GrantedApartmentsDecided 2 September 2025

Lands at the former Holy Cross College, Clonliffe Road, Dublin 3 and Drumcondra Road Lower, Drumcondra, Dublin 9

Large-scale residential development on a historic college site containing multiple protected structures.

LRD6076/25-S3 · Dublin City Council · Lodged 8 July 2025

Reference: LRD6076/25-S3
Authority: Dublin City Council
Register status: Appealed
Type: Large Residential Development
Received: 8 July 2025

Summary

AI-generated

An application for a ten-year permission is being made for a Large-Scale Residential Development (LRD) on an 8.7-hectare site. The project involves the demolition of several former office buildings on a site that contains multiple protected structures, including the Main College Building and Holy Cross Church.

Apartmentslrdprotected structureresidentialheritage

Generated from the description above by an AI model and may contain mistakes. The council’s description is the authoritative record.

Official record

Development description

Protected structure: dublin city council: cwtc multi family icav acting solely in respect of its sub fund the dbtr dr1 fund, intend to apply for a ten-year permission, for a large-scale residential development (lrd) on lands at the former holy cross college, clonliffe road, dublin 3 and drumcondra road lower, drumcondra, dublin
The application boundary is a site of c. 8.7ha, with a developable area of c. 8.25ha. The application site contains a number of protected structures including the main college building (also referred to as the seminary building) (rps ref. 1901), holy cross church (also referred to as holy cross chapel) (rps ref. 1901), south link building (rps ref. 1901), the assembly hall (rps ref. 1901), and the ambulatory (rps ref. 1901). The site is bounded by drumcondra road lower and the archbishops house (a protected structure, rps ref. 2361) to the west, clonliffe road to the south, the red house (a protected structure, rps ref. 1902 & national monument ref. Du018-019001), the cornmill apartments and belvedere college rugby grounds to the east and by the tolka river to the north. The proposed development will consist of
Demolition of a number of former office/college buildings on site, including the new wing and library wing buildings which are non-original/late 20th century addition, (total demolition of c. 6,327 sq. M) and the construction of a residential development with a gross floor area (gfa) of c. 106,181 sq. M (including existing buildings and excluding basement and podium areas) set out in 12 no. New residential blocks, ranging in height from 3 to 13 storeys, and re-use of 1 no. Existing building, to accommodate 1,131 no. Apartments, with associated residential tenant amenity, 1 no. Retail unit, 1 no. Crèche and re-use of existing buildings for community/cultural use. The site will accommodate a total of 382 no. Car parking spaces and 2,619 no. Bicycle parking spaces in separate basement/podium areas and at surface level. Landscaping will include extensive new public open spaces and communal courtyards, podiums and roof terraces
The residential buildings range in height from 2-storeys to 13-storeys, accommodating 1,131 no. Apartments comprising 268 no. Studios, 282 no. 1-bed units, 392 no. 2-bed units (2 no. 2-bed (3p) & 390 no. 2-bed (4p)), 132 no. 3-bed units and 57 no. 4-bed units. The breakdown of residential accommodation is as follows: block a1 is a 4 to 8 storey building, including setbacks and balconies, accommodating 234 no. Units (47 no. Studios, 98 no. 1-bed units, 56 no. 2-bed (4p), 25 no. 3-bed units and 8 no. 4-bed units); block a2 is a 7 to 9 storey building, including setbacks and balconies, accommodating 68 no. Units; (23 no. Studios, 8 no. 1-bed units, 37 no. 2-bed (4p)); block a3 is an 8 to 10 storey building, including setbacks and balconies, accommodating 79 no. Units; (26 no. Studios, 9 no. 1-bed units, 44 no. 2-bed (4p)); block a4 is a 6 to 13 storey building, including setbacks, balconies and terraces, accommodating 97 no. Units; (29 no. Studios, 38 no. 2-bed (4p), 18 no. 3-bed units, 12 no. 4-bed units); block b1 is a 5 to 7 storey building, including setbacks and balconies, accommodating 69 no. Units; (5 no. Studios, 15 no. 1-bed units, 26 no. 2-bed (4p), 10 no. 3-bed units, 13 no. 4-bed units); block b2 is a 6 to 8 storey building, including setbacks and balconies, accommodating 37 no. Units; (2 no. Studios, 5 no. 1-bed units, 16 no. 2-bed (4p), 13 no. 3-bed units, 1 no. 4-bed units); block b3 is a 6 to 10 storey building, including setbacks and balconies, accommodating 92 no. Units; (16 no. Studios, 25 no. 1-bed units, 45 no. 2-bed (4p), 6 no. 3-bed units); block b4 is a 4 to 6 storey building, including setbacks and balconies, accommodating 53 no. Units; (10 no. Studios, 17 no. 1-bed units, 10 no. 2-bed (4p), 6 no. 3-bed units, 10 no. 4-bed units); block c1a is a 5 to 6 storey building, including setbacks and balconies, accommodating 47 no. Units; (18 no. Studios, 7 no. 1-bed units, 10no. 2-bed (4p), 12 no. 3-bed units); block c1b is a 6 to 8 storey building, including setbacks and balconies, accommodating 66 no. Units; (15 no. Studios, 8 no. 1-bed units, 35 no. 2-bed (4p), 8 no. 3-bed units); block c2 is a 5 to 7 storey building, including setbacks and balconies, accommodating 88 no. Units; (43 no. Studios, 8 no. 1-bed units, 2 no. 2-bed (3p), 18 no. 2-bed (4p), 7 no. 3-bed units, 10 no. 4-bed units); block d2 is a 3 to 7 storey building, including setbacks and balconies, accommodating 145 no. Units; (14 no. Studios, 48 no. 1-bed units, 53 no. 2-bed (4p), 27 no. 3-bed units, 3 no. 4-bed units); the seminary building and south link building (block e2) are existing protected structures of 2 to 4 storeys, with a proposed conversion of both buildings to accommodate 56 no. Residential units (20 no. Studios, 34 no. 1-bed units, 2 no. 2-bed (4p)); and residential tenant amenity space is provided throughout the scheme in blocks a4, b1 and d2, totalling c. 1,989 sq. M and communal open space is provided adjacent each block and at roof level on blocks a1, a2, a3 & a4, totalling c. 10,323 sq. M
The site contains a number of protected structures including the seminary building, holy cross chapel, south link building, the assembly hall and the ambulatory (rps ref. 1901). The application proposes the renovation of the seminary building and south link building to accommodate residential units and the renovation of the existing holy cross chapel and assembly hall buildings for use as community/cultural uses. The wider holy cross college lands also include the red house (rps ref. 1902) and the archbishop's house (rps ref. 2361) - these are not included in the application boundary and no works are proposed to these protected structures, with the exception of adjacent landscaping and the proposed works to the drumcondra road boundary wall, which is inscribed under the protected structure of the archbishop's house as noted below. The works to the protected structures within the application site include: the seminary building (rps ref. 1901): the works include of the careful refurbishment and alteration of the existing 4-storey seminary building to provide residential accommodation. It is proposed that an existing adjacent element of the structure, the library wing on the northern elevation of the seminary and the connecting corridors to the seminary, will be demolished; new infill concrete walls are located to fill the gap where elements are removed. Materials that can be salvaged from this wing will be surveyed, their location noted, and re-used in the conservation and restoration works in the seminary building, where possible. The projecting wc blocks (modern addition to overall structure) to the rear (west) elevation of the seminary building are also proposed to be demolished. The external envelope of the seminary building, with existing chimneys, stone and render finishes, windows and doors is maintained and re-used; the scheme proposes 56 no. Apartments installed within the existing shell on the east side of a corridor running along the rear of the plan; the south link building (rps ref. 1901): the south link building consists of a 2-storey stone and render block, with slate roof and bellcote between holy cross chapel and the seminary building; this building will be conserved and restored. Alterations to the south link building include the insertion of a new doorway within the existing front (eastern) façade to link the front of the building to the cloister garden, and the insertion of 2 no. Apartments in the ground and first floor space. The existing organ at first floor level will be moved to a new location within the holy cross chapel; holy cross chapel (rps ref. 1901): holy cross chapel is retained and restored as a community/cultural space. External alterations include a new metal door and interior alterations are limited to services and decoration; a section of the existing tiled floor will be lifted to allow for service connections to furniture installations. The assembly hall (rps ref. 1901): the assembly hall comprises a 2-storey hall with its front façade, steps and projecting porch orientated towards clonliffe road. The building is conserved and restored as a community/cultural space as a part of the proposal; existing doors and windows are retained and repaired. The existing oratory located in the new wing building, will be relocated to within the assembly hall; the ambulatory (rps ref. 1901): all of the above referenced buildings are linked by a cloister colonnade (i. E. The ambulatory) around two sides of a central garden; there is a part section of the colonnade on the north side (as referred to as 'and the single storey arcade forming northern perimeter of college quadrangle' on the rps listing) and an indented (enclosed) section directly outside holy cross chapel; the fourth (east) side is completed by the rear elevation of the seminary building. The ambulatory will be retained as part of the proposed development. The cloister garden will be restored and conserved as a part of the project for circulation, amenity and community/cultural use. The courtyard garden will be re-designed and re-planted as a part of the scheme; and drumcondra road boundary wall entrance (inscribed under archbishop's house, rps ref. 2361): the existing entrance gates and the adjoining walls are part of the archbishop's house protected structure. It is proposed to salvage and reuse, the existing stone gate pier to the south and reconstruct this pier in a new location further to the south, widening the gate opening in this location. This will involve the taking down of a small portion of the stone boundary wall
Extensive areas of public open space of c. 23,842 sq. M or c. 29.89% of the site is provided for, including woodland walk, central seminary lawn, games area, and playground. The proposed landscaping scheme provides for the removal of some existing trees on the site as well as extensive new planting
Non-residential uses include a crèche of c. 587 sq. M in block a4 (with an external play area of 160 sq. M) and 1 no. Retail unit of c. 306 sq. M in block a1. The scheme includes for the renovation and reuse of the former holy cross chapel and assembly hall buildings (c. 2,048 sq. M) and part of the ambulatory and cloister garden (c. 1,952 sq. M) for use as community/cultural uses
The site will accommodate a total of 382 no. Car parking spaces (345 no. For residents and 41 no. For visitors/accessible use/car club) and 2,619 no. Bicycle parking spaces including cargo bikes, ev charging and shared bikes (1,981 no. For residents and 638 no. For visitor/staff) in separate basement/podium areas and at surface level. It includes for a single level basement under blocks b2, b3 & c1, containing 50 no. Car spaces, cycle parking, plant, storage areas, waste storage areas and other associated facilities, a single level basement and podium parking under block d2 containing 136 no. Car spaces, cycle parking, plant, storage areas, waste storage areas and other associated facilities and a part podium level basement, part single level basement/part podium under block a1, containing 155 no. Car spaces, cycle parking spaces, plant, storage areas, waste storage areas and other associated facilities. A total of 1,646 no. Resident's bicycle stores are provided at basement/podium/ground level within the blocks, and the remaining 240 no. Spaces are located proximate to residential buildings in external bike stores. In addition, 41 no. Car parking spaces are located at surface level to include visitor, accessible, ev, car club and 4 no. Block d resident spaces, as well as 638 no. Short stay bicycle parking spaces. The scheme also includes for 2 no. Mobility hubs located at the ground floor of block a1 and d2.7. The site is accessed by vehicles, cyclists and pedestrians from a widened existing entrance on clonliffe road, at the junction with jones's road (which is already permitted as part of the under construction hotel - dcc reg. Ref. 2935/20 and abp reg. Ref. 308193), and through the widening and reopening of an existing access point on drumcondra road lower at the junction with hollybank road to act as a left in/left out access. There is no vehicular access through the site for the public or occupants of the sites, other than for maintenance and operations. An additional cyclist and pedestrian access is proposed through an existing access point on holy cross avenue. A relocated entrance to the archbishop's house through the site is provided on the northern boundary of the archbishop's house
The proposed application includes all site landscaping works, green roofs, boundary treatments, lighting, servicing, signage, esb substations, solar pv panels at roof level on all residential blocks (excluding the seminary building (e2)), and all associated and ancillary works, including site development works above and below ground including site drainage and infrastructure. The application contains a statement setting out how the proposal will be consistent with the objectives of the dublin city development plan 2022-2028. An environmental impact assessment report has been prepared in respect of the proposed development. The lrd application, and environmental impact assessment report, may also be inspected online at the following website set up by the applicant: www. Holycrosscollegelrd. Ie

Land-use zoning

What this land is zoned for

Z12: Institutional Land (Future Development Potential)RS

“To ensure existing environmental amenities are protected in the predominantly residential future use of these lands.”

National zoning type: Existing residential

Objective set by the Development Plan 2022-2028 (2022–2028). The planning authority decides each application on its own merits — this is the zoning context, not a compliance assessment.

Read the zoning objectives in the development plan

Built & sold

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Beyond the decision: whether this development was built, and what property here has sold for.

Recent sales nearby

within 500 m

Residential Property Price Register sales within 500 metres of this site
Address	Date	Price	Distance
1 Holycross Cottages, Clonliffe Road, Dublin 3	Jan 2025	€160,000	139 m
Apt 11, 182 Clonliffe Rd, Drumcondra Dublin 3	Apr 2026	€350,000	175 m
Apt 10, 182 Clonliffe Rd, Drumcondra Dublin 3	Jun 2026	€340,000	175 m
15 Kingston Lodge, Clonliffe Rd, Drumcondra Dublin 3	Aug 2025	€317,000	218 m
Apartment1 71 73 Lower, Drumcondra Rd, Drumcondra Dublin 9	Apr 2025	€348,100	235 m
179 Clonliffe Rd, Drumcondra, Dublin 3	Apr 2025	€650,000	250 m
27 Kingston Lodge, Clonliffe Rd, Drumcondra Dublin 3	Jul 2025	€275,000	252 m
175 Clonliffe Rd, Drumcondra, Dublin 9not full market price	Aug 2025	€215,000	253 m

Nearby properties, not this site — a guide to local values.

Sources: Building Control Management System (commencement notices) and the Residential Property Price Register, licensed under CC BY 4.0. Records are matched to this application by location and may not be exhaustive; always confirm against the official source before relying on them.

Key dates

Timeline

Application received8 July 2025
Decision due2 September 2025
Decision issued2 September 2025
Appeal submitted29 September 2025
Appeal decided22 January 2026
Permission expiry21 April 2036

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