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
That this council accepts the the proposed variation to County Development plan to zone the site in Ballynakelly in Newcastle from Open Space to Residential on condition of the following SLOs
1) Designated zoned secondary school site as per Dept of Education size requirements
2) Extension to current park
3) Designated sports / community space (site of former proposed Hotel)
Reason: Huge demand for secondary school locally
Potential for sports - community facility
CE Response:
Amendment No. 1 at Ballynakelly, Newcastle proposes to change 24.47ha of land from Objective Rural ‘RU’ to Objective New Residential ‘RES-N’ (19.56ha) and Open Space ‘OS’ (4.91ha). The Amendment attaches a specific local objective (CS9 SLO5) to the lands as follows:
‘Development on RES-N zoned land south of Ballynakelly shall be in accordance with a masterplan for the lands to 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 which provides for, inter alia:
- Delivery of a public park of a minimum of 2 hectares in tandem with, or prior to, development of the site,
- Reservation of a secondary school site of 3 hectares unless otherwise agreed in writing by the planning authority having regard to the requirements of the Department of Education and Youth,
- Active travel connections to the existing Taobh Chnoic Park and land to the east, and
- Use of the existing unfinished structure on site in an early phase of development in a sustainable manner which is compatible with neighbouring residential uses’.
The motion seeks to amend the CS9 SLO5 in relation to the Ballynakelly site proposed under the Variation No. 2 on the condition of the delivery of a designated zoned secondary school site as per the Department of Education size requirements, the extension of the current park, and that a designated sports / community space be developed on the site of the existing unfinished structure.
Designated School Site
CS9 SLO5 states that the: ‘Development on RES-N zoned land south of Ballynakelly shall be in accordance with a masterplan for the lands to 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 which provides for, inter alia:
- Reservation of a secondary school site of 3 hectares unless otherwise agreed in writing by the planning authority having regard to the requirements of the Department of Education and Youth,’
It is noted that the Department of Education and Youth, in their submission in respect to Variation No. 2 and Amendment 1 Ballynakelly lands state the following; ‘The department notes that as per Table 11 Core Strategy there is a projected 516 potential units in this settlement. This is 118 units above the current CDP figures. These projected figures could see an increase in primary school place demand, which potentially could be met by the possible expansion of the existing facilities, if required. In the context of post primary provision, the projected growth figures could see a significant increase in post primary school place demand, which potentially could be accommodated within existing post primary schools and current capital projects.’
However, the Department of Education and Youth also state that they: ‘acknowledge Specific Local Objective CS9 SLO5: to develop RES-N zoned land south of Ballynakelly which will include the reservation of a secondary school site of 3 hectares unless otherwise agreed in writing by the planning authority regard to the requirements of the Department of Education and Youth.’
The Department notes and supports existing County Development Plan Policy COS8: Primary and Post Primary Schools, to work in conjunction with the Department of Education to promote and support the provision of primary and post-primary schools in the County to reflect the diverse educational needs of communities and, to engage with the Department of Education and support the Department's School 43 Building Programme by actively identifying sites for primary and post primary schools at suitable locations, based on forecast need.
Given this context and the original inclusion of the school provision, the SLO as it stands aligns with the current mechanism in the County Development Plan to reserve school sites by way of specific objective. Therefore, the school site is designated in effect by the SLO, as it cannot be specifically zoned.
Extension of the Park
The lands proposed are to be zoned from Rural to New-Residential (19.56ha) and Open Space (4.91ha). The open space zoning proposed will ensure a significant new area of zoned open space to the east and adjoining the proposed development area facilitating lands for active recreation. Part of the lands to the east to be zoned for open space contain a car park and GAA pitch.
There is a requirement under Item 1 of CS9 SLO5 a minimum of 2 hectares for a public park is additional to the open space lands and is to be provided within the RES-N zoned lands.
The proposed RES-N zoned lands under Amendment No. 1 at Ballynakelly immediately adjoin at the northwest boundary the recently completed Taobh Chnoic Park of approximately 4.4 hectares containing a large play space, exercise equipment, a Multi-Use Games Area (With facility for soccer / tennis and basketball), a large allotment area, a soccer sized grass pitch and walking, jogging and cycling routes in a high quality landscape. There is a requirement under CS9 SLO5 Item 3 for Active travel connections to the existing Taobh Chnoic Park and the proposed ‘OS’ land to the east, linking two areas of open space.
The proposed RES-N lands under Amendment No. 1 also adjoin the existing primary school site at its northwest boundary. The school site is currently occupied by Rathcoole ETNS in temporary accommodation.
Given the context within the Amendment No. 1 lands, with existing Taobh Chnoic Park to the northwest, and the proposed zoning of approximately 4.91 hectares as ‘OS’ in the eastern part of the Ballynakelly lands, it is considered that the provision of open space and parks proposed under this Amendment and associated SLO is appropriate and reflects the intention of the motion.
Designated Sports / Community Space
The motion also seeks to amend point 4 of the proposed SLO to require a designated sports / community space to be developed on the site of the existing unfinished structure. It should be noted that plans for a new community centre in Newcastle are being progressed by the Community Department with funding allocated within the 2026-2028 Capital Programme.
The CS9 SLO5 states that: ‘Development on RES-N zoned land south of Ballynakelly shall be in accordance with a masterplan for the lands to 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 which provides for, inter alia:
- Use of the existing unfinished structure on site in an early phase of development in a sustainable manner which is compatible with neighbouring residential uses’.
The Ballynakelly lands are brownfield due to the partially constructed hotel structure located on same. Community Centre use and Sports Club / Facility use are both permitted in principle on ‘RES-N’ and ‘OS’ zoned lands.
As per Item 4 of CS9 SLO5, the Planning Authority require the ‘Use of the existing unfinished structure on site in an early phase of development in a sustainable manner which is compatible with neighbouring residential uses’. A detailed assessment will need to be carried out on the remaining structures and a sustainable development proposal to be developed on foot of this assessment. However, consideration can be given to various uses which would be compatible with neighbouring residential uses, including a sports / community space. As such, it is recommended that the SLO is amended at point 4. The reuse/ redevelopment of the existing structure requires flexibility in land use terms. It may emerge that community and sports uses are appropriate and feasible, however, it is premature and not recommended to require the building to be a community or sports use at this stage.
The extension of zoned lands in the County for residential development under Variation No. 2, and for open space purposes in respect to Amendment No. 1, on adoption, will need to be fully absorbed by all Departments of the Council, including Community, Parks and Public Realm, in terms their infrastructure development strategies and capital programme.
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 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.
It is considered reasonable to include an amendment to point 4 of the SLO so that uses such as sports and community space can be considered for inclusion as part of development of the unfinished structure.
As set out in Section 2 of the CE Report, the OPR has made one recommendation which is that the Planning Authority continue to progress the zoning of additional residential zoned lands, identified as Amendments 1 to no. 16 of the proposed Variation.
CE Recommendation:
To amend Item 4 of CS9 SLO5 of Variation No. 2, Amendment no. 1, Ballynakelly, as follows:
From
‘Use of the existing unfinished structure on site in an early phase of development in a sustainable manner which is compatible with neighbouring residential uses’.
To
‘Use of the existing unfinished structure on site in an early phase of development in a sustainable manner which is compatible with neighbouring residential uses, with consideration given to the facilitation of uses such as sports / community space where feasible’.