COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF SPECIAL MEETING OF COUNTY COUNCIL
Friday, June 19, 2026
MOTION NO.
MOTION: Councillor W. Carey
Proposed amendment to Variation No. 14 - Foxhunter - Page 503 Motion: This Council agrees to retain the current Objective RW zoning designation of lands at the Foxhunter, Ballydowd
Reason: To maintain commercial activity on these lands and to avoid overdevelopment Proposed by, Cllr Carey, Dunne, Whelan & Mannion
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.
The approach taken 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.
RW Zoning
The Planning Authority notes that the subject lands have been zoned objective ‘RW’ since the South Dublin County Development Plan (CDP) 2016-2022, prior to this, the lands in question were zoned ‘RES’ (previously objective A) under the 2004-2010 and 2010-2016 CDP. In this context, the subject lands have remained undeveloped for a prolonged period under the existing ‘RW’ zoning, which sought to provide for and consolidate retail warehousing, including previously anticipated occupiers which did not materialise. Notwithstanding this, no development to this effect has come forward, and the site remains an underutilised brownfield site. It is noted that the constraints highlighted from Transport Infrastructure Ireland (TII), including concerns regarding direct access to and impact upon the national road network (N4), limit the ability of the lands to accommodate a significant commercial led development.
TII and NTA
In relation to the matters raised by TII’s submission, the Planning Authority acknowledges TII’s role and recognises the importance of protecting the strategic function of the national road network, including the TEN-T Core and Comprehensive Networks.
Notwithstanding the above, it is emphasised that the zoning of the subject lands for residential development does not give rise to any immediate development. Should any future redevelopment proposal(s) on the site arise, they would remain subject to a Transport and Traffic Assessment through the development management process and be required to meet the appropriate CDP Policies and Objectives, in consultation with TII and other relevant bodies.
The National Transport Authority (NTA) has indicated that the Foxhunter lands could potentially be effectively served by existing and planned public transport infrastructure, including Bus Connects corridors serving the wider Lucan and Liffey Valley area. This supports the consideration for the lands for residential development within the broader national strategy of consolidating growth in accessible urban locations, as per the Compact Settlement Guidelines (2024).
Previous Planning Application
A previous application on the subject lands (SD20A/0259) sought permission for 161 residential units in blocks ranging from 3 to 20 storeys. Permission was refused, including on grounds of excessive height, zoning, density, visual impact, and unresolved traffic/access issues. This refusal reflected the scale and nature of that proposal. Furthermore, the national, regional, and local policy framework has been updated since ACP’s decision (21/02/22) and the updated frameworks continue to ensure that development proposals respond appropriately to scale, height and design with respect to its surrounding context.
It is considered that a development proposal of an appropriate scale and design, having regard to its receiving environment, supported by robust technical assessment, would be considered on its own merits.
Should any future redevelopment proposal(s) on the site arise, they would be required to address all the items for refusal, including issues relating to density, height, layout and impact upon the receiving environment. It is considered that, the parameters of any previous application(s), including SD20A/0259, does not suggest an effective sterilisation of the lands, rather makes clear that any proposal must be appropriate to its context and meet the relevant transport requirements.
Access
It is emphasised that there is no presumption within the proposed zoning that access must be provided through the adjoining existing residential lands, or that established residential areas would be subject to inappropriate permeability measures. Any future planning application proposed for the site would be subject to assessment through the development management process ensuring compliance with relevant Development Plan Policies and Objectives, relevant Section 28 guidelines, and stakeholder engagement. Planning applications are subject to public consultation with the ability to appeal the planning authority decision should that be considered necessary.
Conclusion
As outlined above, no retail warehousing use has come forward in the 10 years since its rezoning. The rezoning to residential would provide much needed housing in a sustainable location with good public transport. More recent residential planning applications for speculative development were not reflective of the context of the lands and are not a good basis on which to determine the suitability of the proposed residential zoning. The matter of access for a reduced scale of residential development can be considered with a proposed development specific transport assessment as part of a planning application in consultation with TII and the NTA.
Given the approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable zoned land, including the Foxhunter 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.
However, having regard to the concerns expressed, it is considered that a SLO should be applied to the site to help address the transport and access concerns.
CE Recommendation
To include a new Specific Local Objective on the Foxhunter lands as follows:
‘To ensure that any planning application on these lands adequately addresses vehicular access from the existing road network having regard to the need to protect the residential amenity of the adjoining area and safeguard the function of the national road network’.