COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF SPECIAL MEETING OF COUNTY COUNCIL
Friday, June 19, 2026
MOTION NO.
MOTION: Councillor M. Johansson
Motion: That the Amendment No 11 Coldcut Road (p. 453) be excluded from the Variation and that the zoning remain as Open Space.
Reason: 1. The lands have an historical use as amenity space and with increased population this land is required to provide additional public amenities such as allotments, community and sports facilities. 2. The Liffey Valley LAP 2008 identified the Metro West and Lucan Luas as 'essential elements of the longer term success of the fledging Town Centre.' The lands at the Coldcut were not rezoned for Residential in the Development Plan 2009 with the Chief Executive report for the Draft plan outlining: 'The proposed rezoning of the land is not considered to be warranted at this time in the absence of public transport improvements and given the existence of the substantial town centre mixed use zoned lands to the north of the site.' While it is recognised that some public transport improvements have been delivered, and are being planned through BusConnects they are not adequate to the needs of the existing community and would require significant investment before further residential development is constructed. 3. The council has exceeded the strict required baseline target of 11,699 units by an estimated 5,238 units. This brings the total provision to 16,937 units, which is within the maximum of up to 50% "additional provision" headroom permitted under national guidelines to secure long-term housing delivery up to 2030. However, the 'additional provision' of up to 50% is not an absolute requirement and for that reason the lands at Coldcut Road can be omitted while remaining within the guidelines of directive. In addition, the Office of the Planning Regulator's recommendation to 'continue to progress the zoning of additional residential zoned lands, identified as amendments no. 1 to no.16 of the proposed Variation' is over-prescriptive in a similar manner to Mount Salus Residents Owners Management Company Limited By Guarantee v. An Bord Pleanála [2026] IECA 28 and by recommending all the sites for rezoning is not allowing the council the flexibility granted by the NPF Implementation Guidelines of 'up to 50% additional provision'. 4. The rezoning is contrary to 2 major EU directives : -2016/2284: reduction of 5 pollutants 2 of which are sources of nitrogen oxides and fine particulates matter. Increased traffic will add pollution which is already at high levels due to the proximity of the M50. -2024/1991 Article 8: Restoration of urban ecosystems which states that 'By 31 December 2030, Member States shall ensure that there is no net loss in the total national area of urban green space and of urban tree canopy cover in urban ecosystem areas, determined in accordance with Article 14(4), compared to 2024'. The rezoning of this land would significantly reduce the urban green space in this area and remove its potential for use for a significant increase in canopy cover in this area. According to South Dublin County Development Plan 2022-28 Chapter 4 page 153 the lands in question have less than 10% tree canopy cover, meaning it is covered by Article 8. 5. The rezoning is contrary to the County Development Plan 2022-28 because the lands form part of a Primary Green Infrastructure Corridor as per the Green Infrastructure map on page 163 of the County Development Plan. A number of Objectives relate to the area of these lands including 'To enhance connectivity between existing parks and open spaces on either side of the M50 corridor.', 'To investigate EU funding mechanisms for nature-based solutions to climate change, exploring the feasibility of developing or retrofitting an eco-bridge or eco-tunnel across the M50 to provide ecological connectivity between Collinstown Park and Green space at Cloverhill Road.' and 'To promote habitat improvement at Collinstown Park.' The rezoning of the lands will make those objectives more difficult to meet.
CE Response:
Amendment No. 11 Coldcut Road (lands formerly owned by Dublin Bus Services Sports and Social Club) proposes a change of zoning from ‘OS’ To preserve and provide for open space and recreational amenities to ‘RES’ To protect/or improve residential amenity. The proposed rezoning is accompanied by a Specific Local Objective CS7 SLO9 which states:
In tandem with, or prior to, development of the RES zoned lands to the south of Coldcut Road at the Dublin City Services Sports and Social Club, details as to how public access, permeability and recreational facilities will be improved on the remaining OS zoned lands shall be agreed with the planning authority.’
The CE Report has also recommended an addition to CS7 SLO9 as follows:
b)Having regard to the requirements of the Department of Education and Youth any planning application on this site shall be accompanied by evidence that sufficient primary and secondary school capacity is available in the wider area to serve existing and proposed development.
Zoning and the Subject Lands
The proposed re-zoning from open space to residential applies to c. 3.08ha of the current Open Space zoning, that is, approximately 28% of the current OS zoning.
Through the identification and assessment process (set out below) carried out in preparation of Variation No. 2 these lands were considered suitable to support housing development. It was concluded through this process that residential development could be supported on these lands in terms of social and physical infrastructure, access to parks and sustainable planning objectives. This approach considers current and proposed developments in the area. In order to meet the housing growth targets the subject lands are considered a suitable opportunity to support residential development encouraging the objectives of compact settlements focusing development in metropolitan areas in a sustainable manner.
