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Development work on the docklands are by the River Liffey in Dublin. Alamy Stock Photo

DCC plans to update building height limits for Dublin city, with potential for 25 storeys or more

Currently, the tallest building in Dublin is the Capital Dock, which was completed in 2018.

DUBLIN CITY COUNCIL has proposed updating the building height limits for the city, which could see some buildings reaching 25 storeys or potentially even higher.

The council has made the proposals in the Draft Dublin Development Plan 2022-2028

While there are no specific height limits within the draft plan, which means technically some buildings could reach any height, in practice the criteria set out by the council ensures that developers would not be given carte blanche to build as high as they want.

The plan has three separate height categories, including a landmark classification, which DCC defines as a building that is substantially taller than its surroundings and that makes a ‘significant’ impact on the skyline.

DCC City Planning Officer John O’Hara told The Journal that he expected landmark buildings to be between 20 and 25 storeys in height. 

Currently, the tallest building in Dublin is the Capital Dock, which stands at 79 metres tall with 22 storeys.

It has the same number of storeys as the Flatiron Building in New York City, but below the Flatiron’s 86 metre height.

flatiron-building-new-york-city-usa The Flatiron Building in New York City Alamy Stock Photo Alamy Stock Photo

“In a Dublin context, 20 to 25 storeys would be a reasonable height for a significant building,” said O’Hara, but added that there is not a hard limit for the size of buildings in the landmark category.

“If it was a wonderfully designed 30-storey [building], of course, it would be looked at and analysed against those criteria,” said O’Hara.

However, he did couch these figures saying that there would need to be caution with taller buildings, particularly around the historic Georgian areas of Dublin city.

tcd 975 Capital Dock, the tallest building in Dublin Sam Boal Sam Boal

As well as this, considerations for tall buildings would be placed against specific criteria, rather than just height, said O’Hara.

These considerations would include how buildings contribute to making a neighbourhood, daylight permeability and respect for local and historical buildings. 

The draft plan says that DCC recognises that Dublin is a predominantly low rise city, and that these landmark buildings would be located in areas where large scale regeneration is needed, as well as centres of employment, where the existing character would not be changed by adding a tall building.

Clustering of tall buildings is likely to only happen in a “limited number of areas” says the plan, primarily within the city centre, Strategic Development Regeneration Areas (SDRAs) like Ballymun, key urban villages, and public transport hubs like Hueston Station.

The draft development plan is currently undergoing public consultation, with people able to view the plan in full and submit changes to the plan. Public consultation will remain open until 14 February.

These submitted changes will then be reviewed by councillors and council staff, before a final development plan is agreed upon.

Height classifications

The other two classifications for buildings in the city will be prevailing height, which will be the average building height in a given area, and locally higher buildings.

The locally higher classification would allow for certain buildings in local areas to be built higher than the prevailing height, to act as a landmark or statement for the area.

“The other one [height classification] is locally higher buildings which are buildings that will be local statements up to up to 12 storeys for commercial and 15 for residential,” said O’Hara.

O’Hara said that DCC had been criticised in its previous Development Plan for introducing a blanket approach to building heights, and that they opted to change it for the new draft plan.

Under the proposed plan, while higher buildings are being considered, the plan is further focused on increasing the density of the city. 

The plan states that this does not necessarily mean high rise buildings and that effective densities can be reached through mid-rise.

“Appropriate higher density schemes can often be achieved by using mid-rise typologies and key to the success of such development is high-quality design and placemaking,” reads the draft plan.

Speaking to The Journal, Noel Brady, architect and lecturer at the School of Architecture at Technological University Dublin (TUD) said that if Ireland is serious about sustainability, there must be a move to a more compact and dense city.

“Inevitably, density means, to some degree, going up,” said Brady.

It doesn’t mean going up in the same direction with the same sort of targets of very high, tall buildings but it is a key plank in terms of moving towards a sustainable future.

Brady said while there is a blanket proposal by the council to allow taller buildings, due to the criteria set down it will not be a “carte blanche” for developers to build up as tall as they like.

He said that not every building can be a landmark, and said that in Denmark, for example, there is a policy of only allowing specific cultural buildings to exceed a certain height.

“Obviously, not every building can be a landmark. That would just look like a kind of a Disney-esque landscape where everybody’s competing for attention. 

