south william street area study

Recommendations for Enhancing the Historic & Retail Character

November 2012

DUBLIN CIVICTRUST

A report by

South William Street Area Study

ForewordDublin City Business Association welcomes the

timely publication of this study of one of Dublin’s

most vibrant districts, issued at a time when the

City Centre is at a crossroads about its future.

Since the downturn in the economy, it has become

more important than ever to create and sustain

a high quality city core in order to promote foot-

fall and ensure that an attractive, international

standard urban environment acts as a draw for

continued investment in the City. The South Wil-

liam Street area may be described as ‘having it

all’ – great local businesses, buzzing street life and

high quality period buildings – but this success-

ful mix is deceptively fragile and must be carefully

managed and planned for the future. DCBA’s aim

in commissioning this report is to set out a vision

for how the area’s dynamic mix of businesses, the

presentation of the public realm, and the careful

management of all road users, pedestrians and

off-street car parking, can maximise the potential

of the commercial streets in the district, making it

an appealing place in which to work, live and con-

duct business. Ultimately, it is these principles that

should also guide the planning of the wider City

Centre – creating a world-class urban environment

that showcases our capital as a great European

city.

Tom Coffey,

CEO, Dublin City Business Association

The South William Street area is synonymous with

the historic character of Dublin. Rich in architec-

tural heritage and a mercantile tradition, the area

has been a hive of urban activity since the 17th

Century, where fashionable town houses and mer-

chant premises sprung up on new streets as the

City moved eastwards from the old medieval core.

In turn, this was built upon through the high qual-

ity redevelopment of parts of the district in the

late Victorian period for modern commercial use.

This pattern of development is still reflected today

in the tightly knit plots, lanes and alleys, warm

red brick façades and small indigenous businesses

that make the area a magnet for the citizen and

visitor to the City. It is imperative that these dis-

tinctive qualities are protected in a manner that

showcases the innate character of Dublin’s historic

building stock while also lending a distinctive and

unique brand identity to businesses in the area.

Building on Dublin Civic Trust’s first study of South

William Street in 1999, this stimulating report sets

out a practical vision for how this can be achieved

in the 21st Century, ensuring the consolidation and

sustainable future of this, the most vibrant quarter

of Dublin City Centre.

Geraldine Walsh,

CEO, Dublin Civic Trust


Acknowledgements

The South William Street Area Study was commissioned by Dublin City Business Association in association with

Dublin Civic Trust.

Principal researchers: Fergus Browne & David JordanAdditional text: Graham Hickey, Dublin Civic Trust

Additional contributions: Patrick Nolan Document edited & prepared by: Fergus Browne & David Jordan

Visualisations, mapping & graphics: Fergus Browne & David JordanPhotography: Fergus Browne, David Jordan & Graham Hickey

©Dublin Civic Trust 2012

Contents

1. Introduction & Context

ForewordAcknowledgements

Introduction

History & Evolution of the Area

Planning Policy Context

iv

v

2. Land Use & Activities

Land Use & Activities Overview

Present Land Use & Activities

Assessment of Active Frontages

Merchandise & Services

3. Townscape & Urban Structure

Urban Structure

Understanding the Narrative: Serial Vision

Street Character Assessment

Architectural Character

Landmarks in the District

Architectural Detail

4. Movement & the Public Realm

Movement in the South William Street Area

Orientation Within the South William Street Area

Street Clutter Study

Pavement Quality

Bollards & the Case for Cast Iron

Shop Front Façades

The ‘Spill-Out’ Effect in the South William St. Area

The Impact of Recent Interventions in the Public Realm

Overview of the Public Realm: The Potential for the Redistribution of Space

References & Further Reading


5. Recommendations & Conclusion

Recommendations for the South William Street Area

A Vision for the South William Street Area

Management

Design Solutions & Concepts

Recommended Materials Pallet for the South William Street Area

Design Concepts for Linear Space: South William Street

Design Concepts for Punctual Space

Design & Street Furniture Detail

Activities

Conclusion: Problems & Potential

01

02

04

07

11

12

14

18

20

23

24

26

29

32

33

36

39

40

44

46

50

52

54

56

57

58

61

62

63

64

68

72

73

76

80

86

88

- Introduction - History & Evolution of the Area - Planning Policy Context

River Liffey

St. Stephen’s Green

Merrion Square

Trinity College

North Retail Quarter

Grafton Quarter as defined by Dublin City Council

South William St. Study Area

Legend

Introduction


The South William Street Area sits within the

Grafton Quarter, an area who’s boundaries were

defined by Dublin City Council in the approved Part

8 document for improvement works to Grafton

Street (September 2012).

