County Donegal Development Plan 2024–2030 (As Varied)

1. Page 651

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   County Donegal Development Plan 2024-2030 (As Varied) 649 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan 25.5 Town Centre Baile Dhún na nGall, Donegal Town, centre is delineated on Map 25.1 Land Use Zoning Map for Baile Dhún na nGall, Donegal Town. The Diamond, a large triangular public civic space enclosed by vernacular terraces of shops, hotels and services is the heart of the historic town centre; the retail and commercial core is focused around the Diamond and surrounding streets, particularly Upper Main Street, Quay Street and Bridge Street. Séne Lane gives vehicular connectivity from Main Street to Quay Street, from which Aldi, the Credit Union and other premises gain access. One of the main surface car parks in the town is located in this area from which there is pedestrian access to the Diamond through Millcourt Mews. Further development along Séne Lane shall be designed in a way that defines the road (and footpath) contributing to the continuance of creating a strong and definitive roadway and streetscape. Outside of this compact retail and commercial core, there is a significant level of residential and community/social land uses within the wider defined town centre. There is a strong retail, commercial, tourism and social service sector, combined with a low level of vacancy and dereliction within the town centre area, reflecting a vibrant, diverse and strong core. Donegal Harbour to the west of the town centre houses the tourist office and is the location of waterbased tourism activities, with provision for both car parking and bus parking, and access to the ruins of Donegal Franciscan Abbey. This historical waterside site represents a significant opportunity for regeneration in itself and as part of the wider regeneration of the town centre. The town centre environment is a thriving, attractive and interesting place defined by the multiplicity of users, the vibrancy of shop fronts, signage, mix of building colours/types/detailing, and by the key landmark buildings and sites that emphasise the heritage and history of the town. There are 11 buildings listed on the Record of Protected Structures and numerous other buildings which are identified as important on the National Inventory of Architectural Heritage. The area around the town centre is home to a large archaeological complex and contains a number of important Archaeological Monuments including the ruins of Donegal Franciscan Abbey and Donegal Castle, a National Monument in State care, both dating back to the 15th Century. Recognising the importance of the cumulative nature of buildings, structures, places and streets as a critical component in sustaining and further enhancing the character of the town centre as a busy, attractive and special place, an area of ‘Townscape Character’ is identified, where new developments and interventions in the existing fabric will be required to safeguard and enhance the special existing townscape character. In considering new development the Council will promote the sustainable and sensitive reuse/refurbishment of existing building stock with architectural merit and ensure new developments are of a high architectural quality reflective of the existing qualitative town character. Section 25.13 of this plan outlines the approach in more detail and provides implementing objectives and policies. Accessibility and Movement within the Town Centre Competing demands between pedestrians and vehicles in the town centre, including the significant level of tourism related traffic and traffic generated from ‘school run’ times results in substantial congestion, particularly in and around the Diamond. Measures to alleviate the transport, accessibility and movement issues within the town centre requires a joined up and ongoing approach across the private and public sector involving a range of different measures across traffic management, physical infrastructural improvements and investment, car parking proposals and other measures. Revised objectives and policies to address traffic management are contained in Section 25.8.

