County Donegal Development Plan 2024–2030 (As Varied)

1. Page 691

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   County Donegal Development Plan 2024-2030 (As Varied) 689 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan Policies KB-TC-P-1 Support the ambitions of the Na Cealla Beaga (Killybegs) Regeneration Strategy and Action Plan save that, other than in the cases of minor extensions or alterations to existing development, only “less vulnerable” or “water compatible” uses (as defined in The Planning System and Flood Risk Assessment Guidelines for Planning Authorities (2009) and Circular PL02/2014 (August 2014)) shall be permissible in flood zones and where “less vulnerable” development is proposed within a flood zone it shall be subjected to a strategic flood risk assessment to an appropriate level of detail. KB-TC-P-2 Require that development proposals within the town centre are broadly consistent with, and would not prejudice the delivery of Na Cealla Beaga (Killybegs) Regeneration Strategy and Action Plan. KB-TC-P-3 Support and facilitate an appropriate mix of town uses within the designated urban core of Na Cealla Beaga (Killybegs) save that, other than in the cases of minor extensions or alterations to existing development, only “less vulnerable” or “water compatible” uses (as defined in The Planning System and Flood Risk Assessment Guidelines for Planning Authorities (2009) and Circular PL02/2014 (August 2014)) shall be permissible in flood zones and where “less vulnerable” development is proposed within a flood zone it shall be subjected to a flood risk assessment to an appropriate level of detail. Only minor extensions, refurbishment and/or alterations to existing “highly vulnerable” development shall be permissible where the flood zones overlap the designated urban core. 26.6 Housing 26.6.1 Background Currently, Na Cealla Beaga (Killybegs) has a number of distinct primarily residential areas, generally located west and north of the harbour area. 26.6.2 Identification of Housing Lands This Area Plan seeks to build upon the existing residential development pattern within the town and will also seek to facilitate the consolidation of existing residential areas via redevelopment and infill

2. Page 692

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   County Donegal Development Plan 2024-2030 (As Varied) 690 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan opportunities, where appropriate. Chapter 2 of this overall County Development Plan sets out the broader planning policy context in relation to housing land supply for Na Cealla Beaga (Killybegs), as contained in the Core Strategy. The Core Strategy allocates a total of 151 new dwellings to be provided in the town of Na Cealla Beaga over the lifetime of the CDP. This plan identifies a need for 5.32 Hectares of greenfield residential land in Na Cealla Beaga (Killybegs), equating to a housing target of approximately 133 residential units. This need is calculated by discounting the overall requirement (151 dwellings) by the number of dwellings with the benefit of extant planning permissions, the number of dwellings likely to be delivered through refurbishment of derelict or vacant properties, and the number of houses that are capable of being delivered on residual lands zoned as “Established Development” and/or within the designated Urban Core of the town (circa 18 units). The remaining housing target that needs lands zoned for “New Residential; Phase 1” (133 units) has been calculated at 25 dwellings per hectare and a 50% surplus of land has then been added to allow for some lands not coming on stream over the lifetime of this development plan in accordance with Section of 4.4.3 of the Development Plan Guidelines (DoHLGH 2022) ) as revised by the Revised NPF Implementation Housing Growth Requirements Targets, 2025. In order to identify the 6.384 Hectares of residential land required in Na Cealla Beaga (Killybegs), the Planning Authority undertook an analysis of available lands within the defined town boundary. The criteria used in the analysis included, inter alia, – An examination of potential flooding issues, distance of lands from the town centre; compatibility with adjoining land uses; the presence of sites of conservation importance; accessibility and visual vulnerability, and availability of drinking water and wastewater infrastructure. Further to this assessment the Planning Authority has identified the lands deemed most suitable for housing within the town and these lands (comprising 7.765 hectares in total) are zoned as ‘Residential Phase 1’ on the accompanying land use zoning Map 26.1. In addition to the identification of lands that are suitable for “New Residential Phase 1’ development, the assessment also led to the identification of five sites that could be suitable housing development in the longer term. These lands are zoned ‘New Residential Phase 2’ on the Land Use Zoning Map and have a cumulative area of a further 6.58ha. Table 26.1 Details of Selected Sites designated as “Residential Phase 1” & “Residential Phase 2” on the Area Plan Land Use Zoning Map (Map 26.1 refers) Housing Site Scheduling Area (ha) NR1.1 PHASE 1 0.216 NR1.2 PHASE 1 0.627 NR1.3 PHASE 1 1.270 NR1.5 PHASE 1 1.506 NR1.6 PHASE 1 2.005 NR1.7 PHASE 1 0.98 NR1.8 PHASE 1 3.29 NR2.1 PHASE 2 0.986 NR2.2 PHASE 2 0.417 NR2.3 PHASE 2 0.823 NR2.4 PHASE 2 1.777 NR2.5 PHASE 2 1.602 TOTAL AREA 14.959 HA TOTAL AREA BETWEEN PHASE 1 AND PHASE 2 PHASE 1 9.894 HA PHASE 2 5.065 HA