Study Objectives

• Highlight the area’s architectural and historical

significance and its role in enhancing the dis-

trict’s unique character as a commercial hub.

• Emphasise how the character of the area can

be marketed as a unique selling point over the

out-of-town centres.

• Provide a detailed analysis of the present situ-

ation regarding land use and activities; town-

scape and urban structure; and movement and

public realm.

• Outline key recommendations regarding the

future management and development of the

area.

• Illustrate selective design interventions to the

public realm.

South William Street Area

The purpose of this study is twofold. First, it is in-

tended to illustrate the many problems and threats

currently evident throughout the South William

Street Area. Second, it sets out clear recommen-

dations for the future of the area, highlighting a

vision which is unique to the district, one which

capitalises on its existing dynamics and one which

does not seek to alter them.

The South William Street area is bounded by South

Great George’s Street to the west, Exchequer and

Wicklow Street to the north, Grafton Street to the

east and King Street South to the south. The de-

fined study area represents an important historic

part of the City, an area vital for the future consoli-

dation of the retail core, but also an area that has

been somewhat neglected.

Sou

th G

reat

Georg

e’s

St Exchequer St. Wicklow

Street

Gra

fton S

t.

St. Stephen’s Green

Trinity College

South

William

St.

03

To the immediate west of the present South Wil-

liam Street Area, development began to occur on

the lands which belonged to the Aungier estate.

The emerging street pattern expanded over time

from west to east.

Emergence of South William St. & Clarendon St.

Following the development of Grafton Street in

the 17th and 18th Centuries, a distinct urban form

emerged, encompassing the development of Drury

Street (1673) South William Street (1676), Clar-

endon Street (1684) and Fade Street (1700). The

early development of these streets took the form

of simple terraces of single-plot houses, most like-

ly to be gable-fronted in the ‘Dutch Billy’ manner.

The next period of rapid development took place

in the 18th Century, when the buildings lining these

thoroughfares gradually grew grander in scale

as leases expired and properties changed hands.

Brooking’s Map of 1728 (see right) illustrates that

the present urban grain of the study had by then

become well established. Much of this development

can be seen today along the eastern side of South

William Street, where the exhibition rooms (City

Assembly House) were built in 1765. The street

was also given a fashionable boost by the decision

of Richard Wingfield, 3rd Viscount Powerscourt, to

build his town mansion there in the 1770’s.


History & Evolution of the AreaThe Study Area’s Medieval Origins & Context

The study area is located to the east of the me-

dieval city as denoted by the city walls (see be-

low), lying within a district referred to in histori-

cal records as the land of ‘Tibb and Tom’. Whilst

the precise function of the area is unclear, records

suggest it was common ground for grazing and

medieval pastimes such as archery.

Indeed historical reference to the study area goes

back as far as Viking times, where, to the east of

the district lay a mound that had been used as a

Viking compound referred to as the Thingmount,

and which survived until the 17th century. Speed’s

Map of Dublin (1610) depicts the extent of Medi-

eval Dublin where the open ground to the east had

yet to be developed.

Speeds Map of Dublin (1610)

De Gomme’s Map of Dublin (1673) Illustrates Eastward Expansion

Late 17th Century Expansion

Following the Restoration in the 1660’s, a surge

of development occurred where clearly defined

streets replaced former medieval lanes. The emer-

gence of key developments east of the city wall,

namely Dame Street, Trinity College and St Ste-

phen’s Green (laid out as a square in 1664), pre-

cipitated development and urban expansion east-

wards. This area of development now forms the

City’s present commercial core.

04


Detail of Rocque’s Map (1756)

Brooking’s Map (1728)

05

Section of Brooking’s Panorama (1728)

The development of the Castle Markets on Drury

Street in 1785, was a key catalyst in underscor-

ing the area’s market tradition, which was pro-

ceeded by the relocation of these markets to the

west side of South William Street. By 1840 the

markets occupied both sides of Drury Lane. The

19th Century saw the mass commercialisation of

the street, with ground floors of former residen-

tial houses converted into shops, and façades and

windows of upper floors re-dressed or replaced

to bring them in line with Victorian fashions.

