffic within the town, wide approach roads (e.g. the R237 Bundoran Road, the R936/Allingham Road) and public car parks in the Market Yard, Upper Main Street and Abbey view as well as on street parking. Several traffic issues are also apparent including traffic congestion/inadequate road width/in appropriate parking in the Port Road/Rock Road area, the College Street/Erne Street/Chapel Road area and on the Mall, steeply sloping disabled parking bays, long stay parking in the town centre, a lack of dedicated loading bays on Main Street/Castle Street and the absence of a taxi rank. In addition, traffic congestion in the Rock Road/Port Road area can arise as a result of sporting events at Páirc an Athair Uí Thighearnaigh/Aodh Rua GAA Club. However, there is potential to improve the traffic situation by, providing revised traffic management/parking solutions on College Street/Erne Street/Chapel Street and on the Rock and Port Roads, reconfiguring parking at the Gables, reducing traffic speeds through traffic calming, providing disabled parking at more accessible locations, introducing parking control measures, and reserving a route for a developer led southern relief road (which would unlock the development potential of, and alleviate traffic congestion at peak times in, the southern part of the town). Consequently, this plan and the associated Local Transport Plan identifies a wide range of transport/sustainable mobility interventions to address these transport issues and in so doing provide for a more liveable, healthy town with a higher quality of life for residents and visitors alike (see Vehicular Transport Interventions Map below).
- County Donegal Development Plan 2024-2030 (As Varied) 561 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Figure 22.6 Vehicular Transport Interventions Map Objectives BSN-TSM-O-1 Increase walking rates by providing a quality and safe walking environment with enhanced pedestrian infrastructure (e.g. 3 bridges looped walkway, new pedestrian crossings, improved footpaths/pedestrian links, and future greenways). BSN-TSM-O-2 Increase cycling rates by providing an improved and safer cycling environment with new cycle infrastructure (e.g. cycle lanes (where feasible) along key approach roads, and bicycle parking).
- County Donegal Development Plan 2024-2030 (As Varied) 562 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan BSN-TSM-O-3 Improve transport infrastructure for children, disabled and older persons, including enhanced safety provision for children walking and cycling to and from schools. BSN-TSM-O-4 Improve disabled access in the town centre (e.g. removing barriers and providing improved disabled parking). BSN-TSM-O-5 Increase public transport usage by providing improved public transport infrastructure (e.g. new bus station at the Market Yard and bus stops on key approach roads). BSN-TSM-O-6 Support the provision of a convenient, efficient, reliable, and socially inclusive cross border local bus services linking Belleek (and rural communities along the N3) with Ballyshannon. BSN-TSM-O-7 Reduce transport and parking demand by promoting compact growth and providing enhanced walking, cycling and public transport infrastructure. BSN-TSM-O-8 Improve traffic flow and car parking arrangements in the town centre (e.g. on College Street and on Port Road/Rock Road). Policies BSN-TSM-P-1 Support and facilitate the delivery of the active travel, public transport, and vehicular network actions detailed in the Local Transport Plan (and in the associated maps above) and the active travel linkages otherwise detailed in the Land Use Zoning map subject to any required technical assessments and studies and not permit development that would prejudice the implementation of same. BSN-TSM-P-2 Development proposals on sites NR 1.5, NR 2.3, NR 2.4, NR 2.7, NR 2.8 and NR 2.9 shall provide for the construction of the Southern Relief Road as per Policy BSN-H-P-5. BSN-TSM-P-3 Reserve the routes of the access roads, walkways, and cycleways identified in the land use zoning map and Local Transport Plan maps. Development proposals that potentially hinder the provision of same shall not be permitted unless alternative appropriate access routes can be identified in consultation with the Planning Authority. BSN-TSM-P-4 To support the delivery of the National Transport Authority’s National Cycle Network ‘Cycle Connect’ Network in Ballyshannon. 22.8 Flooding/Infrastructure The Strategic Flood Risk Assessment (SFRA) for the County Donegal Development Plan 2024 identified that certain areas around Béal Átha Seanaidh/Ballyshannon are at risk from flooding in a
