Almost 400 new social and affordable homes have been given the green light in Bluebell, Dublin 12, marking a major step forward in the regeneration of one of the city’s oldest communities.
The Bluebell Waterways project — a joint initiative between Dublin City Council (DCC) and the Land Development Agency (LDA) — will deliver 383 new homes on a site beside the 5th Lock of the Grand Canal. The development will include 150 social homes and 233 cost-rental apartments, aimed at providing secure and affordable accommodation for Dublin residents.
Construction on the landmark scheme is expected to begin in 2026.
A Regeneration Milestone for Bluebell
The Bluebell Waterways development will form part of a wider plan to revitalise the area, blending modern housing with new community facilities. Alongside the homes, the project will also include a crèche, community spaces, and improved walking and cycling routes, connecting residents to the Grand Canal and surrounding neighbourhoods.
Planning permission was secured through the Part 8 process — a mechanism that allows local authorities to both propose and approve their own developments. The application was submitted in May 2025, following more than a year of extensive consultation with local residents, businesses, and community organisations.
Councillors have now officially voted in favour of the development proceeding, paving the way for detailed design and construction planning to begin in 2026.
Community at the Heart of the Design
The Bluebell Community Council has played a central role in shaping the proposals, working closely with both the LDA and Dublin City Council to ensure that local voices were heard throughout the process.
Assistant Chief Executive and Director of Housing at Dublin City Council, Mick Mulhern, described the decision as “another milestone in the regeneration of one of Dublin’s oldest communities.”
He added: “Bluebell Waterways is going to be a great place to live in what is already a vibrant and well-served community. We are pleased to have secured planning approval, and we now look ahead to creating a safe and social environment for existing and future residents.”
Mulhern also praised the partnership between the two agencies, noting: “I would like to thank the LDA for partnering with us on this award-winning project and for continuing to work in partnership with us on other housing developments throughout the city and its suburbs.”
Transformative Housing for the Grand Canal Corridor
The LDA’s Director of Development, Phelim O’Neill, welcomed the planning decision, describing it as an important step toward meeting Dublin’s growing housing needs.
“We are delighted to secure planning approval for this exciting and transformative project, and we now look forward to getting construction underway,” O’Neill said.
“Bluebell Waterways will deliver much-needed social and affordable homes in a fantastic location next to the Grand Canal. It will also create new facilities and amenities which will benefit both residents and the wider community.”
O’Neill also highlighted the significance of community engagement in the planning process: “The securing of planning approval follows an extensive period of public consultation, and I would like to thank everyone who took part in that process. I would also like to thank Dublin City Council for partnering with us on this project and for continuing to work closely with us on the delivery of new housing developments across Dublin.”
A Step Toward Affordable Living in the Capital
The Bluebell Waterways development adds to a growing list of large-scale, mixed-tenure housing projects being delivered under Dublin’s affordable housing strategy.
By combining social housing and cost-rental apartments, the project aims to foster an integrated community and offer long-term affordability to renters in one of Dublin’s most strategically located areas.
Located just minutes from the city centre, beside the Grand Canal’s 5th Lock, Bluebell Waterways will not only bring new homes but also a renewed sense of identity and opportunity to the neighbourhood.
Once complete, it’s expected to serve as a blueprint for sustainable urban regeneration, balancing quality, affordability, and community-led design.
Construction is due to commence in 2026, with the first residents expected to move into their new homes in the following years — marking a major milestone in the ongoing transformation of Dublin’s housing landscape.
