COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor C. Brady

Amendment 14 (Foxhunter) Add That no vehicular access be provided to this site through Hermitage estate.

Reason: This is in line with rulings from An Bord Pleanala.

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. 

Public Transport 

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). 

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 considered that the inclusion of a prescriptive Specific Local Objective (SLO) which prohibits vehicular access through adjoining lands would inappropriately predetermine the outcome of a Traffic and Transport assessment, which will be undertaken as part of a planning application process. The assessment would examine public transport options, vehicular movements, potential rat-running, and impacts on the existing road network, including the Hermitage Estate. Planning applications are subject to public consultation with the ability to appeal the planning authority decision should that be considered necessary. 

Having regard to the above, it is considered that an amended SLO should be applied to the site to help address the transport and access concerns. 

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. 

Conclusion 

The rezoning of these lands to residential would provide housing in a sustainable location with good public transport. There is no presumption within the proposed zoning that access must be provided through the adjoining existing residential lands. A Traffic and Transport Assessment at planning application stage will take account of the context of surrounding lands, the existing road network and the quantum of development being proposed. 

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 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. 

However, having regard to the concerns expressed, it is considered that an amendment to the SLO being proposed in the motion should be applied to the site to help address the transport and access concerns. 

CE Recommendation 

 To include a new Specific Local Objective on the Foxhunter lands 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’.