COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

South Dublin County Council Crest

MEETING OF DEVELOPMENT PLAN MEETING

Tuesday, March 01, 2022

MOTION NO. 8

MOTION: Councillor B. Lawlor, Councillor S. O'Hara

This motion refers to Chapter 2 Core Strategy, page 33 of CE Report, CS10 and submission SD-C195-248 Motion: To change the zoning of attached site from RES-N to RU (map attached) Submitted by Cllr Shirley O'Hara and Cllr. Brian Lawlor

REPORT:

The proposed motion seeks to change the zoning of the subject lands in the Draft Plan from RES-N to RU. By default, this is rejecting the CE Recommendation to rezone the lands which was made on foot of the CS10 SLO1 in the Draft Plan and submissions received, where these lands would retain a small area of RES-N zoning to the north and east with the remaining area within this motion being recommended to be zoned Rural (RU) with an associated SLO providing for the protection of the alluvial woodlands Annex 1 habitat.  

This Motion and Motion ID 73852 are related as the motions, as proposed, would divide the lands that were subject to CS10 SLO1.  

CS10 SLO 1 inserted into the Draft South Dublin County Development Plan 2022 - 2028 (July 2021) reads: 

“To investigate the potential for alternative land uses for the lands currently zoned RES-N (To provide for new residential communities in accordance with approved area plans) and OS (To preserve and provide for open space and recreational amenities) as identified by the SLO on the CDP land use zoning map, having regard to protecting existing habitats, Biodiversity and the Rathcoole Woodlands, the need for social and affordable housing, community infrastructure and access. Following this assessment, and where alternative land use arrangements are identified in line with the proper planning and sustainable development of the area, to bring forward proposals for re-zoning.” 

A detailed habitat assessment was carried out on the study lands. The team of ecologists that comprehensively investigated the lands included a specialist with experience in the survey, assessment and monitoring of grassland and wetland habitats including Annex I Alluvial Woodlands and Annex I Lowland Hay Meadow. 

Of the approximately 28 hectares of lands investigated, 17 hectares relate to this motion, which is seeking a rezoning from the Draft Plan RES-N to RU.  Of these lands, approximately 8 hectares were found to accommodate Annex I habitats in the form of Alluvial Woodland. The other 11 hectares of lands within the study area relate to Motion ID: 73852 which is seeking to retain the OS Zoning Objective. As an outcome of these investigations, a preferred land use framework was put forward which informed the CE’s re-zoning recommendation incorporated into Appendix 2A and 2B of the Chief Executive’s Report on the Draft Plan Public Consultation. 

The preferred land use framework and resulting recommended zoning provides for a cohesive approach to the need to protect the important Annex 1 habitat alluvial woodlands while also meeting the need for housing, a school, a library hub and sports pitches with associated facilities. The preferred land use includes both the lands subject to this motion and the lands to the east, subject to motion 73852 (to rezone to OS). By re-zoning the lands within the wider study area in the way recommended by the CE it has been demonstrated that social and affordable housing, a local primary school, sports pitches and associated facilities and access arrangements can be accommodated on the lands with: 

The preferred land use concept retains 7.6ha of Alluvial Woodland (a reduction of 0.4ha along the north extent to facilitate access). However, as a compensatory measure for this loss it is proposed to supplement the existing woodland by providing for 1.8ha of new additional Alluvial Woodland. 

Access to the subject lands was also investigated and an access arrangement along the northern-western side of the lands from Stoney Lane has been identified. This motion seeks to rezone the lands from RES-N to RU across the area where access would serve the proposed housing, school, library hub and GAA pitches proposed to the east. Combined with the motion ID: 73852 to rezone the recommended RES-N to the east to OS, this would have the effect of making such an access road, which would now only serve open space within Rathcoole Park, unviable. 

In terms of the protection of the alluvial woodlands, the CE Recommendation on foot of CS10 SLO1 includes for the following alongside the recommended RU zoning: 

‘To ensure the protection and augmentation of the identified Alluvial Woodlands within the zoning RU, and in recognising their value as green infrastructure and the potential linkages to Lugg Woods and Slade Valley and other amenity areas, provide for sensitive passive amenity uses which have regard to their Annex 1 status.’ 

Motion Item ID 73889 has sought amendments to the wording of the SLO but essentially retains the main thrust of the recommendation.  

In addition, the CE has also recommended in response to Motions 73889 the explicit inclusion of ‘Rathcoole Alluvial Woodlands within the ‘RU zoning’ within Strategic Corridor 5: Camac River Corridor with a specific associated objective to read: 

‘To preserve and protect the Alluvial Woodlands at Rathcoole within the zoning RU as an environmentally sensitive area for biodiversity and ecosystems services of importance having full regard to their Annex 1 status.’ 

Should this motion be passed rejecting the CE Recommendations on CS10 SLO1, a consequence will be that the SLO to protect the alluvial woodlands and Annex 1 habitat as part of the recommended RU rezoning would be removed. Dependent on the outcome of Motions 73889 and 73891 a protective objective may be included in the GI Strategy. 

To rezone the lands subject to the motion as RU in their entirety, would significantly undermine the ability to deliver the needed social and affordable housing, primary school and sports pitches with associated facilities and access. Should this motion be passed with the related motion to keep the Draft Plan OS lands to the east, it will mean that no housing, school or playing pitches with associated access can be delivered. It is therefore considered that this motion should not be adopted.

CE Recommendation:  It is recommended that the motion is not adopted.