Together with Cllr. Kay Keane, I submitted the following observation with regards the proposed construction of a new housing estate of 611 houses at the Boherboy site in Citywest.

To: Planning Department, South Dublin County Council Re: Observation on Planning Application LRD25A/0012W (Boherboy, Saggart)

I wish to raise the following issues with regard to this planning application:

1) Infrastructure-Led Development vs. Developer-Led Development

While we strongly favour the development of much-needed housing, it must include the necessary infrastructure for communities.The South Dublin County Development Plan (CDP) 2022-2028 and the original Fortunestown Local Area Plan (LAP) explicitly require that development occur in tandem with the delivery of physical and social infrastructure (CS3 Objective 6 of the CDP). 

Residential development in the area has been rapid, but the essential promised amenities remain undelivered. Under the Fortunestown LAP and current CDP Objective COS2 SLO 1, the Citywest/Fortunestown area must be provided with a library, community centre, a community café as well as greater biodiversity and more tree coverage. Pitches and clubhouses or pavilions for sport, as well as adequate public childcare and afterschool facilities, were also promised in these plans, but have not been delivered. 

Residents and elected members have repeatedly highlighted that the area lacks sports facilities, emergency services, and basic community hubs. Developing further housing without first securing the delivery of these amenities is contrary to the phasing requirements intended to prevent social infrastructure shortages.

2) Road Safety and Public Transport Capacity 

The reliance on the Luas Red Line as a justification for high-density development is flawed, unless there is a significant increase in frequency and capacity on this service. The Luas is already overcrowded and at capacity during peak times, and there are currently no plans for the significantly increase in capacity needed to address current needs.

We have serious concerns regarding the proposed vehicular connections through the existing Carrigmore and Corbally estates. What measures will be in place to avoid the creation of "rat runs" for commuters moving between the N81 and N7, endangering local children’s safety and independence in estates currently functioning as cul-de-sacs? The narrow, rural character of Boherboy Road and lack of a continuous footpaths to the N81 mean that a significant increase in traffic on that road without prior to such upgrades would be unsafe.

3) Environmental Impact

The environmental integrity of the site must be protected, as recognised in the previous LAP Objective GI1.

The previous application involved removing 47.6% of trees and 23.3% of existing hedgerows, some of which are historic townland and parish boundaries dating to 1843. This level of removal was deemed unacceptable and violates Objective BN6 of the previous LAP to protect existing rolling topography and hedgerows. It is unclear to uswhat has been changed in this proposal to address this.

The site also supports diverse wildlife, including reportedly badgers, otters, and bats. We query the long-term viability of the proposed "marsh habitat translocation" and whether it will truly mitigate the loss of ecosystem services. We would suggest further information and expertise is required on this.

In terms of flooding, the site contains areas within Flood Zones A and B. Given the history of flooding in the area (as noted in the previous LAP), the loss of green space for soakage must be rigorously assessed to ensure no increased risk to downstream housing. Concerns also remain about the use of cut-and-fill solutions, which Policy H12 of the CDP seeks to avoid in favour of designs that adhere to natural contours.

Conclusion 

We fully support the building of housing, and hope it is possible to develop this site in a way that is sustainable and enhances the wider community. Key to this will be delivering on the promised community facilities, upgraded public transport capacity and ensuring that flood risks and threats to biodiversity are addressed before adding further housing here. 

Sincerely,

Cllr Kay Keane

Paul Murphy TD