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, Councillor H. Farrell
That this council reject the proposed variation to County Development plan to zone St. Edmundsbury from High Amenity to Residential
Reason
High amenity Area Biodiversity and Climate Emergency. To protect the existing High Amenity function of St Edmundsbury that contribute to the landscape character, buffer zone to the SAA, visual amenity, biodiversity value and role within the wider Liffey Valley ecological corridor; to safeguard the long-term environmental and amenity value of lands adjoining the Liffey Valley; to maintain consistency with sustainable development and the environmental protection objectives of the SDCC Development Plan and having regard to established planning principles that environmentally sensitive and High Amenity lands may be protected from residential rezoning in the interests of proper planning and sustainable development, notwithstanding wider housing objectives.
CE Response:
This motion seeks to reject the proposal as part of the Variation to rezone lands at St. Edmundsbury to RES-N from their current HA-LV (High Amenity – Liffey Valley) zoning. The subject lands are located directly north/north east of Lucan village, adjoining its northern boundary is the Liffey Valley SAA.
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 additional lands proposed as part of variation are therefore required for SDCC to continue to meet its now increased housing target into the future following the revision of the NPF.
NPF Objectives: Compact Growth and TOD
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.
These lands lie within the wider Lucan village, immediately adjacent to primary and secondary schools, to health and community infrastructure and other services and to retail. The lands run along the R835 – the old Dublin-Lucan Road – and are well served by high capacity bus services on a dedicated bus lane, a short distance to the N4. They are ideally placed to accommodate the scale of development being proposed while still protecting the wider environment.
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.
Zoning and High Amenity
Following the public consultation the CE recommended a reduced site area proposed for rezoning in response to concerns raised about the proximity to the SAAO and to the treeline along the boundary and additional points to the SLO to further strengthen the requirements around protection of the key natural heritage features. The proposed amended zoning has the following changes:
Proposed Revised Area of Res-N 9.67 Ha from 14.98
Proposed Revised Retention of HA-LV 5.31 Ha
And the Amendment to SLO (CE Recommendation in CE Report in bold):
CS7 SLO2
Development on RES-N zoned lands at St. Edmundsbury, Lucan Road shall comply with the following:
1.The development of a park within the Liffey Valley (zoning objective HA-LV) with enhanced recreational amenity and accessibility of the area while protecting the valley’s biodiversity and enhancing the green infrastructure network shall be provided for in tandem with, or prior to, residential development of the adjoining Res-N zoned lands. The park shall include lands within the HA-LV zoning objective to the north and west of the Res-N zoned lands extending to the River Liffey, including to the north and west of St. Patrick’s Hospital grounds and including connections westwards to Lucan Village and Chapel Hill. A detailed proposal to achieve this shall be agreed with the planning authority in advance of submission of a planning application for residential development on the Res-N zoned lands.
2.A masterplan for the lands shall 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,
b.Retention and enhancement of the east-west hedgerow and tree line in the north of the site as recorded on 1st Edition OS maps,
c. A Local landscape and historical character assessment, which shallinclude a landscape and visual impact assessment taking account of views to be agreed in advance with the Planning Authority
d.Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact, and
e. A Design Statement outlining how the proposal responds to the setting and special interest of the Protected Structures and their curtilage
f. The inclusion of an Ecological buffer to form part of the eastern and northern boundary of the lands and to include retention of the mature woodland in the southeast of the lands. The buffer to comprise minimum of 50m from boundary, following contours and be informed by ecological surveys - The objective of the buffer will be to provide an ecological and visual buffer between future residential development and lands of the Liffey Valley to the east and north. Design and planting regime to be agreed with SDCC in advance and provide for thorny and native shrub species that support foraging and commuting habitat for species whilst deterring human and domestic animal ingress. See amended map below.
g. Lighting design and implementation should be informed by ecological surveys and seek to minimise impacts on wildlife via sensitive design in line with Institute of Lighting Practice Note 23/8 and any superseding guidance
These recommended amendments are considered to comprise a comprehensive and consolidated response which will ensure the protection of the environment, the SAAO, Liffey Valley, and Green Infrastructure.
Climate Action
In relation to climate resilience, all future proposals will be required to demonstrate compliance with the relevant objectives in the County Development Plan and with relevant legislation, including requirements to combat climate issues through flood risk management, where relevant and through sustainable surface water management (SuDS). New buildings have to conform with the building regulations which include climate action requirements outside the remit of the planning function. The retention of significant green infrastructure, combined with enhanced planting and ecological design, ensures that the lands will continue to contribute to climate adaptation objectives, consistent with the SDCC Climate Action Plan 2024–2029.
In this context, the proposed development has been assessed through Strategic Environmental Assessment (SEA), Appropriate Assessment (AA), and Strategic Flood Risk Assessment (SFRA), ensuring consistency with climate objectives, environmental protection requirements, and long-term resilience.
Development must be guided by a masterplan and informed by ecological assessments addressing species, habitat retention, and mitigation. Targeted measures include a 50m ecological buffer, protection of hedgerows and tree lines, sensitive lighting, Ecological Impact Assessment, and landscape/visual assessment.
