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 P. Holohan with Councillor D. Donnelly

Proposal to rezone the lands at Citywest is withdrawn. 

Based on the huge overdevelopments in this area through the SHD project and on going complications caused by the lack of democratic input to the planning process during them developments, allowing planned facilities and infrastructure time to catch up with the rise of population in this area.

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 considercapacity for up to 50% above the baseline housing growth requirementsto 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 zonedland, including the Citywest lands, tomeetthehousing 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 requests the council to withdraw the proposal to rezone the Citywest lands. The reason for this is based on the area being overdeveloped and the need for facilities and infrastructure to catch up with population growth. The lack of democratic input associated with the Strategic Housing Developments (SHD) process is outlined as a contributing factor to overdevelopment.  

Amendment no. 5 proposes a zoning change from Open Space (‘OS’) to New Residential (‘RES-N’) to lands (c. 22ha) on the former golf course of the Citywest Hotel with a Specific Local Objective (CS8 SLO2) as follows (CE Recommendation in CE Report shown in bold

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 wherefeasibleand appropriate  

g.  Provision for a community centre / sports hall of approximately 1500sqm, or as agreed with the Planning Authority.’

As stated in the ‘Context and Process’ section above, the identification of lands for rezoning is based on a rigorous, evidence-based assessment of suitability informed by national policy, infrastructure capacity, and planning policy objectives. In this regard, the proposed Variation responds to updated requirements under the revised National Planning Framework (NPF) and associated Section 28 Guidelines, which require planning authorities to ensure that sufficient, deliverable land is available to meet increased housing targets.  

A comprehensive capacity audit was undertaken to support this process, considering site constraints, infrastructure availability, accessibility to services and public transport, and the ability of lands to support compact growth and transport-oriented development. Engagement with key stakeholders, including the National Transport Authority, Uisce Éireann and the Department of Education and Youth, informed this assessment. The lands identified represent some of the most suitable, accessible and serviceable locations within the County, particularly where they can integrate with the established urban framework and benefit from existing and planned infrastructure investment. As such, the identification of lands, which includes Citywest (Amendment no. 5), reflects planning suitability and deliverability.  

The subject lands comprise of the former golf lands of the Citywest hotel, which remain in private ownership and while zoned as open space they are not functioning as public open space. In this context and given the location of the lands within an urban settlement and adjacent to public transport and the need to identify lands for residential rezoning, as set out above, it is considered appropriate that these lands are included in the Variation. 

 

Settlement Context 

The Citywest/ Fortunestown area is identified in the Regional Spatial and Economic Strategy, and in the County Development Plan, as within the ‘Dublin City and Suburbs’ settlement (RSES). The Dublin City and Suburbs settlement is the top-level settlement for the region and is described as an ‘international business core with a highly concentrated and diversified employment base and higher order retail, arts, culture and leisure offer. Acts as national transport hub with strong inter and intra-regional connections and an extensive commuter catchment’. For South Dublin County, Dublin City and Suburbs is a regionally identified settlement within the County.  

In addition, Saggart, Rathcoole and Newcastle are identified within the County Development Plan as self-sustaining growth towns. All of South Dublin County is within the Dublin Metropolitan Area Strategic Plan (MASP) which identifies strategic residential and employment corridors along key public transport corridors existing and planned, that contain development opportunities. Citywest is on the South West Corridor which is currently supported by the LUAS Red Line and will facilitate the DART expansion/Kildare Line. 

The Citywest lands proposed in the Variation are within walking distance (500m) of the Luas Red Line Fortunestown Stop, which provides a high frequency public transport service. 

SHD Process 

The Chief Executive notes the motion’s concern regarding the lack of democratic input associated with the (Strategic Housing Development) SHD process. SHDs were introduced for the purpose of fast-tracking large-scale residential schemes. Following review the SHD process was replaced by the Large-scale Residential Development (LRD) process in December 2021.This restores the two-stage planning process, with decision making for LRD applications returning to the local planning authority in the first instance, with the subsequent right of appeal to An Coimisiún Pleanála. 

Social infrastructure Delivery 

The Council is committed to the delivery of social and community infrastructure and will continue to pursue a range of funding and delivery mechanisms. While concerns at overdevelopment are noted, significant facilities and services have already been implemented or are progressing in the Citywest/Saggart area, within the expired Fortunestown Local Area Plan and now the County Development Plan supporting their delivery, for example: 

Furthermore, in recognition of the additional population growth, the Chief Executive has recommended the provision of a community centre / sports hall on the lands to be included as an additional requirement under CS8 SLO2 to accommodate a building of approximately 1500sq m within the lands to accommodate same. It is added as point g to CS8 SLO2: 

‘g. Provision for a community centre / sports hall of approximately 1500sqm, or as agreed with the Planning Authority.’ 

There are a number of major school projects delivered within Citywest with others under construction with a further school site reservation in Boherboy lands: 

- There is a major project under construction to provide a new education campus accommodating a new post-primary school for Coláiste Pobail Fóla and a primary school for Gaelscoil Lir at the Fortunestown Lane school site under SD19A/0393/EP (as extended under SD19A/0393/EP). There is an existing School Site Symbol on this site under the South Dublin County Council 2022-2028.

- The Boherboy lands located to the southeast of the Fortunestown Lane site also contains a school site symbol. A LRD for approximately 611 units has been granted on these lands. In line with the provisions of the South Dublin County Council 2022–2028, the permitted development includes the reservation within the site for the delivery of a school of approximately 1.03 Ha (10,311sq.m). 

Coláiste Pobail Fóla currently operates from temporary accommodation. However, the new education campus currently under construction will provide a new post-primary school for Coláiste Pobail Fóla. 

Conclusion 

Given the evidenced based 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. 

The Chief Executive is satisfied that the proposed rezoning of Citywest, represents a strategic, plan-led response to national housing requirements, grounded in compact growth and Transport Oriented Development principles. When read in conjunction with the adopted County Development Plan policies, and the proposed Specific Local Objective, the rezoning provides a controlled framework that supports sustainable development in an accessible location.  The subject site will also support the delivery of a Sports Hall for the area. 

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 considered 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 wherefeasibleand appropriate  

g.  Provision for a community centre / sports hall of approximately 1500sqm, or as agreed with the Planning Authority.’