County Donegal Development Plan 2024–2030 (As Varied)

1. Page 571

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   County Donegal Development Plan 2024-2030 (As Varied) 569 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan 2030. However, all of the primary schools have shown enrolment increases over the last decade namely Holy Family NS (+50), St Catherine’s NS (+28) and Kilbarron NS (+21). Over the same period Colaiste Cholmcille’s enrolment initially decreased but has now recovered to its 2014 level. The Department of Education estimate that if the proposed CDP 2024 Core Strategy housing growth allocations are realised this would result in a population increase of 458 person and a potential requirement of 2 extra primary school classrooms and 30 plus post primary school places. They further advise that said additional requirements could be facilitated through existing school facilities and/or expansion of same. In addition, the Department have advised there is a currently a project to provide for a special education tuition room at Kilbarron NS. Consultations with the Holy Family National School indicate that there is a need for a 2 to 3 additional classrooms, multi use games area, a playground, pedestrian safety improvements, and additional bus parking. Consequently, the area to the north of the school has been zoned as Education to facility these requirements. Consultations with Kilbarron National School indicate that there is a need for an additional classroom, a new General Purpose Room and safer access arrangements (including dedicated Bus Set down area). Such additional buildings would in turn require the relocation of the existing sport pitch/green area. Accordingly, the area of land immediately to the south of the school has been zoned as Education to facilitate same. Consultations with St Catherines National School indicate a long-term requirement for a new school building, safer/enhanced pedestrian/disabled access facilities and improved parking facilities. Such safer/enhanced pedestrian facilities could be provided in tandem with pedestrian access facilities proposed as park of the Béal Átha Seanaidh/Ballyshannon Regeneration Project. A new modular extension containing 2 ASD rooms, a sensory room, a science lab and 9 classrooms has recently been completed at Colaiste Cholmcille. However, consultations with the school indicate a need to refurbish existing school buildings and sporting facilities, improve parking and security arrangements, and enhance pedestrian/disabled access infrastructure. Furthermore, the Ballyshannon Regeneration and Action Plan identified the creation of a 3 Bridges Riverside looped walkway/cycleway including public amenity space along the river corridor as a key regeneration project for the town. This project is being advanced by the Council as part of the wider Back to Ballyshannon Regeneration Project and will deliver a high quality recreational and tourism asset for the town inclusive of new pathways, elevated walkways/cycleways, seating, lighting, and play features, fully integrated with the new civic space at the Market Yard and the Ballyshannon to Bundoran Active travel project. The project is therefore supported by Policy BSN-CRH-P-1 below and the zoning of the subject lands as Open Space and Recreation. The Mail Quay (Opportunity Site 3) area occupies a scenic coastal location on the River Erne Estuary at the western end of the town. It lies within walking distance of the town centre enjoys picturesque views down the estuary toward Tullan Strand. The site currently consists of the historic quay (built c. 1775 and altered c. 1835 and 1880 and listed on the National Inventory of Architectural Heritage), historic walled yards, old shed, a slipway, adjoining hardstanding/informal carparking (which is in a poor state of repair), grassed areas, and a monument. The site also directly adjoins an existing playground, park and car park to the north and the Donegal Bay Special Protection Area.

2. Page 572

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   County Donegal Development Plan 2024-2030 (As Varied) 570 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan The Ballyshannon Regeneration Strategy and Action Plan identified the site’s significant potential for marine leisure, passive recreation, a café, public conveniences/changing, whilst also identifying the need to retain its Built Heritage features and improve north south pedestrian connectivity. Funding has been secured under the Peace Plus Programme for repurposing the old boat yard to a community amenity space including providing a viewing platform and a floating pontoon at the site. Given said potential and the sites historical and scenic context this plan supports recreational, marine leisure, tourism, community, and public conveniences/changing related developments which retain the site’s key built heritage features as per Policy BSN-OPP-P-3 below. In addition to these projects there is also significant potential to enhance recreational walking infrastructure on the local road network to the west of the town (See Map 22.4 Active Travel Network and Section 8.1.4.2 supports the principle of a Cross Border Active Travel Opportunity between Ballyshannon and Belleek. Béal Átha Seanaidh/Ballyshannon’s compact and historic townscape and sublime natural setting on the River Erne Estuary provides the town with a highly scenic landscape setting which is an intrinsic part of its sense of place and character. In particular, the Erne river corridor, the coastal/rural landscape to the west of the town (which provides the visual backdrop to the estuary), and the undeveloped hillside at St Anne’s Church are key components of Béal Átha Seanaidh/Ballyshannon’s provide significant scenic/visual amenity and are therefore worthy of protection. Consequently, this plan zones these lands as visually vulnerable A and B and the associated policy BSN-CRH-P-4 only facilities limited development in said area and retains the lands adjoining St Anne’s Church free from development and protects these key landscape assets for future generations. In addition, viewing points and associated access links could be developed to better enjoy the above visual/scenic amenities including atop Fort Hill (to the West of the Union Burial Ground) and at Buaille Bawns(to the north west of the Mall Park) subject to appropriate archaeological safeguards. Béal Átha Seanaidh/Ballyshannon also has a significant Biodiversity resource including the: • Donegal Bay Special Protection Area (SPA) which encompasses the River Erne Estuary as far the Mall Quay and was identified to protect such bird species including the Great Northern Diver, Brend Goose, Common Scoter, and Sanderling. • The Dunmuckrum Turloughs Special Area of Conservation which encompasses 2 sites to the south of the Town. • The Erne Estuary/Finner Dunes Proposed Natural Heritage Area. • Biodiversity in the wider environment including within trees, hedgerows and field boundaries and pockets of deciduous woodland. This Biodiversity is inherently protected by the robust Biodiversity protection policy framework in Section 11.1 of this County Development Plan, which protects Natura 2000 sites (Policy BIO-P-1), Proposed Natural Heritage Areas (Policy BIO-P-2) and local biodiversity (Policy BIO-P-3). In addition, local non designated areas of biodiversity in Béal Átha Seanaidh/Ballyshannon are inherently protected by the Open Space and Recreational Zoning whose zoning objective only provides for limited development. Objectives BSN-CRH-O-1 To protect and enhance Ballyshannon’s recreational and public amenity assets. BSN-CRH-O-2 Safeguard the scenic/visual amenity and character of Ballyshannon’s unique coastal and riverside landscape setting. BSN-CRH-O-3 Improve educational and associated ancillary infrastructure in Ballyshannon

3. Page 573

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   County Donegal Development Plan 2024-2030 (As Varied) 571 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Policies BSN-CRH-P-1 Support and facilitate the delivery of the 3 bridges looped walkway/cycleway inclusive of new pathways, elevated walkways/cycleways, seating, lighting and play features as a key recreational/quality of life asset for Ballyshannon and not permit development which would hinder the delivery of same. BSN-CRH-P-2 Support and facilitate the delivery/improvement of the recreational/active travel linkages identified on the land use zoning map and the Active Travel Map in Section 22.7 above and not permit development which would hinder the delivery of same. BSN-CRH-P-4 • Ensure that the hillside/area designated as Visually Vulnerable A adjoining St Anne’s Church remains free from development. • Consider small scale/limited agricultural, community, and recreational developments, and one off dwellings (in accordance with Policy GEN-H-2), within other areas designated ‘Visually Vulnerable B’ which: o Do not negatively impact on landscape character/scenic amenities of the area either individually or in-combination with any existing and proposed development. o Would not be visually prominent or obtrusive in the landscape. o Would not obstruct views from the road to the sea. o Provide for the retention of any trees/hedgerows/natural vegetation which form an intrinsic part of the landscape character. BSN-CRH-P-5 Support and facilitate the development of new/enhancement of existing Educational Infrastructure in Béal Átha Seanaidh/Ballyshannon including: • Additional classrooms, multi use games area, playground, and pedestrian safety improvements at Holy Family National School. • Additional classrooms, a new General Purpose Room and safer access arrangements at Kilbarron National School. • Safer/enhanced pedestrian/disabled access facilities and improved parking facilities at St Catherines National School • Refurbishment of existing school buildings and sporting facilities, improved parking and security arrangements, and enhanced pedestrian/disabled access infrastructure at Colaiste Cholmcille. • Additional facilities at/for Gaelscoil Éirne. BSN-CRH-P-6 Facilitate the development of viewing points and associated pedestrian access infrastructure atop Fort Hill (to the West of the Union Burial Ground) and at Buaille Bawns (to the northwest of the Mall Park) in a manner which is sensitive to the visual/scenic amenities of said areas and complies with the Archaeological Protection Policies of the plan. BSN-CRH-P-7 Facilitate the provision of additional recreational facilities, including new and upgraded walking paths, at the Lakeside Centre.

