County Donegal Development Plan 2024–2030 (As Varied)

1. Page 671

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   County Donegal Development Plan 2024-2030 (As Varied) 669 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 This Plan recognises the historical, environmental and social importance of the town’s location on Donegal Bay, and the route of the River Eske as it meanders through the centre of the town. Notwithstanding the known flood risk and its economic and social implications, the bay and the river add to the aesthetics of the town particularly around key sites such as Donegal Castle. The Area Plan identifies the importance of positively addressing the towns coastal fringe identifying measures to improve coastal access and connections to the river through a range of indicative active travel and recreational linkages. The indicative network of linkages includes the identification of a linking Bank Walk to the Harbour Front, and a walkway along the river at the rear of Donegal Castle and a pedestrian bridge over the river at Milltown providing access to lands zoned as Open Space and Amenity within the Town Centre Area. An ’Area of Townscape Character’ has been identified within the town centre recognising the importance of safeguarding and enhancing the townscape and improving the physical appearance of the town as an attractive public space. Within this area there will be an emphasis on the importance of a heritage-led approach to new development or interventions in the built fabric. The Plan aims to ensure there will be no loss of authenticity in any historical features that may exist. In addition, the Area Plan supports the development and enhancement of the tourism product with potential for tourism related uses identified in OPP 10. Opportunity Site 8: The Mullans (adjacent to the Millpark Hotel) This area comprises 3.4 hectares of land located to the immediate north of the Millpark Hotel. The land is bounded to the east by the national road and to the north by the old railway line. It exclusively represents a potential opportunity for the future expansion of existing tourism use in order to provide opportunity to increase tourist accommodation capacity and/or facilities in line with expected visitor numbers to the area. Access to the site will not be permitted via the national road and should be via the existing access arrangements serving the Millpark Hotel. The route of the old railway line runs along the south of the site and is identified as a pedestrian and cycle linkage on the land use zoning map. Proposals for the development of and access to this site shall not compromise the provision of pedestrian and cycling linkages identified on the land use zoning map, nor the development of the old railway line.

2. Page 672

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   County Donegal Development Plan 2024-2030 (As Varied) 670 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 10: Magherabeg This circa 6 hectare site visually reads as part of a larger sensitive coastal landscape. It is situated between the regional road and the shoreline of Donegal Bay. An opportunity has been identified for small scale tourism development associated with the historic Magherabeg house and curtilage, and it is of the upmost importance to ensure that proposals for tourism related development is both sustainable and respectful of the environmental and historical context of this site. Magherabeg House, outbuildings and mature grounds is on the Record of Protected Structures, and all proposed developments will be required to harmonize with, and be cognisant of, the design and scale of the original structures. It is important to retain all trees and landscaping that are intrinsic to the character of the site, and those that define the boundary with the R267 and all proposals for the development of this site shall require a comprehensive landscape assessment. The remains of Magerabeg Abbey is a protected archaeological monument located immediately adjacent to the north of the building complex and it is critical that this be protected. All proposals for development of this site must have regard to the archaeological monument and its setting, and where required must be accompanied by an archaeological assessment. Donegal Bay is identified as both a Special Area of Conservation and a Special Protection area. As the site immediately abuts this environmentally protected bay, all proposals for development of the site shall be accompanied by suitable environmental reports and assessments. Such reports shall also have regard to biodiversity corridors across the site and any potential impact on the stands of native deciduous trees on and adjacent to site. Objectives DT-TOU-O-1 Support and strengthen Baile Dhún na nGall (Donegal Town) as a major tourism destination, whilst recognising the interdependency between archaeological, historic, environmental and built environments. DT-TOU-O-2 Safeguard, strengthen and expand the network of green infrastructure throughout the town. DT-TOU-O-3 Support the development of new tourist facilities or the upgrading/extension of existing tourist facilities. DT-TOU-O-4 Support the further development of railway heritage in the town, particularly in and around the railway station. DT-TOU-O-5 Support the further development of Donegal Craft Village.

