The Donore Project is the working title for the lands outlined in red on the map shown on the Home page. The Land Development Agency (LDA), in collaboration with Dublin City Council (DCC) as the landowners, will be progressing plans for the development of this site, formerly known as St. Teresa’s Gardens within the parameters of a joint Masterplan Framework that was prepared by DCC in conjunction with the developers of the adjacent Bailey Gibson and Players Wills sites - Hines APG.

Working closely with the key stakeholders, including the St Teresa’s Gardens Regeneration Board and local community, the LDA aim to progress with plans for the development of a new compact and integrated urban community and achieve a new chapter for this diverse and historic area of Dublin City.

The LDA are a commercial, State-sponsored body that has been created to coordinate land within State control for more optimal uses where appropriate, with a focus on the provision of housing.

The LDA will improve the way the housing market functions by:

  • Working with State bodies and Local Authorities to make more effective use of State lands, providing a stable, sustainable supply of land for housing.
  • Improving the planning system to facilitate State lands being used for housing.
  • Acquiring and developing land in a selective, targeted way that boosts housing supply.
  • Delivering rental market initiatives that provide affordable mass-market tenure.
  • Investing in research and innovation to identify new and better ways to deliver new homes.
  • Providing high-level expertise underpinned by robust governance.

In 2020 the LDA reached agreement with the Dublin City Council to develop a design and planning application for social and cost-rental housing on the St Teresa’s Gardens Site. A design team has been appointed by the LDA and the consultation and information stage is beginning in Quarter 1 2021.

Hines APG are developing the Bailey Gibson and Player Wills areas of the overall Masterplan within this Strategic Development and Regeneration Area across three separate phases and are delivering much of the infrastructure and public space to support the overall development. The Donore Project is seeking to progress plans for a new neighbourhood including Social and Cost-Rental Homes in this centrally located site.

Cost-rental housing is accommodation provided at below market rates to qualifying residents. The exact rates and qualifying process will be determined under Government policy. Further details are to be provided regarding the Donore Project as we progress detailed plans later in the year.

A key aim is to provide social and cost-rental housing on this site. As we progress the plans, more information will be made available on the tenure mix.

The project is currently at an early phase of development and therefore the timeline is still being determined. However, we are currently targeting a planning submission in Q1 2022 and subject to approvals, construction to be commenced in 2023. Updates to this timeline will be announced as the project progresses.

Dublin City Council’s Development Plan identifies a number of strategic development and regeneration areas (SDRAs) which aim to deliver a significant amount of homes and employment for the city, either through the development of greenfield sites or through the regeneration of the existing built city.

Many of these sites are zoned Z14 within the Development Plan, where the overall focus is to seek the social, economic and physical development and/or rejuvenation of an area with mixed use, of which residential and employment use would be the predominant use.

The St. Teresa’s Gardens site and Environs (Inclusive of Player Wills, Bailey Gibson and Coombe Hospital Lands) are designated as SDRA 12 and DCC prepared and adopted a Development Framework Plan in July 2017. The Plan was prepared to transpose the objectives of the Dublin City Development Plan into a more specific planning framework to guide development in the area. This planning framework formed the basis for the current masterplan.

Further information can be found at the following link: https://www.dublincity.ie/dublin-city-development-plan-2016-2022/15-strategic-development-and-regeneration-areas-guiding-principles-development/151-development-principles-15

A masterplan is a strategic planning document that provides a conceptual layout to guide future growth and development generally over a considerable period of time. Masterplanning is about setting out the desgn and development principles and making the connection between buildings, social settings, and their surrounding environments.

The current masterplan for the site includes analysis, recommendations, and proposals for the area’s population, economy, housing, transportation, community facilities, and land use. It is based on public input, surveys, planning initiatives, existing development, physical characteristics, and social and economic conditions.

The current masterplan was prepared by Dublin City Council in association with Hines APG and was published in January 2020. The Masterplan explicitly recognises the changed circumstances in planning policy since the adoption of the Development Framework for St. Teresa’s Gardens & Environs in 2017, most notably with the publication of the National Planning Framework and the Eastern and Midlands Regional Spatial Economic Strategy, together with Ministerial Guidelines that include Guidelines on Urban Development and Building Heights and Design Standards for New Apartments 2018. The LDA will progress the proposals to develop the lands in line with the current masterplan.

This development will involve the creation of circa 700 new social and cost-rental homes, across four building blocks in the centre of the overall Strategic Development Regeneration Area Plan (SDRA) development.

As part of the overall Masterplan, residents will have access to the new full size Municpal Playing Pitch and changing facilities, a 700m2 playground, a new high quality Central Square public open space and a large play park area. Residents will have access to a range of local retail including cafes, restaurants and creche facilities. All blocks will have access to their own external amenity space and the area benefits from excellent public transport and access to surrounding schools, employment hubs and much more.

The definition of sustainable development can vary from place to place however the general principles can be distilled into a series of high-level aims which will inform the emerging designs for this site. They include:

  • Prioritising walking, cycling and public transport, and minimise the need to use cars;
  • Delivering a quality of life which residents and visitors are entitled to expect, in terms of amenity, safety and convenience;
  • Providing a good range of community and support facilities, where and when they are needed and that are easily accessible;
  • Presenting an attractive, well-maintained appearance, with a distinct sense of place and a quality public realm that is easily maintained;
  • Promoting easy to access for all and making it easy to find one’s way around;
  • Providing a mix of land uses to minimise transport demand;
  • Enhancing and protecting green infrastructure and biodiversity; and
  • Enhancing and protecting the built and natural heritage.

Above all, it is crucial that central sites such as the Donore Project are developed at higher densities in order to make more efficient use of state land and energy resources, creating a consolidated urban form which fosters the development of compact neighbourhoods and a critical mass which contributes to the viability of economic, social, and transport infrastructure. A variety of housing typologies within the development will promote a diverse choice of housing options in terms of size and tenure.

The plans will be available in due course for viewing at the website www.donoreproject.ie. The Consultation Process will have four stages. Phase A - Initial Communication, Phase B - Initial proposal Engagement Phase C - Detailed Proposal Engagement and Phase D - Planning. Full details on these stages are available on the website

There is a comprehensive engagement process for the Donore Project which provides a series of opportunities at key stages for people to get involved. At these key stages, feedback is sought from the community, stakeholders and interested parties by the Design Team to inform the process of moving towards detailed designs for the planning application stage.

The engagement phases, start with this introductory communications and information gathering phase , where we aim to gather feedback through a survey and disucssions with key stakeholders. After considering views on this stage, we will return with a more detailed masterplan, and update you on how the feedback was considered in the design approach. Again, you will have the chance to feedback on this.

Following this, we will complete our designs and make an application for planning permission.

While COVID-19 19 has severely challenged the possibility of holding physical consultation events, we aim to hold virtual events, meetings and calls as well as our initial leaflet drop.

We aim to provide all information available on the website www.donoreproject.ie and on a print friendly pdf that can be downloaded by colleagues and shared or sent upon request to the Community Liaison Office. If possible we will also provide information at public locations in the area.

The LDA has a Community Liaison Officer to support and engage, and at any stage of the consultation, you can send us your thoughts or suggestions in relation to the project. We welcome all feedback through our community engagement portal on the website www.donoreproject.ie and virtual room, but we also welcome feedback through email or post to the details below.


We will regularly update stakeholders, using a variety of communications including, public notices, media, the project website, and direct contact. If you would like to sign up to receive updates on the project via text or email, please go here.

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