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Clonburris: a model for sustainable urban development

How the 9,400- home South Dublin development is progressing and what lessons it holds for other schemes

GROWTH, REGENERATION & DEVELOPMENT

Colm Ward

Colm Ward


Chief Executive, South Dublin County Council

Colm Ward

Colm Ward


Chief Executive, South Dublin County Council

Issue 80 | October 2025

In Clonburris, an emerging urban district on the edge of Dublin, an innovative collaboration led by South Dublin County Council (SDCC), working with private landowners, is delivering one of Europe’s largest current developments that will be home to 23,000 people.

The model set out to unlock delivery of the 2019-approved Clonburris Strategic Development Zone (SDZ) planning scheme, with projected overall investment of €2.5 billion for a new town of more than 9,400 new homes, with sustainable development and climate resilience at its core. How is the development progressing to date and what are the lessons for other projects?

Innovative structure

The innovative approach to coordinate strategic infrastructure and housing delivery means that, as well as being the development agency for the SDZ, SDCC is the sponsoring agency for state funding, and also a key landowner, holding 29% of the developable lands in the overall 280 hectares. The challenge of fragmented ownership has been overcome with a joint development agreement, which guarantees the sustainable outcomes of the original planning scheme.

Also, a public/private special purpose vehicle has been established for infrastructure provision with facilities, amenities, infrastructure and funding linked to housing output, phasing compliance and other key metrics. Oversight is further maintained through an SDCC-chaired working group and gateway approval processes so that each stage meets national policy, financial and quality benchmarks.

Housing affordability

Housing provision in an urban area of high demand and affordability challenges is central to the project. To date, 821 homes are occupied, 1,916 are under construction, 830 are permitted awaiting commencement and a further 2,518 are the subject of current planning applications.

SDCC will deliver approximately 2,350 social, affordable purchase and cost rental homes, with 380 under construction, 1,250 in a current planning application and 650 at procurement for a development partner. This will complement mixed-tenure development on private land, ensuring broad access to high-quality, energy-efficient homes in accessible and inclusive neighbourhoods.

homes have already been completed and are occupied

homes are currently under construction with a further 830 permitted and awaiting commencement

social, affordable purchase and cost rental homes will be delivered by South Dublin District Council

Focus on sustainability

Ensuring environmental and community benefits now and in the future requires global sustainability principles to be embedded into this nationally significant urban development project. The SDZ follows a transport-oriented and compact urban form while the integration of parks, walking paths and cycling infrastructure promotes active travel.

Electric vehicle charging infrastructure and public transport connectivity are also contributing to reducing emissions. The open space and green infrastructure includes sustainable urban drainage systems and biodiversity features enhancing climate resilience, while ultra air-tight passive home standards are also now being achieved. Today’s urban challenges are met in a climate-aligned and resilient district, measured against sustainable development goals, setting a future benchmark.

The development includes 3.3km of canal frontage and 12.5km of cycleways and walkways

Clonburris will include two train stations on the forthcoming DART expansion line

Importance of infrastructure

The recent Programme for Government referenced transport-orientated development. It cited Clonburris as a template for future urban development for SDCC’s plans at City Edge and Tallaght, and elsewhere in Ireland – particularly with recent legislation introducing designated urban development zones.

Strategic infrastructure such as the new train station providing access to Dublin city in 12 minutes, 15.5km of active travel routes and a 4km South Link Street were critical to unlocking housing lands.

Phasing of social infrastructure accompanies this, with residents benefitting from community space, public parks, childcare and education facilities all within walking or cycling distance along with retail, commercial and enterprise space.

“Clonburris is underpinned by a new funding model combining state, local authority and private investment.”

Funding package

Clonburris is underpinned by a new funding model combining state, local authority and private investment. SDCC leads a funding and implementation partnership for major sources of state funding of €186.3 million from the Urban Regeneration and Development Fund. There is also €18.8 million for active travel from the National Transport Authority, ensuring shared financial responsibility.

This investment was secured due to the project’s national significance, scale and alignment with climate, housing and transport goals. As sponsoring agency, SDDC manages financial oversight, procurement compliance and transparency in expenditure.

The development has created 2,360 construction jobs

Impact to date

Progress at Clonburris is shown on a dedicated website (www.clonburris.ie) using digital tools and key performance indicators to demonstrate impact on housing, infrastructure, employment and sustainability, including:

  • 821 homes completed and 1,916 under construction
  • 2,360 direct construction jobs created
  • key rail, active travel and road infrastructure delivered
  • social infrastructure and sustainability features embedded

Such evaluation provides transparency and accountability, showing how Clonburris is delivering sustainably and at scale to meet current and future needs. Such lasting impacts, aligned with key national priorities, clearly demonstrate the effectiveness of an innovative, local authority-led approach to urban development.

To discuss this article, click here to email Annie Field or Jon Slade

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To discuss this article, click here to email John O'Connor

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