(a)  CE Report

(b)  Presentation

CE Amendments

Resolution to Make Variation No. 2 – NPF Implementation

MA1.1  That this council proceed with variation To rezone Ballynakelly as agreed

Reason:  To facilitate the delivery of housing alongside the provision of sports-community facilities and a site for a secondary school

Adamstown SDZ West (MA2.1) That this Council rejects the Chief Executive's recommendation to make Variation No. 2 without MA2.1 point 1 and resolves to make Variation No. 2 with MA2.1 point 1 thereby retaining the decision of the elected members made in June 2026 as follows: "No significant residential development other than infrastructure necessary to facilitate the delivery of strategic transport infrastructure shall commence until DART+ Southwest or an equivalent rail service is operational.'

Reason: The lands concerned remain residentially zoned. MA2.1 does not remove the residential zoning or zoned housing capacity but provides for the appropriate phasing of development in conjunction with the delivery of strategic public transport infrastructure. The Council considers that a distinction should be maintained between zoned residential capacity and the anticipated timing of housing delivery within the current Development Plan period. Having regard to the scale of planned development in Adamstown and the importance of sustainable, infrastructure-led growth the Council considers it appropriate to retain the safeguard previously agreed by the elected members and therefore reaffirms its June 2026 decision.

Material Alteration Ref: MA3.1 - Finnstown Castle That South Dublin County Council makes Proposed Variation No. 2 with Material Alteration MA3.1 as published, thereby omitting Amendment No. 3 and retaining the existing OS (Open Space) zoning of the Finnstown Castle lands concerned.

Reason: to retain and protect the established open-space function of these lands and their contribution to ecology and biodiversity, Green Infrastructure, landscape character and the historic setting and full curtilage of Finnstown Castle, including the mature landscape and open-space buffer between Lucan and Adamstown; and, having regard to cumulative development and significan infrastructural pressures in the wider Lucan, Adamstown and Clonburris area, to safeguard their long-term amenity and environmental value in the interests of proper planning and sustainable development.

That the elected members resolve to make Variation No. 2 with Material Alteration MA3.1 as published, thereby retaining the existing Open Space (OS) zoning of the lands at Finnstown Castle and not proceeding with the proposed residential zoning contained in Amendment No. 3.

Reason: To protect the existing open space, heritage setting and environmental value of Finnstown Castle, having regard to cumulative development pressures in the Lucan/Adamstown area and the need to balance housing delivery with adequate infrastructure, amenities and sustainable development.

This Council agrees to reject the Chief Executive recommendation regarding Finnstown Castle lands (MA3.1).

To maintain the existing open space, avoid overdevelopment and protect the mature biodiverse value that these lands importantly provide to the surrounding community.

Motion Finnstown Castle lands (MA3.1) 

That this Council rejects the Chief Executive’s recommendation in the September 2026 Report to make Variation No. 2 without Material Alteration MA3.1

This Council resolves to make Variation No. 2 with MA3.1 thereby omitting proposed Amendment Ref. No. 3 – Finnstown Castle and retaining the existing Open Space (OS) zoning on the lands concerned in accordance with the decision of the elected members in June 2026.

Reasons:  Having considered the significant public engagement and submissions received during both stages of consultation, I remain satisfied that the planning, environmental and infrastructure concerns which informed the Council’s earlier decision remain relevant.

Retention of the existing Open Space zoning will protect the landscape character, biodiversity, ecological connectivity and amenity value of the lands together with the setting of Finnstown Castle and its historic landscape.

The Housing Growth Requirements Guidelines provide for additional housing provision of up to 50% above the baseline requirement rather than prescribing a fixed 50% uplift in every case. The Chief Executive’s report identifies continuing housing provision above the baseline following the proposed Material Alterations.

Having regard to the substantial existing and planned housing provision within South Dublin including in Lucan, Adamstown and Clonburris it is considered that reasonable additional housing provision can be maintained while retaining the Open Space zoning of the Finnstown Castle lands.

Having considered the Chief Executive’s Report and the submissions received concerns remain regarding cumulative infrastructure pressures, loss of open space and impacts on landscape, heritage and biodiversity. Therefore, the Council’s decision to retain the existing Open Space zoning at Finnstown Castle should stand.

That this council proceed with variation MA5.1 for Citywest with a plan led masterplan process

Reason:  To deliver much needed housing on fully serviced lands alongside needed local sporting and play facilities and local parks.

To reject the recommendation to delete MA6.1 in relation to St. Edmundsbury land and, instead, to retain MA6.1 as published in the Draft Variation. This Council further resolves that the lands at St. Edmundsbury shall retain their original zoning as High Amenity (HA) Liffey Valley (LV) in recognition of their landscape, ecological, environmental and recreational value and in the interests of the proper planning and sustainable development of the area.