In Copenhagen, for instance, they have a very, very strong view in terms of what they call the discipline under which only certain cultural buildings can exceed a certain height in the city, so everybody else has to toe the line.

copenhagen-image-of-copenhagen-skyline-during-sunny-day The Copenhagen skyline Alamy Stock Photo Alamy Stock Photo

Brady said that there can be pragmatic issues with high-rise residential, in particular, saying that after a certain height, the housing doesn’t work well unless it is for wealthy people.

He added that people are rethinking living in high-rise buildings following the Grenfell Tower disaster in London in June 2017, where 72 people died after a fire that broke out within the building.

While he said there are passive solutions being engineered, which would enable buildings to resist events like fire, these require higher levels of investment.

He also said that high rises within the city need to be designed with Dublin in mind, saying that it is important to critically examine plans to ensure they aren’t being designed for cities like Boston or New York, and that they are more in line with Dublin’s latitude to avoid issues with sunlight.

European-style city

Brady also said that the focus on one or two bigger landmark buildings misses the bigger problem within Dublin and that moving to a more mid-rise style model of housing like in other European countries could potentially move to help tackle the housing crisis.

“I think the focus on height, particularly in Dublin is exacerbated by the fact that predominantly most of the city is two stories,” said Brady.

When you go into the inner suburbs, like Crumlin, you’re into two stories, semi-detached houses and row houses in some instances. Whereas if you’re in Europe, most of the inner city and even the inner suburbs would be around about four or five storeys.

Brady said that this should be the area that is targeted and that focusing on landmark buildings misses the bigger issues within Dublin city.

O’Hara previously told The Journal that Dublin should seek to move to become a more European style city, sustainably increasing the density and moving away from solely providing traditional housing to help reduce urban sprawl.

While he said that traditional housing still had a role to play, there needed to be more upward building within the city.

“I think if we’re to pursue the principle of a more compact city, of reducing urban sprawl, of doing our bit for climate change, there’s got to be a quality densification of development,” said O’Hara.

“That’s not to say there isn’t a place for a three or four-bed semi… You must bear in mind, right up to the 80s and 90s, the three-bed semi was the predominant form of development at a very low density.

“In the last 10 to 15 years, the apartment developments are simply, you know, rebalancing that, but I have to stress I’d have to say that the apartments have to be of good quality.”

O’Hara said that there needed to be quality apartment accommodation provided, and that DCC would seek to ensure that higher quality developments would be approved, with particular focus on more storage space, common space and larger balconies.

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    Mute Patrick Brophy
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    Feb 4th 2022, 12:11 AM

    It needs to be much higher than that. Other cities have been doing this for up to a century or more. What makes Dublin so special that we should stick to height limits?
    The further up you build the more you more you curtail the outward sprawl.

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    Mute Honeybee
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    Feb 4th 2022, 12:54 AM

    @Patrick Brophy: So instead of outward sprawl you end up with upward sprawl, there is nothing attractive about glass boxes stacked on top of each other and to see the docklands with little but row on row of stacked boxes is awful, the dull unending streets only broken in places by the old shipping warehouses and the placards in the windows of the few remaining houses begging for an end to this type of development which has destroyed the community and character of this old Dublin dock. They will keep building more of the same but it could have been so much more but then city planning was abandoned many years ago. Just think of the port of Amsterdam with lovely old pubs, shops, ships at the quay, rambling streets and transport hubs, but we get blocks of flats and that’s it.

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    Mute Pádraigín O'Sirideáin
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    Feb 4th 2022, 1:23 AM

    @Patrick Brophy: what’s wrong with being different and being a low rise city? So we have to follow every other city?

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    Mute Alex
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    Feb 4th 2022, 1:39 AM

    @Honeybee: I think the docklands is pretty charming.

    56
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    Mute Seán O'Sullivan
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    Feb 4th 2022, 2:51 AM

    @Pádraigín O’Sirideáin: chronic traffic problems and pollution for one

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    Mute Alex Gibson
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    Feb 4th 2022, 4:26 AM

    @Honeybee: I think the point of the lecturer was that in Dublin you don’t have to travel far from the city centre to immediately be in two-story land. Whereas European cities, including Amsterdam which I have visited have a predominantly 5-6 story equivalent – not disagreeing with you on how the docklands have been developed btw. But we need to be open to higher rise of the level of 5-6 stories which is not what could be considered upward sprawl – just in line with most European cities.

