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

Amendment No. 4, Pg 164 - Tubber Lane North (Luas to Lucan) That this Council amends the Chief Executive's proposed amendment to CS7 SLO5 contained within Amendment No. 4 Tubber Lane North by inserting the following additional requirement:

"No development other than infrastructure necessary to facilitate strategic transport infrastructure shall commence until a funded delivery programme for Luas to Lucan TII Project Management Guidelines Phase 5 Detailed Design and Procurement has been reached."

REASONS: Luas to Lucan has been a longstanding strategic transport objective for the wider Lucan corridor. The scale of existing and proposed development within Lucan, Adamstown and Clonburris warrants the delivery of strategic public transport infrastructure. The attached timeline visual demonstrates the historic mismatch between housing delivery and infrastructure delivery within the area. This amendment seeks to strengthen the planning framework to ensure future growth is accompanied by strategic public transport infrastructure consistent with proper planning and sustainable development.

 

CE Response: 

The motion seeks to include an additional point into CS7 SLO5 attached to the Tubber Lane North Amendment in the proposed Variation as follows: 

"No development other than infrastructure necessary to facilitate strategic transport infrastructure shall commence until a funded delivery programme for Luas to Lucan TII Project Management Guidelines Phase 5 Detailed Design and Procurement has been reached." 

The reason for the motion outlines that the scale of existing and proposed development within what is described as the Lucan, Adamstown and Clonburris corridor warrants the delivery of strategic public transport infrastructure. 

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.  

The approach taken by the Planning Authority is directly aligned with key policies underpinning the sustainable policy approach within the National Planning Framework (NPF). This approach places a strong emphasis on compact growth and Transport Orientated Development (TOD). In particular, National Policy Objectives 10, 97 and 99 support the delivery of residential development at appropriate locations within or adjacent to the existing urban footprint, focused on areas served by existing or planned high-capacity public transport.   

The process therefore aligns with national policy which requires that planning authorities plan proactively for future growth, including the identification of lands that may contribute to housing delivery within the lifetime of the Development Plan and beyond. 

The growth referred to in Adamstown and Clonburris is part of phased development aligning housing with specified social and physical infrastructure. In this regard, both SDZ schemes were planned adjacent to the existing fixed rail line with associated delivery of train stations. The capacity of the rail line will be further enhanced by the permitted Dart+SW. 

Lucan Luas  

As it stands, the recommendation in the SLO for the Tubber Lane North lands by the Chief Executive includes a phasing of development with the commencement of Dart+SW. It is noted that the Dart+ SW is a strategic project with planning approval and will actively serve the future residents of the subject lands. The Chief Executive carefully considered the principle and wording of the SLO for the Dart+ SW and on balance, considers it to be appropriate.  The Chief Executive would caution on linking the commencement of specific residential lands to a strategic transport project at zoning stage as this would effectively pre-determine the transport accessibility of the lands in advance of the detailed, evidence-based assessment that is properly undertaken at planning application stage. Such an approach would lack a clear evidential basis, given that strategic transport infrastructure serves wide catchments and is not designed to unlock individual sites in isolation.

The proposed motion to include an additional point in the SLO to restrict the commencement of residential development until a funded delivery programme for the Luas to Lucan has been reached is seen as unduly restrictive given the existing bus services and trains services adjacent to the lands and the inclusion in the SLO of phasing aligning with the commencement of the Dart+SW.  

The Council fully supports the delivery of Lucan Luas as a key strategic objective, and this is reflected in the County Development Plan. The NTA has outlined the Lucan Luas is at the emerging preferred route stage and this route will go out for public consultation in Q3 this year. Following the public consultation, the route will be considered further to advance the final route. 

At this time, and having regard to the other public transport and active travel options for the lands, it would be disproportionate to link the delivery of residential development at Tubber Lane North to a specific later-stage milestone in the project lifecycle, particularly one dependent on funding and approvals outside the control of the Planning Authority. Furthermore, the funding of the project is a variable that may be later withdrawn.  

The National Transport Authority’s submission to the variation emphasises the importance of a balanced, evidence-based approach to land use and transport integration, prioritising compact growth and Transport Oriented Development in accessible locations as a means of promoting sustainable travel while avoiding unnecessary delays to housing delivery.  

Conclusion   

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. 

Given the approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable zoned land, including the Tubber Lane 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. 

Tubber Lane North is well located to deliver on the requirement to meet the new housing targets and provide for national policy on compact growth.  

The Council fully supports the delivery of Lucan Luas as a key strategic objective, and this is reflected in the County Development Plan.

It is considered that this motion, providing a SLO linking to the funding of Lucan Luas will undermine the timely delivery of housing on this site. Such an approach lacks a clear evidential basis, given that strategic transport infrastructure serves wide catchments and is not designed to unlock individual sites in isolation.

The absence of Lucan Luas does not in itself preclude the delivery of a high standard of residential amenity and sustainable transport access for future residents of these lands. Residential amenity and accessibility will be assessed on the basis of the full range of existing and planned transport measures at planning application stage and should not be contingent on the progression of a single project in the wider catchment such as Lucan Luas.

CE Recommendation 

To reject the motion amending the SLO and to adopt Amendment No. 5 Tubber Lane North with the following amendment to CS7 SLO5 to reflect the recommendations in the CE Report and the recommendations of the strategic environmental assessment in response to submissions made at public consultation stage (changes in bold): 

 

CS7 SLO5: 

Development on RES-N zoned lands north of Tubber Lane shall comply with the following: 

1. Development may not commence until Dart+ Southwest has commenced construction or an equivalent rail service to the Dart+SW is operational, as may be relevant. 
2. Development may not commence until Tobermaclugg Park, a phasing requirement of the Adamstown SDZ Planning Scheme, has commenced construction. 
3. An infrastructure masterplan shall be submitted to the planning authority as part of a planning application for residential development, addressing the water and wastewater network upgrades as necessary to serve the subject lands while demonstrating that the needs of zoned lands in the surrounding area, including Clonburris SDZ, are not compromised. To be agreed with Uisce Éireann in advance of submission of a planning application. 
4. A masterplan for the lands, integrated with the existing parameters of the Adamstown SDZ Planning Scheme, shall 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 on the subject lands. Having regard to the cumulative development potential around and including the subject lands, the masterplan shall be informed by and address, inter alia:

a.  Retention and enhancement of the north-south hedgerow as recorded on 1st Edition OS maps, unless required for wider movement needs, 

b.  Retain woodland as area of importance for wildlife and a key stepping stone in the wider ecological network; any interventions in or adjacent to the woodland should be informed by EcIA and SDCC will support the maintenance of such habitat as a refuge for wildlife. 

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

d. Ensure compliance with G13 (Riparian Corridors) in relation to any watercourses on site,

e. A Social Infrastructure Audit and provision within development proposals to address any needs identified,

f. A Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact, informed by options which can be demonstrated as being capable of being delivered as part of development, phased or otherwise, to provide access to high-capacity public transport as defined in the Sustainable Residential Development and Compact Settlement Guidelines; 

g. A Public Open Space Audit to inform proposals for public open space and recreational facilities, having regard to environmental sensitivities and ensuring the provision of an appropriate balance of passive and active amenity in the public open space; and 

h. Ensure adequate educational capacity for sites adjacent to Adamstown are catered for, in consultation with the Department of Education and Youth.