A Part 10 (Section 175) Application for the former St. Teresa’s Gardens site

As submitted to An Bord Pleanála on behalf of The Land Development Agency (LDA)

Comhairle Cathrach Bhaile Átha Cliath
Dublin City Council

Notice pursuant to section 175(4) of the Planning and Development Act, 2000 (as amended)

Application to An Bord Pleanála For Approval

In accordance with Section 175 of the Planning and Development Act 2000 (as amended) The Land Development Agency, on behalf of Dublin City Council, gives notice of its intention to make an application for approval to An Bord Pleanála for a seven year permission in relation to a proposed residential development at this site located on the former St. Teresa’s Gardens, Donore Avenue, Dublin 8. The site is bound by Donore Avenue to the north-east, Margaret Kennedy Road to the north-west, The Coombe Women & Infants University Hospital to the west, the former Bailey Gibson factory buildings to the south-west, and the former Player Wills factory to the south-east. The development will consist of the construction of a residential scheme of 543 no. apartments on an overall site of 3.26 ha.

The development (GFA of c. 53,227 sqm) contains the following mix of apartments: 225 No. 1 bedroom apartments (36 no. 1-person & 189 no. 2-person), 274 No. 2 bedroom apartments (including 52 No. 2 bed 3 person apartments and 222 No. 2 bed 4 person apartments), 44 No. 3 bedroom 5-person apartments, together with retail/café unit (168 sq.m.), mobility hub (52 sq.m.) and  952 sq.m. of community, artist workspace, arts and cultural space, including a creche, set out in 4 No. blocks.

The breakdown of each block will contain the following apartments:

  • Block DCC1 comprises 111 No. apartments in a block of 6-7 storeys;
  • Block DCC 3 comprises 247 No. apartments in a block of 6-15 storeys;
  • Block DCC5 comprises 132 No. apartments in a block of 2-7 storeys;
  • Block DCC6 comprises 53 No. apartments in a block of 7 storeys;

The proposed development will also provide for public open space of 3,408 sqm, communal amenity space of 4,417 sqm and an outdoor play space associated with the creche. Provision of private open space in the form of balconies or terraces is provided to all individual apartments.

The proposed development will provide 906 no. residential bicycle parking spaces which are located within secure bicycle stores. 5% of these are over-sized spaces which are for large bicycles, cargo bicycles and other non-standard bicycles. In addition, 138 spaces for visitors are distributed throughout the site.

A total of 79 no. car parking spaces are provided at undercroft level. Six of these are mobility impaired spaces (2 in each of DCC1, DCC3 & DCC5). 50% of standard spaces will be EV fitted.  Up to 30 of the spaces will be reserved for car sharing (resident use only). A further 15 no. on-street spaces are proposed consisting of:

  • 1 no. accessible bay (between DCC5 & DCC6)
  • 1 no. short stay bay (between DCC5 & DCC6)
  • 1 no. crèche set-down / loading bay (between DCC5 & DCC6)
  • 1 no. set-down / loading bay (northern side of DCC5)
  • 1 no. set-down/loading bay (northern side of DCC 3)
  • 10 no. short stay spaces (north-east of DCC1)

In addition, 4 no. motorcycle spaces are also to be provided.

Vehicular, pedestrian and cyclist access routes are provided from a new entrance to the north-west from Margaret Kennedy Road. Provision for further vehicular, pedestrian and cyclist access points have been made to facilitate connections to the planned residential schemes on the Bailey Gibson & Player Wills sites for which there are extant permissions (Ref. No.’s ABP-307221-20 & ABP-308917-20).

The development will also provide for all associated ancillary site development infrastructure including site clearance & demolition of boundary wall  along Margaret Kennedy Road and playing pitch on eastern side of site and associated fencing/lighting, the construction of foundations, ESB substations, switch room, water tank rooms, storage room, meter room, sprinkler tank room, comms room, bin storage, bicycle stores, green roofs, hard and soft landscaping, play equipment, boundary walls, attenuation area and all associated works and infrastructure to facilitate the development including connection to foul and surface water drainage and water supply.

An Environmental Impact Assessment Report (EIAR) and a Natura Impact Statement (NIS) have been prepared in respect of the proposed development. The planning application, together with the Environmental Impact Assessment Report and the Natura Impact Statement may be inspected free of charge or purchased on payment of a specified fee (which fee shall not exceed the reasonable cost of making such copy) during public opening hours for a period of six weeks commencing on 16th December 2022 at the following locations:

  • The Office of An Bord Pleanála, 64 Marlborough Street, Dublin 1, D01 V902;
  • Planning Department, Civic Offices, Wood Quay, Dublin 8, D08 RF3F; and

The application (including EIAR & NI) may also be viewed/downloaded on the following website: [website]

Submissions or observations may be made, on payment of the prescribed fee of €50, in writing to An Bord Pleanála, 64 Marlborough Street, Dublin 1, D01 V902 during the above-mentioned period of six weeks, to be received on or before 5.30 p.m. on the 7th February 2023 relating to:

  • the implications of the proposed development for proper planning and sustainable development of the area in which the proposed development is concerned; and
  • the likely effects on the environment of the proposed development, if carried out.

An Bord Pleanála may give approval to the application for development with or without conditions or may refuse the application for development.

A person may question the validity of any such decision by An Bord Pleanála by way of an application for judicial review under Order 84 of the Rules of the Superior Courts (S.I. No. 15 of 1986, as amended), in accordance with section 50 of the Planning and Development Act, 2000 (as amended). Practical information on the judicial review mechanism can be accessed under the heading Publications – Judicial Review Notice on the An Bord Pleanála website www.pleanala.ie or on the Citizens Information website www.citizensinformation.ie

Market Square
Donore Project Park