Search
Motion: That the Amendment No 11 Coldcut Road (p. 453) be excluded from the Variation and that the zoning remain as Open Space. 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 by an estimated 5,238 units. This brings the total provision to 16,937 units, which is within the maximum of up to 50% "additional provision" headroom permitted under national guidelines to secure long-term housing delivery up to 2030. However, the '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 'continue to progress the zoning of additional residential zoned lands, identified as amendments no. 1 to no.16 of the proposed Variation' 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 by recommending all the sites for rezoning is not allowing the council the flexibility granted by the NPF Implementation Guidelines of 'up to 50% additional provision'. 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.
Amendment No.15 - Ninth Lock Road
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.16 - Liffey Valley MRC
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.13 - Rathcoole
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.14 - Foxhunter
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.12 - Cherryfield Way
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.11 - Coldcut Road
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.10 - Stonewall
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.9 - Knockmeenagh Framework Site
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.8 - Kiltipper Road
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.7 - Edmondstown Road
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.6 - Saint Edmundsbury
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.5 - Citywest
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No. 2 - Adamstown SDZ West
To include an SLO on the lands as follows: 'No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission'.
REASON: Aimed to avoid bulk purchases i.e. pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.3 - Finnstown Castle
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
Amendment No.4 - Tubber Lane North
To include an SLO on the lands as follows: ‘No bulk purchases on units built on these lands only individual private purchases permitted as stipulation on planning permission’.
REASON: Aimed to avoid bulk purchases ie pension funds, government department's, investors. To prioritise family's and first time buyers becoming owners.
That Amendment #5, Citywest is strengthened for the benefit of residents of Saggart, Rathcoole and Citywest with the following amendments to be included in the Masterplan Community centre/sports hall: The inclusion of 'a community centre / sports hall (c. 1500sqm)' is welcome, it must meet the following criteria and be delivered in an early phase of any residential development: Indoor Facilities • Multi-Purpose Indoor Sports Hall: The hall must be suitable for a range of activities, including basketball, badminton, indoor football, volleyball, and fitness classes. • Ancillary Support: It must include dedicated changing rooms, toilets, and secure storage for local sports clubs and community groups. Outdoor Facilities • All-Weather Pitch: The complex should include at least one properly sized all-weather pitch or equivalent major sports facility (separate to the 1500sqm internal space) • Multi-Use Games Areas: Dedicated outdoor areas for a range of court games must be provided. • Teen and Youth Amenities: The plan should include publicly accessible play facilities and amenities for teenagers. This site must provide safe pedestrian and cycle access that connects directly to Saggart, Citywest and Rathcoole and facilities should include seating, suitable lighting, and passive surveillance by design to support community safety. The scale of provision must be based on a Social Infrastructure Audit and designed to serve the wider existing community, not only future residents. Ensure adequate school places are in place: Before any housing construction takes place, both proposed additional schools in the report are either under construction or have a construction date set. 'The Boherboy lands located to the southeast of the Fortunestown Lane site also contains a school site symbol. As indicated above, a LRD for approximately 611 units has been granted on these lands. In line with the provisions of the South Dublin County Council 2022-2028, the permitted development includes the reservation within the site for the delivery of a school of approximately 1.03 Ha (10,311sq.m).' 'COS8 SLO 1 To identify a site for the appropriate location of a new post primary school within the Neighbourhood Area of Citywest / Saggart / Rathcoole / Newcastle to provide for the needs identified for the catchment area by the Department of Education.' Hard constraints on wastewater: That the proposed Drainage Area Plan is implemented prior to any development. 'Uisce Éireann have also advised the Planning Authority that the 9B sewer is the main strategic foul sewer serving a significant part of South Dublin. There are known constraints and issues with this sewer primarily due to stormwater/surface water run-off water inputs and storm misconnections. A Drainage Area Plan of the network is being developed which considers both current and future scenarios. There is a feasibility study / concept design ongoing to determine the preferred solutions and phasing required for the 9B Sewer catchment.' Road infrastructure & active travel: That the construction of the ''Western Orbital Route' Road as part of the six-year road programme in the County Development Plan' has commenced, before any housing development takes place. The active travel link between Mill Road and Garter Lane must be direct, safe and in place before the first home is occupied.
