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
Amendment 4 - Tubber Lane North
Motion: This Council agrees to amend point 1 in CS7 SLO5 to insert: 'and the Bus Connects network redesign or equivalent bus service for the surrounding area is fully operational' at the end of the existing point 1
Reason: To ensure adequate provision of public transport to meet the needs of the existing and future residents.
Proposed by Cllr's Carey, Dunne, Whelan and Mannion
CE Response
This motion seeks to amend point 1 of the SLO of Amendment 4 Tubber Lane North of the proposed Variation to read (as per below recommendation):
- Development may notcommenceuntil Dart+ Southwest has commenced construction or an equivalent rail service to the Dart+SW is operational, as may be relevant.
To add:
'and the Bus Connects network redesign or equivalent bus service for the surrounding area is fully operational'
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.
Tubber Lane North – Bus Services
In terms of public transport, Tubber Lane North will be primarily served by bus and active travel infrastructure. The lands are within walking distance to services on Shackleton Drive within Adamstown (C2 and X30), with the potential for linkages to be enhanced through future development and the delivery of Tobermaclugg Park, as required by the SLO. The lands are also located approximately 900m from high capacity bus services along the Celbridge Road (C4, C6 and X27). Therefore it is considered that the requirement to have additional services redesigned and then become operational is overly restrictive given existing services and access to Adamstown Station and Active Travel.
The SLO as part of the proposed Variation requires a traffic and transport assessment informing the masterplan for the lands as follows:
- A masterplan for the lands, integrated with the existing parameters of the Adamstown SDZ Planning Scheme, 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 on the subject lands. Having regard to the cumulative development potential around and including the subject lands,
d. A Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact, informed by options which can be demonstrated as being capable of being delivered as part of development, phased or otherwise, to provide access to high-capacity public transport as defined in the Sustainable Residential Development and Compact Settlement Guidelines;
The SLO sets out a clear and structured requirement for a masterplan-led approach to the development of the lands, supported by a Transport and Traffic Assessment. This ensures that all transport-related matters, including cumulative impacts arising from surrounding development, are carefully examined and addressed in a coordinated manner, while also taking account of environmental considerations and the need for sustainable mobility. This will allow SDCC to understand the future needs and requirements for the future growth of the lands/area.
In parallel, the Council continues to actively engage with the National Transport Authority (NTA) to influence and faciliate the delivery of bus services to support existing and planned growth. It is therefore considered that the SLO comprehensively caters for the impact of cumulative growth and the traffic and transport masterplanning for the lands, and therefore the network does not require a redesign.
The Planning Authority will continue to support and facilitate the delivery of strategic public transport infrastructure—including BusConnects, DART+ South West and Lucan Luas—and to ensure that development is aligned in an appropriate way with this infrastructure through plan-led development. It is considered that the SLO for the Tubber Lane lands is appropriate and ensures that a masterplan for the lands is informed by a traffic and transport assessment which will include the public transport provision in the area.
Therefore, it is considered that an appropriate link is provided to the surrounding areas, and the wider Adamstown area. Therefore, a network redesign and requirement for operation of same is not considered appropriate due to the existence of the SLO and the requirements for transport.
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 Tubber Lane 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 issues raised by this motion and by submissions at public consultation stage in relation to infrastructure provision and cumulative growth have been considered and addressed as part of the proposed rezoning through the associated SLO and the existing County Development Plan policy. The SLO requires phasing of development with water services, Dart+SW or an equivalent rail service, delivery of Tobermaclugg Park (which will provide quicker links to the bus stop at Shackleton Drive) alongside a Masterplan addressing environmental sensitivities, social infrastructure, traffic and transport and public open space. The Masterplan also requires integration with Adamstown SDZ.
Imposing a requirement to redesign the network and for the same to become operational, at present, without NTA support risks undermining the timely delivery of much-needed housing in an area where high-capacity public transport exists and additional services are planned.
Furthermore, the Chief Executive would not recommend a phasing style SLO linked to the motion for the above reasons, as it could provide uncertainty and /or impact on the timely delivery of housing at this appropriate location, already serviced by transport links which will be further enhanced through the SLO.
CE Recommendation n
To reject the motion.