South Dublin councillors are being asked to reconsider a decision blocking housing development on high-amenity land at St Edmundsbury, near Lucan. The proposal could allow almost 500 homes to be built on 15 hectares beside the River Liffey, but local campaigners argue the site should be protected as part of a wider Liffey Valley park.
Breaking News: What is happening in Liffey Valley?
South Dublin County Council chief executive Colm Ward is urging councillors to reverse their June decision refusing residential rezoning at St Edmundsbury. The matter is due to return to councillors for reconsideration on Monday, October 19th, 2026.
The land is owned by businessmen John Magnier and JP McManus and forms part of the former St Edmundsbury Hospital estate. The proposed rezoning would cover approximately 15 hectares and could facilitate the construction of close to 500 homes.
The site lies south of the River Liffey, near Lucan and west of the Hermitage Golf Club. It is currently designated for high-amenity use, a zoning intended to protect open space and areas of environmental or recreational value.
Why councillors rejected the proposal
South Dublin councillors voted against the rezoning in June after receiving more than 1,600 public submissions. Many residents objected strongly to building on the lands and argued that the location should instead become part of a Liffey Valley park.
Local opposition has focused on the site’s landscape, its relationship with the River Liffey and concerns that housing development would permanently reduce access to protected open space. Campaigners have also pointed to the Liffey Valley Park Strategic Plan, published in 2006, which proposed a continuous park extending from Dublin towards Kildare.
The Liffey Valley Park Alliance is asking councillors to maintain their earlier decision. It wants the Government and local authorities to progress the long-standing park proposal rather than rezone the land for housing.
- Location: St Edmundsbury, near Lucan, South Dublin
- Land proposed for rezoning: about 15 hectares
- Potential housing capacity: almost 500 homes
- Public submissions opposing the proposal: more than 1,600
- Current designation: high-amenity land
National housing pressure adds to the dispute
The rezoning debate is taking place against the background of Ireland’s housing shortage. In mid-2025, then housing minister James Browne instructed local authorities to identify and rezone significant additional land for residential development.
South Dublin chief executive Colm Ward subsequently recommended that part of the St Edmundsbury lands be considered for housing. His latest report acknowledges that most public submissions support retaining the current high-amenity zoning, but argues that the site’s strategic location strengthens the case for residential use.
The dispute illustrates a wider challenge facing Irish planning authorities: balancing urgent demand for new homes with the protection of landscapes, parks and community amenities. Decisions on rezoning determine whether land can proceed to the next stages of planning, but they do not themselves grant permission for construction.
Planning bodies and developers seek a reversal
The Office of the Planning Regulator, the National Transport Authority and the landowners have all sought to overturn the June decision. The O’Flynn Group, which is working with Magnier and McManus, submitted that the rezoning process should be assessed on planning grounds rather than by the number of submissions received.
Developer Michael O’Flynn has argued that blocking homes on the site is unacceptable during what he described as a national housing emergency. The company’s position is that the land should be assessed in the context of national housing requirements and its potential to accommodate new residents.
The Planning Regulator has warned that refusing to rezone sufficient land could hinder the implementation of national housing policy and make it harder to meet housing delivery targets.
Why transport access is central to the argument
The National Transport Authority has identified the St Edmundsbury lands as suitable for residential zoning because of their access to existing public transport and planned transport infrastructure.
Transport connectivity is increasingly important in decisions about Ireland housing. Planning policy generally favours locating new homes close to services, public transport and established communities, helping to reduce car dependency and support more sustainable growth.
Supporters of the proposal say the site’s proximity to Lucan and available services makes it more appropriate for housing than an isolated greenfield location. Opponents maintain that transport access does not remove the land’s amenity value or resolve concerns about the loss of a potential regional park.
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What happens next?
Councillors will consider the chief executive’s recommendation and the submissions from statutory bodies, the developer and members of the public. They may vote to retain the existing high-amenity zoning or support residential rezoning for the 15-hectare area.
A decision to rezone would not automatically approve the proposed homes. Any future development would still require detailed planning applications, environmental assessment where applicable, design review and consideration of transport, drainage, biodiversity and community infrastructure.
If councillors reject the reversal, the land would remain protected under its current zoning unless a later planning process changes that position.
Frequently asked questions
Where is the proposed development site?
The lands are at St Edmundsbury, close to Lucan on the south side of the River Liffey and west of the Hermitage Golf Club.
How many homes could be built?
The rezoning proposal relates to approximately 15 hectares that could accommodate almost 500 homes.
Does rezoning mean construction can begin?
No. Rezoning would establish that housing is acceptable in principle. A separate planning application and detailed assessment would still be required.
Why are residents objecting?
Opponents want the high-amenity lands protected and incorporated into a wider Liffey Valley park. They are concerned about losing open space and changing the character of the area.
Conclusion
The St Edmundsbury vote puts South Dublin’s housing needs directly against demands to protect the Liffey Valley landscape. The decision by councillors will determine whether the land moves closer to a potential 500-home development or remains protected for amenity use. For residents, the key issue is not only the number of homes involved, but whether this part of the Liffey Valley should serve as a housing site or a future public park.
