Galway City Development Plan 2023–2029

1. Page 261

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   Compact Growth and RegenerationGalway City Development Plan 2023-2029 257 Tk Wolfe Bridge Tone William O'Brien Bridge Tunnel Tk Tk Platform River Corrib Abhainn Na Gaillimhe TkTk Lough Atalia Loch an tSáile New Pier Jetty Figure 10.3 Inner Harbour Regeneration Site It is acknowledged that the constraints associated with the existing docks require that in order to modernise and address deficiencies, the harbour functions will need to be relocated to an alternative site. Galway Harbour Company has proposals to address this by providing for a major new port development to the east of the existing Inner Harbour and a Strategic Infrastructure Development application for this proposed development is being assessed by An Bord Pleanála. The development of new port facilities has the potential to free up the existing working port site for redevelopment. These lands, in addition to other adjoining brownfield lands as defined in Figure 10.3, represent the definition of the Inner Harbour Area and the lands which would benefit from the preparation of a Masterplan. It is acknowledged that collaboration with stakeholders and significant public engagement has been carried out by the Galway Harbour Company with regard to the vision for the Inner Harbour. This has culminated in the preparation of a Draft Harbour Planning Framework which will assist the Galway Harbour Company in advancing options for redevelopment of this area. In principle the proposals for a mix of uses on these lands complemented by a unique waterfront setting linked to the city centre is acceptable and welcome. It represents a chance to enhance the experience of this area for both visitors and locals. It has potential to reveal the past trading history of the city and celebrate a high quality coastal edge linked to the city centre. In particular, it has potential to accommodate housing in the context of local need, national compact growth agenda and the strategy for housing in Housing for All. In view of this, the Council will consider the redevelopment of these lands where it can be demonstrated that a number of requirements can be satisfied. In advance of specific proposals for development, a Masterplan will be prepared for the overall site and will be required to undertake the following: • Set out a vision for the area and show compliance with the development plan and city council plans and strategies including the Galway Transport Strategy, Public Realm Strategy, Urban Density and Building Height Study, Heritage Plan, Biodiversity Action Plan and any future plans and strategies such as the Greenspace Strategy, Retail Strategy and the emerging new LECP. • Address critical issues including sustainability, urban design context, maximum building heights, massing, appropriate use mixes and high quality public realm. • Ensure that opportunities for water–based recreational facilities are maximised and that public access is secured throughout the area and along the waterfront.

2. Page 262

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   Compact Growth and Regeneration258 Galway City Development Plan 2023-2029 • Ensure a high quality urban design, and demonstrate how redevelopment can connect into and extend the historic street pattern of the city centre. Show good relationship with the existing urban grain/structure and link public spaces. • Include for maximum public access and permeability throughout the site, give linkage and views to the waterfront and key coastal vistas and consider the challenge of transition areas bounding the site and anticipate opportunities for linkages and continuity in the design and layout of these sites. This will be particularly important with regard to the adjoining Ceannt Quarter site where regeneration is also planned and where maximum advantage of the waterfront location can be delivered. • Demonstrate how a favourable amenity can be secured in the transition area edging the adjoining industrial lands at the Harbour Enterprise Park. • Demonstrate where taller buildings and/or landmark buildings are part of the composition, how existing important views, vistas and landmarks are respected and show how such buildings contribute to aspects of urban design such as accessibility, enclosure, character, permeability and adaptability. Consider opportunities for innovative architecture or architecture by design competitions. • Develop the public realm in a manner that maximises the benefits of the waterfront location, achieves a strong sense of place, achieves permeability and reflects a defined functionality and strong landscape impact. This element too should demonstrate how linkage with existing spaces can be achieved and where continuity with likely scenarios on the adjoining Ceannt Quarter site can be made. • Carry out detailed flood risk assessment and demonstrate how any redevelopment will be resilient to the impacts of climate change. There will also be a requirement to comply with the outcomes of the Coirib go Cósta Galway City Flood Relief Scheme being advanced by the City Council in conjunction with the Office of Public Works (OPW). • Demonstrate how the regeneration of the site will deliver sustainable uses, in particular housing, enterprise and new public spaces of critical scale that will result in creating a successful place with a distinct identity.

3. Page 263

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   Compact Growth and RegenerationGalway City Development Plan 2023-2029 259 • Detail the type, quantum and distribution of uses. The use mix shall provide for a minimum residential content on the site equivalent to 30% of the proposed gross floor area, in order to achieve a significant level of residential presence and a critical mass to create a new community. In certain limited cases, where a proposal on a portion of the overall site where residential content would not represent the optimum use for this specific site within the overall plan area, or where a specific development proposal might not in terms of urban design have a more beneficial use mix, the equivalent 30% requirement may be provided for at a more appropriate location within the overall site or as part of a different development. Any alternative measures to achieve the minimum residential content will be required to be part of the framework strategy for the overall development of the area. The commercial use mix shall include for both retail and modern office floorplates. • The distribution of other uses should include for commercial, office, recreational and cultural uses. Potential for an iconic building should be explored in view of the significance of the site location and the proven record of such buildings for attracting tourist interest internationally. • Include measures to support environmental sustainability and climate action including sustainable building design, green infrastructure and SuDs and the associated long term operation and management of these. • Include measures to ensure connections to the green network, including green and blue links, city cycle and pedestrian networks and ensure biodiversity gain within the site. • Include in the design concept, measures which reflect and protect the industrial heritage of the site. • Take cognisance of the proximity of the Seveso III site in the Harbour Enterprise Park. • Include for assessment of the site in the context of the requirements of Article 6 of the Habitats Directive. • Include for a maximum plot ratio for CC zones of 2:1. Consideration for a higher plot ratio will be given to development proposals in excess of the normally permissible plot ratio where such proposals would contribute to sustainability, architectural quality, urban design, public realm, delivery of housing and make a significant contribution to urban character. This excess will be interpreted as a proportional increase only and will be assessed on performance based outcomes and general standards. • Include for the provision of an arts/cultural facility at the developer’s expense. A delivery and management regime that enables the long term sustainable use of such a facility will be devised in collaboration with Galway City Council and other relevant stakeholders. • Include a delivery strategy and phasing programme which demonstrates delivery of public benefits corresponding with each stage of construction such as a public square/ cultural facility. The phasing programme should also be so designed that it is sensitive to market changes and that development for each phase can be, as far as is feasible, completed to a level that is self-contained and will not result in a negative visual impact on any publicly exposed area for a prolonged period. • Include economic and investment strategies which will include for the role of all agency involvement in the delivery of services and infrastructure to be clarified. The preparation of this Plan shall be the responsibility of the Galway Harbour Company in consultation with the local authority, adjoining landowners and stakeholders. This will build on the acknowledged co-operation existing between the Port of Galway landowners and Ceannt Station landowners, which includes for a common objective to have a co-ordinated and integrated approach embedded into future proposals.

