Frequently Asked Questions
The LDA’s vision for the site is based on three key themes:
- Identity:a development that respects the site’s heritage, that serves the people living and working in it, and delivers new uses drawn from the needs of the local area
- Living: a development that will deliver affordable and sustainable housing that is people-centred in its design, with inclusive public spaces for old and young
- Unlocking: an approach that will deliver enhanced green spaces and biodiversity, with a focus on public transport links and creating a walkable neighbourhood
The Masterplan sets a framework that is the first step in the development of new homes, providing for new neighbourhood plots around a series of urban spaces, incorporating approximately 550 new homes. This will largely be made up of new build and multi-generational affordable and social housing including the re-use of upper floors of existing structures for residential purposes.
The Masterplan includes the refurbishment and adaptive re-use of the buildings on Thomas Street to provide for mixed uses at ground floor level with residential use on the upper floors, refurbishment of St Patrick’s Tower for cultural / community uses, re-use of the Watling Warehouse to provide residential homes and public realm works including public spaces and additional pedestrian and cycling routes.
The Draft Masterplan was published in October 2022 and following the completion of the public consultation period, the plan was updated in line with feedback received and published in its final form in May 2023.
Following the finalisation of the masterplan, the LDA is now procuring a design team to commence a phased series of planning applications on the site. The first planning application is likely to be published in late 2023 or early 2024.
The Masterplan is non-statutory in nature and is intended to provide a framework to support a phased series of planning applications. The LDA will progress planning applications on the lands identified for transfer from the Digital Hub Development Agency (DHDA) as identified in the Government’s ‘Housing for All’ Plan (2021). The LDA continues to explore options for redevelopment opportunities within the lands owned by Dublin City Council and the OPW.
The LDA launched an initial consultation process in April 2022. The Vision document outlining plans for the development of the Digital Hub Campus is available at the project website: www.peartreecrossing.ie . The LDA has also appointed a Community Liaison Officer to engage with various interest groups and stakeholders.
The draft Masterplan was subject to an eight week consultation period which commenced in October 2022. A Community and Stakeholder Engagement Report has been published on the website and provides an overview of the feedback which was received.
Whilst the formal consultation period has now closed, the LDA is happy to answer any questions or queries and can be contacted via the below channels.
Email us at: firstname.lastname@example.org
Write to us at:
Pear Tree Crossing,
Land Development Agency
2nd Floor, Ashford House
Tara Street, Dublin 2
Call us at: (01) 410 1247
It is important that in creating this new neighbourhood, structures of heritage and architectural significance are protected and enhanced. As new life is breathed into the site, it is necessary to repurpose and adapt historical buildings to the needs of the new community. In seeking to conserve the historic environment it is essential to identify and follow a set of principles throughout the entire process of managing change. These principles will align with the Thomas Street Architectural Conservation Area (ACA). These high-level principles will be developed over the course of the development, becoming more site and structure specific, and will ultimately inform a set of ‘conservation policies’ that will be identified and adopted.
Provision for community spaces has been included within the Masterplan and we look forward to working with local groups and individuals to better understand the views of the community in this respect.
On commencement of the project, a Biodiversity Baseline Assessment Report was undertaken which included habitat surveys, habitat condition assessments, and a bat roost potential assessment for all buildings. A Tree Survey was also undertaken. This baseline assessment informs and guides the Masterplan and identifies opportunities to create pockets of green and open public space to better connect the existing green network, as well as creating a place that is healthy and more pleasant for the community. On finalisation of the Masterplan, a Biodiversity Net Gain Assessment was undertaken and concludes that the proposals would provide for a 86.96% net gain in biodiversity for habitats in the Masterplan area.
The Masterplan is also accompanied by an Appropriate Assessment Screening and Strategic Environmental Assessment Screening. The AA Screening concludes that on the basis of best scientific knowledge available, the possibility of any significant effects on listed European site can be excluded.
The SEA Screening concludes that considering the objectives and nature of the proposed Masterplan, its location in an already urban landscape, and with due regard to the screening criteria as set out in Schedule 1, it is at this stage determined that the proposed Masterplan does not require an SEA.
Further biodiversity and environmental assessments will be undertaken as the project progresses and will accompany each phased planning application.
The sites are located in one of Dublin’s most historic areas. The neighbourhood is of considerable architectural, archaeological, historical, industrial and cultural significance. As new life is breathed into the site, it is necessary to repurpose and adapt historical buildings to the needs of the new community.
In seeking to conserve the historic environment, a set of principles are to be used throughout the entire process of managing change. These principles will align with the Thomas Street Architectural Conservation Area.
These high-level principles will be developed over the course of the development, becoming more site and structure specific, and will ultimately inform a set of ‘conservation policies’ that will be identified and adopted.
The Masterplan proposes a north-south route through the site supporting that shown in the Dublin City Council Development Plan 2022 - 2028, Strategic Development and Regeneration Area (SDRA) 15. This route builds on an existing north-south route via Roe Lane to Crane Street., via the realignment of the crossing on Thomas Street. and strengthens it through a unified use of the hierarchy of routes throughout the masterplan area.
As new links are created allowing quicker and car-free routes for pedestrians and cyclists to navigate through the site and the city, walking becomes a more attractive option for travelling around the city.
Bicycle storage will be provided at easily accessible areas within each of the plots with limited car parking proposed at the Watling Warehouse Plot.
The Masterplan area totals 3.72 hectares, however not all lands are intended for full redevelopment as proposals also include exploration of new routes to improve permeability, adaptive re-use of existing structures and public realm improvements.
Emmet Buildings is owned by Dublin City Council and is not identified for redevelopment as part of this Masterplan. The area has been included with the masterplan having regard to the need to be cognisant of the existing residents and to ensure that wider redevelopment proposals are sensitive to the protection and improvement of their existing residential amenity.
The redevelopment proposals will be led by the Land Development Agency with opportunities for collaboration with the Local Authority, Approved Housing Bodies and the private sector.
It is expected that the site will deliver approximately 550 new homes with a mix of unit sizes and typologies. All housing delivered on the site will be a mixture of social and affordable tenures.
The new neighbourhood will have sustainability at its core. It is part of the heart of the city with excellent walking links to key mobility hubs including Heuston Station and the Luas. There will be minimal car parking provision across the masterplan. Several pedestrian-only spaces are provided which will act as havens from nearby traffic.
The LDA will continue to work with Dublin City Council and the National Transport Authority with regard to wider sustainable transportation projects and public realm improvements within the local area.