2. Page 652

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   County Donegal Development Plan 2024-2030 (As Varied) 650 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan Flood Risk Within the Urban Core Significant areas of the urban core have been identified as being at risk from flooding in the SFRA for the County Donegal Development Plan 2024-2030, concentrated around the River Eske generally and in the areas of Mill Town to Railway Road and Tirchonaill Street. This Area Plan integrates flood risk as a critical consideration in the identification of sites for the future expansion of the town centre, particularly in relation to a number of brownfield sites that are identified as Opportunity Sites 4 and 5. Furthermore, proposals for individual development proposals within the urban core must be accompanied by a detailed Site Specific Flood Risk Assessment (SSFRA). Opportunity Sites located within the Defined Urban Core Opportunity Site 4: Milltown Opportunity Site 4 comprises circa 6 hectares of mostly low-lying land much of which has been identified as Flood Zone A in the SFRA for the County Development Plan 2024-2030, with a slightly larger area within the site identified as being within Flood Zone B. It must be acknowledged that all development proposals within this site must be accompanied by detailed Site Specific Flood risk assessments (SSFRA) and will be subject to a justification test. This brownfield site is identified as a strategically important regeneration site located within the defined Urban Core and is part of a wider ‘Masterplan Area’ comprising this and adjoining Recreation and Amenity zoned lands, on both sides of the river. Proposed development within the opportunity site will require the submission of an overall development masterplan and design concept to integrate the development potential of Opportunity Site 4 and the potential of the adjoining ‘Recreation and Amenity’ lands as future riverine parklands. An existing entrance and laneway from lower Tirchonaill Street travels eastward through this site into the recreation and amenity zoned lands, and proposals must maintain this key access in a way that will not restrict access to Recreational Amenity uses. Indicative pedestrian and cycling linkages are identified within and immediately adjoining the opportunity site and it is important that these are retained and addressed in development proposals as part of the overall masterplan. The west of the site fronts onto Tirchonaill Street, the lower section of which is identified as an ‘Area of Townscape Character’; development along this road should address the street contributing to a strong, defined, and high-quality streetscape. The northern boundary faces existing housing developments and passive recreation areas; development within this opportunity site should have a soft and compatible interface between the residential amenities of housing along the Railway Road. The southern boundary of the site is defined by the River Eske, part of the Lough Eske and Ardnamona SAC, supporting several important species listed on Annex I and Annex II of the EU Habitats Directive including Atlantic Salmon and Freshwater Pearl Mussel; in addition, the Donegal Bay (Murvagh) SAC and Donegal Bay SAC are designated from Bridge Street. In addition, there are significant corridors of Biodiversity within the Opportunity site, including along the old railway line and development within the site must also ensure that objectives and policies within Chapter 11 of the Plan are adhered to.

3. Page 653

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   County Donegal Development Plan 2024-2030 (As Varied) 651 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan Opportunity Site 5: St John Bosco and the Mart This, circa 3.2 hectare, site is located within the north of the identified urban core. The western boundary of the site fronts onto Tirchonaill Street and is dissected east to west by Railway Road. Lands to the north of Railway Road are presently open space/green areas, the Mart lies within the south-east of the site, and to the south-west is St John Bosco Centre. Donegal Railway Heritage Centre is located to the south of the site and the indicative route of the proposed Barnesmore Greenway generally follows the route of the old railway line into the site and skirts just below the northern boundary. There is an opportunity to locate the Trailhead of the Greenway in the north-western are of the overall site. Like adjoining Opportunity Site 4, much of the site has been identified as Flood Zone A in the SFRA for the County Development Plan 2024-2030, and any application for development must be accompanied by 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. Mixed use developments including town centre use, recreational use associated with St. John Bocos site and development associated with the Barnesmore Greenway and Trail End offer a unique opportunity for the development of this site, that will require an overall masterplan inclusive of active travel linkages, public realm and open space. The re-alignment of Railway Road may be required to facilitate the overall development of this site, and this shall be a design consideration in the overall masterplan required as part of development proposals within this Opportunity Site. Opportunity Site 6: Séné Lane This site comprises circa 0.8 hectares and is located within the town centre to the south of the diamond and faces the public car park. The Credit Union, a landmark architectural style in the town, and Aldi Supermarket are located to the east. This site is undeveloped and has been cleared. Any proposal for the development of this site must create a strong frontage of a quality design and finish, along Séné Lane and Quay Street. This is a key infill development site in an optimal town centre location, with capacity for new build and a mix of town centre uses. Opportunity Ste 7: Pier/Harbour The site comprises a linear area of land of circa 0.1 hectares. It is within the defined urban core, adjoining the public car park at the pier/ harbour and Quay Street to the south. It is also located close to the tourist office. Whilst this is a narrow site with limited area, it represents a notable opportunity for new build development to address the pier/harbour area and provide floorspace for uses associated with the pier/harbour such as the boating club or activities servicing the daily tourist footfall. It is also an opportunity to provide a landmark building of fine grain in terms of segmented frontage and traditional features together with a notable