3. Page 673

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   County Donegal Development Plan 2024-2030 (As Varied) 671 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 Policies DT-TOU-P-1 Support appropriate development proposals that support the development of new tourism infrastructure and improvement of the overall tourism product. DT-TOU-P-2 Ensure new development proposals do not limit nor restrict the progression of identified coastal and riverine linkages. DT-TOU-P-3 To consider proposals on lands identified as Opportunity Site 8 for the expansion of the tourism related uses associated with the adjoining hotel in order to provide an opportunity to increase tourism accommodation, capacity and/or facilities. Access to the site shall not be permitted via the N56. Any proposals for the development of these lands shall be required to demonstrate (i) adequate access through the existing access arrangements serving the Mill Park Hotel; (ii) necessary setback from the N56 to the east; (iii) the integration of a walkway/greenway along the old railway line for the length of the southern boundary of the site and to futureproof it so as to ensure a viable connection to the remainder of the old railway line to the west. Any proposals shall also be required to demonstrate compliance with all other relevant objectives and policies of this Plan. DT-TOU-P-4 To consider proposals for modest scale tourism development on Opportunity Site 10 associated with the historic Magherabeg house and curtilage. Proposals must demonstrate quality design commensurate with the design and scale of existing structures on the site. Proposals for the development of this site must be accompanied with: a) a comprehensive landscape assessment inclusive of proposals for boundary treatment along the R267 and the shoreline, and consideration of existing trees and planting on site, and biodiversity corridors. b) Proposals for addressing the adjoining archaeological monument and its setting. c) Requisite environmental reports and assessments.

4. Page 674

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   County Donegal Development Plan 2024-2030 (As Varied) 672 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 25.13 Community, Recreation, Environment and Heritage The town benefits from a range of existing recreational facilities, including the river park, the pier area and associated open spaces. However, there remains significant opportunity to further enhance the town’s recreational infrastructure through the provision of additional sports facilities, public parks, riverside walks and passive recreation. Expansive undeveloped lands located within the floodplain zoned as ‘Open Space and Recreation’ present a unique opportunity to deliver natural wetland parks that support recreational use, biodiversity enhancement, and climate resilience. Future interventions should prioritise ecological protection, public accessibility, and the delivery of naturebased amenities, while ensuring compatibility with the flood management objectives contained within Chapter 8.4 of this Plan. A route corridor has been identified for the proposed Barnesmore Greenway which is to extend eastwards from the vicinity of the old railway station following the alignment of the disused railway corridor. The delivery of this greenway, together with a proposed trail hub, presents a significant opportunity to enhance the town’s recreational infrastructure, contribute to quality of life, and support tourism development. In addition, the greenway will serve as a key sustainable mobility corridor, promoting active travel modes such as walking and cycling, and linking residential areas with natural amenities. Likewise, an integrated network of active travel and recreational linkages has been identified throughout the town, incorporating key routes along the river and along the coast. These corridors are important to improve connectivity and encourage healthy lifestyles through improved access to natural and recreational amenities. Many of these routes adjoin sensitive biodiversity zones (such as the river and mudflats) and as such the design of these linkages must ensure they complement and protect the surrounding natural environment and ecological sensitivity, using appropriate materials, signage and landscaping. Opportunity Site 11: Old Laghy Road Opportunity Site 11 comprises circa 13.3 hectares of undeveloped land with a substantial area of lands identified as within Flood zone A and Flood Zone B. All developments within this site must be accompanied by detailed Site Specific Flood Risk Assessments (SSFRA). This The lands present an opportunity for development of community infrastructure related uses including the development of a multi-use recreational campus, that could accommodate a sports hub, swimming pool, indoor and outdoor sports facilities and sports pitches, as examples. Owing to the extensive Flood Zones A and B dissecting the site, highly vulnerable and vulnerable development only shall be facilitated within lands outside of the identified flood zones. Only proposals for ‘Water-

