Explained: The zoning shake-up set to shape Galway’s next phase of growth
“Fundamental changes” to land-use zoning that determine the city’s future development have been approved by Galway City councillors at a special meeting this month.
Elected members were briefed on the third variation to the 2023–2029 City Development Plan, which proposed zoning changes for nine sites across Galway city. The 89 hectares of land could accommodate nearly 5,000 homes.
The Irish Independent spoke to Senior Planner Eoghan Lynch, who presented the proposals to councillors, about what zoning means and how the changes fit into future development plans.
Zoning forms a key part of the City Development Plan, which sets out a strategy for where and how Galway city should grow.
“It sets out a framework for what can be developed on particular land,” Mr Lynch said.
“It impacts the city and how it grows. It has an impact on what [people] can do with their own land.”
Land can be zoned for residential use, including high- and low-density housing, as well as mixed-use, commercial, industrial, agricultural or open space.
In their “reserved function” as elected representatives, it is within councillors’ power to vote on and adopt changes to land zoning on behalf of the communities affected by those designations.
Planners such as Mr Lynch provide recommendations for the changes to consider.
“The role of the planner is to advise on the best strategy for the growth of the city and where particular types of development should be located,” he said.
“But it’s the members who have the final say.”
The City Development Plan can be updated through ‘variations’. When changes are being considered, planners engage with elected representatives to identify lands that may be suitable for a change in designation.
Following a period of public consultation and an assessment of the submissions received on the chosen sites, planners make recommendations to councillors on whether zoning should remain unchanged or be amended.
Any changes are adopted through a majority vote of elected members in a special meeting and take effect immediately.
Variation Three was “the big variation”, Mr Lynch told the Irish Independent. Zoning changes affecting the City Hall site, Doughiska, the Tuam Road and Rosshill were unanimously approved by councillors.
The variation is now in effect and will be reviewed by the Office of the Planning Regulator.
The rezoning of sites across Galway city comes midway through the current City Development Plan, which runs from 2023 to 2029.
Under the Planning and Development Act 2024, future development plans will cover a 10-year period instead of six years, allowing for a larger time frame of development.
However, Mr Lynch said he expects these recently decided zoning designations to remain in place “for the foreseeable future”.
“What this allows us to do is begin the work of creating these new neighbourhoods over the next three years,” he said.
Galway City Council views rezoning as an opportunity to address “weaknesses in the existing plan”, Mr Lynch continued. Following a roundtable discussion before any variations were considered, four priorities were identified for the city’s development.
In considering which lands to rezone and for what purpose, officials examined opportunity sites and regeneration lands, the infill of suburban areas with additional housing, greenfield zoning, and specific area-based plans for Castlegar and Doughiska.
Zoning example of Castlegar area plan from Chief Executive’s report on Variation 3. © Galway City Council
To help meet housing demand, Mr Lynch said, the approach had shifted away from simply seeking to “protect the character of an area”.
“It’s about saying that new development should respond positively to the character of an area,” he said.
“It’s about delivering units in locations where we already have established services,” he added.
Mr Lynch said there is now a pendulum shift towards greater efficiency in city building, with Ireland catching up to international trends.
“It is a new way of doing business, it’s a new way of living, not new on an international point of view but it’s a new way of planning Irish neighbourhoods.”
Mr Lynch continued to explain this shift is towards the “way people want to live” in Galway, but, as similar models are exampled elsewhere, it isn’t reinventing a wheel.
“Ultimately these are homes for the next generation, they’re homes for kids, for grandkids and there has to be an openness to provide for that within the existing city footprint,” Mr Lynch added.
“The alternative is that people continue to sprawl out to far-flung smaller towns, which inevitably becomes car-based,” he added, noting the council’s efforts to promote more sustainable transport options and reduce car dependency.
“There is an imperative to think about it differently, and we have to make real change in order to do that,” Mr Lynch said.