COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor V. Casserly

Motion: Amendment Ref No 4 (Tubber Lane North) Propose:

(a) that Amendment No.4 (Tubber Lane North) be withdrawn;

(b) that the designation of lands at Tubber Lane North that are the subject of this Material Variation remain zoned RU (Rural)

(c) that the status quo (as provided for in the South Dublin County Development Plan 2022-2028) regarding of the zoning designation of the said Tubber Lane North lands be preserved;

Reason: • The proposed rezoning is a disproportionate and arbitrary response to the National Planning Framework. • The proposed rezoning is wholly premature given the incomplete build out of the Adamstown SDZ and Clonburris SDZ. • The subject lands form a rural hinterland and rural buffer to the Adamstown SDZ. • The proposed rezoning (amongst others) places a disproportionate burden on Lucan and the Lucan Electoral Area in terms of the County wide compliance with the National Planning Framework. • This proposed rezoning would lead to a catastrophic loss of green space. • The subject lands have very poor access and egress points, decanting onto a road network that is currently at saturation point. • The proposed rezoning would result in the permanent and irreversible loss of habitat, fragmentation of wildlife corridors, and a reduction in overall biodiversity resilience.

CE Response 

This motion seeks to reject the proposal as part of the Variation to rezone lands at Tubber Lane North to RES-N and OS (open space) from their current RU (rural) zoning. The lands are located directly north of Adamstown SDZ, adjoining its northern boundary, and to the east of the Celbridge Link Road and south/southwest of Lucan Golf Course. 

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. 

Zoning - RES-N & Open Space 

The proposed rezoning encompasses the RES-N objective for new residential development and an Open Space (OS) zoning of c2.6ha to the east of the lands in recognition of this more sensitive part of the site and to allow for an expansion to Tubbermaclugg Park which lies to the south within Adamstown SDZ. As part of the CE report and Recommendation additions to the SLO for Tubber Lane North related to woodland protection and lighting requirements recommended by the environmental consultants were inadvertently placed into Adamstown West Amendment. The CE Amendments to this meeting have recommended their omission from Adamstown West and their originally intended placement into Tubber Lane North. 

A revised SLO for the site with the key amendments from the original SLO (in response to public consultation with additional environmental points) outlined in bold is recommended, providing for comprehensive phasing and assessment which will enable detailed plan-led consideration of the concerns raised in this motion. 

The SLO recommendation includes all required amendments pertaining to the delivery of DART+SW or equivalent service, environmental requirements and retention of woodland, lighting design, additional detail with respect to traffic and transport assessment, additional requirements for the Public Open Space Audit, and continued engagement with Department of Education and Youth on school delivery and capacity. In this way it provides for detailed consideration of phasing requirements that may be required to ensure that growth is plan-led. 

Adamstown and Clonburris Build Out  

One of the reasons put forward for rejecting the Amendment is that the proposed rezoning is wholly premature given the incomplete build out of the Adamstown SDZ and Clonburris SDZ. Both Adamstown and Clonburris SDZs are approved planning schemes which have gone through a rigorous process in their adoption which includes clear phasing programmes. Adamstown, which is closest to the proposed Variation at Tubber Lane, is starting into the final phases of development but these will not be progressed without the required infrastructure provision coming forward. The CE Report gives a detailed account of the infrastructure delivered to date, which is significant and in line with the delivery of housing. A similar approach is being taken to Clonburris, with the early phases of infrastructure delivery advancing alongside housing. As such, the zoning of lands at Tubber Lane is not premature but rather reflects the continuation of the Planning Authority’s plan-led approach to development which will ensure a continuous pipeline of appropriately located lands to meet projected need in accordance with the revised NPF targets.  

The rezoning places a disproportionate burden on Lucan LEA 

The rezoning forms part of a county-wide strategy to meet NPF housing targets, with a focus on transport-oriented development (TOD) in accordance with national policy. The lands are well-located to utilise existing infrastructure, services and transport, as well as planned transport infrastructure such ensuring efficient and sustainable growth distribution.

Furthermore, the proposed zoning is consistent with the National Planning Framework and Regional Spatial and Economic Strategy, which promote compact and sequential growth, and the efficient use of serviced land within metropolitan areas. The development of these lands will be supported by existing and planned infrastructure associated with Adamstown SDZ, together with site-specific servicing requirements. 

Access and Egress Points  

The site is subject to a requirement for the preparation of a comprehensive masterplan, which will include a detailed Transport and Traffic Assessment. This process will consider site layout, and the identification of appropriate and coordinated access points. It is noted that the site has a current access point to the Celbridge Link Road, a road which is not at capacity. Notwithstanding, the SLO provides for the coordination of access arrangements as part of a plan-led approach to development through the inclusion of the need for a traffic and transport assessment as part of the required masterplan. 

Biodiversity Resilience, Habitat and Open Space Loss 

The SLO attached to the Amendment requires a masterplan which deals specifically with the retention of existing hedgerows, the need for compliance with riparian corridor policy in the County Development Plan, a traffic and transport assessment and a public space audit to inform proposals for public open space and recreational facilities. The current zoning on the lands is RU, the proposal is to zone the western element of the lands as RES-N but to rezone the more eastern part of the lands as OS. This will facilitate a connected area of open space to Tobermaclugg Park, thereby increasing public open space in the area by 2.6ha. 

Following public consultation, the issues raised by the submissions were further reviewed by the Strategic Environmental Assessment consultants who undertook further assessments to ensure a robust analysis of the site pending consideration of same as part of the variation process. The outcome of that was that the Chief Executive recommends the inclusion in CS7 SLO5 of additional points in the required masterplan to ensure adequate protection of environmental sensitivities as outlined below in the recommendation, noting part 4 of the SLO, points b and c, relating to retention of the woodland and lighting conditions.  

The amended text for inclusion is as follows: 

1. 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. 
2. 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.

The Chief Executive considers that compact growth in accessible locations, rather than continued outward expansion into less connected areas, represents the most effective long-term environmental response.

Environmental considerations are further embedded through the strong County Development Plan policies on:  

• Green Infrastructure and Energy objectives, which recognises the role of green infrastructure as a carbon sink and as a means of offsetting greenhouse gas emissions;  

• Protection and enhancement of landscape character; and  

• Integration of climate resilience, including SuDS and urban cooling measures, into development design.  

 

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. 

The zoning of Tubber Lane is a policy-aligned response to revised national housing requirements, representing a sequential extension of Adamstown that can be delivered in a planned and sustainable manner. The inclusion of robust safeguards in the SLO ensures that any development will proceed in tandem with transport capacity, services, and environmental protections. On this basis, the Chief Executive considers the zoning to residential and open space appropriate and recommends that it be progressed.

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

CE Recommendation 

To adopt Amendment No. 5 Tubber Lane North with the following amendment to CS7 SLO5 (amendments 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 an EcIA and generally 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.