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    Mute Anthony Hilton
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    Feb 4th 2022, 7:27 AM

    @Honeybee: I think the docklands is great. Would you it rather be the abandon falling down buildings that it was for years? There is always some cabbage like yourself that will moan about every single thing.

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    Mute John
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    Feb 4th 2022, 7:33 AM

    @Pádraigín O’Sirideáin: Nothing wrong with a low rise city as long as the public transport is good. Dublin’s transport is poor at best.

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    Mute James Godson
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    Feb 4th 2022, 8:53 AM

    @Honeybee: There’s also nothing attractive about commuting from Athlone to Dublin for work, which will be the reality in a few years time. Absolutely no reason why a city with 1.3 million people doesn’t have more than 2 buildings above 15 storeys

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    Mute TomTraubert
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    Feb 4th 2022, 9:01 AM

    @Anthony Hilton: no need to resort to name calling.

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    Mute Eoghan S Quinn
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    Feb 4th 2022, 9:22 AM

    @Honeybee: do you remember what the docks looked like years ago .

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    Mute Keith Fay
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    Feb 4th 2022, 9:26 AM

    @Honeybee: it’s pretty much your personal opinion, i like the modern look of these ‘glass boxes’ as you call them, makes a city look modern and professional

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    Mute Brian Kelly
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    Feb 4th 2022, 9:36 AM

    @Patrick Brophy: I fully agree. Upwards not outwards taking up all the land.

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    Mute Brian Kelly
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    Feb 4th 2022, 9:37 AM

    @Honeybee: Get a grip woman! Upward is far better than taking all the land. Remember that’s where our animals and ourselves live.

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    Mute Brian Kelly
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    Feb 4th 2022, 9:40 AM

    @Pádraigín O’Sirideáin: Your
    Another one wanting to spread far and wide taking up all the precious land. All the beautiful meadows and parks getting removed to make way for building. Upward is the answer.

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    Mute john smith iv
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    Feb 4th 2022, 9:57 AM

    @Pádraigín O’Sirideáin: the low rise city is why people are spending 500k close to the Meath border. There are areas around the docks and other parts of the city that are well capable of high rise.

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    Mute john smith iv
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    Feb 4th 2022, 9:58 AM

    @Alex Gibson: one stop north of Connolly and it’s semi detached houses with gardens.

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    Mute Anthony Hilton
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    Feb 4th 2022, 10:48 AM

    @TomTraubert: that’s true, my bad

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    Mute Niall Brew
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    Feb 4th 2022, 11:51 AM

    @Honeybee: what are you blathering on about?

    https://www.google.com/maps/@52.398919,4.8773533,3a,60y,200.77h,88.23t/data=!3m6!1e1!3m4!1sbmIJsuuK9_H7OwIVH566-w!2e0!7i16384!8i8192

    Amstedam has 38 highrise buildings.

    And Dublin Docklands was derelict and horrible before the change.https://www.youtube.com/watch?v=a0p8e1MUC0E

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    Mute sean o'dhubhghaill
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    Feb 4th 2022, 2:57 PM

    @Patrick Brophy: The further up you build the more expensive it gets. Basic rule: Beyond 6 floors it becomes more expensive per m2.

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    Mute Morgan Leafy
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    Feb 4th 2022, 12:13 AM

    About time.

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    Mute John Black
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    Feb 4th 2022, 12:14 AM

    @Morgan Leafy: about 20 years too late

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    Mute Mike Kelly
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    Feb 4th 2022, 12:29 AM

    About time . The low height of the docklands , for example, is a disgrace . It is so embarrassing especially when showing Americans around the ifsc .. and you know they are thinking” no wonder you have a housing crisis “ and “now I know why your commercial rents are so high.”

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    Mute Eoin Roche
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    Feb 4th 2022, 12:57 AM

    @Mike Kelly: pure waste of the most valuable urban land in the Country to have built at eight to ten storeys. Disgrace is right.

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    Mute Pádraigín O'Sirideáin
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    Feb 4th 2022, 1:24 AM

    @Mike Kelly: God forbid we upset the feckin Americans !….

