COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

South Dublin County Council Crest

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor L. de Courcy

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. 

CE Response: 

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 approximately 45% additional provision over the baseline requirement to ensure there are sufficient options for delivery. 

Given the approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable zoned land, including the Citywest lands, to meet the housing shortfall for 2028 with built-in additional capacity 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. 

Zoning 

The proposed motion requests the council to retain the ‘OS’ zoning at Citywest (Amendment no. 5). The motion reasons indicate that the growth in the area is putting undue pressure on social cohesion, transport infrastructure and schools.  

Amendment no. 5 proposes a zoning change from Open Space (‘OS’) to New Residential (‘RES-N’) to lands (c. 22ha) on the former golf course of the Citywest Hotel. Alongside this, a new Specific Local Objective (SLO) is proposed with further recommendations for the SLO proposed by the Chief Executive in the CE Report including the provision of a Community Centre/Sports Hall. The full CE Recommendation is given below (the recommended new text is shown here in bold):    

As stated in the ‘Context and Process’ section above, the identification of lands for rezoning is based on an evidence-based assessment of suitability informed by national policy, infrastructure capacity, and planning policy objectives. In this regard, the proposed Variation responds to updated requirements under the revised National Planning Framework (NPF) and associated Section 28 Guidelines, which require planning authorities to ensure that sufficient, deliverable land is available to meet increased housing targets.  

A comprehensive capacity audit was undertaken to support this process, considering site constraints, infrastructure availability, accessibility to services and public transport, and the ability of lands to support compact growth and transport-oriented development. Engagement with key stakeholders, including the National Transport Authority, Uisce Éireann and the Department of Education and Youth, informed this assessment. The lands identified represent some of the most suitable, accessible and serviceable locations within the County, particularly where they can integrate with the established urban framework and benefit from existing and planned infrastructure investment. As such, the identification of lands, which includes Citywest (Amendment no. 5), reflects planning suitability and deliverability.  

The subject lands comprise of the former golf lands of the Citywest hotel, which remain in private ownership and while zoned as open space they are not functioning as accessible public open space. In this context and given the location of the lands within an urban settlement and adjacent to public transport and the need to identify lands for residential rezoning, as set out above, it is considered appropriate that these lands are included in the Variation. 

Settlement Context 

The Citywest/ Fortunestown area is identified in the Regional Spatial and Economic Strategy, and in the County Development Plan, as within the ‘Dublin City and Suburbs’ settlement (RSES). The Dublin City and Suburbs settlement is the top-level settlement for the region and is described as an ‘international business core with a highly concentrated and diversified employment base and higher order retail, arts, culture and leisure offer. Acts as national transport hub with strong inter and intra-regional connections and an extensive commuter catchment’. For South Dublin County, Dublin City and Suburbs is a regionally identified settlement within the County.  

In addition, Saggart, Rathcoole and Newcastle are identified within the County Development Plan as self-sustaining growth towns. All of South Dublin County is within the Dublin Metropolitan Area Strategic Plan (MASP) which identifies strategic residential and employment corridors along key public transport corridors existing and planned, that contain development opportunities. Citywest is on the South West Corridor which is currently supported by the LUAS Red Line and will facilitate the DART expansion/Kildare Line. The Citywest lands proposed in the Variation are within walking distance (500m) of the Luas Red Line Fortunestown Stop, which provides a high frequency public transport service. 

Acknowledging the growth in Saggart, proposed Variation No. 2 sets out the requirement for a masterplan for the lands, including the need for a traffic and transport assessment and the need to provide a Community Centre / Sports Hall. The full CS8 SLO2 wording is given above. 

Transport  

The Chief Executive acknowledges the concerns in relation to traffic congestion and public transport pressure. As highlighted in the CE Report, it is acknowledged that the existing road network in the Saggart / Rathcoole / Citywest area experiences peak hour congestion, particularly on radial routes linking to the N7 corridor and within local distributor roads during morning and evening commuting periods. However, the assessment of road capacity within the Development Plan context is undertaken on the basis of strategic transport modelling at GDA level, led by the NTA, with local traffic and transport assessments undertaken as part of Development Plan preparation and ongoing monitoring of traffic conditions and junction performance.  

Zoning of land does not in itself permit development, and any development of the lands, as set out in the proposed SLO accompanying Amendment no. 5, shall be in accordance with a masterplan. This masterplan includes the need for a ‘traffic and transport assessment’ and an ‘active travel link through the subject lands between Mill Road and Garter Lane’. The Transport and Traffic Assessment requirement provides a mechanism to assess cumulative impacts and secure mitigation measures, including junction upgrades, active travel infrastructure and public transport integration, where necessary, while the active travel link aligns with key objectives from a national and regional level and with the County Development Plan. 

Furthermore, in response to Specific Local Objective SM6 SLO 1 of the South Dublin County Development Plan 2022–2028 the Council is currently engaging consultants for a Transport Assessment and Transport Plan for the western area of the county. It is envisaged that the Transport Assessment and Transport Plan will be developed using an Area-Based Transport Assessment (ABTA) methodology, in accordance with TII and NTA guidance, and that one or more Local Transport Plans will be prepared. Subject to the final scope, the process is expected to include public consultation and will assess existing and future travel demand across all transport modes, review existing and planned transport infrastructure and services, identify the need for additional transport interventions, assess options including phasing and cost implications, and identify an integrated package of transport solutions. Having regard to same, appropriate strategic solutions for the transport infrastructure to the west of the county, including this area, will be determined following the outcome of the study. In parallel to the strategic study, it is intended to identify a number of interim local measures to address traffic management issues within the wider study area, including Saggart and Rathcoole. 

