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 V. Casserly

Amendment No. 14 Pg 503 Foxhunter That the Council amends the Chief Executive's Recommendation in respect of Amendment No. 14 Foxhunter by deleting the proposed residential zoning and retaining the existing zoning pending consideration through the preparation of the next County Development Plan.

REASONS The proposed rezoning would facilitate approximately 38 residential units and therefore makes a negligible contribution towards the overall housing capacity identified through Variation No. 2. The site has historically presented challenges in relation to residential development and its location, layout and access arrangements are more appropriately considered through a wider review of land-use objectives as part of the next County Development Plan process. Given the scale of residential development already delivered and planned throughout Lucan, Adamstown and Clonburris, it is appropriate that the future role of the Foxhunter lands be assessed comprehensively through the Development Plan review process, including consideration of alternative land-use objectives such as employment and enterprise uses. Having regard to the limited housing yield of the site the availability of alternative lands to meet housing targets and the need to consider the most appropriate long-term land-use strategy for the area the proposed rezoning should not proceed as part of Variation No. 2.

CE Response: 

This motion is in relation to the designation of lands at the Foxhunter, Ballydowd that are currently zoned Objective ‘RW’ to ‘RES’ under Variation No. 2 of the South Dublin County Development Plan (CDP) 2022-2028. 

The land parcel in question is c. 1.18ha. See aerial view attached.

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). 

Scale of Development 

The Planning Authority notes that the subject lands have an estimated capacity of c. 38 residential units. This indicative capacity is informed by the application of a Density Framework (2025), which was prepared in accordance with the provisions of the Revised NPF and the Compact Settlement Guidelines (2024), as outlined in the Report to Elected Members at the October 2025 Council Meeting.  

The Density Framework applied a structured methodology to determine residential yield, including classification of settlement types, establishing appropriate (net) density ranges, of which considered accessibility to services and public transport, and then refining the permissible densities having regard to site-specific considerations such as character, amenity and environmental constraints. 

In this context, the estimated yield for the Foxhunter lands reflects the application of an appropriate density, within the relevant permissible range for this location (Min. 40 – Max. 80uph (net)). Furthermore, the midpoint of the applicable density range was applied, in this instance, and was further refined based on site-specific considerations (c. 38 units), in accordance with the aforementioned guidelines. 

While the overall yield is modest when considered in isolation, it is considered that Variation No. 2 applies a cumulative approach to housing delivery, whereby appropriate, accessible sites of varying scale, collectively contribute to meeting the housing targets for the County. 

In this context, it is not considered appropriate to defer the consideration of the subject lands to a future Development Plan, where an identified requirement exists to provide additional residential capacity within the lifetime of the current Plan period and where the lands have been assessed as part of a comprehensive and evidence led process.  

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. 

It is noted that the Chief Executive has recommended a new SLO on the lands in response to other motions and their concerns around access 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’. 

It is considered that this is the appropriate time to rezone this site. The rezoning has been carefully considered as part of the settlement capacity audit and of examination of the planning history of the site. There is no benefit to defer the proposed rezoning. 

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 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. 

As outlined above, these lands have been carefully considered as part of the settlement capacity audit and a review of planning history. The rezoning to residential would provide much needed housing in a sustainable location with good public transport. There is no requirement, nor will there be any benefit to defer the zoning of the lands.  

It is noted that the OPR has made one recommendation to continue to progress amendments 1 to no. 16 of the proposed Variation.  

CE Recommendation 

To reject the motion to defer the rezoning of the lands and to adopt Amendment 14 Foxhunter, of the proposed Variation to the County Development Plan 2022-2028