It would be hard to find a better location for the creation of a new large-scale residential neighbourhood than the old Dublin Industrial Estate. No other parcel of land so close to the city centre offers such potential to provide new homes, at scale, within a short time frame.
The 77-hectare district, which has been given the unlovely working title of Ballyboggan after a little-known local road, is just 3km from the city centre, and surrounded by the established suburbs of Glasnevin to the east and Cabra to the south, with the growing neighbourhood of Pelletsown to the west.
It also benefits from pleasant amenities, with the green belt of Tolka Valley Park to the north and the Royal Canal to the south. Moreover, it has some of the capital’s best transport links. Broombridge station in the west offers both Luas and mainline rail, soon to be complemented by Dart services, and once Metrolink is built those living on its eastern side will be a 15-minute walk from an underground station.
Many existing landowners have, for several years, indicated an enthusiasm to sell up and some already have. In recent years applications for large-scale residential schemes were submitted, but refused on the grounds the lands are not yet zoned for residential development.
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All of which makes it so astonishing that this prime land has yet to be redeveloped for housing. It is seven years since Dublin City Council began to assess industrial zoned sites across the city to determine their suitability for housing. While some smaller plots, largely stand-alone factories, have been rezoned, old suburban industrial estates, where there is a growing level of vacancy and the greatest potential for housing, largely have not. The council began the process of developing specific plans for the Dublin Industrial Estate two years ago, undertaking “pre-draft” consultation in 2023 and 2024. It has now published the Draft Ballyboggan Masterplan for more consultation. While consultation can be beneficial, this perhaps reflects excessive deference to existing communities.
Most of the homes on the site will be in the four-five storey range, stepping down to two-three storeys at the Glasnevin side. Just four sites have been identified for a building of “amplified height”, well away from existing housing. The council does not define this height, but buried in the plan is a calculation that would indicate the maximum would be less than 10 storeys.
Much has been made recently of the need for local authorities to rezone more agricultural or vacant land for housing. But given the basics of water, sewage, electricity and roads are already serving the existing businesses, industrial estates offer a far better prospect for rapid and dense development. This potential could be squandered if too much low-rise housing is permitted.