5. Page 675

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   County Donegal Development Plan 2024-2030 (As Varied) 673 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 compatible development’ will be considered within lands identified as within Flood Zones A and B. The site is serviced by water and wastewater and is just over 1km from the town centre. It benefits from good accessibility via the county road with footpaths and public lighting to the site. The surrounding area includes established residential development, and this Plan has identified approximately 28 hectares at this location as New Residential Phase 1. The proximity to existing and planned residential areas enhances the strategic suitability of the site for such development. Furthermore, the site lies along an indicative route of a strategic developer led road, which will link the Old Laghy Road with the R267, and any development of this site would contribute to the construction of the road. This connection will provide access to this site from the R267 as well as an alternative traffic route through the town, relieving congestion in the town centre, particularly during school hours, by diverting flow away from the Diamond. Indicative Active Travel/Recreational linkages have also been identified that will extend from this site to the Abbey Vocational School campus. Education The town serves as a key educational centre for the surrounding hinterland, accommodating 2 national schools and 1 post-primary school. All three institutions have experienced a steady increase in enrolment numbers since the 2013-2014 academic year. To meet the demands of the planned population growth, the continued provision of adequate school places will be essential. Scoil Aodh Rua & Nuala and Scoil an Linbh Iosa are located on separate sites with access directly onto Upper Main Street. The proposal to zone lands to the rear of existing roadside development between these 2 accesses could facilitate the development of a shared campus, offering potential for future expansion and more efficient use of resources. The Abbey Vocational School, situated along the R267, also has potential for future connectivity, with lands identified for community infrastructure along the Old Laghy Road, supporting active travel linkages, to and from schools. Environment and Heritage The landscape around Baile Dhún na nGall (Donegal Town) consists of a large distinctive drumlin belt that flows along a northeast-southwest axis from the Bluestack Mountains and the Pettigoe Plateau west towards Donegal Bay. The elevated drumlins are distinctive in their character and provide for an environmental and visual transition between the urban fabric and rural areas. The wider peripheral area of Donegal Town comprises a sporadic settlement pattern of one-off housing and agricultural activity. There are three natura 2000 sites located within the plan boundary - Donegal Bay (Murvagh) SAC, Lough Eske & Ardnamona SAC, and Donegal Bay SPA. In particular, the Lough Eske and Ardnamona Wood SAC includes several important habitats listed on Annex I of the Habitats Directive and supports a number of important species as listed in Annex II of the Directive including Atlantic Salmon and Freshwater Pearl Mussel. The town’s Drumlin landscape is threaded with a network of streams, riparian corridors and field boundary biodiversity corridors, all of which play a vital role in supporting the ecological integrity of the wider area. Built and Archaeological Heritage There are 11 structures on the Record of Protected Structures within the town as well as a substantial number of other buildings that are identified as important on the National Inventory of Architectural Heritage. The cumulative nature of the towns buildings, structures, places and streets is a critical component in sustaining and further enhancing the character of the town as a busy, attractive and special place and this Plan therefore identifies ‘Areas of Townscape Character’ within the town centre where there is a notable relationship between buildings and their interaction as a street. They comprise for example, stepped ridgelines, repetition of chimney detail, vertical fenestration and a traditional relationship of solid to void.

6. Page 676

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   County Donegal Development Plan 2024-2030 (As Varied) 674 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 Baile Dhún na nGall (Donegal Town) has a rich heritage and history, the Annals of The Four Masters record Viking presence in the bay as early as the 9th century. There is also archaeological evidence of settlements in and around the town dating from prehistoric times, and as such, much of the town centre is designated as an archaeological complex. Notable monuments within the town include Donegal Castle, a site of national importance and architectural merit. Other key archaeological sites in the area include the Franciscan Abbey, which is associated with the Annals of the Four Masters. In addition to those set out below, further objectives and policies relating to the Natural, Built and Archaeological Heritage are contained within Chapter 11 of this County Development Plan. Objectives DT-CREH-O-1 Protect and enhance Baile Dhún na nGall’s (Donegal Town’s) recreational and public amenity assets. DT-CREH-O-2 Protect and enhance the built fabric of the town as a vital civic and tourism resource, through a heritage led approach in the existing built fabric within ‘Areas of Townscape Character’. DT-CREH-O-3 Safeguard, strengthen and expand the network of green infrastructure throughout the town respecting the riverine and coastal landscape setting. DT-CREH-O-4 Safeguard the character, amenity and environmental vulnerability of the areas identified as ‘Visually Vulnerable’. DT-CREH-O-5 Improve educational and associated ancillary infrastructure in Donegal Town DT-CREH-O-6 Support the development of the Barnesmore Greenway and Trailhead. DT-CREH-O-7 Protect and sustainably enhance Donegal Town’s architectural and archaeological heritage and historic built environment as an intrinsic part of its character and identity. DT-CREH-O-8 To consider proposals for community and recreational infrastructure uses on Opportunity site 11 and support the development of a multi-use sports and recreation campus. DT-CREH-O-9 Ensure that Donegal Town is recognised and actively promoted as a Gaeltacht Service Town, and to support and promote the use of the Irish Language within the town. DT-CREH-O-10 Support the provision of new recreational development including accessible public parks and children’s play areas.