Regarding public transport, its planning, capacity and service frequency are the responsibility of the National Transport Authority (NTA) and state agencies. South Dublin County Council works closely with the NTA to support delivery through land use planning, road space reallocation and infrastructure delivery such as Luas, BusConnects, Dart+ South West and Cycle South Dublin deliveries.  

As noted above, the lands are within walking distance (500m) of the Luas Red Line Fortunestown Stop, which provides a high frequency public transport service. The concerns in relation to the capacity of the Luas is noted and the Planning Authority will continue to liaise with the NTA in terms of capacity and any other issues arising. The County Development Plan contains an objective which seeks to support additional capacity on the Luas Red Line:  

SM3 Objective 20  

To support additional capacity on the Luas Red Line, to service the intensification of development in Tallaght and Fortunestown and the future development of the City Edge lands. 

In addition, the Greater Dublin Area Transport Strategy 2022–2042 identifies the Citywest / Saggart corridor as a key growth area to be supported by enhanced public transport, active travel and demand management. In this regard:  

The Planning Authority continues to support the delivery of bus priority, interchange improvements, and walking and cycling links to public transport nodes. 

 

Social and Community Facilities 

As highlighted in the CE Report, the Planning Authority is committed to the delivery of social and community infrastructure and will continue to pursue a range of funding and delivery mechanisms. In this regard, a number of facilities and services have already been implemented or are progressing in the Citywest/Saggart area, with the expired Fortunestown Local Area Plan and now the County Development Plan supporting the delivery of for example:  

Furthermore, in recognition of the additional population growth, the Chief Executive has recommended the provision of a community centre / sports hall on the lands to be included as an additional requirement under CS8 SLO2 to accommodate a building of approximately 1500sq m within the lands to accommodate same. It is added as point g to CS8 SLO2: 

‘g. Provision for a community centre / sports hall of approximately 1500sqm, or as agreed with the Planning Authority.’ 

Schools 

The Planning Authority engages with the Department of Education and Youth on an ongoing basis to actively review school needs and proposals to ensure adequate school places are delivered and planned for, in accordance with the needs and research undertaken by the Department and informed by information provided by the Planning Authority. While the motion points out that the inclusion of a school reservation does not mean that the Department will build a school, this has not been the evidence to date on sites reserved for schools. All of the reserved school sites in Citywest have schools built and operational or have planning permission with the exception of Boherboy, which it is envisaged will come forward for planning permission in due course. It is recognised that the Department does not build schools in advance of population increase and evidenced demand by them. As a result, it is even more important to reserve school sites as part of the planning process so that they are available when required. 

Conclusion 

Given the evidence based approach to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable zoned land to meet the housing shortfall for 2028 with built-in additional capacity, 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. 

The Chief Executive is satisfied that the proposed rezoning of Citywest, represents a strategic, plan-led response to national housing requirements, grounded in compact growth and Transport Oriented Development principles. When read in conjunction with existing Development Plan policies, and the proposed Specific Local Objective, the rezoning provides a controlled framework that addresses overdevelopment concerns while supporting sustainable development in an accessible location. 

As set out in Section 2 of the CE Report, the OPR has made one recommendation which is that the Planning Authority continue to progress the zoning of additional residential zoned lands, identified as amendments 1 to no. 16. 

On this basis, it is recommended that Amendment no. 5 should be adopted with the additional points in CS8 SLO2 recommended in the CE Report. 

CE Recommendation: 

To adopt Amendment 5, Citywest in the proposed Variation to rezone from objective OS to objective RES-N with the additional recommendations from the CE Report (shown in bold) for CS8 SLO2 as follows: 

CS8 SLO2: Development on RES-N zoned lands on the former golf course of the Citywest Hotel shall be in accordance with a masterplan for the lands to be prepared by the planning authority or in consultation with, and approved by, the planning authority, in advance of the submission of a planning application for residential development informed by and addressing, inter alia:  

a. An Ecological Impact Assessment to ascertain usage of the site and surrounding lands by mobile species, ECIAs to be undertaken by appropriately experienced and qualified ecologists and prepared in accordance       with the Chartered Institute of Ecology and Environmental Management (CIEEM) Guidelines for Ecological Impact Assessment in the UK and Ireland: Terrestrial, Freshwater, Coastal and Marine (CIEEM,       2018) and any superseding guidance. 

b. Lighting design and implementation should be informed by ecological surveys and seek to minimise impacts on wildlife through sensitive design in line with Institute of Lighting Practice Note 23/8 and        any superseding guidance.

c. Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact and 

d. Provision for a direct active travel link through the subject lands between Mill Road and Garter Lane. 

e. A site-specific FRA addressing both the ornamental surface water features within the site and the un modelled watercourse to the south. 

f. An analysis of the existing water features to include for their incorporation as part of wider nature-based solutions to surface water management wherefeasibleand appropriate  

g. Provision for a community centre / sports hall of approximately 1500sqm, or as agreed with the Planning Authority.’