County Donegal Development Plan 2024–2030 (As Varied)

1. Page 661

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   County Donegal Development Plan 2024-2030 (As Varied) 659 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 25.4: Public Transport Measures Vehicular Transport The town benefits from the N15 and N56 bypasses that provides strategic north-south and east-west connectivity, significantly reducing traffic in the town, however the town centre experiences high levels of vehicular congestion particularly at peak commuter time and during the tourist season. The Local Transport Plan that accompanies the Donegal Town Plan has identified potential interventions to improve the traffic situation by providing revised traffic management proposals in and around the town. The Land Use Zoning Map includes two indicative strategic road lines connecting the Old Laghy Road and Quay Street, the delivery of which will be primarily developer led. The routes are within an area of proposed future strategic growth, comprising lands zoned New Residential Phase 1, New Residential Phase 2 and Community Infrastructure.

2. Page 662

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   County Donegal Development Plan 2024-2030 (As Varied) 660 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 Objectives DT-TSM-O-1 To support and facilitate the delivery of actions identified in the Local Transport Plan including active travel projects, improvements to public transport infrastructure, and improvements to the vehicular network, subject to any required technical assessments and studies and not to permit development that would prejudice the implementation of same. DT-TSM-O-2 To improve network reliability and reduce conflict for all modes in the town centre through enhanced traffic and parking management. DT-TSM-O-3 To improve travel and accessibility throughout the plan area by promoting compact growth and providing enhanced walking, cycling and public infrastructure. DT-TSM-O-4 To provide a high quality and safe pedestrian infrastructure that is accessible to all, including children, the elderly, and people with disabilities. DT-TSM-O-5 To improve public transport accessibility to, from and within the town centre and enhance public transport facilities. DT-TSM-O-6 To review car parking provision in the town with a view to ensuring that adequate parking is provided and that it is done so in accordance with national transport policy and local transport objectives. DT-TSM-O-7 To support and encourage the delivery of ‘Indicative Strategic Road Lines’ and ‘Active Travel/Recreational Linkages’ delineated in Land Use Zoning Map 25.1, subject to the requirements of the Habitats Directive. Policies DT-TSM-P-1 To reserve the indicative strategic road linkages on the land use zoning map in order to facilitate future development opportunities and improve accessibility and circulation throughout the plan area. DT-TSM-P-2 To require that proposals for the development of lands within which indicative strategic road access is identified shall make suitable provision to integrate the identified access requirements into the development proposal. DT-TSM-P-3 To seek the provision of suitably designed Active Travel/Recreational Linkages at the locations identified on the Land Use Zoning Map 25.1, subject to the requirements of the Habitats Directive. DT-TSM-P-4 To support the delivery of projects which provide for active travel, public transport, and vehicular network interventions identified in the Local Transport Plan and not permit development that would prejudice the implementation of same.

3. Page 663

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   County Donegal Development Plan 2024-2030 (As Varied) 661 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 DT-TSM-P-5 To protect the route corridors for, and positively facilitate, the development of the Barnesmore Greenway. DT-TSM-P-6 To support the delivery of the National Transport Authority’s National Cycle Network ‘Cycle Connect’ Network in Baile Dhún na nGall (Donegal Town). DT-TSM-P-7 Support and facilitate the delivery of active travel, public transport, and vehicular network actions detailed in the Local Transport Plan (and in 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. 25.9 Water and Wastewater Supply The provision of an adequate water supply and wastewater treatment is essential for environmental protection and to support the future residential and commercial growth of the town. Uisce Éireann Water Supply Capacity Register 2024 (published August 2025) states that Baile Dhún na nGall (Donegal Town) lies within the Donegal (River Eske) Water Resource Zone with potential capacity available to cater for the targeted population increase to 2034 as set out in the core strategy subject to Level of Service improvements required as demand increases. Level of Service improvements include capital upgrades and leakage reduction as examples, and connection applications will be assessed on an individual basis. Consequently, the quantum of residential related zonings identified in the land use zoning map have had regard to the current water supply capacity as advised by Uisce Éireann, and where existing network infrastructure has been identified. Uisce Éireann Wastewater Treatment Capacity Register 2024 (published August 2025) indicates that Baile Dhún na nGall’s (Donegal Town) wastewater treatment plant has an overall capacity of 12000, a current load of 5464 PE and consequently an estimated spare capacity of 6536 PE available to cater for the targeted population increase identified in the core strategy. Objectives and policies for provision of safe and reliable water and wastewater infrastructure to cater for the planned growth of Baile Dhún na nGall (Donegal Town) are contained within Section 8.2 of this County Development Plan. 25.10 Flooding The Strategic Flood Risk Assessment (SFRA) for the County Donegal Development Plan 2024-2030 notes that a flood relief scheme for Baile Dhún na nGall, Donegal Town, is currently being progressed as part of the Flood Risk Management Plan for the North Western River Basin Region. There are extensive areas of ‘High End Future Scenario’ Flood Zones A and B across the town, including significant areas identified within the ‘Urban Core’ of the Area Plan.

