Showing posts with label proper planning. Show all posts
Showing posts with label proper planning. Show all posts

16 January, 2017

Too many students?

There's been a lot of Planning Applications for student housing in recent years, particularly in the north inner city. The map above shows some of those planning application that I've noted in the last year or so, and if you click on the link you can zoom in or out. I've counted planning applications for 6,000 bed spaces in the North Inner City alone, and that's just in the last three years. Local residents are apprehensive about the impact of such development, and we need to get it right.

Across the River Liffey in the Liberties, on Bonham Street almost 500 bed spaces have been provided in an impressive development designed by O'Mahony Pike Architects. It seems to fit in well, and provides a nice way to walk from Usher's Island up to James's Street through the Digital Hub past the remnants of the old St. Patrick's Windmill. The first residents moved in six months ago, and I  haven't heard any complaints so far about the impact, and it seems to me to be a good addition to the neighbourhood. Years ago I remember a packed-out meeting of residents when Trinity Hall was being proposed in Dartry. Listening to the nearby residents it seemed like an Armageddon of drunkenness, relocated traffic cones and bus stop signs was about to descend on that fairly well-heeled neighbourhood. It seemed not to have occurred.

It is important that this type of accommodation is really well managed, and that the everyday issues such as waste bins and construction traffic are well taken care of. Some of these proposals are a bit over-scaled for their surroundings, and there are concerns about over-looking and over-shadowing. In addition there is a very real fear that an over-concentration of students in one area might make life difficult for existing residents. 

On the plus side they will take some of the pressure off existing housing, where rents and prices have sky-rocketed again in recent years. The real solution to a housing shortage is to build more housing! In addition, with a large construction phase of the new Dublin Institute of Technology campus at Grangegorman, these new developments will attract students to live near their campus which makes sense.

One of the interesting things has been that the developers aren't looking for vast amounts of car parking, and the planners haven't looked for it either. Some of them have no car parking whatsoever. This makes sense, as journeys in the inner city are more likely to be made by foot or bike or public transport. If we can't get students to travel using sustainable means, then what hope do we have in persuading others to do so? It will put pressure though on nearby areas that don't have a residential disc parking scheme in place, but that's inevitable as the city copes with a growing population.

I've made my own views known on several of these applications over the last few months, and you can see my observations on Prussia Street, the North Circular Road and Stoneybatter at these links. I've invited in our senior planning staff to make a presentation to Dublin City Council's Central Area Committee next month. We'll see what they have to say. One issue that's been on mind is as follows: We set lower space standards for students in our Development Plan (under pressure from the then Minister for Housing Alan Kelly). If the demand for student housing doesn't materialise, will we be easily able to convert these lower-specified units into regular housing for others?

20 August, 2016

Debtors' Prison Occupation

Called in to the Debtors' Prison today and had a chat with Ania, James and some others who've been squatting there for the last week. They seem to have moved there from the Grangegorman squat on North King Street.  That site is due to become student housing. Back in the 1990s as a member of the Green Street Trust I worked with some creative people to save the building.  At that stage it was due to be demolished for road widening, but thankfully things have moved on. It's good to see another occupation drawing attention to the significant number of underused and empty buildings in the city while we're in the midst of a housing crisis. Here's a few scattered notes of my thoughts at this stage.

1. It's good to see new life in this historic old building, and hopefully this action will put pressure on the Office of Public Works to find a new long-term tenant for the building.

2. On 15 August 2016 Mr Justice Michael Hanna granted Department of Public Expenditure and the Office of Public Works (OPW) an injunction compelling the group to leave the building so it looks like eviction may happen soon.

3. The building currently has electricity, but not working toilets, so a long-term occupation would be challenging.

4. Although the building has been empty for the best part of a generation, the OPW has undertaken some much needed lighting, drainage and structural improvements over the last ten years. Income from filming has contributed to funding this.

5. Over the last couple of years I've been in the building several times. Several arts organisations such as Block T and Broadstone Studios may be interested in taking space in the building. It would be worth meeting with them to further the project.

6. Build alliances with local representatives and residents.  It is  worth seeking support from the eight local city councillors, and the three local TDs, as well as Minister Seán Canney, Minister of State with special responsibility for the Office of Public Works and Flood Relief.

7. Show that you're safety conscious. The building has holes in the floor, and doesn't have a working fire alarm system. This probably means that the City Council will want to move you out sooner rather than later, and this may be an insurmountable problem. Unless you can show that you're on top of this you'll be moved out really quickly.

8. Produce a clear vision for what you want to achieve and how you want to achieve it. People will find it difficult to support you unless you have clear aims and objectives.

9. Once you have a clear idea on what you want to achieve, move quickly to establish a structure to achieve this. This may be a cooperative, a company or a charity, but unless there's clarity on this it'll be hard to convince others to support you.

10. Spread the word. Flyers and a Facebook page with lots of likes is a start, but you'll need a website, a spokesperson and a clear concise message for the media, the general public and everyone else.

They're having an open day on Sunday 21st August 2016 at 4pm.

I hope it goes well for them.
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24 December, 2015

Low standards in high places

In a true democracy local government officials wouldn't feel obliged to issue a press release when a senior planner speaks their mind. 

However that's what happened when Dublin City Council Senior Planner Kieran Rose said that Minister Kelly ‘has been bamboozled by certain powerful vested property interests.’  Rose was referring to Kelly's newly published Design Standards for New Apartments which roll back on improvements made under previous Governments.

The Council under Chief Executive Owen Keegan issued a press release saying that “The comments, while made in a personal capacity, are both inappropriate and regrettable and do not reflect the views and opinions of management of the City Council.” If that isn't a slap-down then what is?  Group think and the 'uno duce, una voce' approach is precisely what got Ireland into difficulty in the first place. We're in trouble if public servants aren't allowed speak their mind.   The etymology of bamboozle lies in the French word embabouiner "to make a fool (literally 'baboon') of, and there is certainly a Neanderthal feel to those who are arguing for lower standards. Let's not forget that some years ago the Construction Industry Federation argued against mandatory insulation in new homes, saying it would drive up the price of housing. These same vested interests clearly have the ear of their Minister.

