County Donegal Development Plan 2024–2030 (As Varied)

1. Page 601

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   County Donegal Development Plan 2024-2030 (As Varied) 599 Chapter 23 Ceann an Droichid/Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area PlanChapter Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area Plan ii. the widening of the L-7931-3 road along the southern frontages of the sites, together with the provision of a footpath, public lighting and drainage improvements as necessary; and iii. improvements to the junction of the L-8041-1 and L-7913-3 roads; iv. Proposals for retail development will not be favourably considered unless it can be demonstrated that the proposal would comply with the sequential approach to retail development as set out in the County Retail Strategy. v. Provision of wastewater infrastructure shall be in accordance with the policies set out in Chapter 8 of the County Development Plan. vi. Developers may be required to submit a site-specific flood risk assessment depending on the scale and position of the development. vii. Access north of the site may be considered through the floodplain.

2. Page 602

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   Variation (No. 1) to the County Donegal Development Plan 2024-2030 600 Chapter Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area PlanChapter Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area Plan Appendix: Ceann an Droichid/Bridgend Area Plan - Summary Infrastructural Assessment Matrices Table 23.2: 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)* Housing Yield (Units) Roads Footpath Public Lighting Surface Water Foul Sewer Water Supply Written Analysis Within CSO Boundary NR2.1 3.919 98 Y Y Y Y N Y Public road upgrades together with footpath and public lighting extension and upgrades will be required. The wastewater treatment plant serving Bridgend is currently over capacity. There is potential capacity in terms of water supply but a Level of Service improvement is required.  NR2.2 1.987 50 Y Y Y Y N Y Public road upgrades together with footpath and public lighting extension will be required. The wastewater treatment plant serving Bridgend is currently over capacity. There is potential capacity in terms of water supply but a Level of Service improvement is required. 

3. Page 603

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   County Donegal Development Plan 2024-2030 (As Varied) 601 Chapter Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area PlanChapter Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area Plan Table 23.3: Economic Development Zonings Summary Infrastructural Assessment Matrix The table below contains a summary assessment of the suitability of zoned lands for economic development.

4. Page 604

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   County Donegal Development Plan 2024-2030 (As Varied) 602 Chapter Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area PlanChapter Bridgend Area PlanChapter 23 Ceann an Droichid/Bridgend Area Plan Map 23.2: Location of Economic Development Zonings Referenced Above

5. Page 605

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   County Donegal Development Plan 2024-2030 (As Varied) 603 Chapter 24 Carn Domhnach/Carndonagh Area Plan Chapter 24 - Carn Domhnach/Carndonagh Area Plan 24.1 Introduction Carn Domhnach/Carndonagh is located at the heart of North Inishowen and serves as its principal population, retail, commercial, educational, and public service centre. The town recorded a population of 2,768 persons in Census 2022 (an increase of 297 from Census 2016). Consistent with this important role, the town is designated as a service town within this Development Plan. The settlement has a long history dating from pre-Christian times, is noted for its magnificent St Patricks High Cross dating from the 7th Century and developed as a market and service town in the 19th century. The iconic Church of the Scared Heart atop Barrack hill, adjoining the Diamond, visually dominates the settlement. The Diamond and the adjoining Malin, Pound, Chapel, and Bridge Street form a compact town centre. The town physically radiates outward from the Diamond along the key arterial routes, with the strongest development to the south along the Quigleys Point Road. A more sporadic development pattern occurs to the southwest, northwest and east and there is a weak linear development pattern along the Malin Road to the north. This pattern has left significant undeveloped parcels of land adjacent to the urban core both along key access routes and in backland locations. The Diamond and the adjoining Main Street, Pound Street, Bridge Street and Chapel Street continue to act as the town’s commercial core, providing retail, hospitality, and financial services. Carn Domhnach/Carndonagh now has a significant and diverse retail offering including several convenience grocery stores, and a further store recently completed on the Station Road. The town boasts several large commercial enterprises including seafood processing, retail services, and construction material sectors. Carn Domhnach/Carndonagh also contains a range of public service facilities, including the Council’s Public Service Centre and Library, a Garda Station, and the Fire Station. There are significant clusters of residential development to the south, southwest, northwest and east of the town along the main arterial routes. The settlement serves as a key educational centre, being home to Carn Domhnach/Carndonagh Community School and St Patrick’s Boys National School on Church Road, and St Patricks Girls National School and a Montesorri childcare facility on Chapel Street/Quigleys Points Road.

6. Page 606

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   County Donegal Development Plan 2024-2030 (As Varied) 604 Chapter 24 Carn Domhnach/Carndonagh Area Plan The settlement also possesses a range of key recreational assets including the fabulous Barrack Hill Town Park, and a football, rugby and GAA club which significantly enhance the quality of life for Carn Domhnach/Carndonagh’s residents. The town also boasts a significant built heritage with several structures on the Record of Protected Structures and National Inventory of Architectural Heritage. 24.2 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: • Create a more consolidated/compact and efficient urban form including by utilising existing backland, brownfield, and infill sites adjacent to the urban core for new residential and commercial development and avoiding further urban sprawl. • Secure a reliable and sustainable water supply for Carndonagh to enable the growth and development of the settlement (to be delivered by Uisce Éireann). • Physically and socially regenerate, and address vacancy and dereliction within, the town centre. • Provide an adequate supply and mix of quality housing units to meet a range of housing needs at accessible and serviced locations. • Improve pedestrian/cycling infrastructure throughout Carn Domhnach/Carndonagh to encourage more sustainable/active travel modes including providing new intra urban connections and improving existing active travel infrastructure. • Addressing traffic congestion in the town centre and availing of a strategic opportunity to provide a new developer link road between Station Road, Moss Road and the Ballyliffen Road. • Ensure sufficient land supply for new commercial development opportunities at accessible, serviced, and visible locations. • Enhance Carn Domhnach/Carndonagh community and recreational facilities including providing new recreational links, providing further facilities at the Barrack Hill town park, and other community facilities. • Avoiding inappropriate development in flood risk areas in accordance with Flood Risk Management Guidelines. 24.3 Strategic Vision To sustainably develop Carn Domhnach/Carndonagh as North Inishowen’s key population, retail, commercial, and public service centre with a compact urban form, vibrant regenerated town centre, ample and quality housing options, sustainable transport infrastructure, and quality community, recreational, and heritage assets. 24.4 Zoning Matrix As indicated in Section 17.3 development proposals in Carn Domhnach/Carndonagh will be considered in the context of the Zoning Objectives detailed in Table 17.1, the Carn Domhnach/Carndonagh specific zoning matrix below, the policy framework in this plan and the policy framework in the wider CDP. The Carn Domhnach/Carndonagh 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.

