COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor E. Ó Broin

Amendment No. 9 Knockmeenagh Framework Site (p421) That this Council increases the area covered by Amendment No 9 to include the triangular shaped parcel of land to the east of the L1020 (which leads to the Joe Williams Bridge) that is bordered by the Monastery Road and the Old Naas Road/N7.

REASON : I believe that the Regen Zoning offers better possibility for an improved entrance vista to Clondalkin at this landmark corner where the Monastery Road meets the Naas Road. It's main tenant is currently the Leinster Motor Group although they are not the land owner.

CE Response: 

The motion relates to the triangular area of land, much of which is currently occupied by Leinster Motor Group at Monastery Road, Clondalkin. The land parcel is essentially an island located adjacent to the Red Cow interchange, with Monastery Road and roundabout to the north/east, the L1019 and Joe Williams Bridge to the west and a slip road off the N7 and the N7 itself to the south. Knockmeenagh Framework site lies to the west on the other side of Monastery Road and its spur which joins Joe Williams Bridge. 

(see map)

Context and Process 

The NPF Implementation Guidelines requires Councils to identify the lands needed for delivery of the new targets within the Development Plan period. 

They also included the need for Councils to consider capacity for up to 50% above the baseline housing growth requirements to provide options for delivery. 

The Settlement Capacity Audit (SCA) presented to Councillors in October 2025, indicated that by the end of 2028 the current zoned land in the county could deliver 9,613 dwellings based on a business-as-usual model. The NPF Revised baseline housing target for the county to 2028 is 11,699 dwellings, resulting in an identified shortfall of lands to deliver 2,086 units.  

Following the full review process Variation No. 2 identifies lands which significantly increase the capacity of the county to deliver the baseline target of 11,699 units to 2028 through providing an additional 156.5 hectares with an equivalent potential for 7,324 dwellings. In total this provides capacity for 16,937 units which incorporates c. 45% additional provision over the baseline requirement. 

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. The Chief Executive is satisfied that the inclusion of Amendment No. 9 as is currently proposed is appropriate and sustainable. 

Relationship with Knockmeenagh Framework Site 

The adopted Variation No. 1 to the County Development Plan - the Clondalkin Local Planning Framework - included an analysis of lands in Knockmeenagh. The lands in the Framework extended as far as the L1019 between Monastery Road roundabout and the Joe Williams Bridge.  As part of the early analysis for Variation no. 1, consideration was given to the triangular piece of land and whether it would be included as part of the Framework, but given their constrained nature and dislocation from the Framework site they were not included. However, on foot of a submission lodged during the public consultation process for this Variation further assessment of these lands was carried out and is set out in pages 868-874 of the CE Report. 

The proposed site is isolated and disconnected from adjoining lands, including the Knockmeenagh lands from which it is separated by the heavily trafficked L1019 leading to Joe Williams Bridge. Given the dislocation of the site, surrounded by a busy road network at the Red Cow interchange and the hostile nature of the surrounding environment it is considered that the site is severely constrained and would not be suitable for intensive employment or residential led regeneration. In this context, the development of the site in an integrated manner with the Knockmeeagh Framework Site is highly problematic. The environment is hostile for residential use in terms of noise and traffic, access to services etc and the ability to connect the lands to Knockmeenagh in a meaningful way is very limited and would involve significant infrastructural investment. Having regard to these issues, it is considered that the site is more suitable to its current zoning for general employment uses.  

Preliminary Environmental Evaluation 

As the site referred to in the motion is one which was proposed for rezoning in submissions made to the consultation process a preliminary environmental evaluation has been carried out and is referred to in the CE Report. 

For sites put forward in submissions which were not included as part of the proposed Variation, the Council’s environmental consultants were requested to provide a preliminary evaluation of the lands in the context of Strategic Environmental Assessment, Appropriate Assessment and Strategic Flood Risk Assessment. This preliminary evaluation is provided below following a desktop analysis of relevant baseline data. 

SEA: This small brownfield area would interact positively in terms of the Strategic Environmental Objectives (SEOs) for Soil and Geology given its current brownfield condition. However, potential and likely adverse effects in the absence of mitigation relating to Air Quality and Noise SEOs and accompanying impacts on Population and Human Health SEOs given its location and proximity to the road network.  

AA: Given the potential presence of hydrological pathway, the potential for likely significant effects would not be ruled out at the screening stage and this amendment would need to be subject to appropriate assessment and consideration as part of the NIR of the proposed Variation.  It is noted that the NIR of the proposed Variation identified conceivable impacts arising from land use activities associated with future residential development. The NIR has set out all necessary safeguards to ensure that the implementation of the proposed Variation and land use activities arising from it, will not result in adverse effects on European Sites. These lands would require further investigation to ensure the safeguards that are set out in the existing NIR will provide appropriate protection to European Sites from any land use activities that may arise from future residential development at this location. 

SFRA: The lands are confirmed as being within Flood Zone C per the SDCC CDP 2022–2028 Strategic Flood Risk Maps and are not within the 1% AEP or 0.1% AEP HEFS extents. No Justification Test would be required. 

 

Conclusion 

The Planning Authority has identified sufficient and suitable lands to meet the targets set out in the NPF and the associated Guidelines. In relation to this site, given the constrained nature of the lands being proposed for zoning to REGEN from employment, cut off from adjoining lands and associated services and amenities by the busy nature of the surrounding road network at the Red Cow Interchange and the hostile environment this would offer to intensive development it is considered that the extension of the rezoning of lands at Knockmeenagh Framework (Amendment No. 9) as proposed in the motion is not appropriate or sustainable and that the current EE zoning should be retained.  

CE  Recommendation 

No change to the proposed Variation