3. Page 693

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   County Donegal Development Plan 2024-2030 (As Varied) 691 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan Please note that the total area of residential phase 1 zoned lands meets and is in excess of the Revised NPF Implementation Housing Growth Requirements Targets, 2025 (including the Additional Provision of up to 50% set out in Policy and Objective 2 of same). Objective KB-H-O-1 Identify approximately 8.22 hectares of appropriate lands to meet future housing need in Na Cealla Beaga (Killybegs), including social and affordable housing need. Policies KB-H-P-1 Ensure that all proposals for residential development provide for safe and adequate pedestrian connectivity and public lighting from the development site/s to existing pedestrian paths in the vicinity, in addition to compliance with all other relevant policies of this County Development Plan. KB-H-P-2 Require that all proposals for residential development on ‘Primarily Residential’ sites NR1.1 and NR1.2 provide for a new means of vehicular access to the site/s via local road L-1305-1, inclusive of pedestrian paths and lighting. Access to sites NR1.1 and NR1.2 solely via the existing entrance to Riverdale Heights shall not be permitted. All proposals for residential development on sites NR1.1 and NR2.2 must otherwise comply with all other relevant policies of this County Development Plan. KB-H-P-3 It is the policy of the Council to ensure that any proposals for development of lands zoned for residential development under NR1.7, in addition to normal design requirements, address the following: • The need for widening of the access road from the Roshine Road to accommodate a pedestrian footpath and a two-lane vehicular carriageway, • The incorporation of the sheough crossing the site into public open space, serving the development as a landscape feature as part of a landscape plan prepared by a Landscape Architect, • The need to create an aesthetic buildings skyline as viewed from Shore Road, most particularly, though not exclusively, from the area proximate to the Town Centre Diamond, • The need for natural visual and noise screening from established industrial uses, • The need for a shortened (relative to the vehicular roadway) pedestrian access/linkage to the Roshine Road from the site, • The need for safety fencing and planting where steep slopes at edges of the site exceed 1.2 metres in height. 26.7 Transport & Sustainable Mobility As stated elsewhere in this CDP, effecting an increase in Sustainable Mobility (e.g. walking/cycling/public transport) is a Strategic Objective of the National Planning Framework and a National Transport Priority. This is motivated by a desire to reduce carbon emissions to mitigate against climate change, to reduce vehicular congestion in town centres, and in the interests of the

4. Page 694

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   County Donegal Development Plan 2024-2030 (As Varied) 692 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan many health benefits that arise from being physically active. Accordingly, this Area Plan will assist with bringing into effect a significant shift in modes of transport used by the public, away from cars and towards walking and cycling. As with other towns throughout rural Ireland, Na Cealla Beaga (Killybegs) has historically been heavily dependent on vehicular transportation. This is evidenced by Census 2016 which indicates that 78% of residents travel to work or school via car or van, whilst 15% travelled via foot, 1% cycled and 3% travelled via bus (see below). It is acknowledged that vehicular transport will continue to play a key role in meeting the mobility needs of the town; however, this Plan aims to facilitate a shift towards more sustainable forms of transport for the reasons set out above. Figure 26.1 Mode of Transport Share in Na Cealla Beaga (Killybegs) (Source: Census 2016 Place of Work, School or College - Census of Anonymised Records (POWSCAR)) 72% of commutes into Na Cealla Beaga (Killybegs) are for less than 15 minutes travel; thus, the current journey patterns are conducive to a potentially substantial shift toward active travel or public transport being effected over the coming ten years. The National Transport Authority has contracted Planning Consultants to prepare a Local Transport Plan (LTP) for Na Cealla Beaga (Killybegs). Key Actions of that LTP to help optimise this shift toward increased use of more sustainable transport choices over the lifetime of this Town Area Plan include the following: • Provision of new and enhanced footpaths and pedestrian crossings, as well as traffic calming measures both within the town centre and on approach roads; • Improve safety of pedestrians on Quay Street; • Provision of cycle infrastructure where feasible within the town centre and along key approach roads such as Shore Road; • Improved pedestrian environment in town centre through reduced parking demand. • Reduce demand for parking through additional bus stop infrastructure on approach roads via the provision of new bus stops at the periphery of the town at the Glenlee Pass Business/Industrial Park, the ATU and the Graveyard in addition to the town centre bus stops at the Diamond to facilitate increased use of public transport into the centre of the town and to places of concentrated employment along the routes of the buses serving Na Cealla Beaga (There are four regular bus services operating within Na Cealla Beaga (Killybegs), with a