The remaining lands retain HA-LV zoning and SAAO protections. All proposals must comply with the County Development Plan and national guidelines, ensuring no adverse environmental or amenity impacts. Overall, the amended SLO provides a balanced, sustainable approach that protects the Liffey Valley while enabling carefully managed development
Environmental Concerns
It is noted that the motion raises concerns regarding potential environmental impacts, including biodiversity loss and the reduction of existing green space, arising from the proposed variation lands at St. Edmundsbury. The Planning Authority considers the proposed amended zoning and Specific Local Objective (SLO)to be a robust and enforceable framework for development which responds appropriately to its context. This framework is specifically designed to avoid adverse environmental outcomes and instead ensure that any future development is accompanied by appropriate mitigation measures.
A central component of this approach is the requirement for the delivery of a substantial public park within the Liffey Valley. This park must be provided as part of any residential development. The creation of this park is intended to protect environmentally sensitive lands while transforming existing intensively farmed (tillage) areas into a multifunctional green infrastructure network. This will enhance biodiversity, improve ecological resilience, and significantly strengthen habitat connectivity across the wider landscape, while also delivering meaningful public amenity.
The SLO further requires that all development proposals be guided by a comprehensive masterplan, subject to approval by the Planning Authority. This masterplan must be informed by detailed ecological assessments, including the identification and protection of species such as bats, otters, and badgers, as well as the preservation and enhancement of key landscape features such as hedgerows, tree lines, and riparian corridors. These measures are intended to ensure that biodiversity is not only protected but actively enhanced as part of the development process.
In relation to the Liffey Valley Green Corridor and the Special Amenity Area Order (SAAO), the proposed framework reinforces the strategic objective of maintaining and enhancing the environmental integrity of the corridor. While the variation does entail some reduction in zoned lands—now revised downward following submissions and environmental review—it is considered that the overall approach will strengthen the connectivity and functionality of green infrastructure across the area. The integration of the public park and associated green linkages is aligned with the policies and objectives of the County Development Plan (CDP), ensuring improved interconnectedness within the Liffey Valley landscape.
Importantly, the remainder of the lands outside the variation area will continue to be protected under the HA-LV zoning and the SAAO designation. This ensures that the broader environmental and landscape value of the Liffey Valley is safeguarded, maintaining continuity with existing protections and reinforcing long-term conservation objectives.
Overall, it is considered that the proposed approach—anchored by the SLO, the delivery of strategic green infrastructure, and the ongoing protection afforded by the SAAO—strikes an appropriate balance. It aligns with the requirements of the revised National Planning Framework (NPF), responds to the site’s environmental sensitivities, and leverages the location’s strategic development potential, while ensuring that ecological protection and enhancement remain central to any future development.
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 approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable zoned land, including the revised St. Edmundsbury 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.
The proposed St. Edmundsbury lands, as amended, are ideally located to deliver on compact growth without damaging the wider environment, being within the village environs and having access to multiple services and social and community infrastructure, with high-capacity bus service on the doorstep. As such, they meet the requirement to deliver the new housing targets and ensure that national policy on housing delivery and compact growth is achieved.
It is noted that the OPR has recommended progression of the Variation amendments 1-16.
CE Recommendation
To adopt Amendment No. 6 St. Edmundsbury with the following amendment to CS7 SLO2 to reflect the recommendations in the CE Report (amendments in bold):
Amend the Zoning Boundary Extent
Proposed Revised Area of Res-N 9.67 Ha
Proposed Revised Area of HA-LV 5.31 Ha
And
CS7 SLO2
Development on RES-N zoned lands at St. Edmundsbury, Lucan Road shall comply with the following:
1. The development of a park within the Liffey Valley (zoning objective HA-LV) with enhanced recreational amenity and accessibility of the area while protecting the valley’s biodiversity and enhancing the green infrastructure network shall be provided for in tandem with, or prior to, residential development of the adjoining Res-N zoned lands. The park shall include lands within the HA-LV zoning objective to the north and west of the Res-N zoned lands extending to the River Liffey, including to the north and west of St. Patrick’s Hospital grounds and including connections westwards to Lucan Village and Chapel Hill. A detailed proposal to achieve this shall be agreed with the planning authority in advance of submission of a planning application for residential development on the Res-N zoned lands.
2. A masterplan for the lands shall 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,
b. Retention and enhancement of the east-west hedgerow and tree line in the north of the site as recorded on 1st Edition OS maps,
c. A Local landscape and historical character assessment, which shall include a landscape and visual impact assessment taking account of views to be agreed in advance with the Planning Authority
d. Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact, and
e. A Design Statement outlining how the proposal responds to the setting and special interest of the Protected Structures and their curtilage
f. The inclusion of an Ecological buffer to form part of the eastern and northern boundary of the lands and to include retention of the mature woodland in the southeast of the lands. The buffer to comprise minimum of 50m from boundary, following contours and be informed by ecological surveys - The objective of the buffer will be to provide an ecological and visual buffer between future residential development and lands of the Liffey Valley to the east and north. Design and planting regime to be agreed with SDCC in advance and provide for thorny and native shrub species that support foraging and commuting habitat for species whilst deterring human and domestic animal ingress.
g. Lighting design and implementation should be informed by ecological surveys and seek to minimise impacts on wildlife via sensitive design in line with Institute of Lighting Practice Note 23/8 and any superseding guidance