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    Mute Mike Kelly
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    Feb 4th 2022, 2:10 AM

    @Pádraigín O’Sirideáin: it’s nit about the Americans ..JC

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    Mute CMH
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    Feb 4th 2022, 7:11 AM

    @Mike Kelly: those same Americans are probably too busy taking photos of the city’s beautiful skyline so they can adorn their office wall with it when they go back to their steel and glass prison in America

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    Mute Podge
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    Feb 4th 2022, 11:23 AM

    @CMH: what skyline? The industrial chimney, the metal spike, or the eyesore Siptu building? The nicest buildings that make up what might be described as a skyline are the most modern.

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    Mute Drunk in Dublin
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    Feb 4th 2022, 11:38 AM

    @Podge: you’re not looking in the right direction. The view looking West from O’Connell Bridge can be spectacular

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    Mute Podge
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    Feb 4th 2022, 11:46 AM

    @Drunk in Dublin: What skyline is there? There’s some open space for the river and the tip of a church of two. But what buildings can you see from that view that make you say “that’s a nice skyline”?

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    Mute Brian Tracy
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    Feb 4th 2022, 1:12 AM

    About time. DCC seems to be run by a bunch of aul fellas. Get with the times, there’s a reason why Dublin isn’t mentioned in the worlds best skylines.

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    Mute Liam Mc Meel
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    Feb 4th 2022, 12:14 AM

    Dublin fire brigade would want to invent in a major fire tender to reach 25 stories and over. Put a water tank on the roof to be released to put a fire out on the top floors

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    Mute Eoin Roche
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    Feb 4th 2022, 12:56 AM

    @Liam Mc Meel: such things are standard technology around the world. Fire Containment, smoke venting and water and chemical extinguishers in high-rise are central to the architecture. The good thing about building higher now, is that we won’t have the legacy of dangerous older buildings of other cities.

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    Mute Paul Gorry
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    Feb 4th 2022, 1:20 AM

    @Eoin Roche: Gas stuff eoin, just the legacy of pirate, and micra destroying two story new buildings. Are ye talking the p’xss or what?

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    Mute Eoin Roche
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    Feb 4th 2022, 1:29 AM

    @Paul Gorry: Quite obviously I meant high rise legacy issues Paul, like Grenfell tower for example. This article is nothing to do with the mica issue, take your whataboutery elsewhere.

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    Mute Traxedo
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    Feb 4th 2022, 8:01 AM

    Move the port further north and turn that side of the city into a high rise metropolis. The potential is endless.

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    Mute Frankie J
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    Feb 4th 2022, 9:01 AM

    @Traxedo: exactly, wasn’t there talk of doing it just north of Balbriggan which would then free up the docklands for development

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    Mute Reuben Gray
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    Feb 4th 2022, 9:13 AM

    @Frankie J: Ah the good ole Progressive Democrats vision.

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    Mute Rob Gale
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    Feb 4th 2022, 1:04 AM

    Every new build in Dublin in the last 20 years has been cheap and ugly. Now they’ll be cheap and ugly looking and far more prominent. Developers aren’t going to grow taste and aesthetic aspirations because they can build taller. They only see it as more units to sell. The look doesn’t matter to them, they’re making Dublin uglier and uglier.

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    Mute Frankie J
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    Feb 4th 2022, 9:00 AM

    @Rob Gale: every single new build in Dublin is cheap and ugly? Bit of an exaggeration there Rob

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    Mute Gary Kearney
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    Feb 4th 2022, 2:31 PM

    @Rob Gale: Cheap and ugly cash cows for the people who broke us the last time. Now they get the chance to do the same but taller and most likely uglier.

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    Mute Alan Kenny
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    Feb 4th 2022, 8:43 AM

    I don’t find Dublin a city. It’s just a very large town. Doesn’t look like a city, feel like a city. Horribly planned.

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    Mute Harry O'Callaghan
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    Mar 15th 2022, 2:36 AM

    @Alan Kenny: Dublins absolutely massive. It definitely feels like a city. Cork feels like a town.

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    Mute John O'Brien
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    Feb 4th 2022, 1:46 AM

    What’s wrong with urban sprawl? Biggest travesty with this country is the appalling lack of infrastructure. High rise towers are a blight on medieval cities. The massive underpinning of these structures would cause chaos for years.