4. Page 574

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   County Donegal Development Plan 2024-2030 (As Varied) 572 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan BSN-CRH-P-8 Support the provision of additional recreational, sporting and/or landscaping amenities/facilities in the Mall park and along the Erne River Corridor. BSN-OPP-P-3 Facilitate heritage led proposals for recreational, marine leisure, tourism, community, and public conveniences/changing related developments, and appropriate commercial uses (within established commercial areas), on the Mall Quay (Opportunity Site 3) which provide for. • Retention and repair/refurbishment of the Quay and the historic walls in accordance with best conservation practice and the architectural protection policies of this plan. • High quality hard and soft landscaping including public art, seating and suitable gateway signage/features and which otherwise retains the existing monument on the site. • Adequate and functional turning and parking space for vehicles towing boats/trailers and additional parking spaces with views over the Estuary. • Safe North South pedestrian connectivity between the quays at the southern end of the site and park/playground to the north. • A sensitive design prepared in association with the appropriate conservation professionals. 22.15 Other Opportunity Sites Other Opportunity sites have been identified which have the potential to fulfil a variety of roles including heritage, tourism, cultural, commercial and residential by reason of their location, scale, characteristics or built or natural heritage characteristics. Heiton’s Site (Opportunity Site 4) This site is located at a scenic and historic location at West Port on the southern shoreline of the Erne Estuary at the southwestern end of the town. Historically the site contained the quays of Béal Átha Seanaidh/Ballyshannon Port, a distillery, the Erne (Corn and Saw) Mill, warehouses, and timber yards. Whilst much of the built heritage on the site has been lost the old distillery building (NIAH 40852069 refers), and the building facades along the R267/West Port Road remain. The site also fronts the Donegal Bay Special Protection Area has a visual relationship with the Mall Quay on the opposite/northern side of, and views down, the Erne Estuary. The site also directly adjoins the future Bundoran to Béal Átha Seanaidh/Ballyshannon Active Travel Project which is currently under construction. The flood risk mapping prepared on foot of Strategic Flood Risk Assessment’s for the Seven Strategic Towns Local Area Plan 2018-2024 and the County Development Plan 2024-2030 indicates that the lower/northern part of the site lies within Flood Zone A and B. However site surveys and site specific flood risk assessments submitted to the local authority in connection with recent planning enquires indicate that the vast majority of the site lies above a 4.5m contour line and therefore any development would not be at risk from a mid range future scenario coastal flooding scenario. Given its historic context, remaining built heritage, scenic shorefront location and views, tourism potential and proximity to the town the site represents an opportunity for a range and mix of uses

5. Page 575

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   County Donegal Development Plan 2024-2030 (As Varied) 573 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan including: tourism/cultural related (e.g. café/restaurant/guesthouse/gallery/museum/bike hire/visitor centre), residential, public open space, and events/exhibition spaces/venues. In this regard it is essential that development proposals retain and sensitively re-utilise the existing built heritage on the site (including providing active/publicly accessible uses within the Old Distillery building), provide high quality and usable public open spaces over a significant portion of the original quays (which maintain the visual relationship with the Mall Quays and provide westwards views down the Erne Estuary), facilitate pedestrian linkages through the site to the site immediately to the east, provide an events/exhibition space, and otherwise respects the historical, visual, and environmental context of the site. In addition any development proposals should be subject to Appropriate Assessment vis-à-vis the impact on the adjoining Special Protection Area and should be accompanied by a site specific flood risk assessment demonstrating that there is no unacceptable residual flood risk to the development and it will not exacerbate flood risk elsewhere. BSN-OPP-P-4 To consider heritage led development proposals which provide for a mix of tourism, cultural and residential development, and the provision of public open space, and events/exhibition spaces which: • Safeguards and sensitively re-utilises the remaining Built Heritage on the site (including providing active/publicly accessible uses within the Old Distillery building) in accordance with the wider architectural protection policies of this plan. • Provides high quality and usable public open space over a significant portion of the original quays which maintains the visual relationship with the Mall Quay and provides westwards views westward down the Erne Estuary. • Facilitates pedestrian linkages through the site to the site immediately to the east. • Provides a usable publicly accessible events/exhibition space. • Respects the historical, visual, and environmental context of the site. • Are sensitively designed in association with the appropriate conservation professionals. • Are accompanied by a by a site specific flood risk assessment demonstrating that there is no unacceptable residual flood risk to the development and it will not exacerbate flood risk elsewhere. • Are subject to Appropriate Assessment vis-à-vis the impact of the development on the adjoining Donegal Bay SPA. Union Workhouse (Opportunity Site 5) The site of the former Union Workhouse is located to the south of the Port Area and comprises the largely intact Workhouse building and associated yards. The imposing and substantial Workhouse Building opened in 1843 and was built in the Tudoresque style from cut limestone to a H shaped plan, and a multiple bay/two to three storey design. The Workhouse constitutes an integral element of the social history and built heritage of County Donegal and is listed on the Record of Protected Structures (Reg. No. 40801518 refers). The buildings in the northern part of the workhouse are vacant and, in a semi, derelict state whilst the associated yards are occupied as a Council Roads Depot. The buildings in the southern part of the site were occupied as a HSE Community Nursing Unit up until the recent completion of the new Béal Átha Seanaidh/Ballyshannon Community Hospital. However, the building constitutes a significant and natural opportunity for heritage related flagship cultural tourism project, a heritage related training/education facility, or niche tourism accommodation in an accessible

6. Page 576

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   County Donegal Development Plan 2024-2030 (As Varied) 574 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan location. It is also considered that a flexible approach should be maintained in relation to other potential uses. In all cases the safeguarding and sensitive re-use of the Workhouse building in compliance with the Architectural Heritage policies of this plan are essential requirements for any development on the site. BSN-OPP-P-5 To consider heritage led proposals for the refurbishment, re-use, and where appropriate extension of, the Union Workhouse building/site, for a heritage related flagship cultural tourism project, a heritage related training/education facility, or niche tourism accommodation or other uses which are compatible with the historic/heritage context of the site, and otherwise comply with the Architectural Heritage policies of this plan and which are designed in association with the appropriate conservation professionals. Former Bakery Site Opposite the Mall Quay (Opportunity Site 6) This site is a brownfield site comprising the disused premises of a former bakery. Taken with Opportunity Site 3 at the Mall Quay it is an opportunity to regenerate disused and infill lands with appropriately scaled and designed built form. The site is located on the edge of the Béal Átha Seanaidh/Ballyshannon archaeological complex and adjacent to a Protected Structure and therefore any proposal will be required to address issues arising. Given the proximity of the site to the town centre and the potential to service future marine/leisure/tourism related uses on adjacent lands, this site provides opportunity for a mix of small-scale commercial development integrating limited residential development, or tourist accommodation, or residential development only. BSN-OPP-P-6 To consider proposals for development consisting of one of the following scenarios: (i) Small scale commercial development integrating limited residential development or tourist accommodation; or (ii) Primarily residential development on the site of the Former Bakery opposite the Mall Quay, Béal Átha Seanaidh/Ballyshannon Any proposal for development shall be required to adequately demonstrate: (i) That there will be no negative impact on material associated with the designated archaeological complex. (ii) That the proposal will integrate effectively with the adjoining protected structure. (iii) That the proposal will not result in the overdevelopment of the site. (iv) That the design is of high architectural quality and of fine grain suitable for the general context of the area and ensuring no negative impact on surrounding residential amenities and (v) Compliance with the Habitats Directive.

7. Page 577

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   County Donegal Development Plan 2024-2030 (As Varied) 575 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Appendix: Béal Átha Seanaidh/Ballyshannon Area Plan Summary Infrastructural Assessment Matrices Table 22.2: 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)* Site Area Weighting Weighted Site Area Housing Yield (Units) Roads Footpath Public Lighting Surface Water Foul Sewer Water Supply Written Analysis Regarding Tier 1 & Tier 2. Within CSO Boundary Residential Phase 1 Zonings NR1.1 1.109 1 1.109 28 Y Y Y Y Y Y All Services available. Tier 1.  NR1.2 5.333 1 5.333 133 Y Y Y Y Y Y All Services available. Tier 1.  NR1.3 1.575 1 1.575 39 Y Y Y Y Y Y All Services available. Tier 1.  Opp. Site 4 0.977 0.52 0.49 12 Y Y Y Y Y Y All Services available. Tier 1.  NR1.4 2.357 1 2.357 59 Y Y Y Y Y Y All Services available. Tier 1.  NR1.5 2.521 1 2.521 63 Y Y Y Y Y Y All Services available. Tier 1.  NR 1.6 4.157 1 4.157 104 Y Y Y N N N 65m watermain and 81m sewer extension required. All other services available. Tier 2  Residential Phase 2 Zonings1 NR2.1 0.437 1 0.437 11 Y Y N Y Y N Upgrading of watermain required. All other services available. Tier 2  NR2.2 1.081 1 1.081 27 N Y* Y Y Y Y Road widening, and surface water gullies required. *Pedestrian footpath to other side of College Street required. All other services available. Tier 2  NR2.3 2.155 1 2.155 54 Y N Y Y N N Upgrading of watermain and sewer, and 67m footpath extension Required. All other services available. Tier 2 

8. Page 578

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   County Donegal Development Plan 2024-2030 (As Varied) 576 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Zoning Reference Site Area(ha)* Site Area Weighting Weighted Site Area Housing Yield (Units) Roads Footpath Public Lighting Surface Water Foul Sewer Water Supply Written Analysis Regarding Tier 1 & Tier 2. Within CSO Boundary NR2.4 2.337 1 2.337 58 Y N Y N N Y Upgrading of sewer, 230m footpath extension and surface water gullies required. All other services available. Tier 2  NR2.5 0.8282 1 0.828 21 Y N Y N N N Upgrading of watermain and sewer,43m footpath and SW required. All other services available Tier 2 NR2.6 0.677 1 0.437 17 N Y N Y Y N Upgrading of watermain required, Road widening required, 84m public lighting extension required. All other services available. Tier 2  NR2.7 5.454 1 5.454 136 Y N Y N N Y Upgrading of sewer, 137m footpath extension, surface water gullies required. All other services available Tier 2  NR2.8 3.953 1 3.953 99 Y N N N N Y Upgrading of sewer, 272m footpath extension, additional public lighting and surface water gullies required. All other services available. Tier 2  NR2.9 3.097 1 3.097 77 Y N N N N Y Upgrading of sewer, road widening, 139m footpath, additional public lighting and surface water gullies required. All other services available Tier 2  NR2.10 8.618 1 8.618 215 Y Y Y N N N 65m watermain extension, 81m sewer extension, road access through adjoining lands. All other services available. Tier 2  Footnote 1. 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. 2. Housing yield for Opp Site 4 (Heiton’s Site) calculated at 50% of site area being developed as residential given the specific policy requirements for this site.

9. Page 579

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   County Donegal Development Plan 2024-2030 (As Varied) 577 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Table 22.3: Economic Development Zonings Summary Infrastructural Assessment Matrix The table below contains a summary assessment of the suitability of zoned sites for economic development Developed (Ha) Undeveloped (Ha) Wastewater Water Roads Footpath Public Lighting BE1 0.00 1.50      BE2 0.00 3.04      BE3 0.00 1.93      BE4 0.21 0.73      Opp Site 2 0.00 4.63      Opp Site 1 3.84 6.91      Totals 4.05 18.74

10. Page 580

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    County Donegal Development Plan 2024-2030 (As Varied) 578 Chapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area PlanChapter 22 Béal Átha Seanaidh/Ballyshannon Area Plan Map 22.2: Location of Economic Development Zonings Referenced Above

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.