7. Page 607

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   County Donegal Development Plan 2024-2030 (As Varied) 605 Chapter 24 Carn Domhnach/Carndonagh 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 Amusement Arcade/Casinos O1 N N N N N N N N N N Agricultural Buildings N N O2 O O22 N N N N Y O23 Car Park (Standalone) O3 N N O O22 N N N O4 N O23 Betting Office O5 N N N N N N N N N N Café Y N N O O22 O24 N N N N O23 Caravan Parks N N N O O22 N N N N N O23 Cemetery N N N O O22 N N O N O O23 Cinema Y N N O O22 O6 N N N N O23 Community/Recreational/ Sports O O O O O22 O24 N Y O7 N O23 Creche/Playschool Y O26 O26 O O22 O24 N Y N N O23 Cultural Uses/Library Y N N O O22 O8 N N N N O23 Dancehall/Disco Y9 N N O9 O22 N N N N N O23 Data Centre N N N O O22 O24 Y N N N O23 Funeral Home Y N N O O22 O24 N O N N O23 Garage/Car Repair O10 N N O10 O22 O24 Y N N N O23 Guesthouse/Hotel/Hostel Y N N O O22 O24 N N N O11 O23 Hot Food Takeaway O12 N N N O22 N N N N N O23 Industry (light) Y N N O O22 O24 Y N N N O23 Industry (General) N N N O O22 O24 Y N N N O23 Medical/Consultancy/ Healthcare Y N N O O22 O24 N Y N N O23 Motor Sales N N N O O22 O13 N N N N O23 Nursing Home Y N N O O22 O N Y N N O23 Offices Y N N O14 O22 O14 O N N N O23 Park/Playground Y O O O O22 O15 N Y Y O O23 Petrol Station O N N O O22 N N N N N O23 Place of Worship Y N N O O22 N N Y N N O23 Playing Fields N O O O O22 O16 N Y Y N O23 Pub Y N N O O22 N N N N N O23 Restaurant Y N N O O22 N N N N N O23 Residential Y Y O25 O O22 O24 N N N O17 O23 Retail Y N N O18 O22 O19 N N N O20 O23 School/Education Y N N O O22 O24 N Y N N O23 Utility Scale Solar Energy Generation (other than exempted dev. or microgeneration19) N N N N N N N N N O21 N Tourist Related Facilities Y N N O O22 O24 N N N N O23 Warehouse/Store/Depot O N N O O22 O24 Y N N N O23 Water/Wastewater Services O O O O O22 O O O O O O23

8. Page 608

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   County Donegal Development Plan 2024-2030 (As Varied) 606 Chapter 24 Carn Domhnach/Carndonagh Area Plan 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 as the urban core where they are not contrary to Urban Regeneration and Town Centre objectives of the Development Plan. 4. Standalone car parks will only be considered in areas zoned 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. Cinema proposals may be considered on Opportunity Sites 1,2,3,6 and 7 subject to all other relevant policies of this Development Plan. 7. Community/Recreational/Sports proposals shall comply with the flood risk management policies of the Development Plan. 8. Large scale cultural facilities may be considered on Opportunity Site 1, 2, and 3 subject in accordance with Policy CC-P-1. 9. 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. 10. 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. 11. 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. 12. Hot food take will be open to consideration on lands zoned Urban Core in accordance with Policy TC-G-P-4. 13. Motor sales shall be considered on Opportunity Sites 5,6, and 7. 14. 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 15. Parks/Playgrounds ancillary to Community developments may be considered on Opportunity Sites 1,2,3,4,6, and 7. 16. Playing fields ancillary to Community developments may be considered on Opportunity Sites 1,2.3,4,6, and 7. 17. Only single dwellings residential proposals will be considered on lands zoned Local Environment 1 in accordance with GEN-H-2 18. 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. 19. 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. 20. Retail development on lands zoned 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. 21. 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. 22. 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-P-1. 23. 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. 24. See site specific Opportunity Site Policies. 25. Residential development will be Open to Consideration on New Residential Phase 2 in accordance with the General Housing Policies detailed in Chapter 17. 26. 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. 24.5 Housing The provision of an adequate 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 Carn Domhnach/Carndonagh and to ensure the creation of a liveable settlement with a high quality of life.

9. Page 609

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   County Donegal Development Plan 2024-2030 (As Varied) 607 Chapter 24 Carn Domhnach/Carndonagh Area Plan Carn Domhnach/Carndonagh currently has a significant range of housing (both private and public assets), including: • The Abbots Woods, Ard Chlochar, and Chill Bhride, Millbrae Meadows and Millbrae Heights, and Millars Way estates along the Quigleys Points road. • Residential Units within the town centre including in particular along Bridge Street and Bank Place. • The Clós Phadraig estate, one off and smaller housing development along the Malin Road to the north. • The Ard Colgan, Cedar Grove, Cherry Avenue, along the Moss Road and one-off housing and smaller developments along the Ballyliffen Road to the northwest of the Town. • The Cillárd, Donagh Park, Bayview estates and one-off housing along the R244 to the southwest of the town. Furthermore 30 new housing units have recently been completed on the Quigleys Points road. In addition, there are a significant number of extant residential permissions which, if completed, could substantially contribute toward housing supply in Carn Domhnach/Carndonagh. These extant permissions include/provide for 37 units on the Moss Road, 56 dwellings on the Malin Road, 23 dwellings adjoining the Springfield housing estate, 21 units on the Church Road, 21 units on the Quigleys Points road (commenced but not completed), 21 social housing units adjoining Barrack Hill town park (commenced but not completed), and 9 apartments on the Malin Road. Nevertheless, several housing related issues are apparent in Carn Domhnach/Carndonagh namely: • Residential development occurring in a sprawling, and non-sequential manner along the key access roads leading into the town. • A significant undersupply of new housing completions during the lifetime of the previous Local Area Plan and over the last decade resulting in much of the residentially zoned lands in the town remaining undeveloped. Figure 24.2 New Dwelling completions in Carn Domhnach/Carndonagh 2012-2022 (Source: CSO) • The impact of the Defective Block Crisis on many housing units in the town and surrounding areas. • The high level of vacant residential units within Carn Domhnach/Carndonagh. The Core Strategy of this Development set outs a housing allocation/growth target of 172 units for Carn Domhnach/Carndonagh. It is also noted that Carn Domhnach/Carndonagh has a significant

10. Page 610

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    County Donegal Development Plan 2024-2030 (As Varied) 608 Chapter 24 Carn Domhnach/Carndonagh Area Plan social Housing Need of 13860 units. In additional temporary housing demand is also likely to arise from need to replace or repair homes affected by the defective blocks. The above context creates both challenges and opportunities for future housing provision in Carn Domhnach/Carndonagh 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. • Ensuring the new housing in Carn Domhnach/Carndonagh is provided in a compact/sequential manner at serviced, accessible, and socially inclusive locations in order to provide for a more consolidated and efficient urban form, encourage sustainable mobility, and ensure easy access to key services. • The refurbishment and reutilisation of vacant and derelict town centre properties and urban brownfield sites to encourage town centre living and create a more vibrant physically attract town centre. The overall methodology to identifying new housing lands for the Area Plan involved: 1. Identifying/estimating the potential housing yield (31) which may arise from: • New development within the Urban Core and Established Development areas (excluding any overlap with uncompleted extant permissions) (12 Units). • Refurbishment of vacant and derelict properties/sites within the Plan Area. (19 units). 2. Assessing and ranking a range of potential housing sites across a range of planning compact growth, water/wastewater infrastructure, active travel, flooding etc). 3. Discounting any potential sites 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 (141 units) 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 resulted in an overall housing land requirement of 7.05ha (141 unit/25ha=5.64**1.25) 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). 6. Assessing in conjunction with Uisce Éireann the quantum of potential residential related zonings which can serviced with an adequate water supply given the current significant water supply constraints in Carn Domhnach/Carndonagh and amending the proposed zonings accordingly (e.g. zoning certain residential sites as Residential Phase 2 or not facilitating residential development in certain Opportunity Sites pending water supply upgrades). In this regard it is considered that extant permissions were already factored into the calculation of Carn Domhnach/Carndonagh’s Core Strategy target of 172 units as they essentially address unmet demand during the last plan period rather than the future growth ambition set out in the Core Strategy. This methodology resulted in the residential related zonings (i.e. New Residential Phase 1 and 2 sites, Opportunity sites facilitating housing development and part of the Barrack Hill Opportunity Site) identified in the associated Carn Domhnach/Carndonagh Land Use Zoning Map. It provides sufficient Residential Phase 1 zonings at compact, accessible, and serviced locations to achieve the Carn Domhnach/Carndonagh Core Strategy housing target, has regard to current water supply capacity constraints, and contains an additional provision of Phase 1 zoned land in the likely scenario that certain lands do not come forward for development. 60 May 2025, Source: Donegal County Council Housing Section.

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