With your support, we are full steam ahead with the Judicial Review for Cross Guns.

Overscaled, for-profit, poorly designed apartments are being squeezed into every neighbourhood in Dublin. The developers are taking advantage of the free-for-all planning policy, offering nothing back to the city. Build-to-Rent offers no opportunity for apartments to be sold individually, and no security to future renters. It does not deliver affordable long term homes. If built, the apartments will be bought in bulk by REIT vulture funds, who take full advantage of the appalling housing crisis to charge extortionate rents. Cross Guns is one of the victims of the current policy- and we as a community must fight against it and push for affordable better designed housing on the site.

Our continued fundraising efforts have raised over 27K- thank you! We still have a long way to go towards our goal of up to 60K and a long court case ahead of us— but we are optimistic about our chances. If you have donated to our cause, or are planning to donate, a partial refund will be due in the event of a successful outcome- please refer to our refunds policy below. We are counting on your continued support!

In July 2021, we were granted leave to commence Judicial Review proceedings by the High Court Judge Humphreys. In October, at our first Court Hearing, An Bord Pleanala failed to deliver their opposition papers within the set timescales and have since agreed to present those on 22 November. One of the Environmental grounds for our appeal has a precedent on another Judicial Review case, and has been referred by Judge Humphreys to the Supreme Court. Our legal team, Fred Logue Solicitors, have prepared the documents outlining our legal case.
The grounds for appeal are based on several previous successful legal precedents and include:
- ABP’s inaccurate assessment of the impact of the development on the Royal Canal wildlife habitats, contradicting the EU Environmental Directives Directive.
- Developer’s inaccurate calculation of daylight levels in the new apartments- the tiny kitchens do not comply with the minimum standards

- Under-provision of cycling spaces contradicting the minimum requirements
- Inadequate assessment of public transport capacity in Phibsborough to justify the high number of apartments and the lack of residents’ car parking.




UPDATE: Thanks to overwhelming community support, as of yesterday, we have initiated Judicial Review proceedings against this unsuitable and unsustainable planning permission for the Build-to-Rent High-Rise Towers on the canal.

Photos show the area between the 5th and 6th Locks known as ‘The Harbour’, a regular venue for canoe polo and kayaking (Phizzfest 5th Lock Canoe Polo Tournament pictured). This overpowering development, with all apartments perpetually owned by for-profit investment funds, would plunge the Harbour into permanent shadow, compromising its use for water sport activity and would have a detrimental environmental impact on the Royal Canal habitats and amenity.

The next phase of fundraising will require a big community effort. If you would like to join our mailing list, please email us at crossguns2021 at Please share our message with neighbours, family and friends.

Take a look at our Town Hall meeting which took place on 24th June 2021 -

Speakers: Lorcan Sirr, Senior Lecturer in Housing at TU Dublin; Fred Logue, solicitor; & local stakeholders.

The Cross Guns Campaign has been covered quite a lot in the media recently...

RTE Prime Time (7 July 2021 ) - SHDs - the housing 'quick fix' that's broken

Irish Independent (5 July 2021 ) - ‘Build-to-rent is a Government-sponsored cartel,’ claim locals opposing Dublin development

Dublin Gazette (8 July 2021 ) - Residents to fight high rise towers at Cross Guns

Irish Independent (28 June 2021 ) - Locals to challenge decision for 200 build-to-rent apartments at Cross Guns Bridge in Phibsboro

Irish Times (13 July 2021 ) - Plans to end Strategic Housing Development system approved

An Bord Pleanála’s granting of planning permission to high-density, high-rise, ‘Built to Rent’ apartments represents a travesty of good planning and development, and is a snub to democratic decision-making. At 50% higher than the landmark tower at Phibsborough shopping centre, the 12-storey towers adjacent to Cross Guns Bridge will dominate the local built environment.

The proposed development is poor on many levels, including being a material contravention of Dublin City’s Development Plan, with excessively high buildings and insufficient amenity space. The decision to grant planning must be overturned.

As there is no appeals process, the granting of permission can only be overturned by a community-funded Judicial Review.

This Gofundme is organised on behalf of the Leinster Street and Shandon Residents' Associations. We are asking you to take a stand for what’s best for your locality. We seek developments that enhance our area for the benefit of all, not destroy it for the sole enrichment of private investors.

An Bord Pleanála have conceded or lost 95% of Judicial Reviews taken to date. We have an excellent chance of succeeding. As a community, we must raise €17,000 by 14 July for the first phase of the Judicial Review.

As a community, we must raise a total of €60K in order to bring a Judicial Review .

17K is needed by July 14th, with the remaining €43K to be collected over the coming months.

Please donate as much as you can.

This is a substantial target and every donation is very much appreciated. To give an idea of the task ahead we could reach this goal with...

240 x €250 donations
600 x €100 donations
1200 x €50 donations
3000 x €20 donations


No to community pain for private gain!

No to non-sustainable housing!

No to a high-rent future for our children, with no option to own!

No to destruction of natural amenities and habitats of Royal Canal!

No to massive privacy & light invasion of the homes on Leinster St!

Follow us for updates on progress...

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Anne Phelan is the Treasurer of the Cross Guns Campaign Group, and is listed as the beneficiary on this account. She will be responsible for making payments to solicitors and in respect of any other expenses incurred in the campaign. She will provide full accounting of all  donations and payments when the campaign is over.

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Organizer and beneficiary

Dan Lambert
County Dublin
Anne Phelan

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