Stocking Avenue Object to Ballycullen LRD

Help Us Oppose Unsustainable Overdevelopment in Ballycullen

We are a coalition of concerned residents from Stocking Wood, Abbots Grove, White Pines, and the wider Rathfarnham, Ballyboden, Ballycullen, and Knocklyon area.

A Large-Scale Residential Development (LRD) has been proposed for lands at Woodtown, Ballycullen, Dublin 16 (planning reference: LRD25A/0003W) that would add 502 new units, including 305 apartments and 197 houses, along with a crèche and associated infrastructure.

While we support well-planned housing, we believe this proposal is out of scale, inappropriately located, and raises serious concerns about safety, access, infrastructure, and the long-term sustainability of our community.

View the full planning application on the SDCC planning register here:

https://planning.agileapplications.ie/southdublin/application-details/68163

Developer’s website: https://ballycullenlrd.com

Why We Believe This Development Must Be Refused

Overlooking and Privacy Impacts

We believe that high-rise apartment blocks on an elevated position would directly overlook existing homes and gardens, with no sufficient setback or buffer.

Inappropriate Development at the Foothills of the Dublin Mountains

We believe that the location of this development, at the base of the Dublin Mountains, makes high-rise apartment blocks particularly unsuitable. The scale and form are out of keeping with the low-rise, natural character of the area and would undermine the visual and environmental setting of our community.

Excessive Density

At 502 units on a single site, we believe the density is disproportionate and inconsistent with the character of surrounding neighbourhoods. In our view, the absence of LUAS, Metro, or high-capacity public transport infrastructure makes this scale of development wholly inappropriate for the location.

Strain on Public Services

We believe that water, sewage, waste, and roads in the area are already under pressure and would not cope with the additional demands of this development.

Inadequate Access Routes

We are concerned that the proposed access points are not suitable and would direct high volumes of traffic through quiet and established residential estates.

Increased Traffic and Safety Risks

In our view, the development would bring hundreds of additional vehicles through areas used daily by children and families, creating unacceptable safety risks and putting further strain on already congested roads.

Lack of Public Transport and Health Capacity

We are of the view that there is no adequate public transport or healthcare infrastructure in place to support the scale of population growth proposed.

Schools Already Oversubscribed

Based on local experience, schools in the area are full. We are concerned that no provision has been made to address this.

Insufficient Parking

We are concerned that the plan provides fewer than one parking space per apartment, which would likely result in overflow parking into nearby estates.

Prolonged Disruption from a Multi-Year Build

The developer states that the construction will take five years, but similar developments often exceed this. This means local residents may face daily disruption for much longer, including dust, noise pollution, construction traffic, and reduced access to clean air and peaceful surroundings for a sustained period.

Significant Soil Excavation and Removal

In order to lower the elevation of parts of the site to the proposed building levels, a huge quantity of soil and rock will need to be removed. This will dramatically increase heavy construction traffic, raise airborne dust, and heighten the risk of vibration-related impacts for surrounding homes.

Piling Works – Noise, Vibration, and Property Risk

We are particularly concerned about the extensive piling works required for apartment block construction and slope retention. This involves hammering deep steel supports into the ground using large machinery over extended periods. Residents living near similar works (such as during the Tesco development nearby) have already witnessed the effects of piling: intense noise, ground vibration, and in some cases, cracking of nearby property walls and foundations.

Surface Water Run-Off and Flooding Risk

We believe that replacing green, permeable land with extensive hard surfacing will significantly increase surface water run-off. In our view, the existing drainage infrastructure may not be able to accommodate this volume, increasing the risk of localised flooding, particularly in lower parts of nearby estates.

Impact on River Catchment and Hydrology

We are concerned that the site lies within a sensitive river catchment zone, and we believe that large-scale excavation and regrading may disrupt natural water flows, impact groundwater patterns, and lead to long-term changes in local hydrology with wider consequences for the surrounding area.

Damage to Local Biodiversity and Ecology

We believe that the area includes important hedgerows, mature trees, and wildlife habitats that support local biodiversity. In our view, the scale of clearance and development proposed would result in significant habitat destruction, with negative consequences for birds, insects, and small mammals. We are particularly concerned about the loss of ecological corridors linking to the foothills of the Dublin Mountains

Proximity to the Hellfire Club and Dublin Mountains Recreation Zone

We believe that this site lies close to one of Dublin’s most valued recreational and historical areas – the Hellfire Club and Montpelier Hill, which are part of the broader Dublin Mountains conservation and amenity zone. In our view, large-scale high-rise development at the base of this natural and culturally significant landscape is wholly inappropriate. It risks undermining the visual approach, natural setting, and public enjoyment of these unique heritage and leisure assets.

These are just some of the points that concern us. All of them must be considered in the wider context of recently completed developments and those still under construction across the area.

What We’re Doing

We are taking a strong, coordinated, and professional approach:

A Professional Planner’s Objection is being prepared by a consultant who worked on the previous case and understands the planning context.

We are also preparing a Master Objection to reflect the shared concerns of residents across our community.

We are encouraging individual objections to South Dublin County Council to strengthen the collective voice.

We are preparing for a longer campaign, including a potential appeal and further legal steps if required.

This campaign is being supported in partnership with Ballyboden Tidy Towns CLG, who are committed to ensuring that all planning in the area supports sustainable development and protects community interests.

How You Can Help

Thanks to the amazing response from our community, we are now increasing our fundraising target to €6,000. This will allow us not only to cover the cost of the Professional Planner’s Objection (€3,444 incl. VAT), but also to commission additional expert reports and legal advice, to further strengthen our case.

If you live in or care about the future of Rathfarnham, Ballyboden, Ballycullen, Knocklyon, or the surrounding areas, please contribute what you can. Every donation, no matter the size, will help us ensure that development is fair, balanced, and respects the needs of existing communities.

Thank you for your support. Together, we believe we can stand up for responsible planning and protect the long-term character and sustainability of our neighbourhoods.

Frequently Asked Questions (FAQs)

Q1: What is this fundraiser for?

We are raising funds to support a professional and community-led response to a proposed 502-unit development on Ballycullen Avenue (SDCC planning reference: LRD25A/0003W. We believe this development is unsuitable and out of proportion with the area. The funds will cover a professional planning objection, a community master objection, and potentially an appeal or legal action if required.

Q2: Who is behind this campaign?

This initiative is led by residents of Stocking Wood, Abbots Grove, and White Pines, with support from the wider Rathfarnham, Ballyboden, Ballycullen, and Knocklyon area. We are working in partnership with Ballyboden Tidy Towns CLG.

Q3: How will the funds be used?

The first €3,444 will cover the Professional Planner’s Objection. The increased goal of €8,000 will allow us to also fund specialist reports, strengthen our written submissions, and prepare for potential appeal.

Q4: How much should I donate?

We suggest a minimum of €30 per household, but any amount is welcome. If you can contribute more, it will help us meet all campaign costs.

Q5: Can I submit my own objection?

Yes – and we strongly encourage it. Individual objections to South Dublin County Council are critical in showing the depth of community concern.

Q6: What happens next?

We will submit professional and community objections, continue to engage with local representatives, and prepare for any appeals. Updates will be posted here regularly.

Q7: What happens if the development is approved despite objections?

We are preparing on the basis that this proposal may ultimately be approved and could require further action. If that happens, we are committed to pursuing all appropriate next steps — including a formal appeal to An Bord Pleanála and, if necessary, legal advice and representation. Your support will help us continue this process beyond the first stage.