Development of Wicklow St. & Exchequer St.

Exchequer Street’s name is derived from the pres-

ence of the City’s exchequer building which was

sited on a lane here. In the 19th Century, the lower

part of Exchequer Street was renamed Wicklow

Street. The first significant development in this

vicinity was the building of St. Andrew’s Church

in the 17th Century, designed on an elliptical plan

with a distinctive rounded roof visible on Charles

Brooking’s map (refer to previous page, upper

left), which was subsequently rebuilt on two oc-

casions. The nearby corner of Exchequer Street

and Clarendon Street was also leased at this

time to William Digges who laid out five buildings

there. The 18th Century saw the development of

houses, some of which still survive today, which

although date from the 1740’s, are cloaked be-

hind later façades. A key catalyst to development

along Exchequer Street was the expiry of leases in

the late 18th Century, granted in the late 1600’s.


South City Markets Front Elevation

This explains why so few buildings from that in-

itial period survive on Wicklow Street, as dwell-

ings tended to be redeveloped after their leases

expired.

Development of the South City Markets

South William Street, Drury Street, Fade Street

and Exchequer Street witnessed significant de-

velopment in 1878 with the establishment of the

Dublin (South) City Market Company. While the

original Castle Market contained a series of alleys,

the new development resulted in dwellings on all

flanking streets being demolished to make way for

the market building.

The Commercial Development of the Area

During the 19th Century there was a gradual shift

from single residence town houses toward multi-

ple occupancy. The study area became home to

wholesalers, jewellers, fish and poultry dealers,

along with cabinetmakers and tradesmen, in-

cluding high-order specialist trades. An analysis

of Thom’s Street Directory from 1850 to 1900 il-

lustrates the important role that merchant family

businesses played in the commercialisation of the

district (e.g. Pim Brothers). The district also be-

came known for educational establishments such

as the English Day School at No. 63 South William

Street. It was during this period of growth and

change that Exchequer Street and the surround-

ing area was extensively rebuilt to cater for new

commercial demands. Purpose built buildings were

06


07

erected containing shop units on the ground floor

and modern office and service accommodation

in the floors above. It is this character that de-

fines the northern portion of the district today and

lends it a distinctive Victorian mercantile quality.

Whilst north Georgian Dublin and the west of the

City witnessed an increase in tenement occupan-

cy and widespread economic decline in the latter

part of the 19th Century, by contrast the South Wil-

liam Street Area experienced a decrease in ten-

ements by 36% and a growth in commercial in-

tensity between 1850 and 1900. The table below

provides an overview of land use changes which

occurred on Wicklow St., Exchequer St., South

William St. and Clarendon St. over the period

1850 to 1900. The data illustrates that residen-

tial uses over the said period decreased by 54.5%,

while grocers/tea/wine/spirit merchants increased

by 89%. It also depicts the closure of specialist

stores and services including chandlers and be-

spoke manufacturer/producers, to more generic

stores providing a wider scope of products such

as department stores. New uses to the area also

include public houses and tabacconists. Clothiers/

tailors/drapery represented the most dominant

land use both in 1850 and 1900 respectively, in-

creasing by 25% between these years.

Sustained Maintenance of a Commercial District

The growth in commercial intensity both within

and around the study area during the latter part of

the 19th Century was sustained throughout the 20th

Century. Indeed throughout the economic boom

of the 1990’s and early 2000’s, the popularity of

the area was further enhanced by the emergence

of a café/bar culture which complemented the ex-

isting retail uses. Today, South William Street lies

at the centre of a vibrant and important retail and

amenity area in Dublin.

Trade 1850 1900

Clothiers/Tailors/Drapery

Chandlers

DairiesDepartment Stores

Bakers, Confectionaries, Fruiter, FloristHairdresserHotel

Jewellers

Jeweller/Watch ManufacturerProfessional/Legal/Banking Services

Public HouseResidential

Stationary/Bookbinder/Printer

Tabocconist

Vacant

Victuallers

Vintners BookmakerSchool/Church/Local Institute

Tenements

Hardware Manufacturing Tradesman

Grocers/Tea/Wine/Spirit Merchants

PawnbrokersBespoke Manufacturers / Merchants

20

3

25

0

3

02

125

4

4011

7

015

3424

33

5

991

5

1

34

157

5

625

6

314

7424

21

12

5170

0

Changes in Land Use on Exchequer St., Wicklow St., South William St. & Clarendon St. 1850-1900

Source: Thom’s Street Directory, 1850, 1900


08

Planning Policy ContextThe South William Street Area is one of the City’s

most vibrant and successful commercial quarters.

However there are a number of planning and de-

velopment challenges that threaten the future

sustainability and vitality of the area. Dublin City

Council have responded to these challenges by

preparing a range of statutory and non-statutory

plans designed to protect the character of the area

and reverse the flight of the shopper to suburban

shopping centres.

Current Planning Policy

There are two key statutory planning documents

directly relevant to the study area in question.

1. Dublin City Development Plan 2011 – 2017

2. South City Retail Quarter Architectural Conser-

vation Area (ACA).

Also relevant is the Grafton Street and Environs

ACA and the Grafton Street and Environs Area

of Special Planning Control, which covers a small

portion of the study area.

Dublin City Development Plan 2011-2017 Study Area Zoning

Dublin City Development Plan 2011 – 2017

The City Development Plan is the primary and

statutory planning and policy document for Dublin

City Council, the purpose of which is to guide

the development of the City. Under the Plan, the

area of study is zoned Z5 (see turquoise shad-

ing below) with a zoning objective that seeks to:

To consolidate and facilitate the development

of the central area, and to identify, reinforce

and strengthen and protect its civic design and

character.

South City Retail Quarter Architectural

Conservation Area

Adapted in 2007, the South City Retail Quarter

Architectural Conservation Area provides a stat-

utory designation designed to protect the area

(see green hatching on map below). The ration-

ale for designating the area was due to its spe-

cial historic character which contains significant

building stock (c.110 protected structures), char-

acterised by a relatively intact 18th Century town-

scape within a compact and vibrant urban quarter.


This plan in effect eliminates certain development

rights, which are normally classified as exempt-

ed development. For further details regarding the

management of the ACA’s please refer of Chapter

5: Recommendations and Conclusion.

Planning Related Challenges

There are a number of planning challenges which

threaten the integrity of the area. These include:

• A lack of planning enforcement and manage-

ment throughout the area, involving changes

of use, unauthorised signage and unauthor-

ised alterations to façades and shop frontages

(some of which involve protected structures).

• The area contains an optimal range of land

uses. In the absence of guiding principles gov-

erning desired land use, there is a threat that

one particular use could become dominant, to

the detriment of other uses throughout the

district. This threat particularly relates to the

expansion of existing, or the establishment of

new licensed premises.

• Currently a large number of buildings are

owned by NAMA (National Assest Managment

Agency). This brings into question issues deal-

ing with maintenance and up-keep of these

buildings, some of which are within an Archi-

tecture Conservation Area, over the medium

and long-term period.

• Development pressure from high-street retail-

ers for larger floor plates threatens the existing

fine grain in the district particularly the narrow

built form that characterise the study area.

• Threat of suburban shopping centres to footfall

and economic activity. This brings into question

how the study area can continue to provide an

enjoyable experience for the shopper that is

more attractive than out-of-town centres.

• Poor public realm coupled with the issue of traf-

fic management needs to be resolved. A posi-

tive experience for the pedestrian shopper is

paramount to the future vitality of the district.

• The area contains a number of buildings which

are poorly maintained. Superfluous signage,

banners and clutter detract from the architec-

tural qualities of the townscape.

• Inactive street frontages, particularly along

the southern end of Drury Street and Claren-

don Street are uninviting and detract from the

area’s inherent character (see Chapter 2: Land

Use & Activities)

• The construction of the Luas BXD line and the

re-paving of Grafton Street is welcomed but it

brings its own planning issues in terms of how

to maintain access and egress to the South

William Street Area during the period of con-

struction.