4. Page 664

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   County Donegal Development Plan 2024-2030 (As Varied) 662 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 25.5 High End Future Scenario Flood Risk Zones A and B in Baile Dhún na nGall, Donegal Town (source: SFRA CDP 2024) Figure 25.6 High End Future Scenario Flood Risk Zones A and B within the town centre area of Baile Dhún na nGall, Donegal Town (source: SFRA CDP 2024) This Area Plan has been prepared based on the precautionary principle and the sequential approach of ‘Avoid, Substitute, Justify, Mitigate and Proceed’ as set out in the Planning System and Flood Risk Management Guidelines. Where vulnerable uses are permitted in principle within areas of potential flood risk, appropriate ‘justification tests’ have been carried out in accordance with the provisions of

5. Page 665

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   County Donegal Development Plan 2024-2030 (As Varied) 663 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 said Guidelines. In addition, new developments will be required to ensure that surface water management issues can be successfully addressed, that they do not exacerbate flood risk elsewhere and utilize Sustainable Urban Drainage Systems in accordance with the Flood Risk Management objectives and policies contained in Section 8.4 of this Plan. Furthermore, this Plan fully supports the implementation of the Baile Dhún na nGall (Donegal Town) Flood Relief Scheme. Objectives DT-F-O-1 Deliver all aspects of the Baile Dhún na nGall (Donegal Town) Flood Relief Scheme. DT-F-O-2 Ensure that development does not give rise to unacceptable new flood risks nor exacerbate existing flood risk within, or adjoining, lands identified as being within Flood Risk Zones A and B, illustrated in Figure 25.4 above. Policies DT-F-P-1 a) Positively consider all developments associated with the delivery of the Baile Dhún na nGall (Donegal Town) Flood Relief Scheme. b) Ensure that all development proposals shall be compatible with and not otherwise impede or prevent the delivery of the Baile Dhún na nGall (Donegal Town) Flood Relief Scheme. DT-F-P-2 Proposals for all development must demonstrate that surface water management issues can be successfully addressed, that they do not exacerbate flood risk elsewhere and utilize Sustainable Urban Drainage Systems in accordance with the Flood Risk Management objectives and policies contained in Section 8.4 of this Plan. 25.11 Economic Development Baile Dhún na nGall (Donegal Town) has a significant employment function relative to its catchment. It has the highest jobs to resident workers ratio in the County at 1.680, detailed in Table 7.1 of this Plan, indicating a healthy economic function. The town’s identification as a ‘County Growth Driver’ is a further reflection of the strength of the town’s economic success, using recent significant development and investment as a platform for further growth. The robust economic and employment base is underpinned by Abbott Ireland pharmaceutical manufacturing plant, a wide range of local and multinational retail offer, a thriving business and commercial sector and a booming, successful tourism sector. This Area Plan targets the provision of sustainable economic development opportunities to increase the number of jobs based in the town. The provision of appropriately zoned, serviceable lands suitable to facilitate the continued growth of the economic sector in Baile Dhún na nGall (Donegal Town), scaffolded by robust objectives and policies, will provide an attractive and viable environment to attract local and foreign investment.

6. Page 666

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   County Donegal Development Plan 2024-2030 (As Varied) 664 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 There is a significant 45% increase in land zone for business and enterprise from the previous Local Area Plan, to a total of 21 hectares. The expanded area is designated to accommodate a diverse range of economic and business expansion and development, at optimal locations. An area of land to the east of Opportunity Site 4 has direct access onto the Railway Road with potential to accommodate economic development including, as examples, IT, Health and financial service, light manufacturing, warehousing/logistics, research and development or business set-ups, subject to the avoidance of development within Flood Zone A. Development of a similar economic type is suitable on lands zoned for business and enterprise use either side of the Ballybofey Road. The Business/Enterprise zoned lands in the south of the Plan area are adjacent to existing large scale economic businesses including Abbotts and Cherrymore Kitchens, are strategically located along the R267, 1 km away from its junction with the N15. Direct access is onto the Drumgowan Road, and development of the lands will require road improvements to accommodate an increase in traffic volume associated with new developments. This primarily greenfield location has the potential to accommodate a wide range of economic uses including, but not restricted to, industry/manufacturing, warehousing/logistics and large-scale service enterprises. There is a strong and well-balanced retail sector within the town and the area around the Diamond has an eclectic mix of independent retailers, that add significantly to the character of the town. Multinational shops are located on lands that are visually separated from the town centre. Retail is a strong source of local employment and further expansion will be encouraged in accordance with the overall retail policy framework of this Plan, Section 7.6, and compliance with the Retail Planning Guidelines. Tourism is also a strong economic driver within Baile Dhún na nGall (Donegal Town) and this is explored further in Section 25.12 below. Opportunity sites have been identified within the Plan area, of a unique character and potential to deliver multifaceted and mixed-use developments inclusive of business and economic uses.

7. Page 667

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   County Donegal Development Plan 2024-2030 (As Varied) 665 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 1: Revlin The site consists of 10 hectares of agricultural land, the northern boundary extends along a portion of the N56 road to Killybegs within the 100kph speed limit; there is no footpath on this side of the N56. The eastern site boundary extends along a length of a local county road, that provides access to the nearby GAA club and a scattering of single one-off dwellings. A ribbon of single dwellings and a small cluster of dwellings are located on the opposite side of the N56. The site and surrounding lands are rural in nature with the western and part of the southern boundary abutting agricultural land, the remainder of the southern portion of the site consists of a shingle, mud shore along Donegal Bay, an SAC and SPA. This undulating site contains both hedging and trees, these should be retained as biodiversity corridors. There are notable views over the site from the N56/Wild Atlantic Way of Donegal Bay through Rossylongan Strand and Revlin Point and it is important these are addressed and protected in any design proposals for the development of the site. The lands, at their most easterly part are 1km from the Diamond and 0.5km away from the edge of urban core as defined in this Area Plan. The lands present a challenge for development, having regard to environmental, access and visual amenity considerations; there is however an opportunity for modest tourism related uses, leisure/recreational, healthcare, medical facility and educational uses or a mix of same within the overall site. Opportunity Site 2: The Mullans The site consists of circa 3 hectares located within the southern side of the N56, with access from a county road onto the Lough Eske Road. This site is located adjacent to residential areas, established development and mixed use developments. It is important that a long-term strategy is submitted for the development of this site inclusive of design and layout linkages via existing infrastructure, and the integration of walking and cycling routes. Furthermore, there is a critical need to upgrade the substandard access requirements onto the Lough Eske Road. Under no circumstances will access be permitted directly onto the N56.

8. Page 668

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   County Donegal Development Plan 2024-2030 (As Varied) 666 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 3: Drumlonagher The site consists of circa 1.8 Hectares of land with access via a service road onto the R267 and the N56 bypass route adjoins the northern boundary of the site. The lands are near the eastern edge of the plan boundary on a site adjacent to the Public Services Centre, Primary Care Centre and large service station. Potential uses include enterprise, business, research and innovation, commercial uses and education and civic/ health provision. Significant issues are evident in relation to flood risk on adjacent lands and downstream of this site which will require any proposals to accord fully with Chapter 8.4 (Flooding) of this Plan. Opportunity Site 9: Drumlonagher adjacent to Lidl Foodstore The area comprises 2.7 hectares and is located adjacent to the existing Lidl food store, a single dwelling and an area of existing economic development. The lands are located on the eastern edge of the town and form the end point of an area of mixed-use development types. The lands represent a gateway location that has the potential for tourism, leisure and economic type uses that are more appropriate for edge of town activity and that do not conflict with the objectives for town centre regeneration. There are traffic and transport issues associated with the future development of this site and options in this regard will vary dependant on the specific uses that come forward and the associated traffic arising, its intensity and its potential interaction with existing and planned developments. In this regard, a Traffic and Transport Assessment of the impact of any development on the adjacent national road and national road junction shall be required. Opportunity Site 12: Doonan The site consists of circa 13.7 hectares of agricultural land on the western side of the town with direct access onto the N56 road, at a location outside the 60kmh speed limit. The site is located to the rear of a ribbon of single one-off dwellings as well as a small housing development. It is proposed that a mix of residential and business/enterprise uses be considered for this site. A Traffic and Transport Assessment of the impact of any development proposed on this site shall be required. The residential amenities of existing and proposed residential developments must also be one of the core considerations of the development of this site.