5. Page 695

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   County Donegal Development Plan 2024-2030 (As Varied) 693 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan mixture of town bus services and regional bus services and there is an additional bus service which only operates during college term time). Figure 26.2: Indicative sites for new bus set-down and pick-up bays at Na Cealla Beaga (Killybegs) with inset showing the five bus routes into and out of Na Cealla Beaga. In addition to the above, a major road realignment from the Glenlee Roundabout to Fintra Beach will provide a pedestrian / cycle link from Glenlee Roundabout to the Fintra Beach access road. The design of that project has been finalised by the DCC Road Design Office (see further details in relation to same under Part 26.9 of this Chapter). The proposed Cycle Connect network for Donegal aims to improve pedestrian and cycle infrastructure to accommodate the local community and tourists. It is planned that there will be good cycling infrastructure all the way from Donegal Town to Glencolmcille (passing through Na Cealla Beaga). While these cycleways are mainly to be used for recreational purposes by pedestrians, cyclists and people with impaired mobility, they also will make a contribution toward an increase in active travel choices being made by persons living within a short commute of Na Cealla Beaga. The LTP makes a proposal for an Active Travel Network (see Fig.26.3 below) with its primary focus on the urban core and it shall be an objective of this Town Area Plan to prioritise delivery of facets of that network within the town over the lifetime of this Town Area Plan, subject to all necessary technical studies and assessments.

6. Page 696

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   County Donegal Development Plan 2024-2030 (As Varied) 694 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan Figure 26.3: Active Travel Network proposed in the Local Transport Plan for Na Cealla Beaga Objectives KB-TSM-O-1 Support the progress and implementation of the ‘Killybegs Regeneration Strategy & Action Plan” as regards provision of linkages and civic space and to support any future subsequent phases of the project as funded under the Rural Regeneration and Development Fund or similar town and village renewal funding schemes. KB-TSM-O-2 Deliver and facilitate significantly enhanced public transport services infrastructure and facilities for Na Cealla Beaga in line with provisions in of the Local Transport Plan, subject to the completion of all necessary technical studies and assessments.

7. Page 697

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   County Donegal Development Plan 2024-2030 (As Varied) 695 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan Policies KB-TSM-P-1 a) Not permit development that would prejudice the implementation of any active travel scheme as set out on Fig 26.3 ‘’Active Travel Network proposed in the Local Transport Plan for Na Cealla Beaga” or successor of same. b) Utilize existing footpaths and roads, and off-line routes identified on the Land Use Zoning Map and as opportunities arise, for the purpose of the development of ‘Local Scale’ and ‘Interconnecting Arterial’ walking and cycling routes. c) Support and facilitate the delivery of the active travel, public transport, and vehicular network actions detailed in the Local Transport Plan (and in the associated maps above) and the active travel linkages otherwise detailed in the Land Use Zoning map subject to any required technical assessments and studies. KB-TSM-P-2 Require that all new proposed development(s) where appropriate, shall include active travel connectivity using permeability desire lines including filtered pedestrian permeability link(s) to adjoining land uses where such links would serve a meaningful purpose in terms of promoting active travel and/or connecting to a wider walking and cycle network. Design of such links shall be agreed in principle at pre-planning design stage and then in further detail at planning application stage/planning condition compliance stage, and thereafter be incorporated into finalized schemes, and delivered by the developer. This policy shall be applied to aid delivery of those Schemes set out on Fig 26.3 ‘’Active Travel Network proposed in the Local Transport Plan for Na Cealla Beaga” (or its successor) and other opportunities that may present. KB-TSM-P-3 Support the development of Baile Dhún na nGall (Donegal Town) to Ghleann Cholm Cille Strategic Greenway route as it affects any lands within Na Cealla Beaga Town Area Plan boundary and to ensure that it integrates effectively with active travel initiatives within the town. KB-TSM-P-4 Facilitate provision of bus services that will connect origins and destinations throughout the town including residential, education, healthcare facilities, and employment centres broadly in line with Fig.26.2, “Indicative sites for new bus set-down and pick-up bays at Na Cealla Beaga”. 26.8 Water Supply & Wastewater Infrastructure Na Cealla Beaga is served by Killybegs Water Resource Zone and there is sufficient capacity available to cater for CDP population projections. There are no known major network constraints though localised upgrades and/ or extensions may be required to facilitate new development at several locations within the town boundary. The 2024 Uisce Éireann Drinking Water Capacity Register published in August 2025 states that from 2020 to 2034 there was capacity available to cater for an additional 446 (four hundred and forty six) people within the town. Similarly, in relation to wastewater treatment infrastructure - sufficient capacity exists to cater for CDP population projections. There are no known major network constraints though localised upgrades and/or extensions may be required to facilitate new development at several locations within the town boundary. Localised upgrades may be required especially in areas served by 80mm diameter

