The Fitzwilliam Partnership is about to submit a long anticipated planning application to build a massive mixed-use development at the Royal Liver Retail Park on the Naas Road, Dublin 12 which includes a 26-storey element.

In 2005 the Fitzwilliam Partnership - which is controlled by ?? - bought the ailing retail park from Royal Liver Assurance for €60 million - €15 million over its guide price. The park, which opened in 1990, was one of the first of its kind in the country.

The developer is proposing to demolish the retail park and build a high density residential and commercial development of nearly 100,000sq m (1.076 million sq ft) on the 8.7-acre site, which is close to the Luas.

Spread over 18 blocks, the development mostly ranges in height from five to 11 storeys. This includes a 191-bed hotel, a medical centre, banking hall, public library and nearly 2,230sq m (24,000sq ft) of offices. There would also be a 26-storey building with 75 apart-hotel suites, a communal sky garden and an observation deck on the 24th storey.

The developer is also looking to build 248 apartments, 35 shops and commercial units, and 1,076 basement car-parking spaces. Access to the site would be at three points on the Old Naas Road to the north and two on the Naas Road to the south of the site.

As with Sandyford Industrial Estate, the arrival of the Luas has seen the owners of industrial sites and businesses along the Naas and Longmile roads re-evaluate their potential as high density residential developments. A detailed urban design masterplan has been earmarked for this area which is seen as one of the most important gateway corridors in Dublin.