Reply - Item 91697

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. O'Toole with Councillor H. Farrell

Amendment No. 3 Finnstown Castle, Lucan That this Council reject the proposed rezoning of Finnstown Castle and retain the existing zoning as Open Space.

Reasons: - significant undeveloped residential capacity remains available elsewhere within the County; - substantial concerns were raised by the public regarding cumulative infrastructure impacts, transport capacity, community facilities and quality of life; - the lands perform an important role in maintaining landscape character and settlement separation from the housing surrounding it and form part of the original curtilage of the Protected Structures of Finnstown Castle and Finnstown House; - the rezoning is premature pending the substantial completion of existing strategic growth areas in the county, existing zoned land, and all supporting infrastructure and services necessary for the Quality of Life of existing and planned residents.

CE Response:

This amendment is in relation to the rezoning of lands at Finnstown Castle that are currently zoned Objective OS to RES under Variation No. 2 of the South Dublin County Development Plan 2022-2028. The rezoning went out to public consultation with an accompanying specific local objective (SLO) as follows, with additional text recommended in the CE Report in bold:

CS7 SLO3

Development on RES zoned lands at Finnstown Castle shall comply with the following:

Development may not commence until DART+ South West or an equivalent rail service has commenced construction or operation, as may be relevant.
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.
Through appropriate studies or otherwise and having regard to the cumulative development potential around and including the subject lands, planning applications for residential development on the subject lands shall be informed by and address, inter alia:

a. Retention and enhancement of the hedgerow and tree line on the north-western boundary of the site as recorded on 1st Edition OS maps,

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

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

d. A Design Statement outlining how the proposal responds to the setting and special interest of the Protected Structure and its curtilage,

e. A Public Open Space Audit to inform proposals for public open space and recreational facilities,

f. Provision for direct active travel connections from the subject lands into Adamstown SDZ; and

g. Demonstrate that adequate educational capacity for residential growth adjacent to Adamstown are catered for, in consultation with the Department of Education and Youth.

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.

It should be noted that the approach undertaken 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.

Record of Protected Structures

The motion reason raises concern relating to the historic significance of Finnstown House (RPS 112), a Protected Structure. However, it is important to clarify that the proposed rezoning does not alter or diminish the statutory protection afforded to these structures, their curtilage, or their setting. The rezoning process simply establishes the land-use framework at a strategic level. Therefore, all lands in proximity or associated with the RPS remain subject to the full rigour of heritage protection policies and objectives set out in the South Dublin County Development Plan 2022–2028.

Furthermore, the Specific Local Objective (SLO) for the Finnstown Castle lands provides a robust mechanism to ensure that any future development proposals respond sensitively and appropriately to the historic context. In particular, it requires the preparation of a Design Statement and supporting heritage documentation to demonstrate how the proposal respects the setting, curtilage and special interest of the Protected Structures. These will include the preparation of Conservation Reports and, where necessary, Architectural Heritage Impact Assessments.

Landscape Character and Separation from Existing Build Form

The motion reason raises concerns regarding the landscape character of the Finnstown Castle lands, including their role as open greenfield lands and as a visual and environmental buffer between Adamstown, Lucan Village and surrounding infrastructure.

The proposed rezoning does not disregard these landscape sensitivities. Instead, it is framed to ensure that landscape character is protected to the degree possible. It is noted that the lands are within a landscape character type described in South Dublin’s Landscape Character Assessment, adopted as part of the County Development Plan, as ‘Urban Fringe / Periurban’. Therefore, while the lands are currently open in character, they are within a wider urban character landscape. The Finnstown Castle Specific Local Objective (SLO) requires that the key natural heritage features—particularly historic hedgerows, tree lines and defining features of the demesne landscape—be retained and enhanced, and that development responds to the site’s established character, setting and environmental qualities. This will be dealt with at a detailed level as part of a planning application assessment. Further to this the site also contains an RPS designation (RPS 112), which as outlined above, will require careful consideration and appropriate responses.

In addition, the Development Plan includes clear objectives to protect landscape character and safeguard green infrastructure networks, requiring that development avoids fragmentation and maintains ecological connectivity. Proposals must demonstrate a sensitive approach to future designs, ensuring that open space provision, layout and built form are informed by the existing landscape framework.

Overall, the Planning Authority is satisfied that the combination of Development Plan policies and the SEA-informed mitigation measures within the SLO provide a strong framework to ensure that critical elements of the landscape character, visual amenity and green infrastructure functions are protected and enhanced as part of any future development, as well as the historic designation on the site.

Cumulative Infrastructure Impacts

The Planning Authority notes that Adamstown SDZ has been comprehensively planned and delivered with a broad range of community and social infrastructure. This includes a Primary Care Centre, district and neighbourhood centres with retail and service uses, larger shopping facilities, cafés, a veterinary practice, community centre and a permitted library and enterprise/community facility. Adamstown also benefits from rail connectivity to Dublin City Centre, providing access to higher-order services, employment and amenities. Both Adamstown and Clonburris SDZs incorporate, or will provide, dedicated community centres as development progresses, to which Finnstown will have direct access to, in addition to the existing services and facilities on the Newcastle Road.