If Labour's Kelly really wants to increase housing supply he should spend more time talking to the European Investment Bank to release funding for housing. He could also legislate to ensure that a portion of semi-state pension funds are invested in new homes. It seems crazy that when there's over a billion euro in CIE pension funds yet none of these monies are obliged to be invested in housing as they are in other jurisdictions. He must also sit down with Credit Unions, Trade Unions and other bodies to ensure that they too play their part in tackling the housing crisis. He could modify the much heralded 'Living City' scheme for older buildings that has been spectacularly unsuccessful. Finally (dare I mention it) he could allocate sufficient funds to local authorities so that they can build as much housing as they did in previous times when there were housing shortages.

It would be shameful if Labour's legacy in the Customs House were to be smaller apartments, lower ceilings, less storage space, and new homes with no access to sunlight, yet this is now set to happen under Alan Kelly's watch. Kelly has bought into the 'starter homes' and 'first time buyers' language that characterised Liam Carroll's Zoe shoe-box apartments back in the last century. Five years ago the Government that I was part of phased out bedsits. Now, thanks to Alan Kelly they are on the way back. Earlier this year when a u-turn on bedsits was first mooted ALONE – a housing and advocacy charity for the vulnerable stated that they campaigned “against this type of accommodation for over 30 years and we don’t want to go back. We would be concerned that it would be the most vulnerable who would be forced into this type of accommodation, often located in old buildings with sub-standard conditions.  ALONE believes the government needs to look at long term strategic solutions to providing quality housing instead of short term reactions to the current crisis.” It seems curious that the Labour Party isn’t doing more to provide quality state-built homes as they did when in Government previously.
The Urban Regeneration and Housing Act 2015 introduces a vacant land levy to put pressure on land hoarders to build and make best use of their lands but its introduction had been long-fingered until 2018. If this provision was enacted sooner it might put pressure on land-owners to make better use of their sites to apply for planning permission and build the housing that is so badly needed. Further back-peddling is underway with the repeal of the new windfall/betterment tax of 80% on trading profits and capital gains arising from disposals of land that was built into the National Asset Management Act. This provision was a positive development to deter speculation and yet Fine Gael and Labour removed this provision in the 2014 Finance Act. This will encourage speculative rezoning and higher land and housing prices.

Minister Kelly hasn't provided for any public consultation prior to making these new standards. This means his changes may be in breach of the Aarhus Convention which states that Government shall endeavour to provide opportunities for public participation in the preparation of policies relating to the environment including housing. This one could run and run.

06 October, 2014

Moore Street's in trouble


Dublin's Moore Street is in trouble. Shops have closed, market traders are facing competition and the plans for redeveloping the street are dated, damaging and dreary. On Monday evening the City Council is being asked to agree to a land swap that will allow the project known as Dublin Central to proceed. Plans for the comprehensive redevelopment of the two hectare site on the east side of Moore Street have been approved by Dublin City Council and An Bord Pleanála. The Council sees this project initiated by developer Joe O'Reilly and now facilitated by NAMA as a flagship project for the city.  The sweetener to the deal is that the O'Reilly's company Chartered Land proposes to restore 14-17 Moore Street where Padraig Pearse and Easter Rising volunteers retreated to from the burning General Post Office on O'Connell Street. He hopes to restore them for an ambitious deadline of Easter 1916. However the imposition of another soul-less shopping centre is too high a price to pay for a heritage centre.


O'Reilly's plans were first lodged with the Dublin City Council back in 2008 as the Celtic Tiger breathed its last. In keeping with the spirit of the times his company Chartered Land applied for planning permission for an over-sized shopping mall. It was to be thirteen stories high with five basement levels, and featured a dubious north facing Rooftop Park. Little attention was paid to the historic houses on Moore Street that featured prominently in the events of Easter 1916. Under successful pressure from historic groups the Government intervened, and the currently approved plans allow for the sensitive restoration of 14-17 Moore Street and 8 & 9 Moore Lane. However these buildings will be heavily overshadowed by new buildings behind them. In their planning decisions the City Council and An Bord Pleanála put some manners on the scheme and reduced its height and vulgar Celtic Tiger excesses. Nonetheless the overall development still involves shoe-horning a large shopping centre into a restricted city centre site with a large basement car park.  In essence it is a shopping mall with parking for seven hundred cars.


There will only be one shop facing on to Moore Street in the approved scheme. There will be no upper floor residential units over-looking this historic street. Most of the mall will open out on to Moore Lane, where presumable some of the existing cobblestone sets will be retained to lend an air of authenticity to the new shopping mall. It rivals the ILAC centre in its ambiance and architectural expression. This lane will be open to the public but protected from the weather with a rain screen. It is unclear how this area will be policed.


The approved plans feature a massive amount of car parking despite the current construction of a Luas line along O'Connell and Parnell Street. This means many more traffic will travel through already over-crowded streets. This seems to be at odds with Government's 2010 policy on Smarter Travel, but the plans were lodged before it was published.


The need for more housing is currently a burning issue, and it seems extraordinary that the development will only have a handful of residential units. An opportunity has been lost to seriously tackle the city's housing needs. These units will be located in the centre of the block and will not provide any additional passive surveillance of Moore Street or O'Connell Street at night when the shops are closed.




On Monday city councillors are being asked to smooth the development’s passage. It is proposed to sell the Dublin City Council cleansing depot at 24-25 Moore Street to the developer. That building would win no architectural prizes but will be demolished and be replaced by a ramp to the car park similar to the charmless Chapel Lane to the rear of the ILAC Centre. Just around the corner on the south side of O'Rahilly Parade the wall where Michael Joseph O'Rahilly wrote a last letter to his wife before expiring in 1916 will be replaced with switchboards and junction boxes. The battlefield site is not being treated with the respect it deserves.


Thirty years ago when Temple Bar was threatened by plans for a central bus station, artists and others protested and ensured that the area was protected by a Framework Plan that retained most of the older buildings. The area bounded by Moore Street, O’Connell Street and Parnell Street deserves a similar plan today. Such a plan could protect older buildings and shops, and could also provide room for new homes and businesses. Modern infill buildings could compliment the best of the past. Instead of facilitating this development I am hoping that my Council colleagues will turn down the land swap on Monday night, and force the developer back to the drawing board. Almost a hundred years ago a new republic was declared on O'Connell Street. If they were alive today I suspect few of those who fought for Irish freedom would welcome another shopping mall onto the sacred ground where they breathed their last.




