The thriving industry at the heart of Dublin’s northern inner city nowadays appears to be the sale of metal shutters for storefronts. Off the beaten path, Dublin mimics a post-apocalyptic movie set as the majority of establishments remain closed and deserted. A city, especially on a rainy Wednesday afternoon, ought to vibrantly display signs of residential and commercial life. Unfortunately, it’s not the reality in most parts of Dublin city. Yes, there are some tourists, and a handful of shops and pubs are doing business, but truly lively cities need residents, not just day visitors or consumers.
Almost twelve months after the centre of the city was thrown into the spotlight due to riots, it’s obvious that what Dublin is truly missing isn’t the police, it’s a population. The essence of cities is the people and Dublin simply doesn’t have enough inhabitants. Increasing the population would do wonders to revitalise the city.
The notable American urbanist Jane Jacobs emphasised the critical balance that cities function as, mimicking delicate ecosystems where every part depends on another. Her work was centred around understanding the functioning of cities as they are rather than as they should be, showcasing her skills as an anthropologist more than a planner. Walking around our rundown capital recently, I thought of how Jane Jacobs’ ideas might play a role in the proposed revival of Dublin. Her four principles of thriving, livable cities include:
– Permeability – where there’s a web of well-connected roads and paths for pedestrians, enhancing walkability, and void of culs-de-sac or dead ends.
– Mixed usage – where an area has a mix of residential, commercial and retail, that provides a sense of community and identity rather than a single use.
– Density – cities should be packed, with residential and commercial snugly intertwined.
– Natural surveillance – the importance of designing on a human-scale (up to six-eight storeys), resulting in residents feeling more connected and responsible about policing their own neighbourhoods, reducing the reliance on guards.
If we incorporate these principles into our plans, there’s no stopping Dublin’s city centre from transforming into one of the most vibrant places in Europe within quite a short span. Cities have a knack for springing back to life quickly and unexpectedly. Back in the late ’80s, I recall visiting two then-considered edgy neighbourhoods in Berlin and Paris – Kreuzberg and Belleville.
Consider the provision of affordable housing for essential workers in Dublin 1. Even though it doesn’t seem likely that Israel will face penalties soon, the circumstances could drastically change in war scenarios. Why is it that electricity prices in Ireland have nearly tripled in a span of 12 years, while they are half in Scandinavian nations? Here’s an innovative idea to tap into Cork’s potential.
Kreuzberg, once the poorest part of West Berlin with a significant Turkish population, was situated directly against the Wall. The likes of David Bowie, Brian Eno and Iggy Pop would occasionally frequent the area, giving it a unique charm. However, for the majority of West Berliners, Kreuzberg wasn’t a preferred residential choice. Nowadays, it has completely transformed. Similarly, Belleville, which was largely seen as insecure and somewhat intimidating three decades ago, now bustles with artists, street culture and economic vitality. Hackney in East London exhibits a similar story of urban rejuvenation. All of these areas were revitalised due to lower rent and affordable property, related to abandonment, decay and unoccupancy, which formed the basis of their rebirth. Changes in policies also played a significant role.
Dublin 1, the city’s hub and the site of most of Dublin’s prominent Georgian streets, was once the city’s most affluent area. Currently, it is synonymous with urban decay. Going by Jane Jacobs’ principles of planning, it should offer a diverse range of residential, commercial and retail spaces. Its central strip, O’Connell Street, is zoned solely for retail. Once the shops shut, the whole street closes, rendering it inactive at night. Inactive streets tend to be unsafe. The zoning of O’Connell Street for retail only was ironically done to curb the spread of late-night fast food establishments. However, surely there’s a more creative solution to manage the main road of the capital than just zoning it for retail?
The government has the resources. Use them and witness the city flourish.
Are you aware that O’Connell Street has just a single remaining resident? Picture O’Connell Street with a community consisting of either 1,000 or maybe even 2,000 people? This could be a potential reality if the government decided to procure the Hammerson’s plot that spans 5.5 acres. It is situated between O’Connell Street and Moore Street and has recently received commercial planning permission to accommodate additional shops. If the plot was bought over, it could be reassigned to residential use and builders could be contracted to construct mixed property developments comprising both social and private homes. With a suitable urban density, O’Connell Street could become a residential hub for thousands. The proposition from the government task force encouraging RTÉ to relocate to the GPO may actually be constructive. This would reintegrate O’Connell Street into the national dialogue. Furthermore, the transformation of O’Connell Street into a lively neighbourhood through influential state-funded initiatives could be further supplemented by smaller fringe actions.
Consider, for instance, the beneficial impact of converting minor deteriorated sites and unoccupied properties throughout Dublin 1 utilising what is defined as “meanwhile use” in planning terms. It fundamentally implies that planners disregard the status quo temporarily, permitting the interim use of empty buildings or lots for socially worthwhile objectives until the property can fully maximise its long-term potential. Recognised as an expedient method to utilise underused areas effectively, this concept first gained traction in Europe in the 1970s, when numerous civic buildings were abandoned due to deindustrialisation. Some of the exterior spaces, seating arrangements and tables which were installed during the pandemic continue to be utilised today, transformed via “meanwhile use”.
The effective exploitation of temporary land-use has been predominantly demonstrated in London, but isn’t it possible that inner Dublin could emulate this successful approach? Just think about how many currently neglected and vacant smaller spaces could be productively utilised? “Meanwhile use” essentially emphasises achieving immediate positive outcomes instead of waiting for the ideal circumstances. And once initiatives are implemented – be it a cafe launch, a market establishment or accommodation for an artists’ community – they become an integral part of the existing framework and the provisional becomes the norm. Indeed, for most landlords too, occupancy always trumps vacancy.
The concept of “meanwhile use” planning views urban development as an ongoing, unregulated process rather than an immaculate master plan that anticipates every possible outcome. This perspective sees the city gradually revitalised, building by building, site by site, and street by street. It suggests a shift towards combined residential, commercial, and retail zones, with a particular emphasis on residential zoning, within Dublin.
Importantly, the Government must assume a proactive role and allocate significant funds. Inner city Dublin is in dire need of tending, nurturing and care. This implies the deployment of numerous litter wardens and caretakers for older public housing blocks. Increased police presence is also essential. The proposition of providing “essential workers” with discounted housing in Dublin 1, for school teachers, police officers, and medical nurses who operate in the district, is feasible given the available funds.
Reviving Dublin, much like renovating a house, needs investment. It’s essential that the council is provided with substantial funds to procure extensive sites and promptly avail them to builders. A €1 billion budget wouldn’t be excessive. And that’s just for capital. The city would require several new paid employees and an enlargement of the current budget to accommodate these expenses. But this is what it demands.
Given the available funds, the Government has the capacity. The expenditure can lead to Dublin flourishing.