At a wider level, the Council has recently enhanced social infrastructure across Lucan, including the Lucan Leisure Campus and swimming pool, public realm upgrades in Lucan Village, the opening of Lucan House, and the ongoing development of Griffeen Park. The zoning of lands at Adamstown West will further support the coordinated planning and delivery of social infrastructure, informed by ongoing engagement with key stakeholders, including the Department of Education and Youth, the Health Service Executive and the National Transport Authority.

The proposed rezoning of Finnstown Castle is subject to a robust Specific Local Objective (SLO), which directly addresses concerns regarding cumulative infrastructure impacts and quality of life. The SLO requires that any residential development be informed by a Social Infrastructure Audit to assess existing capacity and identify additional requirements arising from the proposal, with appropriate provision to be incorporated within the development. This ensures that infrastructure needs are identified and addressed at the earliest stage, taking account of cumulative growth across the wider area.

In addition, in addressing these issues, it is important to note that school provision is planned and delivered by the Department of Education and Youth (DoEY) in response to identified demographic demand. The Department’s submission acknowledges that projected population growth across Adamstown, Clonburris, Lucan and the wider catchment, including Finnstown Castle lands, may generate the need for additional primary and post-primary school provision over time. Such requirements are contingent on the pace of population delivery, age cohort profiles and other relevant factors. The DoEY has confirmed that it will continue to engage proactively with South Dublin County Council in assessing and responding to evolving educational needs, in accordance with County Development Plan policy, including Policy COS8. This coordinated and plan-led approach facilitates the timely and evidence-based delivery of school infrastructure as demand materialises, consistent with national policy and established practice.

To ensure that there is sufficient capacity in schools to accommodate the new population, the Chief Executive made a recommendation in the CE Report that the SLO be amended to include the following provision:

“(g) Demonstrate that adequate educational capacity to serve residential growth at Finnstown Castle and adjacent areas, including Adamstown, is provided for, in consultation with the Department of Education and Youth.”

While the Planning Authority acknowledges concerns raised by the public and in this motion regarding pressures on transport, community facilities and overall quality of life, it is satisfied that a strong, plan-led framework is in place. The combination of significant existing and committed infrastructure within Adamstown and Clonburris SDZs, recent and ongoing investment in the wider Lucan area, the integration requirements of the amended Finnstown Castle SLO, and continued inter-agency coordination provides a robust basis to accommodate future population growth. Accordingly, the Planning Authority is satisfied that development at Finnstown Castle can be delivered in a manner that is aligned with infrastructure capacity and integrated within a well-served and accessible community.

Completion of Existing Strategic Growth Areas

Plan-led growth in Adamstown and Clonburris is progressively delivering district and local facilities and infrastructure. Their Planning Schemes require the phased provision of physical and social infrastructure, benefiting the communities within them and the wider Lucan area. These areas are also subject to strict phasing and delivery requirements under their respective schemes, ensuring a structured, plan-led approach to infrastructure and housing. These will continue to be built out in line with their phasing requirements.

Furthermore, City Edge is a significant regeneration area and is subject to Variation No. 3 which has recently come off public display. Tallaght Town Local Area Plan (as extended) is delivering on significant new housing and infrastructure as part of plan-led development. The Planning Authority is therefore actively pursuing the delivery of the currently zoned lands, including the infrastructure required to release them. As set out in the Settlement Capacity Audit, there is a requirement for further zoning to meet the needs of the growing population and to ensure a pipeline of housing supply, beyond that already zoned.

The land use approach to provide residential growth at this location supports compact growth and transport-oriented development, promoting modal shift towards public transport and active travel.

Conclusion

Given the approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable land for rezoning, including the Finnstown 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 issues raised by this motion have been considered and addressed as part of the proposed rezoning through the associated SLO and the existing County Development Plan policy. As such, Finnstown is well located to deliver on the requirement to meet the new housing targets and provide for national policy on compact growth.

The Chief Executive supports zoning at Finnstown on the basis that it forms part of a plan-led, evidence-based response to housing need, aligned with national policy on compact growth. The lands are strategically located adjacent to Adamstown SDZ, within walking distance of rail and high-frequency bus services, and capable of integrating with existing infrastructure. The rezoning ensures a continued supply of residential land across the plan period while embedding robust safeguards through a Specific Local Objective to manage infrastructure, social services and environmental impact.

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

CE Recommendation

To adopt Amendment No. 3 Finnstown Castle with the following amendment to CS7 SLO3 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 SLO3 - Development on RES zoned lands at Finnstown Castle shall comply with the following:

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.
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.
Through appropriate studies or otherwise and having regard to the cumulative development potential around and including the subject lands, planning applications for residential development on the subject lands shall be informed by and address, inter alia: