South Dublin County Development Plan 2022–2028 – Written Statement

1. Page 51

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202848Core Strategy and Settlement Strategy (CS) Policy CS2: City Edge Regeneration Lands Deliver a development framework for the regeneration of the City Edge lands in conjunction with Dublin City Council which underpins the strategic aims of the National Planning Framework and Regional Spatial and Economic Strategy CS2 Objective 1: To prepare a Local Area Plan or other appropriate mechanism for the zoned Regeneration (REGEN) lands and other lands at Naas Road / Ballymount as defined by the City Edge Project boundary. The LAP or equivalent will commence in 2022 and provide a framework for the sequential and phased development of the lands, integrating sustainable transport, land use and blue and green infrastructure. The City Edge Strategic Framework will inform this Statutory Plan. CS2 Objective 2: To facilitate a co-ordinated approach and vision to any future sustainable development of the City Edge area in collaboration with Dublin City Council and all relevant stakeholders, including the local community and existing businesses having regard to their operational needs, and ensure that the needs of the existing and new community will be met, and the provision of necessary community and physical infrastructure is delivered in tandem with any new development. Land Capacity and Zoning Requirements Excluding lands identified for strategic long-term development that will happen beyond the timescale of this Development Plan within SDZs, and major regeneration sites (allowable under Ministerial Circular, 2010), there is potential for 21,490 units on 428 hectares of developable land within the lifetime of the Development Plan period. The breakdown of the capacity per neighbourhood area and settlement and analysis of capacity against housing need is set out under Table 9 below. Based on the housing capacity of existing undeveloped zoned land in South Dublin County, there is no requirement to zone additional land to serve the needs of population and housing targets set by the Ministerial Guidelines and the NPF Roadmap described under Sections: 2.3 (Statutory Context), 2.4 (Strategic Context - National, Regional and Ministerial Planning Policy), and 2.5 (Population and Housing Data) of this Chapter.

2. Page 52

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202849Core Strategy and Settlement Strategy (CS) Table 9: Capacity of undeveloped lands within South Dublin Greenfield sites Brownfield sites Settlement Type Settlement Name Residential (HA) Residential (Units) Mixed-Use (HA) Mixed-Use (Units) Total Potential (HA) Total Potential (Units) Dublin City and Suburbs Tallaght 22.5 0 661 0 0 25.43 0 2,767 48 3,428 Naas Road / Ballymount (City Edge) 0 0 0 0 0 21.73 0 1,123 21.73 1,123 Templegoue, Walkinstown, Rathfarnham, Firhouse 91.5 0 3,946 0 0 11.88 0 890 103.38 4,836 Clondalkin, Clonburris and Grange Castle 4.05 10.84 286 798 70.39 17.62 2,660 1,355 101.9 5,099 Lucan, Adamstown, Palmerstown 5.92 0.36 464 20 39.62 16.93 1,099 1,226 62.83 2,809 Citywest 31.54 2.64 1,884 159 2.45 2.25 245 135 38.88 2,423 Sub-total of Dublin City and Suburbs 155.51 13.84 7,241 977 112.46 95.84 4,044 7,496 377.65 19,718 Self-Sustaining Growth Town: 15.94 1.42 557 50 0 1.12 0 39 18.48 646 Newcastle Self-Sustaining Growth Town: 21.22 1.13 699 39 1.94 0 0 68 24.29 806 Rathcoole Self-Sustaining Town: 5.77 0.27 271 10 0 1.13 0 39 7.17 320 Saggart Sub-total of Towns 42.93 2.82 1,527 99 1.94 2.25 0 146 49.94 1,772 Sub-total of Urban Area 198.44 16.66 8,768 1,076 114.4 98.09 4,004 7,642 427.59 21,490 Combined Totals 215.1 9,844 212.49 11,646 A - Total Capacity South Dublin County - - 427.59 21,490 B - Housing Need for South Dublin County (Q3 2022 - Q3 2028) - - - 21,490 C - Completed Units (2017-2021) Note: Q3 2021 to Q3 2022 Completions have been incorporated into the revised figures for each area in the above table. - - - 5,914 D - Housing Need for South County Dublin (Q3 2022 – Q3 – 2028) (B minus C) - - - 15,576 E - Units under construction (Estimated from Q3 2021 Housing Task Force Returns) - - - 2,438 F - Net Housing Need for South Dublin County (Q3 2022 – Q3 – 2028) (D minus E) - - - 13,138 G - Additional Capacity (A minus F) across Tier 1 and Tier 2 - - - 8,352 Note: Rural housing and population growth has not been included within the land capacity figure but has been considered in the context of the rural settlement strategy policy and past trends in order to inform the Core Strategy.

3. Page 53

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202850Core Strategy and Settlement Strategy (CS) Table 10: Indicative Capacity of Additional Zoned Lands in the South Dublin County Development Plan 2022-2028 Settlement Type Settlement Name Additional Zoned Land Residential (HA) Residential (Units) Mixed-Use (HA) Mixed-Use (Units) Total Potential (HA) Total Potential (Units) Dublin City and Suburbs Tallaght Lands at Kiltipper Road 0.48 0 10 0 0 0 0 0 0.48 10 Whitestown Way Regen Lands 0 0 0 0 0 2.82 0 190- 340 2.82 190-340 Naas Road / Ballymount (City Edge) - 0 0 0 0 0 0 0 0 0 Templegoue, Walkinstown, Rathfarnham, Firhouse - 0 0 0 0 0 0 0 0 0 Clondalkin, Clonburris and Grange Castle - 0 0 0 0 0 0 0 0 0 Lucan, Adamstown, Palmerstown Ash Park Court .036 0 0 0 0 0 0 0 0.36 1 Cooldrinagh 3.96 0 8 0 0 0 0 0 3.96 8* Citywest 0 0 0 0 0 0 0 0 0 Total of Additional Zoned Land 4.8 0 19 0 0 2.82 0 190- 340 7.62 209-359 *Low density housing subject to CS11 SLO 1 – Indicative potential for 3 to 8 units (c.3 units on existing greenfield lands / up to c.5 units on existing residential back land) Land Capacity Sites The below map illustrates the extent of the total housing capacity sites of 42,570 on 990 Hectares on available already zoned land.

4. Page 54

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202851Core Strategy and Settlement Strategy (CS) Figure 9: Housing Capacity Sites 2.6.2 Tiered Approach to Land Zoning An Infrastructural Assessment of the available developable lands was undertaken guided by the requirements under NPO 72a of the NPF. Further detail of the assessment is set out under Appendix 2A of the Development Plan. NPO 72a requires Planning Authorities to apply a standardised, tiered approach to differentiate between; i) zoned land that is serviced (Tier 1); and ii) zoned land that is serviceable within the life of the Plan (Tier 2) (Appendix E of the National Planning Framework, 2040). The infrastructural assessment in 2021 determined that all existing zoned lands with

5. Page 55

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202852Core Strategy and Settlement Strategy (CS) potential to deliver homes could be categorised as either Tier 1 or Tier 2 lands in line with the NPF criteria capable of facilitating a potential total of 23,730 units. Tier 1 lands had the potential to accommodate: 11,597 units on c.196 hectares and Tier 2 lands had the potential to accommodate: 12,133 units on c.281 hectares. Based on known construction activity and an estimated delivery up to Q3 2022 (when the Plan comes into effect) the total capacity of Tier 1 and Tier 2 lands is 21,490 units. Following from the above it is noted that the NPF specifically discusses the prioritising of development lands and states that there are many other planning considerations relevant to land zoning beyond the provision of basic enabling infrastructure including overall planned levels of growth, location, suitability for the type of development envisaged, availability of and proximity to amenities, schools, shops or employment, accessibility to transport services, and so on. It is set out that weighing up these factors, together with the availability of infrastructure, will assist planning authorities in determining an order of priority to deliver planned growth and development. 2.6.3 Planning Analysis Having established that all existing lands zoned within the County fall within Tier 1 or Tier 2 and to inform an order of priority to deliver planned growth and development in line with the NPF, a further planning analysis was carried out. This assessed existing zoned lands in respect of their ability to contribute towards National Strategic Outcomes relating to compact growth, enhanced regional accessibility, sustainable mobility, climate action and a transition to a low carbon and climate resilient society. (Appendix 2A refers). Of the 477 hectares of existing zoned lands identified in the Infrastructure Assessment carried out in 2021, (which excludes those lands identified as long-term strategic lands within the SDAs), 343 ha capable of delivering 16,992 units achieved a high planning score and 134 Ha capable of delivering 6,738 units received a medium to high planning score. Based on known construction activity and an estimated delivery up to Q3 2022 the total capacity of Tier 1 and Tier 2 lands is 21,490 units on 428 hectares over the plan period 2022-2028. The result of this further planning assessment indicates that all lands currently zoned and identified as being capable of delivering residential development within the County were capable of contributing in a positive manner to the achievement of the above NSOs.