- County Donegal Development Plan 2024-2030 (As Varied) 563 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan 1% AEP (1:100) and a 0.1% AEP (1:1000) High End Future Scenario Flood Event (see map below) including: • Along the River Erne Corridor (including along the Eastern part of the Port Area, parts of the N3 and the eastern end of Station Road). • Along the Abbey River Corridor. • Lands adjacent to the Erne Estuary. In addition, the SFRA for the Seven Strategic Towns Local Area Plan 2018-2024 had previously identified that certain lands were at risk from flooding in a 1% AEP (1:100) and a 0.1% AEP (1:1000) Present day Flood Event (see map below also) including: • Low-lying lands adjacent to local streams to the north of Batchelors Walk/Slate Row/R267 and the R231 and to the north of Bishops Street/east of Rossnowlagh Road. • Lands along a local stream in the Sminver/Carrickboy townlands in the south eastern part of Béal Átha Seanaidh/Ballyshannon. Figure 24.7 Flood Risk Area Ballyshannon This Area Plan has been prepared based on the precautionary principle and the sequential approach of Avoid, Substitute, Mitigate, Justify set out in the Flood Risk Management Guidelines (See section 8.4 Flooding). In addition, new development will be required to ensure that surface water management issues can be successfully addressed, they do not exacerbate flood risk elsewhere and utilise Sustainable Urban Drainage Systems in accordance with the Flood Risk management policies of the Development Plan. 22.9 Water and Wastewater Infrastructure The provision of an adequate water supply and wastewater treatment is essential for environmental protection and the future residential and commercial growth of Ballyshannon. The Uisce Éireann Water Supply Capacity Register 2024 (published August 2025) states that Carn Domhnach/Carndonagh lies within the Ballyshannon and Bundoran Water Resource Zone and has
- County Donegal Development Plan 2024-2030 (As Varied) 564 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan capacity available to support 2034 population targets. The Uisce Éireann Wastewater Capacity register indicates that the Ballyshannon Wastewater Treatment Plant has an overall capacity of 6,100 PE, a current load of 3,159 PE and consequently an estimated spare capacity of 2,941 PE. Consequently, Ballyshannon has sufficient additional water supply and wastewater treatment capacity to meet the Ballyshannon core strategy housing target and the overall level of growth envisaged by the Area Plan. However, whilst the town has an extensive watermain and sewer networks local authority engagement with Uisce Éireann indicates that parts of these networks (e.g. in the Port Road/Rock Road areas) require upgrading. 22.10 Infrastructure and Utilities The Cathleen’s Fall Hydro Electric Power Station with a capacity of 45mw constitutes an integral part of the Ireland electricity generating infrastructure. The Station includes the dam, turbines, Assaroe Reservoir, substation, and the tailrace which extends east to west through the settlement. The tailrace has steep embankments in many places and is enclosed by safety fencing and the lands adjoining the Tailrace are in ESB ownership. Policy ETN-P-1 of the Development Plan already protects the HEP station by restricting incompatible lands uses. Furthermore, in designing and implementing the 3 Bridges Looped Walkway/Cycleway the Council acknowledges the need to not compromise public safety or the operational activities of the HEP station and will proactively work with the ESB to achieve this objective. Currently Béal Átha Seanaidh/Ballyshannon has a small Firestation located at the Market Yard in the town centre. The Operational Review of Fire Cover: Béal Átha Seanaidh/Ballyshannon and Bundoran report (ORH June 2018) identified a location to the Northeast of Béal Átha Seanaidh/Ballyshannon on the roundabout at the intersection of the N15/R231 and R267 as an optimal location for the relocation of the Firestation. Consequently, this Area Plan zones an accessible site at said location to enable the relocation of the Firestation. 