Reply - 91758

COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

South Dublin County Council Crest

MEETING OF SPECIAL MEETING OF COUNTY COUNCIL

Friday, June 19, 2026

MOTION NO.

MOTION: Councillor W. Carey

Proposed Amendment to Variation No3. Finnstown Castle - Page 104 Motion: This Council agrees to retain the current Objective OS zoning designation of lands at Finnstown Castle

Reason: To maintain existing open space and avoid overdevelopment

Proposed by Cllr's Carey, Dunne, Whelan and Mannion

CE Response:

This amendment is in relation lands at Finnstown Castle that are currently zoned Objective OS to rezone to RES under Variation No. 2 of the South Dublin County Development Plan 2022-2028. The rezoning went out to public consultation with an accompanying specific local objective (SLO) as follows, with additional text recommended in the CE Report in bold:

CS7 SLO3 - Development on RES zoned lands at Finnstown Castle shall comply with the following:

Development may not commence until DART+ South West or an equivalent rail service has commenced construction or operation, as may be relevant.
An infrastructure masterplan shall be submitted to the planning authority as part of a planning application for residential development, addressing the water and wastewater network upgrades as necessary to serve the subject lands while demonstrating that the needs of zoned lands in the surrounding area, includingClonburrisSDZ, are not compromised. To be agreed with Uisce Éireann in advance of submission of a planning application.
Through appropriate studies or otherwise and having regard to the cumulative development potential around and including the subject lands, planning applications for residential development on the subject lands shall be informed by and address, inter alia:

a. Retention and enhancement of the hedgerow and tree line on the north-western boundary of the site as recorded on 1st Edition OS maps,

b. A Social Infrastructure Audit and provision within development proposals to address any needsidentified,

c. A Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact,

d. A Design Statement outlining how the proposal responds to the setting and special interest of the Protected Structure and its curtilage,

e. A Public Open Space Audit to inform proposals for public open space and recreational facilities,

f. Provision for direct active travel connections from the subject lands into Adamstown SDZ; and

g. Demonstratethat adequate educational capacity for residential growth adjacent to Adamstown are catered for, in consultation with the Department of Education and Youth.

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.

NPF Objectives: Compact Growth and TOD

It should be noted that the approach undertaken 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.

SLO

The Specific Local Objective (SLO) establishes a comprehensive and enforceable framework to ensure that any development of the Finnstown Castle lands is aligned with infrastructure capacity and sustainable planning principles. It links development directly to the delivery of strategic public transport through the requirement for DART+ South West (or equivalent), and mandates the preparation of an agreed infrastructure masterplan to address water and wastewater capacity without prejudicing surrounding areas. The SLO further requires that planning applications be informed by detailed assessments addressing cumulative impacts, including social infrastructure provision, transport and traffic, open space, and educational capacity. It ensures the protection of heritage and landscape features through design requirements relating to the Protected Structure and the retention of key hedgerows, while also securing active travel connectivity to Adamstown. Collectively, these provisions ensure that development is carefully managed, infrastructure-led, and responsive to both the site’s sensitivities and the needs of the wider area.

Infrastructure Provision and Open Space

The proposed rezoning of Finnstown Castle is subject to a robust Specific Local Objective (SLO), which directly addresses concerns regarding cumulative infrastructure impacts and quality of life, as well as environmental and historic structure concerns.

The SLO requires that any residential development be informed by a Social Infrastructure Audit to assess existing capacity and identify additional requirements arising from the proposal, with appropriate provision to be incorporated within the development. This helps to facilitate needs arising from Finnstown development having regard to cumulative growth across the wider area.

The SLO also ensures that any proposed development demonstrates adequate educational capacity exists to provide for the growth from Finnstown.

In terms of open space, there is a requirement in the SLO for a public open space audit to inform proposals for open space and recreational facilities. Finnstown is immediately adjacent to Tandy’s Lane Park and there is potential to add value to the existing park through the design of open space within any future development.

Accordingly, the Planning Authority is satisfied that development at Finnstown Castle can be delivered in a manner that is aligned with physical and social infrastructure capacity and integrated within a well-served and accessible community.

The approach adopted is a policy-led response to population increase which supports compact growth and transport-oriented development, promoting modal shift towards public transport and active travel.

Conclusion

Given the approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable land for rezoning, including the Finnstown 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.

Finnstown is well located to deliver on the requirement to meet the new housing targets and provide for national policy on compact growth. While the lands are open in character, they are within an urban settlement and do not currently provide public open space. There is potential to enhance existing adjacent public open space through redevelopment. Furthermore, it is considered that the issues raised by this motion have been considered and addressed as part of the proposed rezoning through the associated SLO and the existing County Development Plan policy.

It is noted that the OPR has recommended progression of the Variation amendments 1-16.

CE Recommendation

To adopt Amendment No. 3 Finnstown Castle with the following amendment to CS7 SLO3 to reflect the recommendations in the CE Report and the recommendations of the strategic environmental assessment in response to submissions made at public consultation stage (changes in bold):

CS7 SLO3

Development on RES zoned lands at Finnstown Castle shall comply with the following:

Development may not commence until Dart+ Southwest has commenced construction or an equivalent rail service to the Dart+SW is operational, as may be relevant.
An infrastructure masterplan shall be submitted to the planning authority as part of a planning application for residential development, addressing the water and wastewater network upgrades as necessary to serve the subject lands while demonstrating that the needs of zoned lands in the surrounding area, includingClonburrisSDZ, are not compromised. To be agreed with Uisce Éireann in advance of submission of a planning application.
Through appropriate studiesor otherwise and having regard to the cumulative development potential around and including the subject lands, planning applications for residential development on the subject lands shall be informed by and address, inter alia: