Submission on Proposed Variation No. 2

South Dublin County Development Plan 2022–2028

  1. Dublin Mid‑West is one of the fastest‑growing constituencies in the State. In recent years, thousands of new homes have been delivered across Lucan, Clondalkin, Palmerstown, Rathcoole, Saggart and Newcastle. This growth is necessary—locally and nationally—but it has placed considerable pressure on existing public infrastructure, transport capacity, and community amenities.

The central question for this proposed variation is how we build sustainable communities. Any increase in residential capacity must be matched by a clear, credible and deliverable plan for infrastructure and services.

  1. The need for additional housing—particularly affordable and diverse housing—cannot be disputed. However, delivering new homes must go hand-in-hand with strategic investment in services and amenities.

Sustainable development depends on providing the transport, educational, recreational and health infrastructure needed to support a rapidly expanding population. A demand-led approach inevitably creates delays; a strategic model, with infrastructure planned alongside new communities, is more effective, more efficient and better for residents. The approach used in the Adamstown and Clonburris Strategic Development Zones demonstrates how this can work well in practice.

Similarly, affordable housing (including cost rental) need to be key components of any housing which is provided and permitted. This goes to the core of building durable and sustainable communities. 

  1. Since being elected, I have consistently advocated for major improvements in public transport across Dublin Mid‑West, including:
  • Prioritisation of DART+ South West, which is essential for Lucan, Clonburris, Adamstown and Clondalkin.
  • Delivery of the Luas extension to Lucan, a long‑identified strategic transport investment.
  • Dedicated bus services for Clonburris SDZ, ensuring reliable early connectivity.
  • Enhanced BusConnects routes, alongside improvements to reliability on existing services.
  • New and upgraded local roads, particularly in the western parts of the constituency.

While progress has been made—including advancing of DART+ and BusConnects—delivery timelines must be firm. It should be noted that every single phase of the BusConnects Network have been delayed and that the plan has not been revised since 2018. Chronic congestion across the constituency, in areas like the Newcastle Road in Lucan, as well as the villages in the County,, demonstrates the urgency of improving public transport. Given the constraints on new road construction, stronger public transport provision is essential to the success of this variation. As a matter of course, all new development should have bus stops installed at time of building with clear new routes designated at time of construction. 

For large new developments such as Adamstown and Clonburris, the NTA must be proactive in identifying new routes to serve those areas rather than adding to services that are already under pressure. If we wish new residents to choose public transport as their first option, it needs to be offered as an attractive and effective one. 

In addition, there is no doubt that SDCC should engage with TII to make the case that the system of tolling on M50 should be done at exit gates rather than the current solo location. The level of traffic through Lucan village is augmented by the current arrangement and is fundamentally unfair.  

  1. Amenity provision is vital for creating liveable communities. As more families move into the constituency, demand for parks, playing pitches, playgrounds and community spaces continues to grow. Any proposed increase in residential capacity must:
  • Safeguard and enhance open space (including existing amenities such as the Coldcut All-Weather pitch),
  • Provide additional sports and recreation facilities, including all‑weather pitches which cater to all codes, and
  • Align with and exceed commitments in the SDCC Pitch Strategy.

High‑density areas such as Lucan, Citywest and Clondalkin particularly require robust amenity planning to maintain quality of life.

  1. Population growth beyond what was projected in 2022 requires renewed focus on school provision. The variation should:
  • Ensure sufficient zoned land for new schools,
  • Support the timely delivery of new buildings for existing schools, as well as new schools where required, alongside new housing, and
  • Integrate safe walking and cycling routes between communities and schools.

I welcome the new Specific Local Objective for Newcastle, particularly the commitment to providing a much‑needed secondary school. Provision must also be made for additional school sites and for the expansion or expedited delivery of existing school buildings where necessary.

  1. I have significant concerns about the proposal to rezone parts of St Edmundsbury. This area is an important environmental and biodiversity asset—an oasis within a densely populated part of the county and a key component of the Liffey Valley Amenity Area. It has remained largely untouched for more than 600 years. Its preservation supports both environmental protection and long‑term public amenity.

I believe this area should be retained in its current status and protected. The historic and visionary nature of the purchase by SDCC of Lucan House, as well as the existing assets of St Catherine’s Demense, provide an unbelievable opportunity for a coherent vision for the preservation of the Liffey Valley riverside lands. 

  1. The Foxhunter site has previously been subject to planning refusals, independent of its RW zoning designation.. Concerns around building height, scale and the importance of maintaining the existing cul‑de‑sac have been central to that planning history. Any variation applied must acknowledge these constraints to ensure appropriate and context‑sensitive development.
  2. Communities such as Lucan, Citywest and Saggart have a smaller footprint of public community buildings and accessible indoor spaces compared to similar population centres. If residential density increases in these areas, the variation must also provide for:
  • New community centres,
  • Indoor sports and youth facilities, and
  • Flexible multi‑use spaces for civic, cultural and community groups.

The existing shortfall is already being felt; future development must address it. Similarly, where existing amenity sites exist (such as the Coldcut all-weather pitch), these should be protected, given the clear and evident demand for such facilities. 

  1. The opening of new Primary Care Centres in Adamstown and Clondalkin—and the forthcoming centre in Citywest—are positive developments. However, projected population increases mean further investment will be required. Provision should be made for:
  • New primary care locations, including GP, Public Health Nurse and dental services,
  • Expansion of existing centres where feasible, and
  • Integration of health infrastructure planning with residential development timelines.
  1. Growing new communities must be done in a planned, sustainable and balanced way. Proposed Variation No. 2 is an opportunity to ensure that transport, schools, amenities, community facilities and health services keep pace with population growth. I urge that any variation adopted reflects this need and supports the continued development of thriving, well‑serviced communities across Dublin Mid‑West.