GrantedHousing estateDecided 24 September 2025

Rathborne Avenue, Pelletstown, Ashtown, Dublin 15 (ABP-307656-20)

Extension of duration for a mixed-use development of 725 homes, a supermarket, café, and creche in Ashtown.

SHD0016/20/X1 · Dublin City Council · Lodged 30 July 2025

Reference: SHD0016/20/X1
Authority: Dublin City Council
Register status: Decided
Received: 30 July 2025

Summary

AI-generated

An extension of duration is sought for a major mixed-use scheme in Pelletstown. The development comprises 725 residential units, a licensed discount foodstore, a café/restaurant, and a creche, set across six blocks ranging from 2 to 14 storeys.

Housing estateextension of durationlarge scalecrecheretail

Residential units: 725
Storeys: 14

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

Ext. Of duration: the site is bounded generally by rathborne avenue to the north, the royal canal to the south, rathborne avenue and the village centre, rathborne to the west and existing residential development adjoining rathborne drive and royal canal way to the east, at ashtown-pelletstown, ashtown, dublin
The proposed development will consist of a mixed-use (residential and commercial) scheme, including 725no. Dwellings (107no. Studio units, 226no. 1-bed units, 376no. 2-bed units and 16no. 3-bed units), a licenced discount foodstore (c. 2,549 sq. M gross floor area), a café/ restaurant unit (c. 199 sq. M gross floor area) and a creche facility (c. 724 sq. M gross floor area), ancillary residents amenity space (c. 394 sq. M gross floor area) all accommodated in 6no. Blocks ranging in height from 2 to 14 storeys (when viewed from rathborne avenue) (1 to 13 storeys at the canal side) and incorporating an undercroft level beneath all blocks. The site generally slopes upwards from north to south, therefore the ground floor on the southern, canal facing elevation, is approximately one floor higher than the ground floor on the northern elevation. The development comprises as follows (heights taken from rathborne avenue); block
2 to 7 storeys with setbacks at 5th and 6th floors, accommodating c. 2,549 sq. M of licenced discount foodstore at first floor level (with entrance at groundfloor level) and a café (c. 199sq. M) and 73no. Apartment units. Communal open space for the apartments is located on the roof of the first floor; block
5 to 12 storeys with setbacks at 5th, 6th, 7th, 8th and 11th floors, accommodating 140no. Apartment units and internal tenant amenity space at first floor level (c. 197 sq. M); block
5 to 14 storeys with setbacks at 5th, 6th, 7th, 8th and 13th floors, accommodating 142no. Apartment units; block
5 to 14 storeys with setbacks at 5th, 6th, 7th, 8th and 13th floors, accommodating 142no. Apartment units; block
5 to 12 storeys with setbacks at 5th, 6th, 7th, 8th and 11th floors, accommodating 140no. Apartment units and internal tenant amenity space at first floor level (c. 197 sq. M); block
5 to 6 storeys with setbacks at 1st and 5th floors, accommodating 88no. Apartments and a creche facility at ground floor level (c. 724 sq. M total) with associated external play area. All apartment units provided with individual private balconies, terraces or patios, located on north, south, east and west elevations and communal open spaces. Public open space (c. 5,793 sq. M) provided in a central open space and also addressing the canal, which when combined with that permitted under dcc reg. Reg 3666/15 (abp pl 29n. 246373) delivers an overall public open space linking rathborne avenue to the royal canal and along the southern boundary of the site fronting the royal canal (c. 6,891 sq. M overall total). 5,480 sq. M of communal open space is provided in 5no. Separate areas across the development, as courtyards at podium level between blocks 1 and 2, blocks 2 and 3, blocks 4 and 5 and also at blocks 5 and 6 each with direct access to royal canal towpath, and at roof level above the licenced discount foodstore in block
Vehicular access into the site is provided from royal canal way to the east, rathborne avenue to the west, and from the internal road network of the remainder of the development already permitted under dcc reg. Reg 3666/15 (abp pl 29n. 246373) from the north. Pedestrian access from the site onto the royal canal towpath. All associated and ancillary site development and infrastructural works, hard and soft landscaping and boundary treatment works, including: 352no. Car parking spaces at undercroft level to serve the proposed residential and commercial uses. In addition, 67no. On-street car parking spaces including car sharing club spaces, set down/loading areas, electric vehicle charging points, disabled parking, creche parking, visitor and residential car parking. 811no. Bicycle parking spaces at surface and undercroft levels including 10no. Cargo bike spaces. 13no. Motorbike spaces provided at basement/ undercroft level. Ancillary plant and bin storage at undercroft level. Green roofs and solar panels are provided on the roof's of all blocks. The proposed development consists of amendments to the southern half of an overall development permitted under dcc reg. Ref. 3666/15 (abp ref pl29n. 246373) which was on an overall site of 5.26ha. The permitted development under that previous permission comprises of 296 no dwellings in a mix of duplexes and apartments (166 no. ) in 3 buildings ranging in height from 5 to 6 storey's and 130 no. Houses ranging in height from 2 to 3 storey's and also a childcare facility overall. 92 houses permitted under dcc reg. Ref. 3666/15 (abp ref pl29n. 246373) are located on the northern half of that development proximate to rathborne avenue and are unaffected by this proposed shd development. The application contains a statement setting out how the proposal is consistent with the objectives of the dublin city council development plan 2016
2022 and the ashtown - pelletstown local area plan 2014 (as extended) as appropriate. The application contains a statement indicating why permission should be granted for the proposed development, having regard to a consideration specified in section 37(2)(b) of the planning and development act, 2000, as amended, notwithstanding that the proposed development materially contravenes the dublin city council development plan 2016
2022 and/or the ashtown - pelletstown local area plan 2014 (as extended) other than in relation to the zoning of the land. An environmental impact assessment report and a natura impact statement have been prepared in respect of the proposed development and accompany this application. The application together with the environmental impact assessment report and natura impact statement may be inspected, or purchased at a fee not exceeding the reasonable cost of making a copy, during public opening hours at the offices of an bord pleanála and dublin city council. The application may also be inspected online at the following website set up by the applicant: www. Rathborneshd. Com

Key dates

Timeline

Application received30 July 2025
Decision due24 September 2025
Decision issued24 September 2025
Permission expiry7 March 2028

Related developments

Similar applications

Ranked by what these developments actually propose, not by matching words — so you can see how comparable applications were decided.

Community

Discussion

What local people think about this application.

Nobody watching yet

Community sentiment

No votes yet

Nobody has voted on this application yet.

Community sentiment — a straw poll of people who visited this page, not a statutory submission. To make a valid observation you must submit it to the planning authority.

No comments yet. Be the first to say what you think about this application.

Comments are moderated and are the opinions of the people who wrote them. They form no part of the statutory planning process — to make a valid observation you must submit it to the planning authority.