Open Space
The inclusion of the accompanying Specific Local Objective CS7 SLO9, ensures the delivery and improvement of the remaining open space lands (c7.8ha) for recreational and amenity purposes to serve the wider community happens in tandem with the development of the residential lands. The SLO requires the improvement of public access, permeability and recreational facilities in agreement with the planning authority.
Parks and Opens Space (access to Sports and Active Recreation)
The Coldcut Road site is located within the Clondalkin/Clonburris/ Grange Castle Neighbourhood Area as identified in the County Development Plan and the Councils Parks and Open Space Strategy 2025. The Parks and Open Space Strategy 2025 provides the evidence base for the advancement of parks and open spaces in the county. The Strategy notes that ‘Overall the Neighbourhood Area is well-provided for in terms of the quantity of parks and open spaces, both for the existing population and for the projected population’ page 77. It is also notable in terms of access to sports/ recreational facilities within parks and open spaces that ‘In terms of accessibility most of the built-up areas of the neighbourhood are within 300m (5-minute walking distance) of publicly usable open space’ (page 78). Attention is also drawn to POS_SDN_10 of the 2025 Parks and Open Space Strategy which states as follows ‘To implement the actions of the Sports Pitch Strategy for the County in this area ensuring adequate provision and quality of pitches to meet need’
The delivery of the Sports Pitch Strategy 2020 is reviewed on a regular basis and implementation is reported and discussed at the relevant SPC. The sports pitch strategy recommends the provision of at least 5 all-weather pitches across the county to allow for an even distribution and facilitate use county-wide.
Having regard to the existing sports and open space facilities in the area, and to the retention of over two thirds of the open space zoning at Coldcut and the associated SLO to ensure public access, it is considered that the proposed zoning to residential of part of the lands is appropriate and will support the use of the open space lands and their improvement for public use.
Context and Process
The NPF Implementation Guidelines have asked Local Authorities throughout the country to identify lands to meet the baseline targets and to consider up to 50% additional provision in recognition that housing is not delivered on all zoned land for a variety of reasons. The Planning Authority has adopted a proactive approach which is considered both reasonable and appropriate in response to the NPF Implementation guidelines. This is in the context of a housing crisis where the need to deliver housing quickly in the right location is a priority. The Planning Authority’s evidence based approach ensures that a sufficient quantum of land comes forward for development with the capacity to provide sufficient flexibility to meet the housing need in as timely a manner as possible.
Given the approach taken to the Variation, it is considered that South Dublin has identified lands which have been carefully evaluated through a criteria-based approach to best meet the housing shortfall for 2028 with built-in additional capacity. This assessment led to the inclusion of Amendment No. 11 Coldcut Road. It is the view of the Chief Executive that its inclusion, which also ensures the retention and improvement of the remaining c.7.8 hectares of open space, is appropriate and reasonable.
This approach is 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.
As set out in Section 2 of this CE Report, the OPR has made one recommendation which is to continue to progress the zoning of additional residential zoned lands, identified as amendments no. 1 to no.16 of the proposed Variation. Planning authorities are requested to implement or address recommendation(s) made by the Office in order to ensure consistency with the relevant policy and legislative provisions.
Public Transport and Roads
The Revised National Planning Framework (NPF), the Regional Spatial and Economic Strategy (RSES) and the South Dublin County Development Plan 2022–2028 sets out ambitions for a long-term approach to transport and land-use integration, targeting a shift away from car dependency through focused growth along good public transport routes with access to key active travel infrastructure.
Policy SM1 (Overarching – Transport and Movement) of the Development Plan (2022) promotes ease of movement by integrating sustainable land-use planning with a high-quality sustainable transport and movement network.
Objective 3 of Policy SM1 (Overarching-Transport and Movement) in the Development Plan (2022) highlights the importance in supporting sustainable transport projects like BusConnects. In addition to this, Policy SM3 (Public Transport – Bus) stipulates the importance in delivering the BusConnect corridor routes in consultation with the NTA.
The subject lands have access to good public transport links ensuring that the proposed rezoning is in accordance with national, regional and local policy for land use and transport integration and compact growth. The National Transport Authority states in their submission to this Variation that the site is served by a variety of radial and orbital services and notes that the area will also benefit from investment in the Lucan and Liffey Valley Core Bus Corridor schemes.
The Liffey Valley core bus corridor scheme has commenced, the first of 12 core corridor schemes to do so. The Lucan to City Centre BusConnects scheme is advancing with Notice to Treat issued to landowners in April 2026. It is also noted that as part of the BusConnects scheme, the bus interchange with associated changes to car parking and traffic movement within the area surrounding the retail centre has now been delivered on the adjoining site at Liffey Valley Shopping Centre. The Planning Authority notes that the Bus Connects programme represents an evolving network, and SDCC will continue to work with the NTA to secure enhanced bus services.
