Bluebell
Waterways

Bluebell Waterways

The Land Development Agency (LDA), in partnership with Dublin City Council (DCC), are progressing plans for the development of lands based in Bluebell beside the Royal Canal. The overall plan for this project will deliver 383 new homes with public amenity, community, retail and commercial uses. This ambitious development will be delivered across two phases.

The Bluebell Waterways Project is based at Lock 5 on the Grand Canal, extending to the lands directly west of Bluebell Community Centre, south of the Grand Canal, east of Canal Terrace and north of Our Lady of Wayside N.S.

Investigative Works Begin

Walmac have been appointed as the enabling works contractor and Bennett Construction Limited (BCL) will develop the existing site into a new residential development which will contain an overall 383 affordable homes and community amenities.

Walmac began work on site on 12th February 2026, with investigative work beginning to filter beds for foundations and drainage works.

Site offices & builders compound will be established in the existing allotments area on site and accessed off Bluebell Avenue. This entrance will be the entrance for Phase 1 of the development. Once Phase 2 is constructed, access to the development will be through Bluebell Road.

All maisonettes and the existing bungalow will remain in place until Phase 1 is completed and activities will move into the new buildings. Phase 2 will be built in place of the existing maisonettes and the bungalow site.

Further details on progress being made at the Bluebell Waterways development can be found here.

What will the Project deliver for the community?

The land not only have a long industrial heritage with the filter beds, but also hold a significant social importance for many generations of Bluebell residents. A key objective for this project is to ensure that both the social and historical legacy remains at the forefront of the project and that the core community values and needs are allowed additional space to grow and flourish.

Bluebell Waterways provide new high-quality, low-energy social & affordable cost rental homes to Bluebell and to build upon the community’s vision which was first established within the Framework for Renewal 2019. The proposal will include a mix of uses, including new, high quality social & affordable cost rental homes, community spaces, a creche, landscaped public open spaces, and a green corridor linking to the future Green Way.

The cost rental homes will provide long-term rental accommodation at discounted market rates to be managed by the LDA. Further information on cost rental is available here. New high-quality, social homes will be offered firstly to residents of the Bluebell Masionettes by DCC.

The overall design will strive to achieve new linkages and connections through the site from Bluebell Road & Bluebell Avenue through to the Grand Canal. The development will make good use of the many opportunities integral to the site, such as its positioning in the heart of a long-established existing community, local public transport links and its proximity to the canal as a potential amenity for residents. In addition, accompanying services for future residents will be provided with car parking (including car sharing options), bicycle parking and semi-private communal open spaces.

The development will provide central community spaces and will be encouraged as an activity hub, ensuring a safe place is provided for the community. The construction of new internal and external spaces designated for community, arts and cultural use within the development will support long established community services and provide opportunities for new services to emerge in the area.

Attractive green spaces, streets and play space will characterise Bluebell Waterways. Existing features such as the allotments and the canal will be protected and enhanced. A key objective of the project is to provide easy, safe access to the canal for the residents of Bluebell. It is intended that this will encourage use of the canal by the existing and new community for recreational purposes whilst also providing links to other neighbourhoods. The canal is part of a future Greenway project.

Biodiversity Net Gain is targeted on the site, with input from an ecologist being integrated into the landscape design. This means that habitats for wildlife will be left in a measurably better state than before the development. The use of Nature Based Solutions such Sustainable Urban Drainage systems will be incorporated within the streets and green spaces. These will help protect against surface water flooding and will also increase the attractiveness of new amenity spaces. New public routes will benefit all Bluebell residents by providing safe spaces for walking and recreation.

All homes at Bluebell Waterways will be certified under the Irish Green Building Council’s Home Performance Index. This means that a range of sustainability criteria are being considered and implemented in the design and construction of the homes which aim to ensure quality, healthy homes are built in a resource efficient manner, minimising waste and harm to the environment.

There will be no fossil fuel combustion on the site. All homes will be heated by renewable energy sources which have the potential to connect to a district heating network. The building envelope will be highly energy efficient (in excess of Nearly Zero Energy Building (NZEB) standards), meaning low energy costs for residents. Current sustainability targets include water efficient fittings which will ensure that water consumption does not exceed 95 litres per person per day. This will be a low-car development. Sustainable and affordable low-carbon transport options will be prioritised including new footpaths linking to nearby public transport, new and upgraded cycleways, car-sharing facilities and extensive cycling and scooter storage.

Bluebell
Waterways