22.11 Economic Development Béal Átha Seanaidh/Ballyshannon displays a wide range of commercial/employment generating enterprises including the national ambulance emergency call centre, vehicle sales, testing and maintenance related enterprises, and a range of retail outlets in the town centre. In addition, the hospitality sector within the town is well developed and provides a significant source of local employment. The town’s strategic geographical position and excellent road links at the southern gateway to the County on the N15/Atlantic Economic Corridor and the N3 also provides significant potential to attract additional employment generating enterprises and strengthen this existing economic base. The existing Béal Átha Seanaidh/Ballyshannon business park and adjoining lands at Carrickboy comprises approximately 10.8ha of land, benefits from road access from the R267 Regional Road, are fully serviced with watermains, public sewer, and fibre broadband connection, and are not adjacent to any environmental designations. Several parcels of lands within the business park itself (which are in the ownership of DCC and the IDA) and adjoining lands immediately to the south (in private ownership) remain undeveloped. However, a small portion of the south eastern part of the lands lies within the Flood Zone A. In addition, any development proposals on these lands should be compatible with delivery of the east/west southern relief road detailed on the land use zoning map. Consequently, this site has significant potential to accommodate additional economic development including, for example, IT, health, and financial services, light manufacturing, warehousing/logistics, research and development, or business start ups, subject to the avoidance of development within Flood Zone A, and facilitation of said east/west strategic road. The development
- County Donegal Development Plan 2024-2030 (As Varied) 565 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan of this site is therefore facilitated by zoning it as Opp Site 1 and the associated Policy BSN-OPP-P-1 below. The greenfield lands adjacent to the N15 roundabout at Coolcholly and the R231 Regional Road are located at a strategic gateway point into Béal Átha Seanaidh/Ballyshannon. Being highly accessible by road, and being fully serviced by water, wasterwater and broadband connections they represent a strategic economic development opportunity for the town. It is specifically considered that the site has the potential to accommodate industry/manufacturing, warehousing/logistics, large-scale serviced based enterprises, a significant tourism attraction, or petrol filling/e charging station (with ancillary retailing). However, the existing town centre/built up urban area represents a more optimal location for retailing or tourism accommodation in accordance with the National Retail and Town Centre First policies. Direct access to the site from the N15 National Road is precluded by National Road Access policy. Consequently access to the site should via R231 to the north/northeast or an upgraded access via the L-24852-0 to the south east subject to detailed design proposals and traffic assessments. Whilst a portion of the lands lies within Flood Zone B this designation would still facilitate commercial development as ‘less vulnerable development’ in accordance with the Flood Risk Management Guidelines. However, a site specific flood risk assessment should be provided demonstrating that 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. Several other sites within Béal Átha Seanaidh/Ballyshannon adjoin existing economic developments/commercial enterprises, benefit from good road access, are generally well serviced in terms of water, wastewater and are not otherwise hindered by environmental designations or flood risk. These sites therefore provide obvious potential for the extension of the exiting adjoining enterprise or new commercial development and their development is facilitated by their zoning Business/Enterprise and Policy BSN-ED-P-1 below. However, any retailing proposals should be in accordance with the retailing policies of the wider development plan including the application of sequential test in accordance with the Retail Planning Guidelines. In addition to the above there several Opportunity sites which due to their characteristics and locations can serve several functions including economic development, tourism, residential etc. Such sites include the Union Workhouse Site, the Old Heitons Building Supplier site, the Mall Quay, the Old Bakery Site etc (See Section 24.14 Opportunity sites). Objective BSN-ED-O-1 Strengthen and enhance Béal Átha Seanaidh/Ballyshannon’s economic development and employment base to take advantage of its strategic geographic location and transportation links. Policies BSN-OPP-P- 1 Facilitate economic development/employment generating proposals (including IT, health, and financial services, light manufacturing, warehousing/logistics, research and development, and business startups) at Opportunity Site 1 at Béal Átha Seanaidh/Ballyshannon Business Park Carrickboy which: • Ensures safe and adequate access/egress arrangements including, as appropriate, the submission of a Traffic Impact Assessment.