4. Page 654

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   County Donegal Development Plan 2024-2030 (As Varied) 652 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan colour palette. While town centre uses are broadly appropriate, preferred uses include community, pier/harbour related, tourism, small scale retail floorspace or restaurant. A portion of the site has been identified as Flood Zone A in the SFRA for the County Development Plan 2024-2030, and any application for development must be accompanied by 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 25.6 Town Centre Objective and Policies Objectives DT-TC-O-1 To encourage and facilitate the strengthening and expansion of the town centre through a number of strategically important town centre Opportunity Sites. DT-TC-O-2 To safeguard and further enhance the public realm through high quality design and specification and ensure a high-quality civic space. DT-TC-O-3 To support improvements to public transport infrastructure in the town centre improving safe cycling and pedestrian infrastructure, in order to provide alternatives to the private car and reduce congestion. DT-TC-O-4 To seek enhancement of walking and cycling routes within the town centre and delivery of connecting green infrastructure along the river and into urban parklands. DT-TC-O-5 To support and encourage the provision of an enhanced and safe pedestrian network, providing disabled, age friendly and family friendly infrastructure. DT-TC-O-6 To Support and facilitate the provision of the Barnesmore Greenway including the Greenway Trail Head. DT-TC-O-7 To ensure all development proposals within the Urban Area comply with the objectives and policies contained within Section 8.4, Flooding, of this Plan. Policies DT-TC-P-1 To protect the character and integrity of the ‘Areas of Townscape Character’, including the requirement to provide for a high-quality built environment through quality design and materials used, inclusive of lighting, seating, bins and signage as examples. DT-TC-P-2 To require development proposals within the town centre to make provision for identified ‘pedestrian linkages’ and shown on Land Use Zoning Map 25.1, and to ensure general connectivity is addressed. DT-TC-P-3 To consider proposals for the development of town centre uses on Opportunity Site 4 (Milltown) excluding ‘Highly Vulnerable development (including essential

5. Page 655

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   County Donegal Development Plan 2024-2030 (As Varied) 653 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan infrastructure)’ as defined in Table 8.4.1 of this development Plan. Any proposal for development shall be required to provide for a masterplan relating to the ‘Masterplan Area’ identified on Land Use Zoning Map 25.1. The masterplan shall set out an overall layout concept to integrate the development potential of the Opportunity Site and the potential of identified ‘Open Space and Recreation’ lands as future active parkland, including a suitably located pedestrian bridge crossing. Any masterplan proposal made shall also: (i.) demonstrate suitable vehicular access to the site (ii) make provision for indicative pedestrian linkages identified on Map 25.1 (iii) make provision for the Barnesmore Greenway identified on Map 25.1 (iv) be accompanied by 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. (v) Include a transport assessment and set out transport requirements informed by the LTP. DT-TC-P-4 To consider proposals for uses on Opportunity Site 5 for mixed use development including businesses, offices, tourism, comparison retail, greenway, greenway trail head, road realignment and an associated a high-quality civic space/public realm. Proposals must be accompanied with a masterplan for the entire site, demonstrating development of a high-quality design. Any application for development must be accompanied by 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. DT-TC-P-5 To consider proposals for town centre uses on Opportunity Site 6 (Séné Lane) of a high design standard, that address and contribute to a strong street frontage. Any proposed development shall also provide for improvements to the carriageway and footpaths along Séné Lane and Quay Street. DT-TC-P-6 To consider proposals for town centre uses on Opportunity Site 7 (Pier/Harbour) including community, pier/harbour related, tourism, small scale retail floorspace or restaurant, or a combination of some or all of the foregoing. Any proposed development will provide for a landmark building of fine grain in terms of segmented frontage and traditional features together with a notable colour palette. The proposal shall also address the creation of a linear shared interface between the new building frontage and the car park. DT-TC-P-7 To require that proposals for development within the Urban Core fully comply with the Objectives and Policies contained within Section 8.4, Flooding, of this Plan. Where development proposals fall within an area identified as Flood Zone A or Flood Zone B, a Site Specific Flood Risk Assessment (SSFRA) shall be required, demonstrating 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.

