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 Joanna Tuffy with Councillor C. Brady

That the proposed Amendment No. 3 St. Finnstown including the related CS7 SLO7 is deleted from the part of Proposed Variation and replaced by an amendment that retains the current zoning of open space but designates this site as Future Strategic Long Term Development Area and relates this designation to CS3 Objective 4 and CS03 1 to 3 and relevant SLOs.

REASON: That the proposed variation rezones an entire site for residential that has been an amenity - a heritage hotel and associated green space. It misses an opportunity to extend Tandy's Lane Park. It fronts on to a traffic congestion hot spot. To amend the proposed variation to make this a Future Strategic Long Term Development Area allows these issues to be considered thoroughly, including the possibility of a proposal that retains a substantial area of open space. This could be done as early as 2 years from now during the next County Development Plan process.

Cllr. Joanna Tuffy Cllr. Caroline Brady

CE Response 

This amendment is in relation to the rezoning of lands at Finnstown Castle that are currently zoned Objective OS 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:  

  1. Development may notcommenceuntil DART+ South West or an equivalent rail service has commenced construction or operation, as may be relevant. 
  2. 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.  
  3. Throughappropriate 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:  

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. 

 

The Planning Authority notes that the motion refers to CS7 SLO7, however it is assumed this is in error, as this relates to the Knockmeenagh Framework site.   

 

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. 

 

Future SDA 

The purpose of Future Strategic Long-Term Development Areas (SDAs) is to give clear strategic direction to future development locations under the next 10-year County Development Plan to enable the lead in time necessary for preparatory work by SDCC, utility providers, landowners and other key stakeholders to plan for release of such lands as the need arises in the 2030s. 

Given the size of the lands in question, their location and limited separate land holdings, the lead in time required for the much larger and more complex SDA lands in the proposed Variation is not required for these lands. 

It is considered that these lands, given their location, and access to transportation options, provide an appropriate site for compact growth, and are capable of being delivered in the short-medium term. As such, the proposal to retain the OS zoning and designate as an SDA is not considered appropriate and would jeopardise the ability of the Planning Authority to deliver on the targets set through the revised NPF and related guidelines. 

Consideration of Issues 

The issues raised in the motion can be adequately addressed through the existing policies and objectives in the County Development Plan, further emphasised at a site-specific level in the requirements of the SLO and the associated masterplan for the lands.   

The masterplan and required Public Open Space Audit will facilitate the consideration of the optimal location for open space within the lands, being cognisant of the adjacent Tandy’s Lane Park and opportunities for enhancing the value of that park through extension into Finnstown, where that is appropriate. 

A traffic and transport assessment is also required by the SLO which will further inform the site and its layout. Further to this, the County Development Plan also provides for the Western Dublin Orbital Route (N7–N4, with potential N81 extension) to improve network resilience, subject to environmental protections and further review, alongside Objective SM6 SLO 1 to assess wider transport needs across the western area. The Council is commissioning an Area-Based Transport Assessment for the western County to identify short-, medium-, and long-term solutions, including interim measures and a full Transport Plan (2026–2028) with public consultation. This approach will further supplement the SLO, existing and planned transport provision for area, and aid the combating of traffic and congestion 

There is also strong reference to Finnstown Castle (RPS) in the SLO and the need for a Design Statement outlining how the proposal responds to the setting and special interest of the Protected Structure and its curtilage. 

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 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. 

Having regard to the site-specific requirements and protections set out in the SLO attached to the lands, to the existing County Development Plan policy and to the potential to develop this site in the short-medium term, it is considered that there is no basis on which to reject the RES zoning proposed and replace it with a Future Strategic Long-Term Development Area (SDA) designation.   

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 amendments to CS7 SLO3 to reflect the recommendations in the CE Report 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:  

  1. 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. 
  2. 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.  
  3. 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 needs identified, 

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