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 3 (Finnstown) Amend the proposed SLO no 1 to delete: Development may not commence until Dart+ Southwest or the commencement of an equivalent rail service to the Dart has commenced construction or operation, as may be relevant. And replace with: That development shall not commence in advance of the delivery of additional capacity on the rail service to Adamstown and Kishoge, and that the occupation of residential units be subject to the commencement and operation of the Dart+ South West service, or the commencement of an equivalent rail service to the Dart.
Reason: The current rail infrastructure is already operating at full capacity and urgently needs to be upgraded before additional demand comes onstream. Homes must be delivered hand in hand with the necessary increased infrastructure, therefore the population along this rail corridor should not be increased until Dart+ South West is operational.
CE Response:
The motion seeks to amend the SLO, point 1 to state:
That development shall not commence in advance of the delivery of additional capacity on the rail service to Adamstown and Kishoge, and that the occupation of residential units be subject to the commencement and operation of the Dart+ South West service, or the commencement of an equivalent rail service to the Dart.
The reason for the motionindicatesthat therail infrastructure isoperatingat full capacity and needs urgent upgrading.It is put that the population along the rail corridor should not be increased untilDart+SWis operational.
Link to Dart+SW Project
It is important to recognise the relationship between the site and DART+South Westand that the Planning Authority considers that enhanced rail capacity remains strategically importantto ensure that there is adequate public transport options for Adamstown and the proposed lands in this Variation, notably with the proposed connections outlined in the SLO.The SLOattached to Finnstownlinks development to thecommencementof DART+South West. In addition to the link to Adamstown Station, Finnstown is linked to high frequency bus services on the Newcastle Road and will have access to other services through connections proposed via the SLO.
However, requiring that DART+ Southwestbe not onlycommencedbut alsoconstructed andoperational prior tooccupation of housingwould introduce an unduelevel of uncertainty and dependency onoperationaltimelines that are outside the control of the Planning Authority and risk stalling sustainable growth.
The Chief Executive carefully considered the principle and wording of the SLO for the Dart+ SW and on balance, considers it to be appropriate. In general, the Chief Executivewould not recommend linking thedelivery of specificresidential landsto a strategic transport project at zoning stage as this partially pre-determines the transport accessibility of the lands in advance of the detailed, evidence-based assessment that is properly undertaken at planning application stage.
The approach taken in the proposed SLO, to link development to the commencement of Dart+SW is considered to strike an appropriate and proportionate balance between ensuring alignment with strategic transport investment and allowing for orderly, plan-led development. It is noted that the Dart+ SW is a strategic project with planning approval and will serve the future residents of the subject lands.
Critically, the SLO also mandates a comprehensive masterplan, integrating with the Adamstown SDZ Planning Scheme, alongside a detailed Transport and Traffic Assessment that must address cumulative impacts and demonstrate deliverable measures to secure access to high-capacity public transport, including the existing Bus Connects service,in accordance with national guidelines.
Public Transport
Future residents will be well served by high-frequency bus services, including routes at along the Newcastle Road (C1, L53 and P29), all within walking distance of the site. These services are complemented by a strong and expanding active travel network, integrated with the Adamstown SDZ and wider cycling and walking infrastructure. Together, this provides good connectivity and supports sustainable travel patterns without reliance on any single project.
Conclusion
The NPF Implementation Guidelines requires Councils toidentifythe 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 landfor rezoning, including theFinnstown 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.
Public transport to serve Finnstown will be facilitated by accessible high-frequency bus services along Newcastle Road with active travel infrastructure also adjacent for those who choose to walk or cycle to their destination. Nonetheless, it is considered strategically important that the Chief Executive’s recommended SLO in relation to Finnstown is retained in its current form, recognising that it will give added choice to future residents on these lands but also to those who are and will be living closer to the station. It is considered that the recommended SLOstrikesan appropriateand proportionate balance between ensuring alignment with strategic transport investment and allowing for orderly, plan-led development. In contrast, the proposed change put forward by the motion would,notwithstandingthat construction on Dart+ SW may have beencommenced, prevent housing from being built and undermine the progression of housingin a timely manner.
The absence of the Dart+SW does not in itself preclude the delivery of a high standard of residential amenity and sustainable transport access for future residents of these lands.It is considered that this motion, providing a SLO linking to the completion of the Dart+ SWwill undermine the timely delivery of housing on this site.
Furthermore, the motion SLO as worded is difficult to assess compliance with. The Chief Executive would not recommend a phasing style SLO linked to a variable such as a rail service frequency/ capacity which is open to change. The assessment of compliance with 'additional capacity' will provide uncertainty in relation to the baseline for the measurement of additional (e.g train frequency or passenger capacity and base to measure against). Such uncertainty will impact on the timely delivery of housing at this appropriate location.
CE Recommendation
To reject the motion amending the SLO and to adopt Amendment No. 3 Finnstown Castle with the following amendment to CS7 SLO3 to reflect the recommendations in the CE Report and 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 notcommence 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.
- 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.