That Amendment #5 - Citywest, be rejected and the zoning of the lands remain Open Space. REASONS Transport infrastructure: traffic congestion in Saggart is quite severe, congestion increases with every new housing development opening in the area. Public transport, particularly the Luas, is at capacity. The estimated figure of over 600 new units (if the land is rezoned) will add around 1,800 people to this community (with a similar number moving in when Boherboy is built). In addition, the large volumes of residents at the IPAS centre in Citywest add to the pressure on public transport and road congestion. Saggart village cannot handle such an increase in the volume of people and traffic this proposed rezoning will bring. Social cohesion: the purchase of Citywest Hotel and Conference Centre by the state has had a negative impact on the daily lives of a significant number of residents. Residents were promised services and facilities as a compromise for turning their hotel into an IPAS centre. 'Provision for a community centre / sports hall (c. 1500sqm') is a welcome amendment to the proposed variation, but should not be contingent on the area being rezoned from OS to RES-N. Schools: While the report notes 'there are a number of major school projects reserved/under construction in the Citywest area: - There is a major project under construction to provide a new education campus accommodating a new post-primary school for Coláiste Pobail Fóla and a primary school for Gaelscoil Lir at the Fortunestown Lane school site under SD19A/0393/EP (as extended under SD19A/0393/EP). There is an existing School Site Symbol on this site under the South Dublin County Council 2022-2028. - The Boherboy lands located to the southeast of the Fortunestown Lane site also contains a school site symbol. As indicated above, a LRD for approximately 611 units has been granted on these lands. In line with the provisions of the South Dublin County Council 2022-2028, the permitted development includes the reservation within the site for the delivery of a school of approximately 1.03 Ha (10,311sq.m).' This does not in any way guarantee the Department of Education will take it upon themselves to build a school on the Boherboy lands. 'COS8 SLO 1 To identify a site for the appropriate location of a new post primary school within the Neighbourhood Area of Citywest / Saggart / Rathcoole / Newcastle to provide for the needs identified for the catchment area by the Department of Education.' Nor is an acknowledgement by the Department of Education of the Variation's proposal a commitment to build a secondary school. Objections by residents: along with approximately 150 submissions via the portal, councillors received over 300 emails from residents objecting to the rezoning.
That Amendment #1 Ballynakelly, Newcastle is rejected except for the proposed post primary school, and the rest of the lands remain zoned as Open Space Reasons Roads and public transport: public transport is inadequate; the promised increased frequency of the #68 bus has not materialised. The introduction of the W6 Orbital route is welcome but does not meet the needs of a majority of residents. Given the State's record on delivering capital projects, the proposed plans for DART+ South West cannot be relied upon when considering rezoning land. 'Additionally, it is noted that the DART+ South West project will extend as far as the Hazelhatch Train Station, which is roughly 3km from Newcastle village centre. Dart+ South West's Railway Order was permitted in November 2024. The National Development Plan (NDP) review, published in November 2025, gave a construction date of '2030+' with the procurement timeline set for 2028-2029.' Education: As per 'COS8 SLO 1 To identify a site for the appropriate location of a new post primary school within the Neighbourhood Area of Citywest / Saggart / Rathcoole / Newcastle to provide for the needs identified for the catchment area by the Department of Education, the identification of a site within this proposed amendment is welcome.' However, there is no commitment whatsoever from the Department of Education to build a secondary school even if an additional 516 homes are built ''The department notes that as per Table 11 Core Strategy there is a projected 516 potential units in this settlement. This is 118 units above the current CDP figures. These projected figures could see an increase in primary school place demand, which potentially could be met by the possible expansion of the existing facilities, if required. In the context of post primary provision, the projected growth figures could see a significant increase in post primary school place demand, which potentially could be accommodated within existing post primary schools and current capital projects.'' 'However, the Department of Education and Youth also state that they: 'acknowledge Specific Local Objective CS9 SLO5: to develop RES-N zoned land south of Ballynakelly which will include the reservation of a secondary school site of 3 hectares unless otherwise agreed in writing by the planning authority regard to the requirements of the Department of Education and Youth.'
Amendment 16 - Liffey Valley MRC
SLO to be applied for the maximum level of social housing to be applied as a stipulation upon receiving planning permission for residential dwellings on this land. The 20% requirement to be applied as a requirement when lodging a planning application.