Planning Initiatives

As a response to some of the challenges outlined,

Dublin City Council have development a number

of initiatives and actions. Selected schemes which

cover the South William Street Area, but which are

not necessarily exclusive to the district, include:

• South City Retail Quarter Architectural Conser-

vation Area

• Grafton Street and Environs Architectural Con-

servation Area

• Grafton Street and Environs Area of Special

Planning Control

• Dublin City Retail Strategy

• Outdoor Advertising Strategy

• City Centre Action Plan

• Your City, Your Space: Dublin City Public Realm

Strategy

• Fade Street experimental re-design

• South Clarendon Street temporary re-design

• Dublin Bikes and Wayfinder Signage Initiatives

• Grafton Street re-paving

• Forthcoming Grafton Quarter Vision Document

09

- Land Use & Activities Overview - Present Land Use & Activities - Assessment of Active Frontages - Merchandise & Services


Land Use & Activities OverviewThe fine grain of the former merchant houses have

encouraged independent, small and varied uses

to develop, including uses above ground floor. As

such, the diverse range of activities within a small

geographical area has contributed to the vibrancy

and vitality which the South William Street Area

has become known for today. Indeed the intimate

plot sizes is critical in retaining a vibrant and ani-

mated atmosphere on a street. For example, the

large footprints on Clarendon and Lower Drury

Streets directly contribute to a reduced amount of

footfall and consequently have a deadening effect

on the street. In contrast, South William Street

and Exchequer Street with their smaller plots at-

tract high levels of patronage. The emergence of a

vibrant café/bar culture in the area has centred on

these streets.

Commercial Activity along Exchequer Street

12

is currently a fear that buildings under their au-

thority may fall into neglect and disrepair, whilst

the agency waits for a recovery in the commercial

property market. This would have negative reper-

cussions for the commercial viability of the area.

The South William Street Area at present contains

a sizable number of public houses. There is a dan-

ger that a trend could develop, similar to Temple

Bar where an over-dependence on this particular

activity could occur. This would be to the detri-

ment of others businesses along with the existing

pleasant and positive ambience in the area. It is

suggested that by extending the Area of Special

Planning Control, land uses can be managed in a

more efficient manner, than at present. It is also

recommended that the Dublin City Development

Plan be varied to strengthen current policy and in-

clude specific guidelines on licensed premises, par-

ticularly dealing with City Centre locations, such

as South William Street, which have an inherent

character. A Temple Bar cluster of pubs or ‘super-

pubs’ should be prevented at all costs.

Due to the rise in vacant premises throughout the

area, the ‘pop-up shop’ or temporary shop is be-

coming more frequent. There is currently no defi-

nition as to what constitutes a pop-up shop in the

Dublin City Development Plan 2011-2017. This

should be amended to reflect this relatively new

feature in our streetscapes. While the temporary

pop-up phenomenon can be a benign one, some

companies are using vacant premises for adver-

tisement purposes i.e. masquerading as a pop-up/

temporary shop. There has been several instances

of this occurring in the area most notable, Peroni

Water on the junction of South William Street and

Exchequer Street.

Current Land Use Issues

NAMA is currently one of the primary land owners

in the South William Street Area. Their portfolio

is concentrated around the Chatham Street Area

and in the Westbury Mall. This report would en-

courage NAMA to engage with the stakeholders,

including landlords, Dublin City Business Associa-

tion and Dublin Civic Trust so that their portfolio

could be managed to optimise the maximum sus-

tainability and improvement of the district. There


13

Interactive Activities on Exchequer Street


Exchequer Street

Dru

ry S

treet

South

William

Str

eet

Fade Street

Castle Market

Chatham Row

Coppinger Row

Johnson

Pla

ce

Clarendon Market

Cla

rendon R

ow

South City Markets

Georg

e’s

Str

eet

King Street South

Gre

at

Nor

th

14


Culture/Gallery

Religious

Hotel

Car Park

Vacant

Education

Outside Study Area

Legend

Retail

Café/Restaurant

Bar

Fast Food

Services

Office

Residential

Leisure/Recreation

Ground Floor Uses

The South William Street Area presently contains a

diverse range of ground floor land uses which lend

the area its ambience and vibrancy. Retail is strong

within this district, with a particular concentration

along Exchequer Street and Wicklow Street. The

wide range of cafés, restaurants and bars animate

the streets throughout the day and into the night,

where pavement seating enhances one’s experi-

ence of the public realm. Uses along Drury Street,

Clarendon Street and South William Street are

dominated by services, offices and in some cases

vacant units. These inactive uses are concentrated

to the southern sections of these streets, south of

Castle Market and Coppinger Row.

