Galway County Council has become the third local authority in the country to actively rezone land to accelerate housing delivery, following a directive from Minister for Housing James Browne, calling on councils to free up serviced land for development.
At a special meeting held on Monday, February 16, councillors approved a variation to the Galway County Development Plan 2022–2028, which will release previously restricted Residential Phase 2 (R2 ) lands across the county. The move is expected to create capacity for up to 7,500 new homes.
Under the original Development Plan, Residential Phase 2 lands were identified to accommodate long-term growth beyond 2028 and were not intended for immediate development. However, following updated housing growth requirements under the National Planning Framework and Section 28 Housing Growth Guidelines, local authorities were instructed to review available land and infrastructure capacity to accelerate housing supply.
In response, Galway County Council undertook a detailed Settlement Capacity Audit to assess the ability of towns and settlements to support additional residential development. The audit examined the availability of supporting infrastructure, including wastewater and water supply capacity, road access, footpaths, public lighting and proximity to public transport and active travel networks. Data from Uisce Éireann’s August 2025 Capacity Register informed the analysis, although the council noted that network capacity can fluctuate and is assessed on a case-by-case basis when development proposals come forward.
Residential Phase 2 sites
The review identified Residential Phase 2 lands suitable for activation in several settlements, including Claregalway, Bearna, Oranmore, Briarhill, Garraun, Ballinasloe, Tuam, Athenry, Gort and Loughrea. Bearna recorded the largest number of potential R2 sites, followed closely by Tuam. Garraun and Briarhill also saw lands identified for development, particularly in areas linked to future transport upgrades.
In higher-demand areas such as the Galway Metropolitan Area Strategic Plan zone, lands were prioritised based on their readiness and proximity to existing infrastructure. Some sites were identified as sequentially available and readily serviceable, meaning they require minimal intervention before development can proceed.
According to the Chief Executive, Liam Conneally, the council’s decision sends a clear message to the Government and the construction sector.
“We are the third council in the country to do this heavy lifting rezoning from a council perspective. It sends a positive message to our communities, to the Government and to the construction sector that there is significant development potential in Galway and we are open for business.
“This measure frees up the space for 7,500 housing units, which is a huge quantum of residential zoned land. The process is now open, and those lands are reserved for development. Thanks to the planning team here in Galway County Council and to yourselves, councillors.”
Submissions
Submissions from the Office of the Planning Regulator and the National Transport Authority broadly welcomed the plan-led approach but emphasised the need to integrate housing growth with transport infrastructure. Particular focus was placed on Garraun, near Oranmore Train Station, where rail upgrades and proposed BusConnects routes are expected to improve connectivity. As part of the variation, the council amended its residential density table to allow higher densities in Urban Framework Plan areas such as Garraun and Briarhill, where development is close to public transport.
Flood risk was also raised during the consultation process. The Office of Public Works noted that some lands in Oranmore and Garraun, while outside present-day flood extents, fall within mid-range and high-end future flood scenarios linked to climate change. Council planners responded that the lands in question are located within Flood Zone C, which indicates a low probability of flooding, and that any future development will require site-specific flood risk assessments in line with national guidelines.
Cllr Peter Feeney expressed concern about the implications of future flood projections.
“I have had a look at some of these maps, and some of the higher-risk ends are scary for Oranmore. If we were to take them at face value, I am not sure how much more we can do for Oranmore. How do we manage the need for housing and still look towards the future?”
Cllr Declan Geraghty also criticised the OPW’s approach.
“The OPW puts in submission, in which they blame climate change, but what are they doing to prevent it? I believe the OPW is responsible for keeping waterways open, but they are not putting in the work to avoid climate change impacts in future. For Oranmore to grow in housing, what are the OPW doing? It is very easy to put the onus on Galway County Council, but I don’t see them doing much to prevent it from where I am looking. Look at how they have managed Ballinasloe, for a perfect example.”
Constraints
Infrastructure constraints were a recurring theme among elected members. Submissions from Uisce Éireann and ESB Networks referenced resource limitations and network capacity concerns in certain towns, particularly in relation to wastewater treatment.
Cllr Shaun Cunniffe criticised what he described as mixed messaging from national Government and state bodies.
“What do Uisce Éireann and the ESB mean in their submissions? We are talking about a huge expansion of land for housing, and they are telling us they are resource-constrained.
“Every time you listen to the Taoiseach or Simon Harris, they are saying this isn't a funding issue, that it is councils slowing down the process, but we are hearing from key stakeholders who will enable all of this, that there is no funding available. This wouldn't enthuse anyone. These bodies aren't saying we were resource-constrained; they are saying we are constrained.
“Show us the money or be quiet.”
The Department of Education also made submissions highlighting the potential need for additional school provision, including special education facilities, as population growth accelerates. The council acknowledged that further engagement would be required as detailed growth projections evolve.
Údarás na Gaeltachta welcomed the activation of R2 lands in Gaeltacht settlements such as Bearna and Baile Chláir, noting the importance of housing delivery to support Irish-speaking communities and prevent outward migration of younger residents.
Housing is 'at a crisis in Galway'
Following consideration of 46 valid submissions and two late submissions, councillors voted to adopt the variation, bringing it into immediate effect.
Welcoming the decision, Cllr Reddington said that the Government must now support developers to deliver homes.
“The Government need to help developers. Developers are always being seen as devils, but we need developers' contributions to get housing development happening again. We need this to happen; there are more and more people who are not eligible for housing support but are in a crisis in Galway. More and more people are coming to me daily who are not eligible for HAP (Housing Assistance Payment ) but need help.”
With the variation now formally adopted, Residential Phase 2 lands across Galway are open for development applications, subject to compliance with planning, environmental and infrastructure requirements. While zoning creates new opportunities, councillors acknowledged that actual delivery will depend on coordinated infrastructure investment and market viability in the months and years ahead.
