Welcome To

Bluebell Waterways

Bluebell Waterways Project

The Land Development Agency (LDA), in partnership with Dublin City Council (DCC) are delighted to present ‘Bluebell Waterways’, a project in the heart of Bluebell, Dublin 12 which will lead to a planning application for a new residential development aiming to provide much-needed social & affordable homes and community amenities.

All of our consultation and engagement channels are designed to give the community an opportunity to be heard and contribute feedback to the upcoming design plans for the ‘Bluebell Waterways Project’.

Where is the Bluebell Waterways Project?

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.

An aerial photograph indicating the full extent of the site is provided below:

The lands for development 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.

The Bluebell Waterways Draft Plan was
developed by the Land Development
Agency (LDA) in partnership with Dublin
City Council (DCC). These draft plans
represent a comprehensive plan for the
potential transformation of 2.8 hectares of
strategic lands located in the heart of the
vibrant community of Bluebell, Dublin 12.

Draft Plan Document - Attached as a flip book below:

Click the front cover below to view document

What are the Emerging Plans and Overall Aims?

The LDA and DCC intend to bring forward a planning application in 2024 for the Bluebell Waterways Project.


To 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.

MicrosoftTeams-image (38)

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.


A key objective of the project will be to focus on the opening up the Canal as an amenity for leisure, providing a link to the Future Greenway and ensuring a comfortable & safe environment for users is established. New footpaths and cycle ways will prioritise the movement of cyclists & pedestrians, promoting sustainable forms of transport and the integration of green infrastructure into the public realm to connect beyond to the wider areas. The new public routes will benefit all users, including Bluebell residents, in providing a safe, passive space to encourage and promote recreational usage.


The development endeavours to create a strong sense of place and will have a strong commitment to environmental integrity. Sustainable living is a leading objective for the development, with conservation of energy and resources at the heart of the project’s values. The homes will utilize zero fossil fuels, with reduced embodied carbon strategies deployed in the building systems, ensuring low energy costs for residents. Provision will also be made for extensive cycle & scooter storage, as well as car sharing facilities to reduce reliance on car dependency.