4. Page 264

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   Compact Growth and Regeneration260 Galway City Development Plan 2023-2029 10.7 Headford Road Regeneration Sites The Headford Road area located south of the Bodkin junction and the N6 and adjoining the River Corrib is a busy commercial area adjacent to the city centre incorporating the three Regeneration Sites namely the Dyke Road car park site, Galway Retail Park and Galway Shopping Centre. There are significant natural heritage and amenity assets within the area with the River Corrib, Terryland Forest City Park, Bohermore Neighbourhood Park and the Plots Local Park. 7 50 20 49 19 48 47 15 39 16 38 34 35 36 31A 43 18 17 16 18 46 17 45 44 32 33 34 42 35 36 41 37 38 31C 40 31B 39 30 29 Clubhouse 28 27 26 37 Car Park Galway A.F.C. Hibernians Sports Surface 19 31, 32 29, 30 27, 28 25 24 23 20 22 21 Car Park Car Park Multiple Use CABBAGE LN Car Park Car Park Car Park Car Park Car Park Car Park Car Park Car Park Car Park Car Park Car Park Car Park Car Park Phone Kiosk ES ES Black Box Theatre 15 8 15 914 13 10 12 11 13, 14 11, 12 9, 10 7,8 5,6 3,4 1 1,2 175B 25, 26 23, 2101, 102 3103, 104 4 175 171,173 169 167 23 24 25 26 29 28 27A 27 14 13 12 11 21,22 20 19 40 133 158 170 83 1 81 7977 75 73 100 98 71 96 94 92 9088 86 48 55 36 54 53 35 52 51 50 49 34 33 32 31 30 112 114 108 110 106 104 102 63 62 61 60 44 43 42 41 45 46 39 47 38 56 37 118 156 154131 129 152 127125 150 121 123 119 117 96 138 136 134 132 130 128 95 57 58 59 159 157 155 153151 149147 145 164A143 164B141 162139137 160 135 ES Phone Kiosk 10 9 21, 22 19, 20 17, 18 15, 16 37, 38 24 45, 46 43, 44 47, 48 41, 42 2725 24 85 85A,B 4 3 2 1 107 105 9 103 101 99 8 97 95 7 93 916 5 87 89 85 28 115 111 113 109 126 124 122 120 49, 50 39, 4051, 52 53, 54 55, 56 86 87 57, 58 88 59, 60 8961, 62 90 63, 64 91 92 Cill Ard Cill Ard 77 78 79 80 81 82 83 84 35, 36 33, 34 93 ES 69 6,7,10, 11,14,15 5,9,16 28 29 30 31 32 33 11 10 9 8 7 6 3 31 2 32 8,12,13 67 65 4 3 2 1 59 34 35 57 36 55 53 80-86 5 51 49 PO 47 76 45, 45A 74 23 29 30 4 Tunnel ES 12 11 10 9 8 7 6 5 4 20A 3 21 22 2 1 41 72 70 68 66 11 15 13 16 14 26 17 19 18 21 16 12 10 65, 66 67, 68 69, 70 71, 72 73, 74 75, 76 Car Park Car Park Car Park Car Park ES ES 15 8,16 7,15 6,14 29-32 21 5 4 20 19 18 17 16 18A 25 24 23 22 26, 27 28 2318 24 1 2516 1 5 2 3 4 6,10 5,9 4,8 3,7 1-4 26 27 20 19 15 1718 151611 10 14 13 12 9 8 7 6 ES ES 7 9 8 3 2 1 1 8 2 3 4 19 5 20 21 22 3 4 5 6 7 2 14 13 12 11 10 9 15 16 4,12 11 10 1 2 3 5,13 4 79 785 77 6 12 3,11 3 2 14 12 13 11 10 9 8 7 6 5 4 15 19 Clubhouse 14 13 12 11 10 1 2 Clubhouse 3 20 19 18 15 17 1614B 14 1,913 2,10 Clubhouse Clubhouse 20 Car Park MP 4 5 17 16 615 14 10 13 7 129 11 9 8 Figure 10.4 Headford Road Regeneration Sites These regeneration sites located adjacent to the city centre provide opportunities for redevelopment of significant scale. The regeneration of these lands is an identified Growth Enabler in the NPF. They have considerable advantages given their proximity to the city centre, the existing infrastructure available and the extent of natural heritage and amenity resources. Their regeneration offers a sustainable expansion of the city centre, linked in to the public transport and pedestrian network and has capacity to reinforce the prime role of the city centre in both Galway City and the MASP area and has potential to consolidate and enhance Galway’s position as a leading regional city. There is also an opportunity to support city centre living, with a new residential community. Currently the overall area has a weak urban structure and lacks cohesion. The existing commercial area comprises low grade buildings and the existing floorspace is well below sustainable density standards. The existing parks lack adequate passive surveillance and could be better utilised for public benefit. The upgrade of the Bodkin junction to a signalised junction and the revision of access and traffic circulation measures have made improvements to traffic flow and pedestrian and cycle linkage. Despite this the area still suffers traffic congestion, particularly at peak times and would benefit from improved linkages and connections. The area extends to approximately 30 hectares and its redevelopment is best realised within the structure of a LAP. This approach will result in a sustainable integrated development framework for the area supporting the creation of a vibrant mixed-use area including for a commercial and residential district with cultural, civic and amenity facilities.

5. Page 265

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   Compact Growth and RegenerationGalway City Development Plan 2023-2029 261 iA planned redevelopment will enable the most integrated and efficient use of the land and will deliver maximum transformative benefits. Taking an integrated planned approach to the redevelopment of this area will also give greater certainty through active land management and phasing. Dún na Coiribe Gort na Coiribe Abhainn Na Gaillimhe Terryland Bridge Jetty Jetty Cill Ard Cill Ard Tunnel River Corrib Abhainn Na Gaillimhe Forster Court Cúirt Forster The Green An Fhaiche Figure 10.5 Headford Road LAP area (outlined in red) The preparation of the LAP will build on a previous draft framework for these lands which considered the principal aspects of placemaking, planning, sustainable transportation, architecture, engineering, landscape design, ecology, access, passive surveillance and development economics. It is intended that the LAP will encourage a diversity of uses to sustain an animated and vibrant public realm of streets and urban spaces promoting sustainable transportation options. It will seek to maximise the opportunities that exist to integrate and protect the natural heritage assets of the area, create improvements to the existing parks and provide high quality linkages to the city centre, University of Galway and outer residential areas. The Plan will reflect the unique character and culture of Galway and acknowledge the dynamism of this urban area. This is an area identified at risk of flooding by virtue of its location along the River Corrib and defended by the Dyke road embankment and specific flood risk assessment of the lands was undertaken in 2012. The LAP will be required to review this assessment and comply with any requirements of the Coirib go Cósta Galway City Flood Relief Scheme. The LAP will also include for extensive public consultation. Dyke Road Car Park Regeneration Site This City Council owned site measures approximately 1.79 hectares. It is a Land Development Agency (LDA) national priority site for delivery of housing and other uses in collaboration with the City Council. The site has the advantage of scale, at a location close to the banks of the River Corrib and Terryland Forest Park with potential to exploit good open aspect of the River. The site is currently occupied by the Black Box Theatre, an adaptive, multipurpose, performance space, and an extensive surface car park that supports the theatre, the adjacent retailing and provides commuter car parking. The redevelopment of this site by the LDA has potential to transform this area and be a catalyst for regeneration of the wider Headford Road area. Investment at this location can create a driving force for further similarly scaled projects on the adjacent regeneration sites. The scale of the development could transform the character of this greater area, reversing the current sterile environment to one of a livable urban quarter.

6. Page 266

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   Compact Growth and Regeneration262 Galway City Development Plan 2023-2029 As an LDA project, the residential element of development will include for affordable housing options. Other uses may include office/commercial use as well as provision of civic, cultural and arts infrastructure. There is potential to explore innovation and research uses allied to University of Galway with enhanced linkage to the university made possible with the proposed new pedestrian and cycle bridge. Any development will be required to be an exemplar in architecture, urban design and placemaking and deliver a high-quality public realm linked to the wider green network. In the event that opportunities arise to progress development proposals to planning consent stage in advance of the adoption of a LAP, these proposals will include for a Masterplan which will take cognisance of the integrated development strategy included for in the framework plan for this area. The Masterplan will be required to have regard to guidance set out in Chapter 8. Flood risk assessment of the lands was undertaken including detailed modelling and identification of possible flood mitigation measures in 2012 and will be required to be reviewed in the context of the Coirib go Cósta Galway City Flood Relief Scheme. Headford Road Regeneration Site - Galway Retail Park This Headford Road Retail Park occupies a site of approximately 4.3 hectares. The Retail Park dates to the early nineties and is occupied by a range of retail and commercial uses accommodated in a warehouse style, low density car based layout. Regeneration of this site has capacity for a significant intensification and greater height that can create a strong edge along Headford Road and Terryland Forest City Park, incorporating high quality urban design and architecture with a diverse and balanced mix of uses to sustain an animated and vibrant public realm of streets and urban spaces. The regeneration of this area will provide for enhanced sustainable mobility within the city reducing the reliance on the private car. It has potential to make a transformative difference, creating a better urban form, bringing new life and footfall to the area and increasing housing supply close to the city centre. It can also support GTS measures providing easy access to public transport and active travel networks including the proposed new bridge link to University of Galway and greater connectivity to the green network. A number of developments have been granted on this site, the most recent being a seven storey student accommodation building with commercial use at ground level. The preparation of a LAP will give detailed guidance for future development and will continue to support a minimum 30% residential content on the overall site. Headford Regeneration Site – Galway Shopping Centre This Headford Road shopping centre occupies a site of 6.8 hectares. The shopping centre dates to 1972 and is occupied by a range of retail uses and experiences significant footfall. It is reflective of its era developed as a single storey introverted mall linked to car borne patronage. It represents a development form which requires modernisation with the layout and organisation of uses on the site representing an inefficient use of urban land. Similar to the retail park, the site has significant potential for intensification, a better urban mix, an improved pedestrian environment and permeability. Subject to a LAP, the redevelopment of this site to a significant scale has potential to create a new vibrant urban quarter with increased retail floorspace, commercial space and cultural and civic uses and a new residential community with a minimum 30% residential content required. Key to the success of these regeneration areas will be the enhancement of links to the city core, in particular along Headford Road, Bóthar na mBan and Woodquay. These streets require investment to improve public realm and rebalance the priority for pedestrian and cyclist movement to make them attractive, safe and convenient.

7. Page 267

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   Compact Growth and Regeneration Galway City Development Plan 2023-2029 263 10.8 Sandy Road Regeneration Site The Sandy Road Regeneration site is an assemblage of three parcels of land comprising approximately 8 hectares. The significant scale of the site and its location approximately 1.2km from the city centre some 15 minutes walking distance merits consideration for a significant level of redevelopment. The site is a Land Development Agency (LDA) national priority site for delivery of housing to include for affordable options with some commercial use. The site comprises underutilised local authority lands supporting City and County Council depots, recycling facilities and small basic commercial enterprise units. The other portions of land are occupied by low density ESB Networks office and work depot, local radio station and former primary school. The site also includes recreational and amenity zoned lands which form part of Terryland City Park. The site commands extensive street frontage along Sandy Road and Sean Mulvoy Road and to a lesser extent onto the Tuam Road but has poor address, lacks permeability, has low footfall and a characterless form. It is flanked by the Liosbán Industrial Estate, Gort na Glaise and Gleann na Trá housing developments. The ambition for regeneration of the site is to deliver a new urban quarter with attractive living space including vibrant pedestrian friendly streets and public space of scale. This would bring about physical, social and economic transformation, to make the area a successful place with a distinct identity in a Galway context. The potential for such dramatic change is enabled by the location within easy reach of the city centre, Terryland City Park and employment opportunities. The site has scope to accommodate high density, quality architecture, a more fine grained urban morphology and an element of commercial workspaces. The site is well serviced by all utilities and is within easy access of a wide range of services, located close to core bus routes and a well-integrated pedestrian and road network. Part of the site is identified as at risk of flooding associated with the Terryland/Sandy River and will require a specific flood risk assessment which will be required to have regard to the Coirib go Cósta Galway City Flood Relief Scheme project. Until this assessment is complete, development within Flood zone A and B shall be limited to minor development. In this particular case, having regard to the locational assets, national policy context, and the regeneration status of the site, the majority of the site can be dedicated to a residentially led development. The City Council intend that the development of this regeneration site will not be an end in itself, in that it should also be a catalyst for change in the adjoining Liosbán area and encourage a more integrated area, better urban structure and layout more conducive to good quality and sustainable patterns of movement. As part of the initial consideration of design options for the site, the LDA and City Council in conjunction with the RIAI in 2019 prepared the “Sandy Road Design Review” to explore options for redevelopment of this brownfield site. A more detailed masterplan/spatial framework will be required to examine the constraints and opportunities of the site, taking into consideration the physical, social, environmental aspects. The relocation of the existing uses, in particular the operations of the local authorities, will be required to be undertaken in parallel with any master plan/spatial framework. Figure 10.6 Sandy Road Regeneration Site

8. Page 268

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   Compact Growth and Regeneration 264 Galway City Development Plan 2023-2029 In addition to the general urban design requirements set out in Chapter 8 the following will be required to be included in a masterplan/spatial framework: • Examine the vision and potential for redevelopment based on evidence based analysis. • Examine preferred options for redevelopment which would include for sustainable densities, a significant level and mix of housing, suitable enterprise uses and other appropriate and complementary uses including public space. • Activate the frontage of the development site and provide high quality public realm space that will connect and lever off the existing Terryland/Sandy River and adjoining recreation and amenity lands and linkages. • Include for public realm that is designed in a manner that maximises the benefits of the location adjacent to Terryland City Park that achieves a strong sense of place and achieves permeability. • Maximise potential for synergies with planned public investment in sustainable modes identified in the GTS and sustainable and active travel and requirements for multi model parking facilities. • Include for sufficient infrastructure and a layout that provides connections to adjoining areas, and enhanced connectivity. • Demonstrate how layouts contribute to aspects of urban design such as accessibility, enclosure, character, permeability and adaptability. Consider opportunities for innovative architecture or architecture by design competitions. The extension of the boundary under Variation No. 3 to include additional lands to the east of the Sandy Road Regeneration Site is intended to facilitate the integrated and coordinated development of the wider Regeneration lands. In particular, as part of their development, these lands may provide for active travel and permeability connections to adjoining and future development areas within the Regeneration Site. The inclusion of these lands within the amended boundary does not preclude its development progressing in advance of the remainder of the Regeneration Site. The development of these lands to the east which can provide predominantly for residential uses, where it can be demonstrated that such development would not prejudice the comprehensive and coordinated development of adjoining lands subject to proper planning and environmental considerations. 10.9 Nun’s Island Masterplan Area Nun’s Island is located to the west of the city centre and is characterised by a strong architectural heritage and by a number of natural and man- made waterways. It was an important location for industry, particularly in the nineteenth century and included the sites of the county and town jails, which are now occupied by the Galway Cathedral and adjacent car park. The Nun’s Island area offers opportunities for regeneration, in particular of existing University of Galway buildings, new and improved public spaces and improved access and linkage to the River Corrib and canal system. The regeneration of this area presents an opportunity to enhance and transform a historic neighbourhood, support reuse and adaption of historic buildings to achieve better integration with the surrounding city and connections with valuable waterways. URDF funding has been awarded to University of Galway to support delivery of a Galway Innovative and Creative District at this location.

9. Page 269

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   Compact Growth and Regeneration Galway City Development Plan 2023-2029 265 Development on these lands will require a Masterplan which shall be prepared in accordance with guidance set out in Chapter 8. In addition, the following will be required to be considered: • Examine a range of uses which would be appropriate for this area supporting enterprise, innovation, education, tourism and community. • Investigate the potential to optimise the use of University of Galway properties including the vacant former Hygeia building and former mill building, with application of best conservation practice. • Include measures to enhance amenity, biodiversity and open space. Consider sustainable recreation opportunities and include for increased public access to the waterways. It will also be required to demonstrate a sensitive approach to the high quality waterways environment. • Consider the existing character and context of the area and demonstrate how redevelopment will contribute to aspects of urban design. • Demonstrate how the development will protect the community and natural value of the waterways through ensuring development retains a sufficient set back and buffer from this sensitive environment and that any development is of an appropriate scale and design to address this unique setting. • Consider the impact on views and vistas both into and out from the area and consider the assimilative capacity of the existing built environment and streetscape. • Include for an open space typology and consider the potential for creation of a new urban space and public realm. • Include a movement strategy and integration with the existing campus and the city centre. • Include for community engagement in the preparation of the plan and an audit of benefits for the local community. • Carry out detailed flood risk assessment and demonstrate that any redevelopment is resilient to the impacts of climate change. There will also be a requirement to comply with the outcomes of the Coirib go Cósta Galway City Flood Relief Scheme being advanced by the City Council in conjunction with the OPW. Jetty 19 Scoil Scannánaíochta 9 Agus Meán 1 Saint Nicholas 6 10 4 ES 4 9 k 2 Figure 10.7 Nun’s Island Masterplan Area

10. Page 270

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    Compact Growth and Regeneration 266 Galway City Development Plan 2023-2029 10.10 Seamus Quirke Road Regeneration Site This site measures 3.88 hectares and is located within the designated Westside District Centre. This site has capacity for a mix of uses which could include for uses such as primary healthcare, commercial and office uses. The site will be required to accommodate residential use in view of the advantaged location, being proximate to key facilities, along a public transport corridor and adjacent to park facilities. In general, redevelopment of the site shall have regard to section 10.24 and Policy 10.4. Given the significant scale of the site, an overall Masterplan will be prepared in advance of any redevelopment which shall adhere to the guidance in Chapter 8. The Masterplan will also be required to include measures to support the designation of the wider area as a pilot decarbonization zone. 10.11 Crown Square Regeneration Site This 5.1 hectare site is located on the Monivea Road at a key junction with Joyces Road. Part of the site which comprises phase 1 is currently under construction accommodating an office campus development and hotel. The balance of the site has consent for a high density Build to Rent residential scheme and ancillary local services. This site had the benefit of a Masterplan and any future change in development proposals will be required to adhere with the original Masterplan principles. Figure 10.9 Crown Square Regeneration Site Car Park ES 1 Figure 10.8 Seamus Quirke Road Regeneration Site

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