COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor L. O'Toole with Councillor F. Timmons, Councillor H. Farrell

That this council reject the proposed variation to County Development plan to zone Coldcut from Open Space to Residential

Reason

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

CE Response: 

Amendment No. 11 Coldcut Road (lands formerly owned by Dublin Bus Services Sports and Social Club) proposes a change of zoning from ‘OS’ To preserve and provide for open space and recreational amenities to ‘RES’ To protect/or improve residential amenity. The proposed rezoning is accompanied by a Specific Local Objective CS7 SLO9 which states: 

(a) 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 and recreational facilities will be improved on the remaining OS zoned lands shall be agreed with the planning authority.’ 

The CE Report also recommended an addition to CS7 SLO9 as follows: 

(b) Having regard to the requirements of the Department of Education and Youth any planning application on this site shall be accompanied by evidence that sufficient primary and secondary school capacity is available in the wider area to serve existing and proposed development. 

 

Zoning and the Subject Lands  

The proposed re-zoning from open space to residential applies to c. 3.08ha of the current Open Space zoning, that is, approximately 28% of the current OS zoning.  

Through the identification and assessment process (set out below) carried out in preparation of Variation No. 2 these lands were considered suitable to support housing development. It was concluded through this process that residential development could be supported on these lands in terms of social and physical infrastructure, access to parks and sustainable planning objectives. This approach considers current and proposed developments in the area. In order to meet the housing growth targets the subject lands are considered a suitable opportunity to support residential development encouraging the objectives of compact settlements focusing development in metropolitan areas in a sustainable manner. 

Open Space 

The inclusion of the accompanying Specific Local Objective CS7 SLO9, ensures the delivery and improvement of the remaining open space lands (c7.8ha) for recreational and amenity purposes to serve the wider community happens in tandem with the development of the residential lands. The SLO requires the improvement of public access, permeability and recreational facilities in agreement with the planning authority. 

Parks and Opens Space (access to Sports and Active Recreation) 

The Coldcut Road site is located within the Clondalkin/Clonburris/ Grange Castle Neighbourhood Area as identified in the County Development Plan and the Councils Parks and Open Space Strategy 2025. The Parks and Open Space Strategy 2025 provides the evidence base for the advancement of parks and open spaces in the county. The Strategy notes that ‘Overall the Neighbourhood Area is well-provided for in terms of the quantity of parks and open spaces, both for the existing population and for the projected population’ page 77. It is also notable in terms of access to sports/ recreational facilities within parks and open spaces that ‘In terms of accessibility most of the built-up areas of the neighbourhood are within 300m (5-minute walking distance) of publicly usable open space’ (page 78). Attention is also drawn to POS_SDN_10 of the 2025 Parks and Open Space Strategy which states as follows ‘To implement the actions of the Sports Pitch Strategy for the County in this area ensuring adequate provision and quality of pitches to meet need’ 

The delivery of the Sports Pitch Strategy 2020 is reviewed on a regular basis and implementation is reported and discussed at the relevant SPC. The sports pitch strategy recommends the provision of at least 5 all-weather pitches across the county to allow for an even distribution and facilitate use county-wide. 

Having regard to the existing sports and open space facilities in the area, and to the retention of over two thirds of the open space zoning at Coldcut and the associated SLO to ensure public access, it is considered that the proposed zoning to residential of part of the lands is appropriate and will support the use of the open space lands and their improvement for public use.  

Context and Process 

The NPF Implementation Guidelines have asked Local Authorities throughout the country to identify lands to meet the baseline targets and to consider up to 50% additional provision in recognition that housing is not delivered on all zoned land for a variety of reasons. The Planning Authority has adopted a proactive approach which is considered both reasonable and appropriate in response to the NPF Implementation guidelines. This is in the context of a housing crisis where the need to deliver housing quickly in the right location is a priority. The Planning Authority’s evidence based approach ensures that a sufficient quantum of land comes forward for development with the capacity to provide sufficient flexibility to meet the housing need in as timely a manner as possible.  

Given the approach taken to the Variation, it is considered that South Dublin has identified lands which have been carefully evaluated through a criteria-based approach to best meet the housing shortfall for 2028 with built-in additional capacity. This assessment led to the inclusion of Amendment No. 11 Coldcut Road. It is the view of the Chief Executive that its inclusion, which also ensures the retention and improvement of the remaining c.7.8 hectares of open space, is appropriate and reasonable. 

This approach is consistent with the achievement of the shared goals in the NPF, RSES and County Development Plan in relation to compact growth, accessibility, sustainable mobility and climate action. 

As set out in Section 2 of this CE Report, the OPR has made one recommendation which is to continue to progress the zoning of additional residential zoned lands, identified as amendments no. 1 to no.16 of the proposed Variation. Planning authorities are requested to implement or address recommendation(s) made by the Office in order to ensure consistency with the relevant policy and legislative provisions. 

Conclusion 

This site meets the requirement of national, regional and local policy for the integration of transport and land use and for compact development while ensuring the retention and improvement of a significant area of open space (c7.8ha). Furthermore, the requirement for any development to provide details indicating improvements to public access, permeability and recreational facilities is of significant benefit to the surrounding communities. The Chief Executive is satisfied that the proposed rezoning, when read in conjunction with the Specific Local Objective is appropriate and should proceed without further modification. 

It is noted that the OPR has recommended progression of the Variation amendments 1-16.

CE Recommendation: 

Reject the Motion - No change to the proposed Variation