8. Page 698

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   County Donegal Development Plan 2024-2030 (As Varied) 696 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan watermains or 150mm diameter sewers or less. Where new developments are being proposed additional surface water will not be accepted into combined (foul and surface water) networks. The 2024 Uisce Éireann Wastewater Treatment Capacity Register published in August 2025 states that there is estimated spare capacity to cater for the wastewater from an additional 2,077 (two thousand and seventy seven) people within the town. 26.9 Roads, Footpaths, and Ports Infrastructure Movement and Transportation The existence of the port at Na Cealla Beaga (Killybegs) means that the town must cater for high volumes of commercial traffic in addition to domestic traffic accessing the town for retail or other service purposes. The nature of the commercial traffic is primarily heavy goods vehicles carrying a wide variety of cargo, inclusive of fish destined for export markets or project cargo such as large wind turbine components. In light of this fact and having regard to the need to maintain the viability of Na Cealla Beaga (Killybegs) going forward, it is vital that the quality and capacity of access routes into and out of the town are protected and improved into the future, particularly Regional Road R263 to the north of the town, which in turn connects into National Secondary Route N56, the primary road corridor in the western half of the county. Within the CDP: • DCC recognises the importance of the stretch of the R263 linking Na Cealla Beaga (Killybegs) and the N56, • The N56 National Secondary Road, Inver to Na Cealla Beaga (Killybegs), is identified as a Key Transportation Improvement Project, • DCC identifies that access to Na Cealla Beaga (Killybegs) forms part of the County’s Strategic Road Network. Outer Relief Road As noted above, Na Cealla Beaga (Killybegs) caters for a high volume of commercial traffic. It is an objective of this plan to improve traffic and transport accessibility throughout the plan area and in order to aid with this objective, a route corridor for an ‘Outer Relief Road’ has been identified on the land use zoning map (Map 26.1) This route is now reserved as a corridor to allow for the strategic development of the Outer Relief Road, which would provide an alternative route for heavy goods vehicles (HGV’s) associated with the fishing and port related import/export industries and which would reduce congestion by diverting traffic around the town. The construction of an Outer Relief Road would further serve to improve access and aid industry along the industrial road. Road Widening Reserves Within the Plan area, there are certain stretches of road that will require widening in order to facilitate additional development. These stretches of road have been denoted as ‘Road Widening Reserve’ on the accompanying land-use zoning Map 26.1 and the Council will require that road widening works, commensurate with the scale and nature of a proposed development, be included as part of any development proposals at these locations. Junction Improvements Within the Plan area, there are certain junctions that will require upgrading in order to facilitate the haulage of large bulky project cargo such as wind turbine components. These junctions have been denoted as ‘Junction Upgrade Reserve’ on the accompanying land-use zoning Map 26.1 and the Council will require that junction improvement works, commensurate with the scale and nature of a proposed development, be included as part of any development proposals that give rise to a requirement for said junction improvements. The junction at the Roshine Road / Glenlee Pass is of particular importance and will need to be upgraded to facilitate any new large business/enterprise

