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 H. Farrell

Amendment No. 2 Adamstown SDZ West, Lucan  That the Council reject the proposed residential zoning of Adamstown SDZ West and retain the existing zoning as Rural.

Reasons: - significant residential capacity remains available within existing SDZ lands; - public submissions consistently highlighted deficits in transport, community infrastructure, recreational facilities and service provision; - the rezoning would represent a further expansion of development before the completion and consolidation of existing planned communities

CE Response: 

This motion seeks to reject the proposal as part of the Variation to rezone lands at Adamstown SDZ West to RES-N from their current RU (rural) zoning. The lands are located directly to the west of Adamstown SDZ, adjoining its western boundary. 

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   

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. 

 

Prematurity 

The motion outlines concern in the context of ongoing development within the Adamstown and Clonburris SDZs and suggests it is premature to zone more land until these areas are completed.  

The SDZ lands at Adamstown and Clonburris are on-going planned developments with phased infrastructure requirements in line with housing delivery. There is a need for the housing in these areas, and on other zoned land in the county, to be delivered to meet the housing targets. However, they are not sufficient on their own, as outlined in the Settlement Capacity Audit presented in the Report to Councillors at the Council Meeting in October 2025.   

The revised National Planning Framework (NPF) places an obligation on the Planning Authority to ensure that sufficient land is available to meet increased housing targets within the lifetime of the Development Plan. The Amendments in the proposed Variation have identified sufficient and suitable lands with additional capacity built in, to ensure that South Dublin can provide the target units needed to meet the demands of the growing population. 

The Planning Authority must ensure a sufficient pipeline of zoned land to meet updated national targets, both for the short to medium term, such as these lands, and for the longer term. The proposed rezonings therefore form part of a plan-led, forward-looking approach to housing delivery, in addition to the provisions and delivery requirements of the respective planning schemes for the SDZs. 

Accordingly, the Planning Authority is satisfied that the proposed variation is necessary and appropriate, ensuring alignment with the revised NPF, supporting compact growth in well-serviced locations, and maintaining a sufficient supply of deliverable lands to meet current and future housing demand. 

Infrastructure Provision  

The motion indicates that submissions to the Variation raised issues around infrastructure deficits.  

The lands at Adamstown West are located adjacent to the Adamstown West SDZ, which, as outlined above, is a scheme with clear phasing requirements as part of housing development. A new phase of development cannot proceed until the required infrastructure set out in the scheme has been delivered.  

The proposed Amendment for Adamstown West will benefit from the existing infrastructure but, as part of the proposed Variation through CS7 SLO4 will also be required to include the infrastructure necessary to ensure sustainable development on the lands. Specifically, the SLO requires that development complies with: 

Planning Authority considers that these issues are addressed through a clear, plan-led and infrastructure-driven framework anchored in both the Adamstown SDZ Planning Scheme and site-specific safeguards. 

Further to this, the County Development Plan also provides for the Western Dublin Orbital Route 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 with public consultation. This approach will further enhance resilience in the wider transport network. 

 

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 land for rezoning, including the Adamstown SDZ West, 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. 

As outlined above, the Planning Authority must ensure that the housing targets can be delivered in the short-medium term on sites that are serviced and well located.  Adamstown West meets these needs and can deliver on the requirement to meet the new housing targets and ensure that national policy on housing delivery and compact growth is achieved.  

For these reasons it is recommended that the motion is rejected. 

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

CE Recommendation 

To reject the motion and to adopt Amendment No. 2 Adamstown SDZ West with the following amendment to CS7 SLO4 to reflect the recommendations in the CE Report (amendments in bold): 

CS7 SLO4 

Development on RES-N zoned lands to the west of Adamstown SDZ 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. 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, the masterplan shall be informed by and address, inter alia:

a. Retention and enhancement of the east-west hedgerow in the northern part of the site as recorded on 1stEdition OS maps, unlessrequired for wider movement needs, 

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

e. Provision for future infrastructure and access connections to lands to the south and west, including reservation for a future vehicular bridge over the railway line, unless determined otherwise in writing by the planning                 authority; and

f. Ensure adequate educational capacity for sitesadjacent toAdamstown are catered for in consultation with the Department of Education and Youth.