6. Page 656

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   County Donegal Development Plan 2024-2030 (As Varied) 654 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan 25.7 Housing The provision of quality sustainable housing units at accessible and serviceable locations is essential to permit future growth of the town. The Area Plan seeks to build upon the existing compact residential pattern within the town by identification of optimal locations for greenfield development but also via the consolidation of existing residential areas through re-development, infill and brownfield opportunities. The Core Strategy of this Development Plan sets out a housing allocation/growth target of 566 units for Baile Dhún na nGall, Donegal Town. It is also noted that Baile Dhún na nGall, Donegal Town has a significant social Housing Need of 294 units. The above context creates both challenges and opportunities for future housing provision in Baile Dhún na nGall, Donegal Town 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 Baile Dhún na nGall, Donegal Town 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. Methodology for the Identification of Housing Lands. The overall methodology to identifying new housing lands for the Area Plan involved: 1. Identifying/estimating the potential housing yield (91) which may arise from: • New development within the Established Development areas (70Units). • Refurbishment of vacant and derelict properties/sites within the Plan Area. (21 units). 2. Assessing and ranking a range of potential housing sites across a range of planning criteria (including 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 (475 units) based on a density of 35 units per ha with an additional provision of zoned lands of 50% over and above said allocation (to avoid restricting supply if certain lands are not brought forward for development) the revised NPF Implementation Housing Growth Requirements Targets, 2025. This resulted in an overall housing land requirement of 13.57ha (475 unit/35ha) – 20.34 hectares when 50% is added 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 be serviced with an adequate water supply and amending the proposed zonings accordingly. This methodology resulted in the residential related zonings identified in the associated Baile Dhún na nGall (Donegal Town) Land Use Zoning Map. It provides sufficient Residential Phase 1 zonings at compact, accessible, and serviced locations to achieve the Baile Dhún na nGall (Donegal Town) Core Strategy housing target.

7. Page 657

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   County Donegal Development Plan 2024-2030 (As Varied) 655 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan In the inter-plan period from 2018 to present, there has been considerable development of residential zoned land; an assessment of the sites that were zoned Residential Phase 1 in the previous Local Area Plan 2018-2024, concluded that circa 17 hectares of zoned lands remained undeveloped or without extant permission equating to circa 600 residential units. The uptake of residential zoned land in the period since 2018 correlates with the number of new housing completions in the town as identified by the CSO, reflective of the continued sustained growth of the town. Figure 25.1 New Dwelling Completions in Donegal Town 2012-2024 Table 25.2: Residential Zonings, Associated Site Area and Potential Housing Yield Zoning Ref: Site Zoning Type Weighted Site Area (Ha) Site Area Weighting Potential Housing Yield (35 Ha) Phase 1 Residential Zonings NR 1.1 New Residential Site Phase 1 4.931 1 173 NR 1.2 New Residential Site Phase 1 4.829 1 169 NR 1.3 New Residential Site Phase 1 3.463 1 121 NR 1.4 New Residential Site Phase 1 1.471 1 51 NR 1.5 New Residential Site Phase 1 0.2205 1 8 NR 1.6 New Residential Site Phase 1 7.933 1 278 NR 1.7 New Residential Site Phase 1 6.335 1 222 NR 1.8 New Residential Site Phase 1 0.5676 1 20 NR 1.9 New Residential Site Phase 1 2.677 1 94 NR 1.10 New Residential Site Phase 1 1.424 1 50 NR 1.11 New Residential Site Phase 1 0.7793 1 27 NR 1.12 New Residential Site Phase 1 0.4395 1 15 Subtotal 35.0699 1227 Opportunity Sites Facilitating Residential Development Opp Site 2 Opportunity Site 1.945 0.5 68 Opp Site 12 Opportunity Site 4.5625 0.5 160 Subtotal 6.5075 228 Total 41.5774 1455