- County Donegal Development Plan 2024-2030 (As Varied) 566 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan • Avoids development within the Flood Zone A area in the southeastern part of the site. • Facilitates the development of the east/west southern relief road detailed on the Béal Átha Seanaidh/Ballyshannon Land Use Zoning Map. BSN-OPP-P- 2 Facilitate economic development proposals for industry/manufacturing, warehousing/logistics, large-scale serviced based enterprises, a significant tourism attraction, or petrol filling/e-charging station (with ancillary retailing) at Opportunity Site 2 at Coolcholly which: • Provides for vehicular access via the R231 or an upgraded access via the L- 24852-0 to the southeast in accordance with a Traffic Impact Assessment and any associated recommendations. • Accords with the Flood Risk Management Policies of this Development Plan and 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. BSN-ED-P-1 Consider economic development proposals (including light engineering/manufacturing, logistics/warehousing, service-based enterprises, bulky goods and the extension of the adjoining commercial enterprise) on sites zoned as Business Enterprise within the Béal Átha Seanaidh/Ballyshannon Land Use Zoning Map. Any retailing proposals shall be subject to the retailing policies of the wider development plan including the application of sequential test in accordance with the Retail Planning Guidelines. 22.12 Tourism Béal Átha Seanaidh/Ballyshannon’s strategic location on the Wild Atlantic Way, it’s historic and attractive townscape and built heritage, iconic setting on the River Erne estuary, thriving event scene such (e.g. Rory Gallagher Festival) and, diversity of hospitality venues, museum, and proximity to tourism destinations provide the town with a high quality tourism offering and create a solid base for further expansion. As such tourism is, and will continue to be, a key driver of Béal Átha Seanaidh/Ballyshannon’s economic prosperity. Béal Átha Seanaidh/Ballyshannon’s built heritage including its many historic buildings, imposing and attractive streetscape, provides solid potential for Cultural tourism which is well aligned with the brand identity of the Wild Atlantic Way. As such this development plan adopts a heritage led approach to development and provides a suite of policies designed to safeguard, enhance, and restore of Béal Átha Seanaidh/Ballyshannon’s built heritage and to tackle vacancy and dereliction. Furthermore, the plan aims to protect Béal Átha Seanaidh/Ballyshannon’s scenic amenities, natural heritage and visual setting including by zoning the River Erne Corridor as Open Space and Recreation, zoning the coastal landscape adjoining the Erne Estuary as Local Environment, and designating said landscape and the hillside at St Anne’s Church as visually vulnerable and protecting same through Policy BSN-CRH-P-1 below. The regeneration of the Old Distillery Building at the Heitons sites would provide a natural opportunity for a range of tourism related uses (e.g. café, restaurant, guesthouse, gallery, museum, bike hire) in an historic riverside location and is supported by Policy BSN-OPP-P-4. This plan also supports the
- County Donegal Development Plan 2024-2030 (As Varied) 567 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan provision of the additional public realm improvements (e.g. at the Market Yard and the Gables), recreational infrastructure (e.g. the Bundoran to Béal Átha Seanaidh/Ballyshannon Active Travel Project, the 3 bridges riverside looped walkway/cycleway and marine leisure facilities at the Mall Quay), and the sensitive redevelopment of the workhouse. Such developments will increase Béal Átha Seanaidh/Ballyshannon’s physical attractiveness, deliver new activity/resource related tourism offerings and improved event infrastructure and thus significantly enhance Béal Átha Seanaidh/Ballyshannon’s overall tourism potential. Objective BSN-TOU-O- 1 To sustain and strengthen Béal Átha Seanaidh/Ballyshannon’s tourism offering including: • Protecting and sustainably enhancing the town’s historic environment, built heritage and townscape as a fundamental tourism asset. • Implementing and facilitating projects/developments which sustain and enhance the town tourism and events offering including, for example, public realm improvements at the market yard, the 3 Bridges Rivers Looped Walkway/Cycleway, recreational/public realm improvements at the Mall Quay, and projects which positively address vacancy and dereliction. • Protecting Ballyshannon scenic landscape setting. 22.13 Architectural and Archaeological Heritage Ballyshannon’s architectural and archaeological heritage represents one of its most invaluable assets, forming a fundamental part of its unique identity and sense of place, providing an irreplaceable tourism resource, and representing a climate/circular economy friendly built asset facilitating residential, retail, and commercial uses. The town was a prosperous trading centre/merchant town during the eighteenth and nineteenth centuries trading with Europe and North America. It was during the nineteenth century that many of the most significant buildings that characterise the town were built. The town’s architectural heritage includes iconic buildings/sites such as Béal Átha Seanaidh/Ballyshannon Clock Tower/Gallogley's Jewellers, St Anne’s Church, Condon House, St Patrick’s Catholic Church, P. Mulligan & Sons Ltd Warehouse, St Catherine’s Convent, Erne Mills, Béal Átha Seanaidh/Ballyshannon Workhouse, the Mall, and numerous other buildings/structures. Béal Átha Seanaidh/Ballyshannon’s archaeological heritage includes the historic town of Béal Átha Seanaidh/Ballyshannon itself, graveyards, Assaroe Abbey, standing stones, forts, a promontory fort and a holy well. Collectively this heritage is recognised by the following designations: A Historic Town under the Urban Archaeological Survey of County Donegal (DHLGH 1989), a zone of archaeological potential (by the DHLGH), a Heritage town, (by Donegal County Council 2000), an Architectural Conservation Area encompassing the historic core of the town in this Development Plan, 60 structures on the Record of Protected Structures (RPS), several Structures on the National Inventory of Architectural Heritage (NIAH), and numerous structures on the Record of Monuments and Places (RMP) and Sites and Monument Record (SMR). The Béal Átha Seanaidh/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.