6. Page 56

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202853Core Strategy and Settlement Strategy (CS) 2.6.4 Deliverability Analysis As set out above, all existing zoned lands within the County were either Tier 1 or Tier 2 and were capable of contributing towards the achievement of the considered NSOs. Consideration is also given to ensuring that the delivery of housing to meet the needs of current and future population in line with national targets during the course of the plan period can be sustainably achieved. In this regard the balance between the deliverability of units and avoiding an overly rigid identification of specific capacity lands forms a key part of the Core Strategy. The approach taken considers the need to promote compact growth in a balanced way within each neighbourhood area according to its role and function within the settlement hierarchy. To achieve this objective a prioritised level of growth of undeveloped land (excluding units / land under construction) for each Neighbourhood Area based on past construction and deliverability was applied with a focus on the SDAs identified under the MASP; amounting to 9,613 units representing a total of 61.7% of units being within the SDZs and Regeneration Lands (47.7% at 7,500) and within Fortunestown (14% at 2,113). In addition, a further allocation of 4,914 (31.5%) has been provided for within the Dublin City and Suburbs settlement of undeveloped land, excluding land under construction. This facilitates the delivery of a total of 14,527 units, or 93% of the County’s growth which exceeds the requirements of NPO 3b and RPO 3.2. The remaining balance has been allocated to the three settlements: Saggart, Newcastle and Rathcoole totaling 1,050 units (7%), providing for an overall total allocation of 15,576 units. The Council is actively engaged with social and affordable housing delivery and has a strong supply pipeline which will be delivered over the Development Plan period and will provide for a significant proportion of the annual housing targets for the County. However, in terms of deliverability from a private development perspective, the following factors have been considered: à 93% of the allocated unit growth is within Dublin City and suburbs with approximately half of allocated lands identified as brownfield. Such lands can present challenges in terms of contaminated sites, landownership and site assembly, phasing and sequencing; à The housing data and trends within the County indicate that less than half (circa 46%) of all sites with permission are activated at any given time while the remainder may take time to commence based on a range of factors (for example, raising of funding, potential market changes) or that permissions may not be implemented at all during their lifetime; and à Larger developments (SHDs) comprise a significant element of permitted units throughout the County and delivery has been limited to certain neighbourhood areas to date. This presents a challenge which the Council is closely monitoring and in recognition of the above, a flexible approach to provide for delivery has been incorporated into

7. Page 57

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202854Core Strategy and Settlement Strategy (CS) the Plan through Objective CS3 Objective 3. This will ensure an adequate supply of suitable lands come forward to complement the Council’s supply pipeline and achieve the housing supply targets. Therefore, while the County has an excess of zoned land required to deliver the supply targets this is considered necessary to facilitate a choice in sites that come forward recognising that not all sites may be available within the plan period. The analysis carried out identified that such lands are serviced (Tier 1) and / or serviceable (Tier 2) and achieve a medium to high planning score. As a result, they have the potential to contribute towards sustainable development, ensuring that any obstacles to delivery in one area or site can be overcome by provision within another site or area. This will ensure sufficient lands are available to meet the supply targets identified. Key to ensuring this flexible approach and alignment with National and Regional Planning Policy is the Council’s Active Land Management objective to monitor construction and planning activity throughout the County at a settlement level as outlined under section 2.6.7: Monitoring of Growth / Active Land Management of this Chapter. The Core Strategy figures for each neighbourhood area serve as a benchmark for monitoring to ensure compliance with National and Regional figures. 2.6.5 Core Strategy – 2022-2028 Development Plan Table 11 sets out the Core Strategy for this Development Plan. Figure 10 represents a diagrammatic map of the Core Strategy. In line with the above, the Core Strategy figures set out in Table 11 factor in built units alongside sites under construction, sites with planning permission but not commenced, a proportion of deliverable units within the strategic long-term development areas (SDZs and Regeneration lands which may include Tier 2 lands in areas such as Clonburris where funding to service such lands has been allocated) and sites allocated government funding. Growth was allocated based on an estimated year on year unit delivery within each Neighbourhood Area based on the considerations set out above. This has been guided by the housing capacity of existing undeveloped zoned land in South Dublin, and the need for housing units set by the Ministerial Guidelines and other planning policy documents set out under Sections: 2.3 (Statutory Context), 2.4 (Strategic Context - National, Regional and Ministerial Planning Policy), 2.5 (Population and Housing Data), 2.6 (Core Strategy) of this Chapter.