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    Mute Alex Marquis
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    Feb 4th 2022, 8:05 AM

    @John O’Brien: agree that there’s a disgraceful lack of infrastructure but referring to Dublin as a medieval city is stretching it a bit. Very few medieval buildings of interest apart from the 2 Anglican cathedrals. It’s definitely more a Georgian city. And there was never any questions to build skyscrapers right in the city centre, but in the Docklands or the Glass Bottle brownfield in Dublin 4.

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    Mute Pádraigín O'Sirideáin
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    Feb 4th 2022, 1:22 AM

    Please dont :(

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    Mute The Kerry Slug
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    Feb 4th 2022, 2:08 AM

    The skies the limit for prices, and 25 stories for height.

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    Mute Emer Caffrey
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    Feb 4th 2022, 8:06 AM

    At long last! ‘mid rise’ would be perfect for Dublin and many other cities, good design & asthetics is key.

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    Mute Mary Nugent
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    Feb 4th 2022, 12:20 AM

    Sea levels

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    Mute Mark Howard
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    Feb 4th 2022, 9:06 AM

    @Mary Nugent: tea leaves?

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    Mute NeilH100
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    Feb 4th 2022, 8:19 AM

    This decision is long overdue, although it should be concentrated in one area first.
    Hopefully some of the high rise buildings will be residential.

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    Mute sean o'dhubhghaill
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    Feb 4th 2022, 6:49 AM

    Badic Rule: beyond 6 stories the talker you get the more expensive you get.

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    Mute Podge
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    Feb 4th 2022, 11:27 AM

    @sean o’dhubhghaill: which is why this is only feasible in areas of high demand and land cost. So absolutely perfect for Dublin city.

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    Mute Mark Dawson
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    Feb 4th 2022, 1:23 AM

    Definitely, and currently DFB fight fires from the outside of a building but in case of high rise buildings they will have to change their approach and fight from within the building. Now I don’t know at what point tve height of a building would require this, it’s the normal in the States but there buildings are 80 plus floors

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    Mute Paul Tao
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    Feb 4th 2022, 2:01 AM

    @Mark Dawson: It’s already done in cities in Ireland. Modern mid to high-rise buildings are designed to efficiently enable firefighting even on upper floors.

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    Mute EillieEs
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    Feb 4th 2022, 3:28 AM

    @Mark Dawson: there are only eight buildings in the whole of the US that have over 80 floors

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    Mute Reuben Gray
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    Feb 4th 2022, 9:17 AM

    @EillieEs: More like 17 but sure your point still stands.

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    Mute Niall O'Reilly
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    Feb 4th 2022, 8:55 AM

    It would be nice to see the old merchant houses along the river given a facelift with some paint. Dublin looks so shabby! I would also recommend building new community houses and converting some empty office blocks into apartments in the city for social housing needs.

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    Mute Epgenetics29 Declan Christoph
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    Feb 4th 2022, 8:35 AM

    Towering inferno

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    Mute Jason Walsh
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    Feb 4th 2022, 9:44 AM

    Cork City Council hold emergency meeting to allow 50 storeys or more, can’t be letting them jackeens have the tallest building.

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    Mute Gerrard
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    Feb 4th 2022, 9:32 AM

    We need high rises in places like dalkey and sandyford and also ballsbridge nearly all along the dart line would be acceptable

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    Mute Paul Clancy
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    Feb 4th 2022, 9:55 AM

    Welcome to the twentieth century

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    Mute Alex Marquis
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    Feb 4th 2022, 8:09 AM

    ‘Bout feicin time!

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    Mute DANNNNNN!!!!!!!
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    Feb 4th 2022, 9:42 AM

    This is a good move, however, significant buildings with premium design will not come to fruition in Dublin as the high specs will be busted to maximise contractor and sub-contractor margins. Compare to london where specifications are high and follow through to completion.

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    Mute LaoisWeather
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    Feb 4th 2022, 10:32 AM

    So, a few of the boys in DCC got their hands on a copy of Sim City 2000 during lockdown. Ah yes, our taxpayers dosh is hard at work!

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    Mute Brendan Lawlor
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    Feb 4th 2022, 5:56 PM

    Move the docks and build as high as you want, which would take pressure off the rest of the town (plus trucks off the M50).

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    Mute Chris Gaffney
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    Feb 5th 2022, 12:54 PM

    About time!!

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    Mute Marc Power
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    Feb 5th 2022, 12:09 AM

    Try to have some imagination

    1
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