08 October, 2013

Incentivising construction? Be careful what you wish for

Looks like it might be back to the bad old days if the rumours about scrapping or reducing the 80pc rezoning tax introduced by the last Government is anything to go by.

If this does happen it’ll be back to the nods, winks, brown envelopes and the occasional headlock for any councillor  who plays the green card in the Council Chamber.

Removing this tax would be a betrayal of all the lessons learned about bad planning during the boom years. It would mean a return to the bad old days of land speculation and councillor-led rezoning. The rezoning tax as it is currently enacted in the NAMA legislation implemented the 1973 Kenny Report on Building Land. It would be foolish to dilute this legislation.

Rezoning contributed significantly to the pyramid scheme of land rezoning and inappropriate development that led to the collapse of Irish banks. The last thing we need is a return to the bad old days of boom-bust planning and development. This is in danger of occurring if the windfall tax introduced by the Green Party through the NAMA legislation is dropped. 

Tax incentives have been proposed for certain works to existing buildings in Limerick and Waterford City, and this scheme is awaiting EU approval. This proposal if implemented carefully could encourage employment in refurbishing older buildings. However  It would be crazy  if the  Government were to drop the land rezoning tax,  as this is the first defence against the inappropriate rezoning of greenfield lands.

Rezoning more land in Dublin or elsewhere does not make sense. Currently there’s 2,500 hectares of land zoned for housing in the four Dublin Counties. This could provide space for 130,000 housing units at fairly modest housing densities of fifty units per hectare. To put things in perspective, this would provide homes for a quarter of a million people. Anyone who suggests we need to encourage more rezoning is mad as a fish and needs a reality check. Sure, there’s a problem in getting banks to lend, but that’s a very different issue from proper planning.

Those houses? They're on the road out from Castlemaine to Dingle. If you squint you might see the tumbleweed. The trees have probably grown a bit since the last time I looked, but I haven't seen much sign life there.

18 May, 2013

Save Moore Street

Save Moore Street.

Not for the houses that the leaders of 1916 occupied in their last stand after leaving in the GPO, but for the vibrancy of the economic activity that immigrant and Irish retailers and visitors bring to the area, and the wealth of the existing built fabric and heritage that is threatened by demolition.

The phone shops; the vegetable stalls; the French Bakery and FX Buckleys the butchers. For many a stall or a small shop on Moore Street is a step on the first rung of the economic ladder. It all gives  a buzz that doesn't deserve to be eliminated by the Celtic Tiger 'Dublin Central' project. It would be the ultimate irony if tax-payers money were to be used through NAMA to give this destructive project a new lease of life. The drawing of the scheme shows the profile of the project set against the existing O'Connell Street looking west. It is over-scaled and represents a dated approach to revitalising an area.  Perhaps the most bizarre part of the whole proposal promoted by developer Joe O'Reilly and designed by architects  BKD, McGarry Ní Eanaigh and Donnelly Turpin is the north-facing park proposed for the roof of the shopping centre. It is all just plain wrong in its shape and size. It is grossly over-scaled for the area, and involves the demolition of too many buildings.

It reminds me of the Skidmore Owings Merill proposal for a central bus station in Temple Bar from the early 1980s that would have demolished dozens of buildings on both sides of the River Liffey and replaced what was then a bohemian quarter with, well, buses. The Dublin Central project seeks to replace a vibrant quarter with, well, British High Street shops.

When you walk along Moore Street there is a lot of under-maintained buildings, but that's mostly due to the urban blight forced on the area by developers. If the cement blocks were removed from the windows of the upper floors of these buildings they could be refurbished to become artists' studios or living spaces that would increase the footfall and life of the area. Many of these buildings date from the mid-nineteenth century. Some look even earlier.

Dublin City Council needs to take enforcement action against the unauthorised surface car parks that have been springing up off Parnell Street. It also needs to reconsider the support it is giving  for comprehensive redevelopment that failed in the 1960s, and that is set to fail again if it continues to facilitate a deeply-flawed redevelopment proposal. If there is a building to be demolished in the area, it is the City Council's  own cleansing deport which an architectural travesty with a blank ground floor facade covered in advertising at the corner of Moore Street and O'Rahilly Parade. Perhaps it could be replaced with a decent indoor market that could give budding entrepreneurs an affordable stall and a roof over their head to sell their wares. 

Last Autumn my students in the Spatial Planning degree programme carried out a conservation inventory of the buildings in the blocks bounded by Upper O'Connell Street, Parnell Street, Moore Street and Henry Street. They showed that there is  a wealth of heritage and economic activity in the area that deserves to be protected.

Moore Street has a long and fascinating history. Barry Kennerk's new Book "Moore Street the Story of Dublin's Market District" is a great read that documents the history of the area through the eyes and words of traders and local residents. Street trading has deteriorated in recent years. That's partly due to the lure of supermarkets and shopping centres, but it's also due to the neglect of the street by the city council. It has not just turned a blind eye to the creeping dereliction fostered by developers, it has encouraged speculators in their plans.

The area  deserves a decent future. Retaining and refurbishing 16 Moore Street and the adjacent buildings could be the first step in  what needs to happen. The link to 1916 needs to be cherished and celebrated as we approach the hundredth anniversary of the 1916 Rising. However I'm not convinced that another museum is required. Maybe a 'Living Over the Shop' project would make more sense. Minister Jimmy Deenihan is the decision-maker on this one. A Committee of Dublin City Councillors recently called for the 1916 buildings at 14-17 Moore Street to be retained, but they need to go further.  The entire neighbourhood needs to be refurbished rather than demolished to facilitate another Shopping Centre. Comprehensive redevelopment is not the solution to regenerating this part of the City. Maybe an architectural competition could be held to come up a carefully considered master-plan for the area. 

Thirty years ago in Berlin they coined the idea of 'soft' urban renewal in Berlin. Essentially it means refurbishing old buildings in co-operation with the local community, and filling empty sites with well-designed, but not over-scaled buildings. Moore Street could have the buzz of Camden market and a thriving residential community. All it needs is a bit of imagination, and a change of direction from the City Council.

Soft urban renewal is what we need.


24 October, 2012

Liffey Life



The river banks of the River Liffey deserve to be more than just roads for commuter traffic. That's why I'm proposing that we widen footpaths and provide a decent cycle route running between the Phoenix Park and Dublin Bay. 

Here's the text of a talk I gave in October 2012 at a City Intersections event in the Little Museum of Dublin. It probably reads better if you have a look at my PowerPoint presentation  which can be viewed over on SlideShare. I'd welcome your comments.

 It’s not that often that Dublin looks like Tokyo, and that’s probably why I love this shot I took of the Liffey Quays from O’Donovan Rossa Bridge at the bottom of Winetavern Street. The moon was rising in the East, and O’Connell Bridge House, one of Architect Desmond Fitzgerald’s worst mistakes looks almost appealing by moonlight. I was standing close to where the áth cliath or ford of the hurdles was that gave our city – Baile Átha Cliath as Gaeilge.  

Colm Lincoln’s book “Dublin as a work of Art” is really a story about the author’s love for Dublin and specifically the Liffey Quays. He states:


“The Liffey, with its long line of quays, has been central to the development of Dublin. It was to the quays that maritime trade came and the battle over its displacement – as bridge construction shoved port activity relentlessly further downstream – resulted in some of the city’s important characteristics: a sequence of cross-river axes and a long and distinctive river front punctuated by a display of great monumental architecture.”

James Joyces’s Finnegan’s Wake also discusses the Liffey. He flirts with the river from the opening lines to the finish. In a lovely opening line he commences:

“riverrun, past Eve and Adam's, from swerve of shore to bend of bay.”

Of course Eve and Adam’s is the church off Merchant’s Quay, so his book starts near to where  Dublin began, close to where the Scandinavian settlers drew up their long-boats twelve hundred years ago.

Half a million people live in Dublin, almost two million dwell in its functional urban region or “travel to work area”. I want to focus on the inner city, between the Phoenix Park and Dublin Bay. I believe that the Quays have been neglected and that radical action is needed to restore the Liffey Corridor to a state that we can be proud of that allows it to function as the front room of the city, and the nation.

Dublin Bay is a crucial part of the image of the city. It’s not as accessible as it should be: the Port, the sewage plants, the power plants, the dumps all act as barriers. They conspire to block us from welcoming the sea into the city. When we talk about the city we need to talk about the old city and the inner city. Twenty five years ago the centre of Dublin was hemorrhaging its population and the inner city’s population was down to 65,000 people. The blunt instrument of tax incentives introduced in 1986 helped reverse this trend and thankfully the city centre population grew dramatically through the nineties and noughties.

If the Bay is the bookend to the east the Park is the bookend to the west. Again, the relationship to the city is flawed. The city car pound was once located at the crucial meeting point of the Park and the city. Now it’s the Criminal Courts. That’s not the perfect civic building, but it is a new landmark that marks the transition from green leaves to brown brick. The River is the unifying link, and I suggest that a few improvements in linkages, places and spaces along or close to the river could improve the image of the city and our sense of civic pride. I also believe that we need a Liffey Boulevard on the Quays to make it easier and more pleasant to walk and cycle between the Park and the Bay.

I’ll start at the Phoenix Park, the fionn uisce or clear waters of the royal deer park that celebrates a 350the anniversary in 2012. I’ll work downstream across Diageo Land, and The Gut before finishing close to the Hotel that Pigeon sisters ran for cross-channel ferry passengers in the early Nineteenth century.

Dublin’s changed a lot in the last twenty years, and not just in terms of the built environment. 
Many of those who come to Ireland for work or education have settled close to the Liffey Quays. Polish, Nigerian and Chinese voices are common on Dublin streets.

Fionn Uisce
The Phoenix Park is the People’s Park of Dublin. It is well used in every season. In recent years car parking seems to have encroached more on the park, despite attempts by the Office of Public Works to curtail through traffic. I love this view of Dublin from the Magazine Fort, with domes and spires in the distance. The trees have grown since the Eighteenth century, but the city and the river can still be glimpsed through the trees.

The Magazine Fort can be the start or the end of the Liffey Boulevard.  It’s a neglected empty monument and could happily accommodate a bike shop, café, museum or other activities. It apparently even contained a bakery during the emergency. The complex deserves to be reused and more closely linked to the city. It could even have a pedestrian and cycle link across to Lutyens’ War Memorial Gardens in Islandbridge.

Diageo Land
Back in the early 1980’s when I started studying architecture in UCD we undertook a fantastic project across all five years of the course studying the Liffey Quays, and produced a book edited by Gerry Cahill that contained our proposals. One of the projects was for a new public Square at Heuston. In some sense that has come about, with the restoration of Dr. Steven’s Hospital as the HSE Headquarters and the Luas stop outside the rail Station. In Parisian terms it’s more Place de la Concorde than Place des Vosges because of the traffic, but it works.
I look at this view from my bedroom, and will never grow tired of it. It is stunning in all weathers. The Liffey lies just below and it never ceases to amaze. One morning I looked down and saw ten footballs in the mud, just beside Seán Heuston Bridge that carries the Luas beside the station. In the Netherlands about 40% of train passengers arrive by bicycle and a large multi-storey bike park is provided outside the main railway station. I feel we should copy their example, and provide the same in the Liffey outside Heuston.

The brightest signs on the Quays tell us how many car parking spaces are available. Personally I’d prefer to know more about the weather or cultural events, or not have the sign there at all in an age of smart phones and in car navigation systems.

Funny things happen on Wolfe Tone Quay. Here’s a shot I took in October 20111. The river is on the right, the Quays on the left.  The Civil Defence depot is also on the left, and their entrance was blocked by the floods. The following day the Quays were magically silent as engineers inspected the damage. The crack in the quay wall restricted traffic by one lane for several months afterwards. There may have been some traffic delays and increase in Luas passengers, but I guess what it showed was that we can take a lane of car traffic off the Quays without the economic life of the City grinding to a halt, and that’s probably a good thing.

Let’s get back to Diageo. Don’t get me started on Arthur’s Day. I’m fond of a drink myself, put painting the town black? Here’s a view looking across the Thames at the Tate Modern, a fantastic conversion of an old power generation station into a modern art gallery. Here’s a view looking across the Liffey at the Guinness steam plant. Well, you can guess the rest.  Ideally I’d like to get visitors out of the Guinness Store House, into the Tate Modern, Dublin, and then allow them to walk gently downhill and across the new footbridge across the Liffey and the Croppy Acre past the Luas stop and into the Museum of Ireland at Collins Barracks. It’s the total tourism experience: St. James’s Gate, the Tate and Irish history in one afternoon, plus a Luas to take you back to your hotel.

Scooter Island
Scooter Island or Ushers’ Island has seen better days. Sure, it’s got a Calatrava Bridge, but where doesn’t at this stage? The river frontage could do with more than a facelift. Here’s Moira House that was the Dublin home of the Earls of Moira. Had it survived the twentieth century it would have celebrated its 260th anniversary this year but it was demolished in the 1950s. The gate piers remain. We can do better than this. St. Pauls on Arran Quay graced the cover of the UK Architectural Review in 1973. The cover said “Thainig an A.R. go dtí Baile Athá Cliath.” Inside Brown and Wright argued:

“Without question it is the quays which give topographical coherence to Dublin. They are the frontispiece to the city and the nation: grand yet human in scale, varied yet orderly, they present a picture of a satisfactory city community: it is as though two ranks of people were lined up, mildly varying in their gifts, appearance and fortune, but happily agreed on basic values.”

Thankfully the road plans drawn up by the London consultants didn’t get the green light, but most of the Georgian buildings were lost and replaced by Zoe pastiche.

This view of the TOP Petrol Station is the “Chuaigh an A.R. as Baile Athá Cliath” shot. If you look across the river from St. Pauls you see this:, a monument to the first phase of urban renewal tax incentives from the 1980s. For a time it even graced the cover of a Dublin Corporation brochure urging you to invest in Dublin. It would be fair to say it hasn’t aged well.

The footpaths along the quays are often microscopic in width. However a wider footpath and bike path would still allow for a car lane and a bus lane to be placed on Arran Quay. It is time to reallocate road space. Ironically the City Council seems to have the budget to completely repave vast swathes of footpath at the moment, but appears not to be widening footpaths.

There’s a pleasant widening of the Quays at the junction of Arran Quay and Church Street. Road engineers have grabbed the space to fit in more traffic, but perhaps a small plaza could be provided. Apologies for the graphics, I failed my Photoshop class, but I suspect you get the gist of it.  Further along the Quays the magnificent setting of the Four Courts deserves a wider footpath on the river side of the Quays, as well as besides the building itself.

There’s a problem in how we manage and plan public space. Architects often restrict themselves to individual buildings. Planners fret about the relationship of buildings to each other. However the most important job of all – planning the space between buildings – is left to road engineers who often simply don’t have the training to mediate between the different functions that this space must perform. They all-to-often strive to maximise the traffic carrying function of the space, not realising that the economic and social functions of public space are equally important.

Now that I’m on a roll about civil engineering I need to mention left-turn filter lanes. I’ve counted about eighty of them between the canals and they all need to be removed. They destroy the public space of the city, converting meeting places to highways. If you maximise the traffic carrying capacity of a road the vehicles will speed up as they round the corner and economic life and social interaction will lose out. 

All the these right-turn filter lanes have to go, and  let’s start with the ones along the Quays. Then we can slowly but surely reclaim the street.

It can take you three pedestrian light phases to cross the junction at Christchurch. That is wrong. I want to narrow the road so that it becomes a civic meeting space rather than a traffic junction. Even on New Year’s Eve the Gardaí hustle you off the road once the bells have struck twelve. I want to narrow the carriageways so that tourist and Dubliners can feel that the city is their own. People are more important than cars. Here’s how the Architectural Review saw Christchurch back in 1973. I wouldn’t copy that, but I think we need to reduce the traffic carrying-capacity of these junctions so that people’s voices can be heard.

O’Connell
I was never a fan of Charlie Haughey, but I do credit him with saving Temple Bar. I sat in a crowded CIE Hall back during some 1980s election campaign when Charlie had the wit and conviction to say that Temple Bar would be saved. That didn’t stop the rise of the super-pub, but at least many of the buildings and streets were saved and many of the cultural uses that grew up there are housed in well-designed new premises. Another rogue, Mick Wallace was responsible for the Quartier Bloom off Ormond Quay, a charming part of Dublin where Italian is the second language. I like the locks on the Ha’penny Bridge. I’ve no doubt that some official will remove them, but they’re a bit of fun that adds to the interest of passing over the Liffey.

College Green is oozing with potential, has some spectacular buildings, but is currently a traffic nightmare. The first thing I’d like to do though is take a chainsaw to the ungainly trees that are blocking the views of the Old Bank of Lords (now the Bank of Ireland) and the front of Trinity College.

The next step is to replicate what has been done in many London Square in recent years. Restrict the car traffic and liberate the pedestrian. Then we can all breathe again.

Often Roman towns had two main roads at right angles to each other; the Decumanus and the Cardo. If the route from Parnell Square down O’Connell Street and through College Green and Grafton Street to Steven’s Green is our Decumanus than the Quays must surely be our Cardo.  O’Connell Street Bridge currently seems to have at least eight, or possibly nine lanes of traffic running across it. It deserves to be a civic space. Let’s tame the traffic, perhaps down to four lanes and give space to the pedestrian in this important civic space.

Given that the city doesn’t cherish O’Connell Street Bridge it is no surprise that O’Connell Bridge House sports a large alcohol ad. Once as I walked down the boardwalk and English weekend tourist stopped his mates to shout. “It’s a pub and it’s ten floors high”. Whatever about our English visitors we clearly have an alcohol problem, an image problem and a public space problem.

I’m interested in our definitions of public space and place. In Irish law I can only find references to public spaces in the road traffic acts, and public spaces in the criminal justice legislation. Curiously in the road traffic acts a public space is somewhere that you can have access to with your car. That speaks volumes about our relationship to the city.

The junction beside Liberty Hall is particularly poorly designed. The combination of cattle barrier-style pedestrian enclosures and indecipherable road signs requires some long hard soul-searching by the city fathers and mothers.  It could be better.
I took a photo of Bachelors’ Walk on the North Quays on St. Patrick Day, fully pedestrianised for, maybe an hour and a half. Why not do this once a month on a Sunday afternoon so that we can look again at our city rather than rush through it.

Aldo Rossi the late Italian architect and urbanist said:

“The city is the locus of our collective memory… There is something in the nature of urban artifacts that renders them very similar – and not only metaphorically – to a work of art.”

Works of art deserve to be treated with respect.

The Gut
The Gut refers to the stretch of water where the Grand Canal and the River Dodder enter the sea. The development in Dublin’s Docklands over the last twenty years has led to significant civic improvements. The walkways and cycle lanes along the campshires as the Quays are referred to East of Matt Talbot Bridge are a magical change in how we view and use the waterside. Last summer I there were kayaks for rent and my ten year-old son and I had a wonderful adventure paddling between the Beckett Bridge and the Jeanie Johnston Tall Ship. We saw the city from a whole new angle.

Fergal McCarthy’s temporary island installation was great addition to this stretch of the River. It made people laugh, smile and rethink their perception of the space between the Quay walls. I want more of these. Back in 1982 my brother-in-law Brian Vahey a stage designer also placed a temporary island in the River Liffey. His was a wooden pyramid with mementos of the old Theatre Royal inside. He moored it near Burgh Quay close to Hawkins House which replaced the Theatre. That was one of my first introductions to the River as I acted as caretaker for his island, waiting for the drunken shouts once the pubs had closed.

Sir John Rogerson’s Quays grinds to a sudden halt on the South Quays just before the Gut. There have been various proposals to bridge the Gut over the years. I would like to see a simple structure for pedestrian and cyclists that would link the city to the bay. Once this happens, the new walkway and cycleway that I’m proposing on Liffey corridor would inevitably find its way down to the Pigeon House chimneys, close to where the Pigeon Sisters ran their hotel back in the 1800s. A final stop might be the remnants of an old fortification, close to where the infill of the bay has created a new beach. Reflecting the Magazine Fort the wall could be adapted to house a tea rooms, visitor centre or other activities. Pedestrians could continue down the Great South Wall to where the city meets the Bay.

A few years ago I published an earlier version of this proposal as part of a Green Party cycle plan for Dublin. Many of the ideas were included in that proposal.

Now what? Well, it’s a good time to be talking about the Liffey Corridor. The Dublin Bikes scheme is set to expand towards the end of 2012, and that means that something must be done with the Liffey Quays to make them more pedestrian and cycle friendly. Perhaps the Tate Dublin and bridging the Gut will never happen, but it’s part of debate that’s worth having. 

There’s an argument to be had as to whether a cycle lane should be beside the quay wall, or closer to the building edge. Should there be one wide cycle lane on one quay or a lane on both quays? Should the traffic flow on the Quays be reversed again, or made two-way? Multi-lane one-way streets are bad for the life of the city. Would a lower 30kph speed limit obviate the need for a separate cycle lane in the first instance? Perhaps. Certainly wider footpaths would make our Quays more livable, and create enjoyable places.

In the meantime I’m hoping that these ideas will contribute to the debate. Let's end with a line from Joyce:

"Whish! A gull. Far calls. Coming, far! End here."

15 August, 2012

The upside to green living

Here's a piece from the Irish Times that I wrote in response to an article from Seán Byrne’s entitled “Green living may mean cold comfort for many”...

...Anyone who has spent time in a traffic jam might quibble with his suggestion that fewer car journeys imply a reduced quality of life. Similarly his view that a green lifestyle requires a loss of recreational showers is hardly that onerous. Showering with a friend is a time-honoured way of saving water, but installing a low-flow shower heads may suit those of a more puritanical leaning.


On a more serious note, a radical shift to reducing carbon emissions is crucial if we are to reduce the negative impact that our Western lifestyles are already imposing on developing countries. Climate change is already happening and it is the vulnerable in the developing world that are paying the price for our excessive consumption. There are many advantages to more careful consumption and travelling closer to home. A simple lesson from the Celtic Tiger years is that quality is worth more than quantity. Holidaying in Ireland can boost Ireland’s employment, and if you are travelling abroad, ‘slow travel’ by train and ferry can allow you to leave Dublin Port in the morning and arrive in Northern France by early evening without the stress of air travel. I highly recommend it. Communities that plan for walking and cycling generally have a higher quality of life than those built around the voracious needs of the private car. As an architect and town planner I know that we can design buildings and communities that require only a fraction of the energy that what was built over recent decades. There’s also significant scope for increased employment in retrofitting and upgrading existing buildings, and providing sustainable alternatives to increased car ownership and use.


Byrne suggests that driving may be more energy efficient than walking, but anyone concerned at rising hospital admissions due to obesity cannot ignore the importance of regular exercise as part of a healthy lifestyle. His extract from Timoney’s study is more appropriate to a school debate than a paper of record. His suggestion that wind energy requires ‘vast tracts of land’ ignores the fact that most of the land around wind-turbines apart from the turbine bases and access roads can be used for other uses such as grazing or food crops. Of course Government has to carefully approach the use of subsidies in the path towards a low-carbon economy. High subsidies for energy produced from photovoltaics may have distorted the energy market in Germany and Spain in recent years, but it did encourage investment in renewables in these countries. Proper life-cycle analysis is required of sustainable technologies, but the evidence shows that Government subsidies can speed up the adoption of experimental technologies into the mainstream. In the Irish context, the pay-back for solar water heating in new homes can be less than a decade. An easy-to-use calculator is available on the Sustainable Energy Authority of Ireland’s website.

Generally the private sector is better at choosing winners, but carrots are required as well as sticks, and pump-priming new areas of economic activity by the State can be worthwhile. The success of sustainable construction in recent years has resulted from a combination of European Directives; Irish Government regulation and grant-aid; and entrepreneurs prepared to put their money forward. I am proud of the role that the Green Party played during its time in Government to further environmental initiatives, despite the economic challenges that we also faced.


A greener lifestyle may involve less variety in food, but as I write I look out to a small urban garden where I grow vegetables such as artichokes and broad beans, and fruits including apples, plums and pears. Of course I eat imported food, but it’s worth bearing in mind fair trade, food miles, and carbon use when you purchase.


Tackling climate change is a deadly serious issue. Weather extremes of recent years have impacted most on poorer communities in sub-Saharan Africa and elsewhere. There is a growing consensus that climate change is contributing to this instability. We have a moral duty to reduce our environmental impact on the planet, and in doing so to assist the most vulnerable on the planet.

Ciarán Cuffe is a lecturer in Planning at Dublin Institute of Technology and a former Green Party Minister of State

22 March, 2012

Mahon and all that



That's Conway's Pub on Parnell Street, where apparently a lot of cheques changed hands between councillors and developers in the 1980s and 1990s.


It is almost twenty years since my colleague Trevor Sargent held up a cheque that he had received from a developer and saying it was “part of the corruption in here,” He had to be escorted from the County Council Chamber for his own protection, after Cllr. Don Lydon had placed him in a headlock. Incidentally, Don Lydon was the guy who “made a passionate case for the rezoning of the Monarch Lands” in Cherrywood according to Mahon. Today's a day to congratulate Colm MacEochaidh and Michael Smith who put the initial ad in the Irish Times that led to the setting up of the Planning Tribunal. It's also a day to compliment Justice Mahon,  his predecessor Justice Flood  and their colleagues for their work.


The Green Party has campaigned against corruption for thirty years. In Government we changed the Planning Laws to stamp out the corrupt decision-making in Councils. That was one reason why we went into Government was to ensure that this corruption should not happen again. Sadly the current Government want to reverse some of those changes. The Fine Gael Labour Government have stated in their Programme: “We will make the Planning Process more democratic by amending the 2010 Planning and Development Act to allow for detailed public submissions of zoning, and to rebalance power towards elected representatives.” One person’s democracy could be the seeds of another’s corruption.

I’m worried about the current Government with Phil Hogan in charge of this area of planning. He closed down the internal inquiries into planning in several counties, including his own. The Mahon Tribunal only looked at Dublin, who knows what skulduggery took place, and may still be taking place around the country? I believe many Councils are still attempting to rezone land for inappropriate reasons, rather than taking an evidence-based approach to land use planning.

The problem of the close link between financial donations and politics has not gone away. In Dún Laoghaire the current  chairman of the Council Cllr. John Bailey from Fine Gael accepted thousands of Euro from developers, but  returned some of the money once it was pointed out that he had exceeded the legal limits for donations. There were dozens of rezoning motions put forward in the last review of the Development Plan, including a Fine Gael proposal to rezone lands half-way up the Dublin Mountains. Even Alan Dukes was lobbying for land to be rezoned while acting as a Director of Anglo-Irish Bank.

Corruption can take many forms. It can involve the taking of illegal payments, or the making of morally depraved decisions. Many of the land re-zonings that took place over the last forty years were immoral and unjust. The corruption of rezoning is not a victimless crime; it’s a cancer that has left it mark on the cities and towns around Ireland. Hundreds of thousands of people are isolated from shops, schools and the services that they require. Some have to drive or take a bus  rather than walk to buy even a litre of milk. In our time in Government the Green Party changed our Planning laws for the better, but much of the damage had been done.

Eamon Gilmore's reputation is enhanced by the Tribunal's Report, but he must work hard to ensure that his colleague in Government don't undo the work that was undertaken by the Green Party in Government to reform our Planning System for the better.

26 October, 2010

Planning for Communities

Well, we now have the numbers.

There are 33,000 vacant units across the State, according to the National Housing Development Survey and an additional 10,000 units under construction.

It’s not much consolation to families living in unfinished estates, but I had thought the figure would be higher.

At the height of the boom we were building 90,000 units per year, and last year the figures were around 25,000.Even at this lower output figure the amount of vacancy is less than two years supply.

I suspect the housing units close to our main towns and cities will be occupied sooner than other developments. Just last week in Booterstown in Dún Laoghaire empty apartments were being snapped up at bargain prices, albeit at a massive discount. The units furthest away from where the new jobs are will be the more difficult to sell. Certainly the blanket use of tax designations in entire counties was flawed. It was naive at best to assume that property based tax incentives could lift all boats in economically depressed areas.

Someone suggested at last week’s Irish Planning Institute Conference that we had seen the end of apartment building and a return to the semi-detached house. I doubt it. I think what we will see is an end to the badly-designed slapped-up so-called ‘luxury developments’ surrounded by a sea of car parking in a field that was owned by someone who knew someone three miles down the road. That can only be a good thing. The new planning laws promote well-designed buildings in the appropriate location. We’ll see more mixed-use developments; terraced housing, and well-insulated homes closer to shops, schools and the workplace. That can only be a good thing.

Many of the empty housing units will eventually come under the control of the National Assets Management Agency (NAMA), and the survey information will be of benefit to the NAMA as well as to Planning Authorities. We’re putting in place a Housing Expert Group chaired by John O’Connor of the Housing and Sustainable Communities Agency. Their first job is to approve a Manual prepared by planning and housing experts in the Department of Environment, Heritage and Local Government within the next few weeks that will assist agencies in managing the legacy of unfinished and empty housing units.

We need to be careful not to see empty housing units as a neat solution to local authority housing waiting lists. Many of these developments weren't designed with the needs of vulnerable housing clients in mind. Hopefully the lessons of 'sink' estates have been well and truly learnt by now. I had a good meeting with Fr. Pat Coogan from Respond a few weeks ago. I asked him what would he do if a hundred empty homes became available. He said he'd take twenty houses and use two of them to provide communal facilities and use the other eighteen as social housing. He'd then sell the other eighty to homesteaders who might purchase the homes for a knock-down price and put down roots in the community. Both groups of residents would support each other. I thought it was a valid proposal, and I'm sure will figure in the discussions that the NAMA and other agencies have over the coming months.

Currently there are strong powers available to the Health and Safety Authority to take action on sites that are still under construction. In addition Councils have powers under the Derelict Sites Act, the Dangerous Buildings Act and Litter legislation. Also, under the 2010 Planning Act we’ve given Councils and residents additional powers to “take in charge” parts of unfinished development. We’ll also be clarifying the powers available to Planning Authorities to use bonds or securities to ensure that works are finished off in housing areas.

If you’re living in an unfinished development chances are you’ve already looked at the plans in the Council offices and compared them to the reality of what’s been built. It’s important to itemise the problems and discuss them with the solicitor who handled the sale. They can advise you on what action to take. The primary responsibility for completion of a development lies with the developer, but if they’re not responding, you should take the issue up with the Council directly. The Manual that is being finalised by the Expert Group will assist Councils in using their legal powers to improve unfinished developments. Over the next few months Council’s around the country will be required to prepare Site Resolution Plans for all unfinished developments in consultation with the Expert Group, the developers, residents and other key stakeholders.

Other Government Departments can use this detailed survey to help them with their work. The Department of Enterprise, Trade and Innovation and the IDA can use the data to show prospective employers where there is ready availability of housing . Other Departments such as Education, and Arts, Sports and Tourism may find the information useful in thinking ahead. Some of the dwellings may well find a future as holiday homes. Others may become student accommodation.

From the Green Party’s perspective much of our work has involved reforming the planning system to ensure that past mistakes are not repeated. Over the last year we’ve put in place a “refreshed” National Spatial Strategy, new Regional Planning Guidelines and a new Planning Act. We’ve also put measures in place to protect habitats and water supplies. In addition we’ve witnessed a halt to decentralisation, and a windfall tax on land that is rezoned. The recession has given us an unprecedented opportunity to learn from past mistakes and put in place policies that concentrate the right kind of development in the right locations.

An 80% windfall tax on “up-zoned” land which forms part of the NAMA legislation, dramatically reduces the incentive from land-owners to seek the rezoning of their land. This is as close as we’ve been able to get to the implementation of the 1973 Kenny Report without a constitutional referendum.

Joined-up planning policies have also been a focus of the reforms. Minister Gormley and I have put in place closer links between the National Development Plan and the National Spatial Strategy; Regional Planning Guidelines at the inter-county level , and City and County Development Plans and Local Area Plans at a local level. That may not sound ground-breaking, but if you saw some Local Area Plans you might be scratching your head wondering at to how they reflect national policies.
Most of the provisions of the Planning Act 2010 passed into law a couple of weeks ago. The new law puts an onus on Councils to review their plans within a two year period and ensure that the plan has an evidence-based core strategy. This will lead to a change from the laissez-faire plans of the past which failed to deliver on their stated goals.

Of course there’s also a process of education needed to up-skill elected representatives and officials. The Irish Planning Institute ran a well-attended seminar last week, and the Department of the Environment, Heritage and Local Government has plans for regional information sessions around the country over the months ahead. In the UK the Royal Town Planning Institute runs a school for councillors back-to-back with their professional conference and I’m hoping to do something similar here.

The Scottish educationalist Patrick Geddes summed it up many years ago in three words – “Survey, analysis, plan”. For far too long we built without connecting these three essential elements.

Now is the time to get things right.

04 October, 2010

Tough choices, difficult times

"Fighting for the last seat"

I was speaking to Brian Dowling from RTE, and he was interviewing me on the seafront in Dún Laoghaire, just beside the railway station. I had suggested the location to him, completely forgetting about the roadworks that were in full swing, so I had to try and compress it all into fifteen seconds, in between bursts from the jack-hammer.


"Look, the thing to remember about Dún Laoghaire is that it's unpredictable. The electorate looks carefully at the candidates in each election. I got the fifth seat in the last two elections and it's now been reduced to a four-seater, so I'll be fighting for the last seat.


"If people want a strong voice for proper planning, a commitment to improving bus and rail services and a focus on green jobs, then they'll vote for me."


I've a sneaking suspicion that he'll get get five separate but similar sound-bites from the five sitting TDs. He'll probably splice them all together into a 'fighting for the last seat' medley.


These are difficult and unprecedented times. It is tough being in Government at the best of times, let alone in the middle of a deep recession, but any government both then and now has these difficult choices. I remember in June 2007, asking myself do we go into Government now, knowing that the economic storm clouds were gathering above the Celtic Tiger, or wait? Despite the recession, I still feel it was right to enter Government at that crucial time.


Was the bank Guarantee the right decision, and should we have nationalised Anglo-Irish Bank? Well, we'll never know precisely what would have happened had we chosen a different route. However it seems to me, with two years of hindsight, that any alternative was more fraught with danger, and could have led to a domino style collapse of our banking system. At this stage we've provided the kind of response that many commentators advised was necessary, yet we're still waiting for the full benefits to show in market sentiment. At a time when we're borrowing substantial amounts for capital, and for current spending, it's crucial that we have international support for the action that we're taking.


What is the alternative? Labour seem to be floating the idea of borrowing even larger amounts to act as a stimulus for our economy. That seems like the actions of a gambler, betting the betting borrowed money on red, and hoping to win. I feel green jobs have a better future than red jobs, and that greater state efficiency, rather than more state control is the answer. Still, I was pleased to hear Eamon Gilmore talking up energy retro-fitting recently. I'm delighted that he's now advocating something the Green Party has been doing in Government for years. Still, I'm not sure though about his plans to scoop money out of the National Pension Reserve Fund for that purpose. I believe we have to think very carefully about how we invest money that has been put aside for future pensions. He also seems unsure about whether to proceed with the Dublin Metro, causing his colleague Tommy Broughan some sleepless nights.


It was curious to see "Joe the concrete mixer driver" being hailed in some quarters as a hero recently. It turned out that Joe's a developer, and has some issues around not playing local authority levies on dozens of unfinished houses. Part of the problems arising from the boom is that we allowed the construction sector to bubble out of control, aided and abetted by tax incentives and laissez-faire planning policies. Well, the 2010 Planning Act came into force last week, and this will help ensure that development is concentrated in the right locations. There's also an 80% betterment tax on rezoned land, in effect the enactment of the 1973 Kenny Report. It is satisfying to have discussed what needed to done when we were in opposition, and get a chance to implement these reforms in Government. Meanwhile we're giving advice on Ghost Estates to local authorities, and we’re focusing on practical steps that can be taken to provide decent facilities to existing residents, and ensure that health and safety concerns are addressed. There's lots of imaginative ideas for the future use of unfinished or vacant housing units, and we're working with Councils to promote their best use.


I'm writing this on the train to Westport, where I'm due to address the Institute of Architects this evening. Architects have been hard hit by the recession, with over 40% made redundant over the last few years, and many more struggling. The Conference theme is "The Architecture of Recovery - a Twenty-Twenty Vision for Ireland", and I'll be discussing how the Government Policy on Architecture as well as the National Spatial Strategy and the 2010 Planning Act can contribute to green jobs in construction. An emphasis on the quality rather than the quantity of building will provide more sustainable employment in design and building. Quality design is worth promoting, and I was pleased to attend the launch of Dublin's bid to be World Design Capital last week. I hope it succeeds. Meanwhile if you're interested a look through the door of any number of great buildings designed by architects in Dún Laoghaire, Galway or Dublin next weekend 7th-10th October 2010 check out Open House over at the Irish Architecture Foundation website, and they all have free admission.