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 L. de Courcy

That Amendment #5, Citywest is strengthened for the benefit of residents of Saggart, Rathcoole and Citywest with the following amendments to be included in the Masterplan Community centre/sports hall:

The inclusion of 'a community centre / sports hall (c. 1500sqm)' is welcome, it must meet the following criteria and be delivered in an early phase of any residential development:

Indoor Facilities

• Multi-Purpose Indoor Sports Hall: The hall must be suitable for a range of activities, including basketball, badminton, indoor football, volleyball, and fitness classes.

• Ancillary Support: It must include dedicated changing rooms, toilets, and secure storage for local sports clubs and community groups.

Outdoor Facilities

• All-Weather Pitch: The complex should include at least one properly sized all-weather pitch or equivalent major sports facility (separate to the 1500sqm internal space)

• Multi-Use Games Areas: Dedicated outdoor areas for a range of court games must be provided.

• Teen and Youth Amenities: The plan should include publicly accessible play facilities and amenities for teenagers.

This site must provide safe pedestrian and cycle access that connects directly to Saggart, Citywest and Rathcoole and facilities should include seating, suitable lighting, and passive surveillance by design to support community safety. The scale of provision must be based on a Social Infrastructure Audit and designed to serve the wider existing community, not only future residents.

Ensure adequate school places are in place: Before any housing construction takes place, both proposed additional schools in the report are either under construction or have a construction date set. 'The Boherboy lands located to the southeast of the Fortunestown Lane site also contains a school site symbol. As indicated above, 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).' 'COS8 SLO 1 To identify a site for the appropriate location of a new post primary school within the Neighbourhood Area of Citywest / Saggart / Rathcoole / Newcastle to provide for the needs identified for the catchment area by the Department of Education.'

Hard constraints on wastewater: That the proposed Drainage Area Plan is implemented prior to any development. 'Uisce Éireann have also advised the Planning Authority that the 9B sewer is the main strategic foul sewer serving a significant part of South Dublin. There are known constraints and issues with this sewer primarily due to stormwater/surface water run-off water inputs and storm misconnections. A Drainage Area Plan of the network is being developed which considers both current and future scenarios. There is a feasibility study / concept design ongoing to determine the preferred solutions and phasing required for the 9B Sewer catchment.'

Road infrastructure & active travel: That the construction of the ''Western Orbital Route' Road as part of the six-year road programme in the County Development Plan' has commenced, before any housing development takes place. The active travel link between Mill Road and Garter Lane must be direct, safe and in place before the first home is occupied.

CE Response: 

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. Alongside this, a new Specific Local Objective (SLO) is proposed with further recommendations for the SLO proposed by the Chief Executive in the CE Report including the provision of a Community Centre/Sports Hall. The full CE Recommendation is given below (the recommended new text is shown here 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 where feasible and appropriate  

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

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.

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. 

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. 

 

Motion content

The proposed motion proposes a series of amendments to the City West site. If passed, the following is required to be added to the City West SLO: 

It is considered that this motion, providing a SLO restricting development of housing to the list above will undermine the timely delivery of housing on this site. In particular, the delivery of additional schools and the commencement of the Western Orbital will significant delay housing and arent considered required to deliver housing on the lands. The approach taken in the proposed SLO is considered to strike an appropriate and proportionate balance. 

The Chief Executive, in the CE Report, has recommended the inclusion of point g to CS8 SLO2: 

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

This provides for the provision of a community centre / sports hall on the lands as part of a masterplan. In relation to the motion’s request that this facility be delivered at an early phase of residential development, it is envisaged that delivery will occur in tandem with residential development. As for the delivery of certain indoor and outdoor facilities, this will be considered as part of the design of the facility and will be based on identified needs at that time and therefore cannot be defined in detail at this time. Identified needs will be determined by the Community Department of the Council at design stage. The purpose of the SLO is to ensure a facility of appropriate size is delivered. The inclusion of detailed requirements for the building as mandatory 'must' items is not recommended as it constrains the design process. The hall will be suitable for a range of activities. 

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. 

The motion’s proposed addition of a sports pitch 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. 

Active Travel 

The motion requests the provision of safe pedestrian and cycle access connecting directly to Saggart, Citywest and Rathcoole, including facilities such as seating, appropriate lighting and passive surveillance by design, and for the active travel link between Mill Road and Garter Lane to be direct, safe and in place prior to the occupation of the first dwelling. Attention is drawn to point d of CS8 SLO2:  

 d. 'Provision for a direct active travel link through the subject lands between Mill Road and Garter Lane.’ 

The Variation supports walking and cycling accessibility and prioritisation through the masterplanning process. The SLO includes the provision for a direct active travel link through the subject lands between Mill Road and Garter Lane. The design process will ensure that it integrates with existing and planned walking and cycling networks in the surrounding areas.  The timing of the delivery of this link will be in tandem with residential development. The standards for active travel routes are set by Transport Infrastructure Ireland (TII), the National Transport Authority (NTA) and the Department of Transport. These organisations publish guidelines and standards for the design, construction and maintenance of active travel infrastructure, ensuring it meets safety and accessibility requirements. Regarding the request for seating, appropriate lighting and appropriate passive surveillance, these matters will be addressed as part of the detail design of the proposed active travel route and cannot be determined at this time. 