8. Page 58

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202855Core Strategy and Settlement Strategy (CS) Table 11: Core Strategy Table 2022-2028 Settlement Type Neighbourhood Area / Settlement Name 2016 persons 2016 units and share (%) Estimated Built 2016 to Q4 2020 and share (%) Total Land (HA) 2022-2028 Total Housing (Units) 2022–2028 and share (%) Total 2028 units and share (%) Target 2028 persons and share (%) Population Growth from2016 persons No. (%) Dublin City and Suburbs Tallaght 71,350 24,080 (25%) 700 (12%) 39.84 1,865 (12%) 26,780 (22%) 76,525 (24%) +5,175 (7%) Naas Road / Ballymount (City Edge) 1,384 396 (0.4%) 15 (0%) 20.02 1,010 (6%) 1,421 (1%) 3,349 (1%) +1,965 (142%) Templegoue, Walkinstown, Rathfarnham, Firhouse 78,166 28,503 (30%) 1,750 (30%) 50.39 1,677 (11%) 32,206 (27%) 85,264 (26%) +7,098 (9%) Clondalkin, Clonburris and Grange Castle 44,500 14,869 (16%) 200 (3%) 119.78 5,189 (33%) 20,454 (17%) 55,206 (17%) +10,706 (24%) Lucan, Adamstown, Palmerstown 59,000 19,069 (20%) 1,625 (28%) 80.85 2,673 (17%) 24,039 (20%) 68,483 (21%) +9,483 (16%) Citywest 8,238 2,503 (3%) 1,164 (20%) 64.12 2,113 (14%) 6,502 (5%) 15,900 (5%) +7,662 (93%) Sub-Total 262,638 89,420 (94%) 5,454 (93%) 375 14,527 (93%) 111,402 (93.7%) 304,726 (93%) 42,088 (+16%) Self-Sustaining Growth Town: 3,093 1,109 (1%) 100 (2%) 25.81 398 (3%) 1,847 (2%) 4,187 (2%) +1,094 (35%) Newcastle Self-Sustaining Growth Town: 4,351 1,599 (2%) 250 (4%) 21.18 487 (3%) 2,429 (2%) 5,690 (2%) +1,339 (31%) Rathcoole Self-Sustaining Town: 3,133 1,142 (1%) 85 (1%) 5.57 165 (1%) 1,323 (1%) 3,587 (1%) +494 (14%)Saggart Sub-Total of Towns 10,577 3,850 (4%) 435 (7%) 52.56 1,050 (7%) 5,599 (5%) 13,464 (5%) +2,887 (26.7%) Urban Aggregate 273,215 93,270 (98%) 5,914 428 15,576 (100%) 117,001 (98.3%) 318,190 (98%) +44,910 (16.5%) Aggregate Rural Area 5,552 1,622 (2%) 0 0 0 1,622 5,579 (2%) +27 +(0.5%) South Dublin Totals 278,767 94,892 5,914 428 15,576 118,623 323,769 45,002 (+16%) * Percentages are rounded to the nearest whole number. Note: The density figures set out in Table 11 provide for an average density of 40-50 units per hectare within Dublin City and Suburbs and a density of 30-35 units per hectare outside of the City and Suburbs. Note: The allocation for Rural Housing and Population growth is based on new housing delivery over the previous plan period and will be managed through the rural settlement policy. Note: Estimated built units taken from the Housing Task force data which was cross referenced against the CSO figures to determine the Neighbourhood share.

9. Page 59

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   SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202856Core Strategy and Settlement Strategy (CS) Grand Canal River DodderRiver Dodder N4 M4 M50 N7 N81 Adamstown Clonburris Newcastle Rathcoole Citywest Tallaght Clondalkin Grange Castle Saggart City Edge Lucan Kilcarberry Fortunestown N Self-Sustaining Growth Town Self-Sustaining Town Existing Urban Centres within Dublin City and Suburbs Dublin City and Suburbs MASP Residential Growth Areas MASP Employment Area Strategic Green Corridors MASP Regeneration Land Luas Red Line Dublin Cork Railway Figure 10: South Dublin County Core Strategy Map 2022-2028

10. Page 60

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    SOUTH DUBLIN COUNTY DEVELOPMENT PLAN 2022-202857Core Strategy and Settlement Strategy (CS) Home Built Year 2017 – Q1 2021 Home Under Construction Q3 2021 Dublin City & Suburbs Homes Built 2017 – Q3 2021 6,554 Under Construction Q3 Housing Task Force Returns 2,438 15,576 Housing Need on 428 Hectares of Land Population Growth +42,088 (90.5% of total population) consistent with NPO 2a, 3a, 3b and RPO 3.2 +14,527 units (93% of total housing units) consistent with NPO 2a, 3a, 3b and RPO 3.2 Saggart Population Growth +13% New Homes within the settlement boundary: +250 (100%) consistent with NPO 3a, NPO 3c, RPO 3.2 Newcastle Population Growth +35% New Homes within the settlement boundary: +498 (100%) consistent with NPO 3a, NPO 3c, RPO 3.2 in line with NPO 7 and NPO 9 in line with NPO 7 and NPO 9 Rathcoole Population Growth +31% New Homes within the settlement boundary : +737 (100%) consistent with NPO 3a, NPO 3c, RPO 3.2 in line with NPO 7 and NPO 9

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