7. Page 677

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   County Donegal Development Plan 2024-2030 (As Varied) 675 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 Policies DT-CREH-P-1 Support the appropriate development of new recreational infrastructure and extensions to existing recreational facilities. DT-CREH-P-2 Reserve the ‘active travel / recreational linkages’ identified on the land use zoning map and require that development applications through lands where these linkages are identified include proposals for incorporating them into the overall design. Such development proposals shall not limit nor restrict any existing or proposed pedestrian linkages. DT-CREH-P-3 Require that development proposals within ‘Areas of Townscape Character’ are appropriate in scale, massing, grain, finishing, detail and colour so as to enhance and integrate effectively in the townscape. Prospective developers will also be required to consider the following: i. Buildings identified within the area shall be reused/refurbished as a preference to demolition ii. Consider the treatment of traditional railings, stone kerbing, steps, gates and boundary condition. iii. Use of appropriate heritage range colours shall be encouraged iv. Respect the context and setting of buildings, including those on the Record of Protected Structures and on The National Inventory of Architectural Heritage v. Respect existing building lines vi. Protect amenity and open space associated with buildings and groups of buildings vii. Retain traditional shopfronts. DT-CREH-P-4 Proposals for development within areas identified as ‘Visually Vulnerable’ must demonstrate the following: i. There will be no negative impact on the landscape character of that area ii. The development would not be prominent or result in a visually obtrusive structure on the landscape iii. The development will not significantly interfere with important natural vegetation or tree cover that is intrinsic to the landscape character iv. The development will not detract from views from the road to the sea v. The development will not detract from views from the sea to the land vi. There will be no negative environmental impact DT-CREH-P-5 Ensure that development proposals within the area zoned as ‘Area of Townscape Character’ adopt a heritage led approach of a high quality standard including the reuse/refurbished of existing vernacular buildings. Proposals for improvements to the public realm must contribute positively to the areas historical integrity and enhance its unique character. DT-CREH-P-6 To consider proposals for community and recreation uses within Opportunity site 11 subject to the following:

8. Page 678

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   County Donegal Development Plan 2024-2030 (As Varied) 676 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 i. A Masterplan setting out an overall layout concept for the entirety of the lands zoned ii. Identification of linkages throughout the site iii. only proposals for ‘Water-compatible’ development’ will be considered within Flood Zones A and B. 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.

9. Page 679

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   County Donegal Development Plan 2024-2030 (As Varied) 677 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 Appendix: Baile Dhún nan Gall, Donegal Area Plan Infrastructural Assessment Matrices Table 25.3: Residential Development Zonings Summary Infrastructural Assessment Matrix The table below contains an 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 Weighting2 Weighted Site Area Potential Housing Yield (Units) Roads Footpath Public Lighting Surface Water Foul Sewer Water Supply Written Analysis Regarding Tier 1 & Tier 2. Within CSO Boundary Phase 1 Residential Zonings Opp. Site 21 2.884 0.5 1.442 50 Y Y Y Y Y Y All Services available. Meets requirements for compact growth. Tier 1  Opp. Site 121 10.58 0.5 5.29 185 Y Y Y Y Y Y NR 1.1 4.931 1 4.931 173 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1  NR 1.2 4.829 1 4.829 169 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1  NR 1.3 2.917 1 2.917 102 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1  NR 1.4 1.471 1 1.471 51 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1  NR 1.5 0.221 1 0.221 8 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1  NR 1.6 5.410 1 5.410 189 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1 

10. Page 680

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    County Donegal Development Plan 2024-2030 (As Varied) 678 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 Zoning Reference Site Area(ha)* Site Area Weighting2 Weighted Site Area Potential Housing Yield (Units) Roads Footpath Public Lighting Surface Water Foul Sewer Water Supply Written Analysis Regarding Tier 1 & Tier 2. Within CSO Boundary NR 1.7 6.335 1 6.335 222 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1  NR 1.8 0.568 1 0.568 20 Y Y Y Y Y Y All Services available. Meets requirements for Compact growth. Tier 1  NR 1.9 2.677 1 2.677 94 Y Y Y N N Y Water extensions may be required and network reinforcement/upsizing.  NR 1.10 1.42 1 1.424 50 Y Y Y Y Y Y All Services available. Edge of centre development.  NR 1.11 0.7793 1 0.7793 27 Y Y Y Y Y Y All services available. Adjacent to existing established residential development NR 1.12 0.4395 1 0.4395 15 Y Y Y Y Y Y All Services available. Edge of centre development.  Phase 2 Residential Zonings NR 2.1 7.208 1 7.208 342 N N N N N N Site is landlocked at present, suitable in context of compact growth but access and services will only become available when other residential zoned lands are developed Tier 2  NR 2.2 1.458 1 1.458 51 Y Y Y Y Y Y All services available. Tier 2  NR 2.3 3.967 1 3.967 139 Y Y Y Y Y Y All Services available. Tier 2  NR 2.4 6.094 1 6.094 213.29 N N N N N N Site is landlocked and unserviced at present  Footnotes: 1. The potential housing yield for mixed use Opportunity Site 2 was calculated based on 50% of the site area as this site may accommodate a mixture of development (e.g. both residential and commercial) and therefore a lower predicted housing yield was deemed more realistic.

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.