Reasons 

1. Having regard to the proper planning and sustainable development of the area, the Members consider that the omission of the St. Edmundsbury land alone does not materially alter the ability of the Development Plan and Variation No. 2 to accommodate the revised housing requirements of the NPF or maintain an appropriate level of housing delivery flexibility during the plan period.

2. Having regard to the evidence base underpinning Variation No. 2, including the Settlement Capacity Audit and the housing capacity assessment undertaken as part of the Variation process, the Members are satisfied that the Variation and the City Edge SURF Variation, as adopted, provide sufficient zoned residential development capacity and flexibility to support achievement of the housing growth requirements arising from the National Planning Framework First Revision (2025) and associated Housing Growth Guidelines.

3. The Members are satisfied that the adopted Variation, omitting the St. Edmundsbury lands alone, continues to provide for the delivery of housing growth in sustainable locations and maintains an evidence-based and plan-led approach to the implementation of national and regional planning policy including the housing growth objectives of the National Planning Framework.

4. The Members recognise the strategic significance of the wider St. Edmundsbury area and consider that its future planning approach should be informed through the preparation of the next County Development Plan, having regard to the monitoring of housing delivery and housing land activation arising from Variation No. 2 and the City Edge SURF Variation, engagement with relevant stakeholders and further consideration of environmental, infrastructure and land use matters.

That the elected members resolve to make Variation No. 2 with Material Alteration MA6.1 as published, thereby retaining the existing High Amenity - Liffey Valley (HA-LV) zoning of the lands at St Edmundsbury and not proceeding with the proposed residential zoning contained in Amendment No. 6.

Reason: To protect the strategic landscape, biodiversity, green infrastructure and amenity value of the Liffey Valley by retaining the existing HA-LV zoning, having regard to cumulative development and infrastructure pressures in the wider Lucan area.

That this Council agrees to keep MA6.1 to remove St Edmundsbury from the Variation to the County Development plan

Reason:  High amenity Area Biodiversity and Climate Emergency. To protect the existing High Amenity function of St Edmundsbury that contribute to the landscape character, buffer zone to the SAA, visual amenity, biodiversity value and role within the wider Liffey Valley ecological corridor; to safeguard the long-term environmental and amenity value of lands adjoining the Liffey Valley; to maintain consistency with sustainable development and the environmental protection objectives of the SDCC Development Plan and having regard to established planning principles that environmentally sensitive and High Amenity lands may be protected from residential rezoning in the interests of proper planning and sustainable development, notwithstanding wider housing objectives.

Motion: That South Dublin County Council makes Proposed Variation No. 2 with Material Alteration MA6.1, as published, thereby retaining the existing HA-LV zoning of the lands which are the subject of MA6.1 and not proceeding with the proposed RES-N rezoning under Amendment No. 6.

Reason: To retain and protect the established High Amenity function of the St. Edmundsbury lands and their contribution to the ecology & biodiversity, Green Infrastructure and ecological corridor of the wider Liffey Valley, as well as the landscape character and visual amenity, including their relationship with the adjoining Liffey Valley Special Amenity Area, and to safeguard their long-term environmental, climate-resilience and amenity value.

Motion — St. Edmundsbury lands (MA6.1) 

That this Council rejects the Chief Executive's recommendation in the September 2026 report to make Variation No. 2 without Material Alteration MA6.1. This Council resolves to make Variation No. 2 with MA6.1 thereby omitting proposed Amendment Ref. No. 6 - St. Edmundsbury and retaining the existing High Amenity - Liffey Valley (HA-LV) zoning on the lands concerned consistent with the decision of the elected members in June 2026.

Reasons:  Having considered the significent public engagement and submissions received during both stages of consultation, I remain satisfied that the planning and environmental concerns which informed its earlier decision remain relevant.

Retention of the existing HA-LV zoning will protect the character and amenity of the Liffey Valley including its landscape, biodiversity, ecological connectivity and heritage, together with the lands' contribution to the wider green infrastructure and recreational network.

The Housing Growth Requirements Guidelines provide for additional housing provision of up to 50% above the baseline requirement rather than prescribing a fixed 50% uplift in every case.

Having regard to the substantial existing and planned housing provision within South Dublin including Lucan, Adamstown and Clonburris it is considered that reasonable additional housing provision can be maintained while retaining the existing protection of the St. Edmundsbury lands.

Having considered the Chief Executive's  Report and the submissions received, concerns remain that the proposed residential rezoning and associated Specific Local Objective do not adequately address the impacts on landscape, heritage, biodiversity, amenity and the wider Liffey Valley setting.

Therefore, the Council's decision to retain the existing High Amenity-Liffey Valley zoning at St. Edmundsbury should stand.

This Council agrees to reject the Chief Executive recommendation regarding St. Edmundsbury lands (MA6.1).