- County Donegal Development Plan 2024-2030 (As Varied) 568 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan The Ballyshannon Town Centre Regeneration and Action Plan highlights the importance of heritage led streetscape improvements (in terms of surfacing, landscaping, street furniture, public lighting etc), maintaining the historic character and identity of Ballyshannon through conservation of the built fabric and sustainable refurbishment, highlights potential redevelopment opportunities for historic buildings and proposes the extension of the existing historical trail. Given the fundamental importance of Béal Átha Seanaidh/Ballyshannon’s built heritage/historic environment it is crucial that it is protected by a robust policy/development framework. In this regard this heritage is inherently protected by the general Architectural and Archaeological protection policies in the wider Development Plan, Policy BSN-AAH-P-1 adopts a Heritage Led approach for new development proposals and public works, Policy BSN-AAH-P-2 requires development proposals have regard to the Béal Átha Seanaidh/Ballyshannon Design Guide, and the Town Centre policies otherwise require that development sensitively integrates with the historic environment and adopts a heritage led approach for specific sites. In addition, a range of heritage related financial supports are available including: Built Heritage Investment Scheme (BHIS), Historic Structures Fund (HSF), Historic Thatch Building (HTB), Thatch Repair Grant Scheme, Conservation Advice Grant Scheme for Vacant Traditional Houses, Community Monument Fund, Community Heritage Fund, Historic Towns Initiative and Vacant Property Refurbishment Grant. Further grants are listed on: https://www.donegalculture.ie/en/services/heritage/heritage-funding/ Objective BSN-AAH-O-1 Protect and sustainably enhance Ballyshannon’s architectural and archaeological heritage and historic built environment as an intrinsic part of its character and identity. Policies BSN-AAH-P-1 Adopt a heritage led approach in the assessment of development proposals and the implementation of public works in Béal Átha Seanaidh/Ballyshannon including the refurbishment/reuse of buildings and public realm improvements. BSN-AAH-P-2 Ensure that development proposals have regard to the guidance set out in the Béal Átha Seanaidh/Ballyshannon Design Guide, as appropriate. 22.14 Community, Recreation, And Heritage Béal Átha Seanaidh/Ballyshannon currently has a range of community, recreational, and cultural assets which significantly contribute toward its quality of life and health and well-being of its residents. These assets include the recently completed Community Hospital, the playground and outdoor gym at the Mall Quay, the Ballyshannon leisure centre, the Abbey theatre, the Páirc an Athar Ui Thighhearnaigh GAA Grounds and Béal Átha Seanaidh/Ballyshannon Garda Station, Courthouse, and the Museum. Béal Átha Seanaidh/Ballyshannon serves as an important education centre for the south Donegal, the key facilities being Colaiste Cholmcille (667 pupils (2024)) on College Street, Holy Family National School on Rock Road (189 pupils 2024), St Catherines National School on College Street (85 Pupils 2024), and Kilbarron National School (44 pupils) on the N3/Beleek Road. The Department of Education have predicted that primary school enrolments in Donegal are likely to continue a downward trend until the mid 2030s and have also projected a drop in Post Primary enrolments by
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.