The general diversity in land uses is encouraged

due to the fine urban grain and small plot sizes and

it is this character which has led to the success of

this part of the City Centre.

Present Land use & Activities Wicklow Street

Cla

rendon S

tree

t

Chatham Street

Johnson

Harry Street

Bal

fe S

tree

t

Chath

am

Lane

Court

Gra

fton S

treet

15

16


First Floor & Above Land Uses:

A Case study of Exchequer & Wicklow Street

An on-street survey was carried out to investi-

gate above ground floor level uses fronting onto

Exchequer Street and Wicklow Street. These

two streets are perhaps the most vibrant in

the study area. This is primarily due to the

fact that they connect directly with Grafton

Street. Due to its vibrancy and high

footfall Wicklow St. was partially pe-

destrianised in the 1980s as part of a

scheme to improve the public realm of

the area. A total number of 88 units/

buildings were examined as part of the sur-

vey. The main purpose of the survey is to:

• Provide a snapshot of the diversity and den-

sity of upper floor uses within the study area.

• Identify vacancy levels, deficiency of uses and

dominant uses in the above ground floor levels.

The results of the survey noted that:

• Overall vacancy levels are relatively low

(9.3%). This was to be expected as both Wick-

low Street and Exchequer Street are regarded

by the City Council as primary retail streets in

the City (designated Category 1 retail street).

• Office use represents a significant portion of

the units surveyed (38.4%). This high level of

office use above ground floor has associated

benefits in enhancing the commercial diversity

of the area acting as a demand stimulant for

other uses.

• The area has a relatively low level of ancillary

office / storage use (9.2%) whilst there is a

higher level of independent commercial activity

above ground floor level (25.6%). This higher

presence of small enterprises does much to

enhance the study area’s commercial and em-

ployment generating capacity.

• Of the units/ building plots analysed in the area

some 12.8% were used for residential purpos-

es above ground floor level. The quality and

nature of these residential units above ground

floor level is unclear.

South

William

Str

eet

Wicklow Street

Exchequer Street

Door Plates detailing Uses on Exchequer St.

Percentage Breakdown of Units Accessed

Use % of Units Surveyed

Ancillary OfficeAncillary Storage HotelOffice Public House Residential Restaurants/CafésRetailServices Vacant

4.6%4.6%3.5%38.4%1.2%12.8%9.3%9.3%7.0%9.3%

Streets Surveyed

Study Area

Legend

17


Numerical Breakdown of Surveyed Uses on Upper Floors

Ancill

ary

Office

Ancill

ary

Stor

age

Hotel

Office

Public

Hou

se

Resid

entia

l

Resta

uran

ts/C

afés

Retai

l

Serv

ices

Vacan

t

0

5

10

15

20

25

30

35

4 43

33

11

1

8 8

6

8

No

. o

f U

nit

s


Exchequer Street

Dru

ry S

treet

South

William

Str

eetFade Street

Castle Market

Chatham Row

Coppinger Row

Clarendon Market

Cla

rendon R

ow

South City Markets

Legend

Active Frontage

Inactive Frontage


Georg

e’s

Str

eet

King Street South

Johnson

Pla

ce

18


Assessment of Active Frontages


Rationale

For an area to be a vibrant hub of activity from

morning until after midnight there must not only

be a multiplicity of land uses sited in relatively

small plot sizes but crucially, these activities need

to be on display and easily identifiable to the per-

son in the street (i.e. an active frontage). The as-

sessment of active frontages is useful in helping

identify the areas of streets that are likely to have

a higher footfall than others, owing to a high de-

gree of active frontages. For the purpose of the

study an active frontage can best be described as

a shop frontage in which the use of the shop is

easily identifiable and its design helps to animate

the street. Therefore an active frontage can take

the form of an outdoor seating area or an attrac-

tive window frontage displaying merchandise. A

well-marked entrance leading to uses on the upper

floors can also be defined as active as the more

doors opening on to a street the more active it will

be. Alternatively, an inactive frontage is one that

detracts from the life of the street. This can take

the form of a blank façades (i.e. a wall) or it can be

a shop that is vacant and shuttered. Such façades

create a deadening effect on a street’s vitality.

