Kylemore Masterplan can open doors to build 5,000 homes, 8,000 jobs, and train station
Plans to rezone land between Inchicore and Ballyfermot can open the doors to over 5,000 new homes, 8,000 jobs, a railway station, and three schools in the area.
Dublin City Councillors were updated on the Kylemore Masterplan at Wednesday’s South Central Area Committee meeting where it was revealed public consultation on this major regeneration project could begin as early as December 12. As part of the larger City Edge Project , this joint venture will see Dublin City Council and South Dublin County Council transform over 700 hectares of land up to 2070 .
With Kylemore designed a “priority development” within the City Edge plan, those in the area can look forward to the delivery of between 4,200-5,300 homes serving a population of up to 13,400 people, the utilisation of 170,000 square meters of employment floorspace for up to 8,000 jobs, and allowances made for the provision of up to three new schools. While Senior Planner Malachy Bradley said these developments won’t come “overnight,” the Masterplan accounts for the regeneration of the entire area over a significant period of time. Other amenities include a railway station, a public realm walking and cycling network, and new community parks.
Council planner Ronan Fallon explained that the new railway station would update the existing rail line to a Dart service and depending on route alignment options a Luas to Lucan is also being considered. With the new railway station as a major anchor of the design, the Council will need to work together with Irish Rail, the Office of Public Works, ESB, and private owners.
The goal of the Kylemore Masterplan is to transform industrial and semi-industrial land in the area into mixed use land, including significant residential properties. This requires rezoning land mostly designed Z6 for employment and enterprise into Z14, which is the SDRA strategic development and regeneration zoning category.
The estimated timeline for this project includes a briefing for councillors at the December 1 monthly meeting, public consultation from December 12 to January 19, and consideration of the Chief Executive's report by council members in March 2026. With a truncated timeline, local councillors expressed the importance of ensuring community groups and stakeholders are properly communicated with prior to public consultation.
Cllr Vincent Jackson said it’s essential that they are mindful of the sizeable employers in the area, such as Loctite, who contribute significantly to local employment. He stressed the impact of interfering with local employment and that while “we need housing” and “development is very welcome in the area,” it’s vital to consider these impacts. The key to getting this project right is threefold, according to Cllr Daithi Doolan, who said they first must ensure open consultation with local residents and community groups, secondly deliver on those promises, and thirdly ensure good quality housing that reflects the needs of the community.
“What we want to avoid is giving a blank check to private developers who circle like vultures, take land, and build low quality housing - before they leave behind homes that are not fit for purpose,” he said. “We must work together with the Department to deliver high quality homes for people who will be there for a long time, put down roots, and ensure their children can avail of the services.”
Cllr Darragh Moriarty also said it is vital to consult with community groups who are hearing about “a huge development happening on their doorstep,” while simultaneously fighting for new schools and the preservation of local transport networks in their area. “I’d hate for their first engagement to be through the statutory process and I think we should be trying to meet with as many groups as possible,” he said.
Mr Bradley agreed that any regeneration project needs to proceed with “full awareness of the context of those receiving that regeneration.” He stressed that “communities cannot be left behind” and that their plan-led approach considers the needs of those in the area.
“We are not doing a blanket rezoning, this is a holistic plan that reflects the different uses and requirements,” Mr Bradley stated. He said they are happy to meet with community groups and the idea is that this development will be integrated into and align with the needs of the existing community.
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