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. 10

MOTION: Councillor F. Timmons

This motion relates to CSO10 SLO1 in the Draft Plan and submissions by all named individuals commencing with SD-C195-68 Peter Meighan on page 211 of the CE Report with recommendation commencing on page 216 Motion To amend CE Recommended Amendments to the Zoning Map for Rathcoole lands, pages numbered 216 and 217 of full CE Report by:

• Rezoning 0.25 ha of new residential along the north perimeter to 0.25 ha rural, retaining access

• Changing proposed rezoning of the area identified as 2.4 ha immature woodland on page 9 of rathcoole-land-use-concept-and-zoning, Existing Condition and Constraints Map from new residential to rural. This area has been confirmed as alluvial woodland by a survey plot (see Hodd report).

Table with figures based on those provided in rathcoole-land-use-concept-and-zoning, page 14. Development Plan Area 2016-2022 CE Proposed Area 2022-2028 Alluvial Woodland/ Immature Woodland Motion Zoning -proposed change RES-N 11.1 ha 8.6 ha -1.9 ha and -0.25 ha 6.4 ha RU 1.8 ha 10.3 ha +1.9 ha and +0.25 ha 12.45 ha OS 15.2 ha 9.3 ha 9.3 ha Total 28.1 ha 28.2 ha 28.2 ha

REPORT:

The proposed motion seeks to amend CE Recommended Amendments to the Zoning Map and proposes to: 

Motion 73938 seeks the same amendment. 

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 lands subject to CS10 SLO1. 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, 2.65 hectares of lands relate to this motion which seeks to zone the lands to Rural (RU). The south-eastern portion of these lands measuring 2.4 hectares, which are stated in the motion to be alluvial woodlands, were found on investigation to be largely populated by immature woodland including blackthorn scrub and scrub grassland, separated from the alluvial woodlands by a hedgerow and drainage ditch and which description would not align with alluvial woodland.  

The western and the north-western section of these lands identified as part of the land use concept were found to comprise of Alluvial Woodland measuring 8ha, 0.25ha of which is the subject of this motion.  

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 Draft Plan Public Consultation. 

The preferred land use framework and resulting recommended zoning provides for a cohesive approach to the need to protect important habitat while also meeting the need for housing, a school, a library hub and sports pitches with associated facilities.  

By re-zoning the lands within the wider study area in the way recommended by the CE it has been demonstrated that the local primary school, sports pitches, access arrangements and housing 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. 

This motion comprises of two parts. Part one of the motion seeks the retention of 0.25ha of the lands along the north western boundary as rural. In this regard it should be noted that access to the site was investigated and an access arrangement along the north-western side of the site from Stoney Hill Road/Lane has been identified as part of the land use concept and re-zoning put forward in the Chief Executive’s Report. The preferred land use arrangement seeks to ensure that this road would be fronted by housing on one side in a manner that would improve safety and security while also reducing the potential impact on the woodlands. This approach accords with the Urban Design Manual: A Best Practice Guide (DEHLG, 2009), which seeks to ensure that areas of public realm, including roads, are overlooked by homes and are safe to use. 

In addition, narrowing the extent of lands zoned for development along the north-western boundary of the lands, would reduce the scope for housing and risk the creation of a nearly 0.5 kilometre long road (proposed under the preferred land use concept) that would be devoid of passive and active surveillance, particularly in the evenings, for users of the park, school and playing pitches. 

Part two seeks a Rural ‘RU’ zoning for lands on the eastern side measuring 2.5ha. These lands comprise of immature woodland separated from the Rathcoole Woodland by other linear habitats in the form of a drainage ditch and a heritage hedgerow. The area to the east of the hedgerow and drainage ditch has been confirmed to be populated by blackthorn scrub, which is an indicator of Immature Woodland and not Alluvial Woodland. The proposed rezonings under the subject motion would incorporate this immature woodland plus a wider area of grasslands and scrub that have a lesser ecological importance. 

It is considered the proposed motion would unnecessarily compromise the recommended zoning which was subject to extensive investigation and consideration under CS10 SLO1, undermining the coherent and sensitively co-ordinated approach to investigate the delivery of social and affordable housing, a school, sports pitches and associated facilities and access arrangements in parallel with the protection of the most ecologically sensitive areas of the lands and therefore it is recommended that this motion is not adopted.

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