9. Page 669

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   County Donegal Development Plan 2024-2030 (As Varied) 667 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 DT-ED-0-1 To consolidate and strengthen existing economic developments within Baile Dhún na nGall (Donegal Town) and provide suitable land capacity for new economic and employment generating developments including new flagship economic development projects. Policies DT-ED-P-1 To consider proposals on Opportunity Site 1 (Revlin) for the development of leisure/recreational, healthcare, medical facility, educational and office accommodation, tourism related uses; or for development providing for a combination of some, or all, of the aforementioned uses, subject to the requirements of the Habitats Directive. Having regard to the availability of lands within and closer to the town centre, retail development will not be acceptable on this opportunity site. Any proposed development will be required to prepare a design report in accordance with TII Publication DN-GEO-03030 demonstrating suitable access proposals comprising the realignment of the County Road L- 18451 and the N56, and the design and construction of a roundabout or other approved junction at the intersection of the N56 with the County Road L-6605. Such proposals will demonstrate sufficient capacity to accommodate the traffic that will be generated as a result of the development of the entire Opportunity Site 1 and that the volumes and traffic movements associated with the proposed development will not have a negative impact on the capacity and safety of the N56. In addition, any proposed development will be required to demonstrate a layout that ensures the retention of critical views to Donegal Bay from the N56, Wild Atlantic Way. Development proposals on the western portion of the lands shall also demonstrate suitable integration into the receiving landscape through appropriate building design, height and composition as well as consideration of layout, levels, use of contours and landscaping. Any application made for the development of Opportunity Site 1 shall also be accompanied by proposals that demonstrate the proposed site can be served by sustainable modes of transport and shall not be wholly car dependant. DT-ED-P-2 To consider proposals for uses on Opportunity Site 2 (The Mullans) for mixed use residential and commercial development including businesses, offices, and tourism and demonstrate quality design. Provision must be made to upgrade access from the L-19151-0, onto the Lough Eske Road, and for active travel linkages via existing infrastructure. Under no circumstances will access be permitted directly onto the N56. DT-ED-P-3 To consider proposals on lands identified as Opportunity Site 3 for the development of enterprise, business, research and innovation, commercial uses and education and civic/ health provision; or for a combination of some, or all, of the aforementioned uses. Residential and retail uses will not be considered favourably within this site. Proposals for the development of all or part of this site shall make provision for flood risk assessment including appropriate storm water attenuation.

10. Page 670

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    County Donegal Development Plan 2024-2030 (As Varied) 668 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 DT-ED-P-4 To consider proposals on lands identified as Opportunity Site 9 for tourism, leisure and economic type developments; or for a combination of some, or all, of the aforementioned uses. Any proposed development types shall be required to demonstrate appropriateness as an edge of town activity and that will not conflict with the objectives of this plan for town centre regeneration. In addition, any proposals for development shall address the traffic and transport associated with the future development of this site and options in this regard will vary dependent on the specific uses proposed and associated traffic generation, its intensity and its potential interaction with existing and planned developments and importantly the TEN-T network. DT-ED-P-4 To consider economic development proposals (including light engineering/ manufacturing, logistics/warehousing, service based enterprises, bulky goods and the extension of adjoining commercial enterprise) on sites zoned as Business/Enterprise within the Baile Dhún na nGall/Donegal Town Land Use Zoning Map 25.1. DT-ED-P-5 To consider new retail developments within the Urban Core and at other locations subject to compliance with site specific policies/zonings of this Area Plan, compliance with the Councils Retail Strategy, and where retail 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. DT-ED-P-6 Proposals for development of the Business Enterprise lands at Lurganboy (to the east, south and southwest of Donegal precision Engineering) shall be required to reconfigure junctions/provide new junctions and access roads in order to provide a safe means of access onto Local Road L-6695-1. DT-ED-P-7 To consider proposals on Opportunity Site 12 for the development of residential and business/enterprise use. Proposals for the development of this site must be accompanied by an overall masterplan that includes, inter alia, details of the nature of commercial business proposed, and indicate how the impact on existing or proposed residential amenities has been considered. All proposals for development will be required to demonstrate appropriate access proposals for access onto the N56 to the satisfaction of the Planning Authority and be accompanied by a Traffic and Transport Assessment. 25.12 Tourism Baile Dhún na nGall (Donegal Town) is at a strategic location along the Wild Atlantic Way and could be considered as the principal tourist town serving the coastal hinterland, offering quality tourism facilities. The town is a tourist destination in itself with many attributes including: archaeological sites dating back to the 15th Century, the Jacobean Donegal Castle, the Franciscan Abbey, quality built heritage, historical and cultural heritage, marine leisure facilities and its premium townscape character.

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.