COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor W. Carey

Proposed Amendment to Variation No.6 - St Edmundsbury - Page 250 Motion: This Council agrees to retain the current Objective HA zoning designation of lands at St Edmundsbury

Reason: To maintain existing high amenity area

Proposed by, Cllr Carey, Dunne, Whelan & Mannion

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.  

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 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 the 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. 

Existing HA-LV Zoning 

The motion seeks to maintain the existing zoning. However, the Planning Authority, following the application of the section 28 Compact Settlement Guidelines in response to the Revised NPF and the associated implementation guidelines, considered the site, following a capacity assessment for key areas such as access to services, transport accessibility, infrastructure and capacity, and considered the lands at St. Edmundsbury as appropriate for rezoning. The Planning Authority is required to zone additional lands under the NPF Guidelines to aid the delivery of additional housing and meet the higher target as set out in the revised NPF. These lands in Lucan, as set out above, meet the criteria for rezoning. 

Further to this, the SLO ensures that appropriate measures are in place to deliver a development which responds to its context, and which will ensure a high level of amenity not only to future residents but to existing residents of Lucan.   The requirement for a masterplan, a park, a landscape assessment, ecological assessment, historical character assessment, transport assessment, a design statement with regard to protected structures and an ecological buffer from the SAAO and woodland, as well as a lighting design and implementation plan, are key features to ensure the lands will be developed in an appropriate and considerate manner.  

It is important that a balance is struck between the need to deliver additional housing nationally and locally, as well as the need to preserve existing high amenity areas. Following on from the consultations and the submissions received in response to the public display of the variation, and in consultation with environmental consultants, it was considered to amend the boundary of the proposed variation lands. This reduces the size of the lands being proposed for rezoning by approximately 5ha, in addition to increasing the buffer and safeguarding of the SAAO and other more sensitive HA-LV characteristics.  

All future proposals must comply with the County Development Plan and national guidelines, ensuring no adverse environmental or amenity impacts while delivering on housing. Overall, the amended SLO provides a balanced, sustainable approach that protects and enhances the Liffey Valley while enabling carefully managed development. Finally, the approach aligns with National Strategic Outcome 7 by seeking to enhance amenity and environmental quality through well-designed public realm and green infrastructure, and ensuring an appropriate balance is met between sustainable growth and environmental consideration.

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 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.  

h.  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.