9. Page 699

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   County Donegal Development Plan 2024-2030 (As Varied) 697 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan that will generate high bulk haulage traffic off the Glenlee Pass Road. Also the Glenlee roundabout will eventually need to be upgraded to enable the haulage of project cargo. Port Infrastructure A key planning issue for Killybegs is the need for provision of the infrastructure necessary to allow the expansion of the town in accordance with policies of both the Regional Spatial and Economic Strategy for the Northern and Western Region 2020-2032, and the National Ports Policy, which recognises Killybegs as a Port of Regional Significance. Critical pieces of infrastructure in this respect include, inter alia, the following : • Development of a pier extension and associated wave attenuation structures, • Cargo and storage facilities, • The provision of dry-docking facilities for large vessels, • Road access improvements, • Service facilities for shipping, • Substantial high-capacity electricity grid connection upgrades, • Enabling strategic infrastructure including an upgraded grid connection. A number of the above requirements are addressed under objectives and policies in Part 26.11 of this Chapter and also within the overall CDP. Objectives KB-I-O-1 Support designation of Na Cealla Beaga as a TEN-T Network Port and developments that contribute to the provision of additional harbour infrastructure and to sustain the Port of Killybegs as one of the premier Fishery Harbour Centres in Ireland, subject to the requirements of the Habitats Directive. KB-I-O-2 Reserve the indicative route of the proposed Outer Relief Road as depicted on the Land Use Zoning Map (Map 26.1) and manage development so as not to prejudice the construction of the Outer Relief Road. KB-I-O-3 Progress the delivery of the Outer Relief Road for Killybegs. KB-I-O-4 Improve traffic and transport accessibility throughout the plan area, in particular for sustainable modes. KB-I-O-5 Explore opportunities for the provision of additional public car parking to serve the town centre of Killybegs to facilitate reallocation of space for other modes and to encourage use of off-street parking where available, thus improving traffic circulation in the town centre.

10. Page 700

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    County Donegal Development Plan 2024-2030 (As Varied) 698 Chapter 26 Na Cealla Beaga/Killybegs Area PlanDeletion of Section 5.3 of the CDP 2024 Arising from the Insertion of Area PlansSection 2: Amendment of Zoning of Site NR2.16 at Cockhill BuncranaChapter 26 Na Cealla Beaga/Killybegs Area Plan Policies KB-I-P-1 Reserve lands (along the indicative route identified on Map 26.1) for the construction of an Outer Relief Road for Killybegs. All development proposals shall be required to maintain a 25 metre building setback from the indicative route of the proposed outer relief road on Map 26.1. Development proposals that potentially hinder the provision of the Outer Relief Road will not be permitted. The provision of access points onto the Outer Relief Road will be strictly managed in order to safeguard the carrying capacity and safety of the route and details in this respect shall be agreed in writing with the Road Design Office of Donegal County Council. KB-I-P-2 Consider proposals for the provision of appropriately designed car and coach parking areas adjacent to the Killybegs Harbour area, subject to compliance with all other relevant policies of this Town Area Plan. KB-I-P-3 It is a policy of the Council that, in areas marked Road Widening Reserve on Map 26.1, any development proposals adjoining the road shall include proposals for the widening and upgrading of the relevant road. All road works shall be carried out in strict accordance with the specifications provided by the Roads Department of Donegal County Council and the extent of upgrading and widening works required shall be determined commensurate with the scale and nature of the proposed development. KB-I-P-4 Seek the provision of suitably designed active travel/recreational linkages at the locations identified on Map 26.1. (NB – the routes on Map 26.1 are indicative only and minor variations to these routes may be agreed with the Planning Authority as appropriate) where developments being proposed would directly benefit from them. KB-I-P-5 It is a policy of the Council that vehicular access from the Glenlee Pass (New Industrial) Road shall only be permitted from the specifically designed, existing access points along that route. KB-I-P-6 Any development proposals on lands zoned ‘Business/Enterprise’ along the Roshine Road must make provision for road widening and road improvements as deemed necessary by the Planning Authority and must also include provisions to enable pedestrian connectivity from the development site/s towards the town centre. 26.10 Flooding Objectives and policies pertaining to flooding are set out under Chapter 8 of the County Development Plan. The flood extents mapping for Na Cealla Beaga (Killybegs) is re-produced below for ease of reference (Fig.26.4 a. – e. refer). The SFRA for the County Donegal Development Plan 2024-2030 identified that certain areas around Na Cealla Beaga (Killybegs) are at risk from flooding. In particular, large sections of the Shore Road are potentially affected. Of further critical importance is the severe flooding that has occurred at Bridge

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