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 2 - Adamstown West - Motion: This Council agrees to amend point 1 in CS7 SLO4 to insert:
'and the Bus Connects network redesign or equivalent bus service for the Adamstown 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 Carey, Dunne, Whelan & Mannion
CE Response:
This motion seeks to amend point 1 of the SLO of Adamstown SDZ West 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 Adamstown 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.
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 developmentat 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.
Adamstown – Existing Bus Services
In terms of public transport, utilising the SLO to ensure integration with Adamstown SDZ, and once roads are available for use by buses, this site is intended to be served by the C2, which the NTA indicates has 8 services in the peak hour. These lands are immediately adjacent to existing road infrastructure, being at the termination point of Adamstown Way on which the C2 travels from Adamstown Station to Sandymount by way of Shackleton Drive. The route currently runs down Aderrig Park Avenue as a temporary route until such time as there is connection further to the west of the SDZ to the Celbridge Link Road. While the current bus route is generally within walking distance from the Adamstown West lands, that distance will shorten over time increasing the appeal of the service.
The SLO as part of the proposed Variation requires a traffic and transport assessment informing the masterplan for the lands as follows:
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,
A Transport and Traffic Assessment detailing the impact of the proposed development and measures to alleviate its impact, in addition to connections and integration to the SDZ.
The SLO sets out a clear and structured requirement for integration of the development of the lands, supported by the Transport and Traffic Assessment, outlined in the SLO. 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 facilitate 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 Adamstown SDZ West 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 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.
Given the approach taken to the Variation, it is considered that South Dublin has clearly identified sufficient and suitable zoned land, 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.
Adamstown SDZ West is well located to deliver on the requirement to meet the new housing targets and provide for national policy on compact growth.
Imposing such a requirement may prevent residential development until such additional services which require NTA suport and funding are delivered, and are in addition to existing services. These could lead to risks undermining the timely delivery of housing in an area where high-capacity public transport in the form of BusConnects and rail exists with further capacity planned or redesigned.
It is recommended that this motion is rejected.
It is noted that the OPR has recommended progression of the Variation amendments 1-16.
CE Recommendation
To reject the motion.