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.13 Rathcoole - Page 490 Motion: This Council agrees to amend Variation No. 2 (Amendment no. 13) to read:

'Development shall only occur in parallel with the provision of a link road to the N81' and that the wording of Table 7.5 in the County Development Plan is amended in the 'Function' column from 'New Road to link between the N7 and the N4 Leixlip Interchange with a route by-pass function around Rathcoole and Saggart and the potential for a further extension of this route from the N7 to the N81' to now read 'New road from the N7 to the N4 Leixlip Interchange with an extension to the N81'.

Reason: This concerns the proposed western orbital route from N4 to N7 and extension around Saggart and Rathcoole to N81. Whilst the removal of the word 'potential' might seem small I believe we need to push a commitment to establish this extension as is wanted by people of Rathcoole and Saggart for a bypass from N81 to N7. This will ensure adequate road access to these lands and to ensure proper traffic management. Proposed by Cllr Carey, Dunne, Whelan & Mannion

CE Response: 

The proposed motion requests the council to amend Amendment no. 13 to state that 'Development shall only occur in parallel with the provision of a link road to the N81' and to update the County Development Plan Table 7.5 ‘Function’ column wording as follows: 

From  

‘New Road to link between the N7 and the N4 Leixlip Interchange with a route by-pass function around Rathcoole and Saggart and the potential for a further extension of this route from the N7 to the N81’  

To 

‘New road from the N7 to the N4 Leixlip Interchange with an extension to the N81’. 

 

The purpose of motion is to commit to the delivery of the extension to the N81 in order to improve road connectivity to the subject lands and traffic management in the area. 

 

Zoning 

Amendment no. 13 proposes to remove the SRR designation to lands, consisting of approximately 2 hectares, which are located along Whitehouse Lane, off Windmill Road to the west of Rathcoole with the Applegreen Service Station lying to the north along the N7.  

The proposed site has been zoned ‘RES-N’ since South Dublin County Council Development Plan 2016-2022. However, the site remained undeveloped during the plan period. During the preparation of the South Dublin County Council Development Plan 2022–2028, it was determined that sufficient land was zoned at the time to reach the county’s population targets, as set out in the Core Strategy and Settlement Strategy Chapter. As such, while retaining the underlying zoning, the site was designated to be a ‘Strategic Residential Reserve’ (SRR) in 2022 with the intention that the lands would be delivered when needed.  

Variation 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. In this context, the subject site had already been designated for new residential development since 2016 and so was included in the proposed Variation. 

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.  

As identified in the settlement capacity audit, the Council requires more zoned land to accommodate the revised housing targets.  These lands in Rathcoole are already zoned through the reserve function of the Members as part of the adoption of the 2016 CDP. The proposed Variation is simply removing a designation put on the lands at a time when the targets were less and the lands were not required.  

Western Orbital Route 

The Chief Executive notes the motion’s request for development of the site to be delivered in parallel with the provision of a link road to the N81 and to update the County Development Plan Table 7.5 ‘Function’ column wording to omit the word ‘potential’ in relation to linking to the N81. 

The County Development Plan includes Objective SM6 SLO 1—to comprehensively assess transport needs across the wider western area, including Rathcoole, Saggart, Newcastle and their hinterlands.  

The Council is currently engaging consultants to identify the transport needs and solutions for the western area of the County which will include Rathcoole. It is envisaged that the Transport Assessment and Transport Plan will be developed using an Area-Based Transport Assessment (ABTA) methodology, in accordance with TII and NTA guidance, and that one or more Local Transport Plans will be prepared. Subject to the final scope, the process is expected to include public consultation and will assess existing and future travel demand across all transport modes, review existing and planned transport infrastructure and services, identify the need for additional transport interventions, assess options including phasing and cost implications, and identify an integrated package of transport solutions.  

In parallel, the transport study will include the identification of interim measures to address existing traffic and mobility challenges in the short to medium term. This ensures that development can proceed in a managed and responsive manner while longer-term strategic solutions are being defined and progressed.  The Council is taking a proactive, structured, and transparent approach, including public consultation and environmental assessment. This is a more appropriate and sustainable framework than tying development on these lands to a significant single infrastructure trigger in advance of the study’s conclusions. 

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 evidence 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 subject site has been zoned for residential development since 2016and is included in the proposed Variation in order to remove the SRR designation which prevents the lands being developed, notwithstanding that they are zoned. To link their development to the delivery of a link road to the N81 is a disproportionate constraint on housing delivery in the context of the size of the site and in the context of the preparation for a brief to engage consultants for a strategic transport study to include local transport plans. 

On this basis, it is recommended that Amendment no. 13 should be adopted.  

CE Recommendation: 

No change to Amendment no. 13 Rathcoole, to the proposed Variation of the County Development Plan 2022-2028.