COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor W. Carey

Proposed Amendment to Variation No.4 Tubber Lane - Page 164 Motion: This Council agrees to amend point 1 in CS7 SLO5 to read:

'Development may not commence until Dart+ Southwest or an equivalent rail service has completed construction and is operational'.

Reason: To ensure adequate provision of public transport to meet the needs of the existing and future residents of the area. Proposed by, Cllr Carey, Dunne, Whelan & Mannion

CE Response 

This motion seeks to amend the proposed Variation SLO, point 1 to state: 

Development may not commence until Dart+ Southwest or an equivalent rail service has completed construction and is operational'. 

The reason put forward by the motion is to ensure adequate provision of public transport to meet the needs of existing and future residents of the area. 

 

Proposed Variation SLO 

Proposed Specific Local Objective (SLO) for Tubber Lane North that went out on public display, in relation to Dart+SW stated: 

 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.   

 Additional wording was recommended by the Chief Executive in the CE Report to facilitate development should an equivalent rail service to Dart+SW become operational, as follows (bold text): 

1. Development may not commence until Dart+ Southwest or the commencement of an equivalent rail service to the Dart has commenced construction or operation, as may be relevant.

Link to Dart+SW Project 

While recognising the NTA’s view, as set out in the CE Report, that the direct relationship between the site (approximately 1.5km from Adamstown Station) and DART+ South West requires clearer justification, the Planning Authority considers that enhanced rail capacity remains strategically important to ensure that there is adequate public transport options for Adamstown and the proposed lands in this Variation. The SLO attached to Tubber Lane North links development to the commencement of DART+ South West. It is considered that this choice of public transport, including an enhanced rail service, will facilitate greater efficiencies in bus movement and active travel within the road network. 

 However, requiring that DART+ Southwest be not only commenced but also constructed and operational prior to any commencement of construction of housing would introduce an undue level of uncertainty and dependency on operational timelines that are outside the control of the Planning Authority and risk stalling sustainable growth.    

The Chief Executive carefully considered the principle and wording of the SLO for the Dart+ SW and on balance, considers it to be appropriate. In general, the Chief Executive would not recommend linking the commencement of specific residential lands to a strategic transport project at zoning stage as this partially pre-determines the transport accessibility of the lands in advance of the detailed, evidence-based assessment that is properly undertaken at planning application stage. 

The approach taken in the proposed SLO, to link development to the commencement of Dart+SW is considered to strike an appropriate and proportionate balance between ensuring alignment with strategic transport investment and allowing for orderly, plan-led development. It is noted that the Dart+ SW is a strategic project with planning approval and will serve the future residents of the subject lands.

Critically, the SLO also mandates a comprehensive masterplan, integrated with the Adamstown SDZ Planning Scheme, alongside a detailed Transport and Traffic Assessment that must address cumulative impacts and demonstrate deliverable measures to secure access to high-capacity public transport, including the existing Bus Connects service, in accordance with national guidelines.    

Public Transport 

Future residents will be well served by high-frequency bus services, including routes at Shackleton Drive (C2 and X30) and along the Celbridge Road (C4 and X27), all within walking distance of the site. These services are complemented by a strong and expanding active travel network, integrated with the Adamstown SDZ and wider cycling and walking infrastructure. Together, this provides good connectivity and supports sustainable travel patterns without reliance on any single project

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 land for rezoning, 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.  

Public transport to serve Tubber Lane North will largely be facilitated by accessible high-frequency bus services along Shackleton Drive with active travel infrastructure also adjacent for those who choose to walk or cycle to their destination.  Nonetheless, it is considered strategically important that the Chief Executive’s recommended SLO in relation to Tubber Lane North is retained in its current form, recognising that it will give added choice to future residents on these lands but also to those who are and will be living closer to the station. It is considered that the recommended SLO strikes an appropriate and proportionate balance between ensuring alignment with strategic transport investment and allowing for orderly, plan-led development. In contrast, the proposed change put forward by the motion would, notwithstanding that construction on Dart+ SW may have been commenced, prevent housing from being built and undermine the progression of housing in a timely manner. 

The absence of the Dart+SW does not in itself preclude the delivery of a high standard of residential amenity and sustainable transport access for future residents of these lands. It is considered that this motion, providing a SLO linking to the completion of the Dart+ SW will undermine the timely delivery of housing on this site. 

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

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, unlessrequiredfor 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.