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 supports the RES-N zoning at Citywest subject to the amendment of point g of CS8 SLO2 to read as follows:
Integrate and deliver as part of housing development a Multi-Purpose Sports Facility (1,500sq m), a sports pitch and a local park with mixed play facilities for the community.
Reason: to deliver much needed housing on fully serviced lands alongside needed local sporting and play facilities and local parks.
CE Response:
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 to ensure there are sufficient 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 Citywest 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.
Zoning
The proposed motion supports the proposed Variation rezoning at Citywest (Amendment no. 5) subject to the amendment of point g of CS8 SLO2 to read as follows: ‘Integrate and deliver as part of housing development a Multi-Purpose Sports Facility (1,500sq m), a sports pitch and a local park with mixed play facilities for the community.’
The Chief Executive welcomes the motion’s support to rezone the Citywest lands.
Local Park and Mixed Play Facilities
Future development proposals on this site must comply with the CDP 2022-2028 standards for public open space to be delivered on residentially zoned lands. The public open space standards as set out in Table 8.2 of the County Development Plan (see below), with a minimum 10% of open space to be delivered on the lands as part of any development.
Table 8.2 Public Open Space Standards
| Land Use | Public Open Space Standards (minimum) |
| Overall Standard | 2.4 Ha per 1,000 Population |
| New Residential Development on Land Zone RES-N | Minimum 15% of site area |
| New Residential Development on Lands in Other Zones including mixed use | Minimum 10% of site area |
| Institutional Lands/ "Windfall" Sites | Minimum 20% of site area |
These standards will ensure that quantified areas of public open space are met as part of development on the lands and must meet qualitative standards set out in the CDP. In addition, the County Development Plan contains existing policies and objectives which support the delivery of mixed play facilities in new residential areas including the following:
COS5 Objective 19
To support the provision within new residential developments and parks and public open spaces, of formal and informal play areas with appropriate equipment and facilities, incorporating nature-based play opportunities where appropriate, ensuring that the needs of differing age groups including young children, older children and teenagers are catered for and that different abilities and needs are accommodated to be able to access and participate in play, and to ensure playspaces and play facilities comply with universal design principles.
COS5 Objective 20
To ensure that children’s play areas are provided as an integral part of the design and delivery of new residential and mixed-use developments and addressed as part of a landscape plan in accordance with the requirements set out in Chapter 12: Implementation and Monitoring.
Having regard to these existing objectives and standards in the County Development Plan there is no requirement for additional points to be inserted into the proposed SLO for the lands.
Sports Pitch
In recognition of the additional population growth, the Chief Executive, in the CE Report, has recommended the provision of a community centre / sports hall on the lands as part of the masterplan. This is included as point g to CS8 SLO2:
‘g. Provision for a community centre / sports hall of approximately 1500sqm, or as agreed with the Planning Authority.’
The motion’s proposed addition of a sports pitch into the SLO as a requirement for the lands, in addition to the standards for open space set out above, and the land required to facilitate the proposed 1,500sq m community centre / sports hall, would significantly reduce the potential land for housing. The available land could be further reduced by the requirements in the SLO for ‘An analysis of the existing water features to include for their incorporation as part of wider nature-based solutions to surface water management where feasible and appropriate’ and by the outcome of the required ecological impact assessment and any recommendations that it may make.
The proposed Variation site is located in close proximity to established and open space provision being approximately 500m away from Rathcoole Park which is identified as a ‘Neighbourhood Park’ in the public open space hierarchy. Additional sports pitch facilities are being planned for Rathcoole Park as part of the forthcoming proposed development. In addition, the Planning Authority is continuing to investigate options for the delivery of further pitches in the vicinity.
In this context, it is considered that prescribing additional requirements, through the amendment of point g of CS8 SLO2, for a sports pitch would severely limit the capacity of the lands to contribute to addressing the identified housing shortfall. The omission of a requirement for a pitch on this site is recommended.
Conclusion
Given the evidence based approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable land for rezoning, including these lands at Citywest, 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 delivery of public open space and mixed play facilities can be accommodated as part of residential development under the current policy in the County Development Plan. However, the delivery of a sports pitch on the lands would unduly reduce the remaining land available for housing and have a significant impact on the capacity of the planning authority to meet the targets set out in the NPF. Alternative solutions to the delivery of a pitch will continue to be a priority for the Chief Executive.
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.
On this basis, it is recommended that Amendment no. 5 should be adopted with the additional points in CS8 SLO2 recommended in the CE Report.
CE Recommendation:
To adopt Amendment 5, Citywest in the proposed Variation with the additional recommendations from the CE Report (shown in bold) for CS8 SLO2 as follows:
‘CS8 SLO2: Development on RES-N zoned lands on the former golf course of the Citywest Hotel 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 informed by and addressing, inter alia:
a. An Ecological Impact Assessment to ascertain usage of the site and surrounding lands by mobile species,ECIAs to be undertaken by appropriately experienced and qualified ecologists and prepared in accordance with the Chartered Institute of Ecology and Environmental Management (CIEEM) Guidelines for Ecological Impact Assessment in the UK and Ireland: Terrestrial, Freshwater, Coastal and Marine (CIEEM, 2018) and any superseding guidance.
b. Lighting design and implementation should be informed by ecological surveys and seek to minimise impacts on wildlife through sensitive design in line with Institute of Lighting Practice Note 23/8 and any superseding guidance.
c. Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact and
d. Provision for a direct active travel link through the subject lands between Mill Road and Garter Lane.
e. A site-specific FRA addressing both the ornamental surface water features within the site and the un modelled watercourse to the south.
f. An analysis of the existing water features to include for their incorporation as part of wider nature-based solutions to surface water management where feasible and appropriate
g. Provision for a community centre / sports hall of approximately 1500sqm, or as agreed with the Planning Authority.’