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 4 - Tubber Lane North Motion: This Council agrees to insert a new 4h in CS7 SLO5 to read:

'Adequate flood alleviation and mitigation measures to address persistent waterlogging on these lands'

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 4 of the SLO of  Tubber Lane North of the proposed Variation to insert a new point 4h(as per below recommendation): 

'Adequate flood alleviation and mitigation measures to address persistent waterlogging on these lands' 

Note it is considered that the reason given has been posted in error to the motion, however it is assumed the reason is ‘to address persistent waterlogging on these lands', as per motion wording. 

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. 

Flood Requirements and Assessment 

As part of the assessment of the lands for the variation a Strategic Flood Risk  Assessment (SFRA)  was undertaken for each site, including Tubber Lane North.  

The assessment found, as outlined in the CE Report, that the land is situated slightly within Flood Zones A and B, and within the HEFS 0.1% and 1% AEP extents. A tributary of the River Liffey runs along the northern boundary of the site. In direct response to this flood risk, the proposed variation divides the site into two sections: the main portion is proposed for residential use (outside the flood zone), and the flood-affected portion is designated as open space, pulled back from the riparian corridor in accordance with GI3 Objective 3. 

The flood-affected portion has been excluded from residential zoning as a direct result of the SFRA assessment. A site-specific FRA will be required at planning application stage in accordance with Section 4.3 of the SFRA. The Planning Authority concludes that the proposed zoning of lands at Tubber Lane North (Variation Site No. 4) does not override national flood risk management policy. Any future development will be required to comply with the Planning System and Flood Risk Management Guidelines (as amended). 

Any issues raised during the planning application stage will be required to be addressed through a site-specific Flood Risk Assessment (FRA) and Surface Water Management. The Council has adopted Sustainable Drainage Systems (SuDS) Guidelines, which are to be utilised in the design of developments, green spaces and public realm areas. These guidelines support the use of integrated green infrastructure, including permeable surfaces, attenuation features and nature-based solutions, to manage runoff, enhance water quality and increase climate resilience. The application of SuDS will be required to ensure that surface water runoff is appropriately controlled and that drainage solutions are demonstrably effective. 

The SLO as part of the proposed Variation requires compliance with G13 (Riparian Corridors) in relation to any watercourses on site, this will be, in addition to, other key requirements set out in the CDP, as well as assessments required at Planning Application Stage. 

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 Tubber Lane North, 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.  

Tubber Lane is well located to deliver on the requirement to meet the new housing targets and provide for national policy on compact growth, and has taken account of on site issues related to flooding in the selection of the site and review of the lands following the SFRA. 

It is considered that the wording of the recommended SLO is adequate and covers the items in motion, which will be further assessed at Planning Application stage assessment. 

CE Recommendation 

no change to the proposed variation