8. Page 658

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   County Donegal Development Plan 2024-2030 (As Varied) 656 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan Objective Policy 25.8 Transport The town is readily accessible via the county’s strategic road network due to it’s location adjacent the N15 National Primary Road which forms part of the wider Atlantic Economic Corridor and TEN-T network, linking Sligo to Lifford. The dominant mode of transport in Baile Dhún na nGall (Donegal Town) is the car, as evidenced in the 2022 census which indicates that 63% of the town’s residents travel to work or school via car whilst only 15% walk or travel and 2% use public transport. At present buses, cars, vans and lorries are vying for the same roads space, leading to significant congestion at peak times, particularly within and around the Diamond. This is compounded by the fact that there is no dedicated bus hub within the town and leads to buses parking on the carriageway. There is an evident need to address traffic issues within the town that require policy interventions. One such way is through Sustainable Mobility, a Strategic Objective of the National Planning Framework and a National Transport Priority that provides significant benefits in terms of transport efficiency, reduced congestion, improved health, climate change mitigation and reduced air pollution. Accordingly, this Plan focuses significantly on interventions which provide for sustainable transport and mobility to provide for a more liveable, climate resilient, healthy town and improved quality of life. 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. DT-H-O-1 Support the sustainable development of housing on lands zoned ‘New Residential Phase 1’ to meet the future housing need in Donegal Town including social and affordable housing need, providing an adequate supply and mix of quality housing units at serviced and accessible locations. DT-H-P-1 To require that all proposals for the development of ‘New Residential Phase 1 Sites ’ numbered NR 1.1, NR 1.2, and NR 1.6 shall make provision for the indicative Strategic Road Lines and Pedestrian and Cycling Lanes identified on the Land Use Zoning Map, or such other strategic road lines and linkages that will facilitate the comprehensive delivery of the wider zoning objectives of that area in addition to compliance with all other policies of this Plan.

9. Page 659

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   County Donegal Development Plan 2024-2030 (As Varied) 657 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan Figure 25.2 Usually Resident by Means of Travel to Work, School, College or Childcare (census 2022) Active Travel The towns compact form offers an excellent opportunity for active travel interventions in that most residential areas are located within one kilometre of the urban core boundary. There is significant potential for developing a network of walkways and cycleways as well as improvements to the existing infrastructure, creating new linkages between residential areas to essential services and schools. The Plan identifies a network of walking routes including paths along the shore and riverside that will add to the tourism offer of the town. Within the town centre, including around the Diamond, there is a challenge to achieving some of the requisite standards for walkability; narrow roads and footpaths of various widths make the streets more difficult to navigate for people with mobility issues, the elderly, wheelchair users and pushchairs as examples. The Local Transport Plan has identified a broad range of Active Travel interventions specific to Baile Dhún na nGall (Donegal Town) to tackle these issues and realise the opportunities (see map below)

10. Page 660

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    County Donegal Development Plan 2024-2030 (As Varied) 658 Chapter 25: Baile Dhún na nGall/Donegal Town Area PlanSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 25 Baile Dhún na nGall/Donegal Town Area Plan Figure 25.3: Active Travel Network contained in the LTP Public Transport The town is well serviced by bus, having six Local Link bus routes to Ballybofey/Stranorlar, Letterkenny, Glencolmcille, Narin, Pettigo and Coragh. There are also Bus Eireann express services to Dublin and Galway and Bus Eireann services to Glencolmcille and Dungloe. The Connecting Ireland Rural Mobility Plan includes proposals for: an integrated hourly service on the Donegal to Sligo corridor incorporating 3 existing routes; a two hourly service between Donegal and Glencolmcille incorporating 2 existing routes; and enhance route 492 (Baile Dhún na nGall to An Clochán Liath via Glenties) from three to five services per day. Despite the high volume of buses to the town, there is only one stop in the Diamond outside the Abbey Hotel that is highly inefficient, with buses regularly waiting and blocking the traffic in the town. There is a need to identify bus stops in the town and in particular beside the Public Service Centre. Donegal County Council, along with the National Transport Authority are working to develop alternative and new locations for bus stops and a bus interchange.

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.