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 H. Farrell, Councillor V. Casserly

Motion: Amendment Ref No 6. (St Edmundsbury) Propose: that Amendment No.6 (St Edmundsbury) be withdrawn; that the designation of lands at St Edmundsbury that are the subject of this Material Variation remain zoned HA-LV; that this proposed rezoning cannot proceed as it is a complete departure from decades long commitment by the Planning Authority to protecting the subject lands as part of the Liffey Valley; that the status quo (as provided for in the South Dublin County Development Plan 2022-2028) regarding of the zoning designation of the said St Edmundsbury lands be preserved; Reason: The proposed rezoning is a disproportionate and arbitrary response to the National Planning Framework. The proposed rezoning is wholly premature given the incomplete build out of the Adamstown SDZ and Clonburris SDZ. The subject lands form an integral component of the Liffey Valley green infrastructure network, acting as a strategic ecological corridor linking St. Catherine's Park, Lucan Demesne and downstream habitats along the River Liffey. The proposed rezoning (amongst others) places a disproportionate burden on Lucan and the Lucan Electoral Area in terms of the County wide compliance with the National Planning Framework. This proposed rezoning would lead to a catastrophic loss of green space. The subject lands have very poor access and egress points, decanting onto a road network that is currently at saturation point. The proposed rezoning would result in the permanent and irreversible loss of habitat, fragmentation of wildlife corridors, and a reduction in overall biodiversity resilience. The Department of Housing, Local Government and Heritage (DHLGH), through the NPWS, highlights that the lands at St. Edmundsbury, proposed for rezoning from High Amenity (HA-LV) to residential, are of high ecological sensitivity, given their proximity to the Liffey Valley proposed Natural Heritage Area (pNHA) and Special Amenity Area. The subject lands contain a number of protected structures and are also situated adjacent to the Liffey Valley Special Amenity Area Order (SAAO), which is recognised as an area of high scenic, ecological and cultural value. CS7 SLO2: Development on RES-N zoned lands at St. Edmundsbury, Lucan Road is insufficient, ad hoc, piece meal and a manifestly inferior measure to protect the subject lands.

Cllr Vicki Casserly, Cllr Liona O'Toole, Cllr Caroline Brady

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 SAAO. 

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 in locations which comply with planning principles such as compact growth and TOD. The lands have not been chosen on an ad hoc basis but in principles related to proper planning and sustainable development 

Zoning and High Amenity /SAAO

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 toascertainusage 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. 

Environmental Concerns, Loss of Green Space, and the Liffey Valley Green Corridor / SAAO 

It is noted that the motion raises concerns regarding potential environmental impacts, including biodiversity loss and the reduction of green space, associated with 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, to be provided in advance of, or alongside, any residential development. This park will play a key role in protecting sensitive lands, while transforming existing intensively farmed (tillage) areas into a diverse and multifunctional green infrastructure network. In doing so, it will enhance biodiversity, strengthen ecological connectivity, and significantly improve public amenity within the area. 

All development proposals will also be required to be guided by a comprehensive masterplan, to be prepared in consultation with and approved by the Planning Authority. This masterplan must be informed by detailed ecological assessments, including the evaluation of protected species such as bats, otters, and badgers, and must ensure the retention and enhancement of important landscape features including hedgerows, tree lines, and associated habitats. These requirements are intended to ensure that ecological considerations are fully integrated into the design and delivery of any development. 

In the context of the Liffey Valley Green Corridor and the Special Amenity Area Order (SAAO), the proposed approach seeks to reinforce and enhance the environmental integrity of the wider corridor. While the variation does involve some loss of lands—now reduced following submissions and environmental review—it is considered that the overall effect will be positive, improving the connection and interconnectedness of green infrastructure in accordance with County Development Plan policies and objectives. The delivery of the park, combined with strong SLO provisions, will support a more coherent and accessible green network. 

Furthermore, the remainder of the lands outside the variation area will continue to be protected under the HA-LV zoning objective and the SAAO designation. This ensures that the broader environmental and landscape value of the Liffey Valley is safeguarded in the long term. It is therefore considered that the approach, underpinned by the SLO, strikes an appropriate balance between facilitating sustainable development in a strategically located area and protecting the environmental sensitivities and green infrastructure of the Liffey Valley. 

Built Heritage - RPS  

There are several RPS structures within the vicinity of the site, with one being in the western edge of the site, described as ‘Detached Two-Bay Two-Storey House and Stable Block’. The SLO requires a design statement outlining how the proposal responds to the setting and special interest of the Protected Structures and their curtilage. Furthermore, there is existing strong policy and objectives within the County Development Plan which will also inform assessment of any development on the land.  

Access and Egress 

The SLO requires a Masterplan, an element of which is a Transport and Traffic Assessment. This will inform access and egress points. It will also take account of the public transport available to future residents and the potential for modal shift. 

Adamstown and Clonburris Build Out 

The Development Plan and proposed Variation, in terms of housing delivery, is dependent on the full completion of SDZs in addition to these proposed lands to meet revised housing targets. This ensures a continuous pipeline of appropriately located lands to meet projected need as per revised NPF targets. St. Edmundsbury represents compact growth within the existing urban footprint, complementing—not competing with—Adamstown and Clonburris.  

The rezoning places a disproportionate burden on Lucan 

The rezoning forms part of a county-wide strategy to meet NPF housing targets, rather than seeking to place an undue pressure on a single area. Lucan is within the metropolitan area and within Dublin City and Suburbs. The NPF includes a requirement to accommodate 50% of new housing within the built-up footprint of the City and Suburbs. Therefore, the inclusion of this land at St. Edmundsbury is consistent with national and regional policy.  

 

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