Schools 

The motion also seeks to ensure adequate school places are in place before any housing construction takes place and correctly identifies that there are planned schools either under construction or have a construction date in the Citywest area, this is highlighted in the CE Report. The planning authority engages with the Department of Education and Youth on an ongoing basis through an ongoing ‘Memorandum of Understanding’  (MOU)to actively review school needs and proposals to ensure adequate school places are delivered and planned for, in accordance with the needs and research undertaken by the Department and informed by information provided by the Planning Authority.  

All of the reserved school sites in Citywest have schools built and operational or have planning permission with the exception of Boherboy, which it is envisaged will come forward for planning permission at the appropriate timescale as the Boherboy lands progress. The Department does not build schools in advance of population increase and evidenced demand for them. In addition, the Department of Education and Youth made a submission to the Variation stating that the increased school demand in the Saggart area ‘could be accommodated within existing post primary schools and current capital projects’. Therefore, it is considered that there is an adequate supply of school provision in the area.   

Water and Wastewater 

As stated in the ‘Context and Process’ section above, the identification of lands for rezoning is based on an evidence-based assessment 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 with the SLO as shown above. 

With regard to the motion’s reason to implement the proposed Drainage Area Plan in advance of development, it is noted that the Chief Executive’s Report states ‘A Drainage Area Plan of the network is being developed which considers both current and future scenarios’. However, this is a text error in the CE Report as Uisce Éireann has advised it has already developed a Drainage Area Plan of the network which considers both current and future scenarios. 

In respect of the 9B sewer Uisce Eireann advises that 9B sewer is the main strategic foul sewer serving a significant part of South Dublin. There are known constraints and issues with this sewer primarily due to stormwater/surface water run-off water inputs and storm misconnections.  Uisce Eireann have developed a Drainage Area Plan (DAP) of the network which considers both current and future scenarios. There is a Feasibility Study /Concept Design ongoing to determine the preferred solutions and phasing required for the 9B Sewer catchment. In the interim, developers may off-set flows into the existing network by removing surface water, infiltration and other misconnections from the combined system and direct to the surface water network. The Drainage Catchment area terminates at Ringsend WWTW that has recently undergone a major upgrade and has capacity.’ 

Western Orbital Route 

Table 7.5 in the County Development Plan as adopted sets out the Six Year Road Programme.  It includes what is called the ‘Western Dublin Orbital Route’. The description of this route is set out in the table as: 

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

The table also includes a Function of the road, which is described as: 

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. The function of this route would be primarily to provide resilience to the M50, recognising that this may also provide additional resilience to peripheral roads within the county, in particular between the N7 and N4. Further connections and possible alternative routes will be determined through the review of the NTA’s GDA Strategy and in consultation with TII and relevant local authorities. In any such route a primary objective of South Dublin County Council shall be to protect environmentally sensitive areas including the alluvial woodlands at Rathcoole, the scenic Liffey Valley parklands, and amenities at Lucan Demesne and St Catherine’s Park and Lucan Village and no proposals to continue a road over these lands will be considered. 

The Planning Authority acknowledges that the existing road network in the Saggart / Rathcoole / Citywest area experiences peak-hour congestion, particularly on radial routes linking to the N7 corridor and within local distributor roads during morning and evening commuting periods.

In this regard, the Council is engaging consultants to identify the transport needs and solutions for the western area of the County which will include Lucan. 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. 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 a development to a single infrastructure trigger in advance of the study’s conclusions. 

Introducing the amendment proposed by the motion would result in an overly restrictive approach to development of the lands, especially in the context of potential interim solutions to traffic congestion and to the context of this site which is served by public transport.  

In this context, the amendment is inappropriate and risks the delivery of housing. The proposed SLO in the Variation and the existing policy framework in the CDP alongside the progression of identifying transport solutions for the western area of the county will ensure that transport infrastructure requirements will be appropriately assessed and phased to align with development.  

Conclusion 

Given the evidenced based approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable land for rezoning, including the 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 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 addresses overdevelopment concerns while supporting sustainable development in an accessible location. 

It is recognised that a strategic solution to traffic in the western area of the county is required and a transport study to address these issues is in the process of being commissioned. This will inform decision making on the wider transport infrastructure needs of the area and will provide interim solutions where needed to facilitate development. The Chief Executive is satisfied that the active travel, school and community centre/sport facility and wastewater provisions as set out in the variation and accompanying SLO as per the Chief Executives Report are appropriate to this stage of the process and the proposals seeking to strengthen them further are would unduly constrain development and are not required to ensure sustainable development on the lands. 

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.   

CE Recommendation 

To reject the motion