In addition, significant development proposals are subject to detailed Transport Impact Assessment in accordance with the relevant NTA guidance and Road Safety Audits, where required. These assessments must demonstrate compliance with the GDA Transport Strategy’s mode share targets and prioritise walking, cycling, and public transport accessibility. More detailed, cumulative junction and network analysis is required and undertaken at individual planning application stage where required, therefore specific development quantum, trip generation, and mitigation measures can be properly assessed at this point ensuring suitable pedestrian connectivity can be achieved.
While the concerns raised in the motion and supported by the quotation from the Draft Development Plan dated 2009 (County Development Plan 2010-2015) are acknowledged, it is clear from the above that the current proposed rezoning in 2026 is happening in a totally different policy and transport context and cannot be considered to be relevant at this time.
2016/2284: Air Pollution
The National Emissions Ceiling Directive requires a reduction of national emissions of certain atmospheric pollutants and amends an earlier directive. In urban areas these pollutants can be closely connected to transport capacity and travel behaviour. As outlined above, the identification of the Coldcut lands provides an opportunity to zone a modest area of land in a location which is well served by existing and planned and actioned public transport with a high level of services and facilities in the surrounding area.
There are a number of air monitors in SDCC, the closest to Coldcut is on the R120 in close proximity to St Patricks Catholic Church in Lucan. The monitor measures PM10 and NO2 levels in the area. In 2025 there was no exceedance under Ambient Air Quality Standards Regulations 2022. It is noted that there have been four exceedances to date in 2026 but the Planning Authority has been advised that some of these can be attributed to road works that have taken place on the stretch of road that the monitor is positioned. The Ambient Air Quality and Cleaner Air for Europe (CAFE) Directive states that the daily limit for PM10 is 50 ug/m3. The limit is deemed breached if more than 35 exceedances occur during the year. The hourly limit for NO2 is 200 ug/m3. The limit is deemed breached if more than 18 exceedances occur during the year. Neither of these figures were exceeded on any days in 2025. As a result, the air quality is within the parameters set out in the Directive. It is also noted that the increasing prevalence of electric cars will help at both local and national level to reduce pollutants associated with vehicular traffic.
2024/1991 Article 8: Restoration of urban ecosystems
With regard to comments relating to the EU Nature Restoration Law and Regulation, it is noted that the first consultation on Ireland’s Nature Restoration Plan, required under the Restoration Law, commenced during the 1st week of June 2026. With regard to urban ecosystems, an aim is to ensure that the coverage of urban green spaces, in particular trees, will no longer be at risk of being reduced. Achieving this can be done by integration of green infrastructure and nature-based solutions plus green roofs etc. Measures such as parks, gardens, hedges, pond, watercourses can be implemented for urban ecosystems under Annex VII of the Regulations. It is also noted that the Annex states that such measures should account for local conditions, native species and climate change resilience. This requirement aligns very well with SDCC’s green infrastructure policy in the County Development Plan and in particular with the requirement that all development meets with the minimum scoring requirements of the Green Space Factor – an objective of the County Development Plan which is being successfully implemented in development.
Green Infrastructure
Wheatfield Park and Collinstown Park immediately adjoins the area of open space proposed to be retained in this rezoning to the south retaining the integrity of the M50 GI Corridor at this location. The retention of two thirds of the site for recreational and amenity purposes will ensure the retention and provide opportunities for improvement of this site as part of the Green Infrastructure network of the County. Any potential future eco crossing of the M50 from Collinstown Park will not be compromised.
Conclusion
For South Dublin County Council, the revised annual target arising from the NPF First Revision (April 2025) is 3,270 units, up from the 2,596 in the core strategy of the adopted County Development Plan. The NPF Implementation Guidelines required 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.
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 of land with an equivalent unit potential of 7,324 dwellings. This is in addition to the capacity of the existing zoned land of 9,613 units (160ha) to meet the revised targets up to 2028 with the potential to continue to deliver up to 2030.
Given the approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable land for rezoning, including these lands at Coldcut, to meet the housing shortfall for 2028 with built-in additional capacity.
This site meets with the relevant national, regional and local policy for the integration of transport and land use and for compact development while ensuring the retention of a significant area of open space. Furthermore, the requirement for any development to provide details indicating improvements to public access, permeability and recreational facilities is of significant benefit to the surrounding communities. For the reasons set out above the lands at Coldcut should proceed to be rezoned.
It is noted that the OPR has recommended progression of the Variation amendments 1-16.
CE Recommendation
Reject the motion