To maintain the existing high amenity special designated area, that crucially recognises the significant environmental, biodiversity and recreational value of this critical ecological and natural corridor.

Motion: That the elected members reject the Chief Executive recommendation regarding Coldcut Road (Material Alteration MA11.1) and that the zoning remain as Open Space.

Reasons:

1. The lands have an historical use as amenity space and with increased population this land is required to provide additional public amenities such as allotments, community and sports facilities.

2. The Liffey Valley LAP 2008 identified the Metro West and Lucan Luas as 'essential elements of the longer term success of the fledging Town Centre.' The lands at the Coldcut were not rezoned for Residential in the Development Plan 2009 with the Chief Executive report for the Draft plan outlining: 'The proposed rezoning of the land is not considered to be warranted at this time in the absence of public transport improvements and given the existence of the substantial town centre mixed use zoned lands to the north of the site.' While it is recognised that some public transport improvements have been delivered, and are being planned through BusConnects they are not adequate to the needs of the existing community and would require significant investment before further residential development is constructed.

3. The council has exceeded the strict required baseline target of 11,699 units. After the Material Alterations the total provision is within the maximum of up to 50% "additional provision" headroom permitted under national guidelines to secure long-term housing delivery up to 2030. This 'additional provision' of up to 50% is not an absolute requirement and for that reason the lands at Coldcut Road can be omitted while remaining within the guidelines of directive. In addition, the Office of the Planning Regulator's recommendation to 'that the Planning Authority makes the proposed Variation without the following: (i) MA 3.1; (ii) MA 6.1; (iii) MA11.1; and (iv) MA 2.1.' is over-prescriptive in a similar manner to Mount Salus Residents Owners Management Company Limited By Guarantee v. An Bord Pleanála [2026] IECA 28 and is not allowing the council the flexibility granted by the NPF Implementation Guidelines of 'up to 50% additional provision'. The Chief Executive cites delivery of units as a major obstacle, however this could be addressed through increased use of existing measures to tackle dereliction and vacant sites.

4. The rezoning is contrary to 2 major EU directives : -2016/2284: reduction of 5 pollutants 2 of which are sources of nitrogen oxides and fine particulates matter. Increased traffic will add pollution which is already at high levels due to the proximity of the M50. -2024/1991 Article 8: Restoration of urban ecosystems which states that 'By 31 December 2030, Member States shall ensure that there is no net loss in the total national area of urban green space and of urban tree canopy cover in urban ecosystem areas, determined in accordance with Article 14(4), compared to 2024'. The rezoning of this land would significantly reduce the urban green space in this area and remove its potential for use for a significant increase in canopy cover in this area. According to South Dublin County Development Plan 2022-28 Chapter 4 page 153 the lands in question have less than 10% tree canopy cover, meaning it is covered by Article 8.

5. The rezoning is contrary to the County Development Plan 2022-28 because the lands form part of a Primary Green Infrastructure Corridor as per the Green Infrastructure map on page 163 of the County Development Plan. A number of Objectives relate to the area of these lands including 'To enhance connectivity between existing parks and open spaces on either side of the M50 corridor.', 'To investigate EU funding mechanisms for nature-based solutions to climate change, exploring the feasibility of developing or retrofitting an eco-bridge or eco-tunnel across the M50 to provide ecological connectivity between Collinstown Park and Green space at Cloverhill Road.' and 'To promote habitat improvement at Collinstown Park.' The rezoning of the lands will make those objectives more difficult to meet.

That this Council agrees to keep MA11.1 to remove Coldcut from the Variation to the County Development plan

Reason:  

1. The lands have an historical use as amenity space and with increased population this land is required to provide additional public amenities such as allotments, community and sports facilities.
2. The Liffey Valley LAP 2008 identified the Metro West and Lucan Luas as “essential elements of the longer term success of the fledging Town Centre.” The lands at the Coldcut were not rezoned for Residential in the Development Plan 2009 with the Chief Executive report for the Draft plan outlining: “The proposed rezoning of the land is not considered to be warranted at this time in the absence of public transport improvements and given the existence of the substantial town centre mixed use zoned lands to the north of the site.” While it is recognised that some public transport improvements have been delivered, and are being planned through BusConnects they are not adequate to the needs of the existing community and would require significant investment before further residential development is constructed.
3. The council has exceeded the strict required baseline target of 11,699 units. After the Material Alterations the total provision is within the maximum of up to 50% "additional provision" headroom permitted under national guidelines to secure long-term housing delivery up to 2030. This “additional provision” of up to 50% is not an absolute requirement and for that reason the lands at Coldcut Road can be omitted while remaining within the guidelines of directive. In addition, the Office of the Planning Regulator’s recommendation to “that the Planning Authority makes the proposed Variation without the following: (i) MA 3.1; (ii) MA 6.1; (iii) MA11.1; and (iv) MA 2.1.” is over-prescriptive in a similar manner to Mount Salus Residents Owners Management Company Limited By Guarantee v. An Bord Pleanála[2026] IECA 28and is not allowing the council the flexibility granted by the NPF Implementation Guidelines of “up to50% additional provision”. The Chief Executive cites delivery of units as a major obstacle, however this could be addressed through increased use of existing measures to tackle dereliction and vacant sites.   
4. The rezoning is contrary to 2 major EU directives:

   2016/2284: reduction of 5 pollutants 2 of which are sources of nitrogen oxides and fine particulates matter. Increased traffic will add pollution which is already at high levels due to the proximity of the M50. 

   2024/1991 Article 8: Restoration of urban ecosystems which states that “By 31 December 2030, Member States shall ensure that there is no net loss in the total national area of urban green space and of urban tree canopy cover in urban ecosystem areas, determined in accordance with Article 14(4), compared to 2024”. The rezoning of this land would significantly reduce the urban green space in this area and remove its potential for use for a significant increase in canopy cover in this area. According to South Dublin County Development Plan 2022-28 Chapter 4 page 153 the lands in question have less than 10% tree canopy cover, meaning it is covered by Article 8. 

5. The rezoning is contrary to the County Development Plan 2022-28 because the lands form part of a Primary Green Infrastructure Corridor as per the Green Infrastructure map on page 163 of the County Development Plan. 

6. Coldcut needs a full and detailed plan to address sporting needs in North Clondalkin and Palmerstown in conjunction with local clubs before any rezoning. 

A number of Objectives relate to the area of these lands including “To enhance connectivity between existing parks and open spaces on either side of the M50 corridor.”, “To investigate EU funding mechanisms for nature-based solutions to climate change, exploring the feasibility of developing or retrofitting an eco-bridge or eco-tunnel across the M50 to provide ecological connectivity between Collinstown Park and Green space at Cloverhill Road.” and “To promote habitat improvement at Collinstown Park.” The rezoning of the lands will make those objectives more difficult to meet.  

This Council agrees to reject the Chief Executive recommendation regarding Coldcut Road (Material Alteration MA11.1) and that the zoning remain as Open Space.

To maintain the existing open space.

To make the Variation without Material Alteration 11.1 and to include the lands as set out in the proposed Variation Amendment no. 11 Coldcut as follows:

To zone the lands RES with the associated CS7 SLO9: In tandem with, or prior to, development of the RES zoned lands to the south of Coldcut Road at the Dublin City Services Sports and Social Club, details as to how public access, permeability (cyclist and pedestrian only from adjoining residential estates to RES and OS lands) and recreational facilities will be improved on the remaining OS zoned lands (c7.8ha) shall be agreed with the planning authority.'

Reasons:

• The amendment establishes clearly at Variation stage that permeability from the adjoining estates is to be pedestrian and cyclist-only, with no vehicular connection, while ensuring appropriate access to the retained OS lands.
• The amendment seeks to ensure that the 7.8 hectares of remaining OS-zoned land is retained as open space and protected as a significant recreational and community amenity.

Foxhunter - MA14.1 That the elected members resolve to make Variation No. 2 with Material Alteration MA14.1 as published, thereby including CS7 SLO12 in respect of the Foxhunter lands, requiring any planning application to adequately address vehicular access from the existing road network, having regard to the need to protect the residential amenity of the adjoining area and safeguard the function of the national road network.

Reason: To ensure that any future development appropriately addresses vehicular access, traffic and road safety impacts while protecting the residential amenity of the adjoining established communities and the function of the surrounding road network.

That this Council in making Variation No. 2 with MA14.1 and retaining CS7 SLO12 requests the Chief Executive to clarify the practical operation of the SLO in any future planning application including the criteria that will be applied to determine whether proposed vehicular access adequately protects the residential amenity of the adjoining established residential areas.

MA19.1    That this Council, as part of any variation to the County Development Plan 2022-2028, reaffirms its previous position in relation to Newlands Farm/Whitehall Lands and ensures that these lands are not considered as a strategic long-term development site. In doing so, the Council should maintain the current zoning (RU, EE, OS) of the lands.

Reason: We are in a climate and biodiversity emergency, which means we must do all we can to mitigate the risks to human life and wellbeing, while we reduce carbon emissions and pressure on wildlife habitats. Newlands Farm/Whitehall Lands is the last remaining green lung which acts as a natural buffer between Tallaght and Clondalkin. These lands contain periodic wetlands, helping reduce flood risk to surrounding communities, and are habitat to many threatened and endangered species.

MA65.1    That this council proceed with variatiion To rezone Haughtons field in Newcastle as agreed

Reason:  To deliver much needed housing on fully serviced lands alongside needed sporting facilities, pitches and clubhouse