Active Frontages in the South William St. Area

It can be seen from the study that the various con-

centrations of active and inactive frontages cor-

relate strongly with the level of vibrancy in each

street. For example, Wicklow St. and South Wil-

liam St. have a very high level of active frontages

and are consequently the most vibrant in the area.

However, Drury St. and Clarendon St. have high

levels of inactive frontages. This is evident from

the back-land or service area character that they

exude. It is noted that both the City Council’s Car

Park on Drury St. and the Clarendon St. façades of

the Westbury Hotel do much to reduce the vitality

on each respective street. Critically, it can be seen

that the area as whole retains a high level of ac-

tive frontages a key ingredient for a vibrancy and

dynamic district.

Wicklow Street

Cla

rendon S

tree

t

Chatham Street

Johnson

Harry Street

Bal

fe S

tree

t

Chath

am

Lane

Court

Gra

fton S

treet

19

Merchandise & ServicesThe area offers a range of merchan-

dise and services, supporting many

independent and specialist business-

es, thus maintaining its 19th Century

role as a commercial hub for trad-

ers and retailers in the City. These

characteristics of the South William

Street Area are a unique selling

point, through which the district can

be branded and marketed as a key

shopping destination in Dublin.

South William Street Area Study South William Street Area Study

20


21

- Urban Structure - Understanding the Narrative: Serial Vision - Street Character Assessment - Architectural Character - Landmarks in the District - Architectural Details


24


Urban Structure Plot and Block Relationship

Henry Street Area

South William Street Area Built Form

Figure Ground

The fine grain of the South William Street Area has

undoubtedly aided the transformation of the area

into the vibrant district we see today. Compared

to the Henry Street retail area on the north side of

the City (see top left, note this is the same scale

as figure ground map on opposite page), the block

sizes are smaller, thus increasing permeability

though the district. East-west movement through

the core of the South William Street Area from the

George’s Street Arcade, through Castle Market,

Coppinger Row and Johnson Court is dedicated to

the pedestrian. The narrow streets and lanes cre-

ate an interesting and animated space for the pe-

destrian shopper.

However, it is not just the block sizes which have

aided in the success of the district. As noted the

maintenance of original plots, especially along

South William Street and Wicklow Street has led

to the prevalence of small and varied retail units,

bars, restaurants and cafés. This mix provides em-

ployment, diversity and interest in the area and

creates animated and active streets. It is impera-

tive to maintain this plot/block relationship espe-

cially in the face of pressure from international re-

tailers for larger units.

The urban structure and townscape of the South

William Street Area is intrinsically linked to the

success of the district as the City’s premier shop-

ping location. By assessing the relationship be-

tween street and block, or open space and built

form and understanding how the various compo-

nents in an urban setting each contribute to the

experience of a particular space, we can begin to

gain an understanding and appreciation of how

that space works. This chapter will in turn assess

these components and demonstrate how they col-

lectively contribute to the success of the South

William Street Area, which offers an experience to

the pedestrian shopper which is distinctly Dublin.

25


1.

2.

3.

4.

5.

6.

A series of walking routes have been chosen which

help best illustrate the fine grain, narrative and

unique qualities of the South William Street Area.

South William Street

Starting at the junction of Exchequer Street the

first of these routes moves along South William

Street, where one immediately feels a sense enclo-

sure created by the built form on either side. The

dominance of restaurants and coffee shops cre-

ates a lively and cosmopolitan atmosphere which

is aided by the presence of outdoor street seating.

Alternative and independent shops enhance the

diversity of uses contributing towards the street’s

character. The prospect of Powerscourt House sets

the scene, creating a vital focal point and land-

mark along the street. The vertical emphasis of the

built form coupled with the iron railings is a strik-

ing feature as one continues along this route. The

view down the street is terminated by the former

Mercer’s Hospital Building. Its delicate architecture

and tower not only acts as a terminal vista to this

route but also offers a great point of orientation in

the district and draws the pedestrian through the

space. However, on-street parking on the southern

part of South William Street detracts from the am-

bience of the journey.

Understanding the Narrative: Serial Vision

1

3

2

4

5

6

26


1.

2.

3.

4.

5.

6.

6

45

3

2

1

Castle Market - Johnson Court

Starting at the junction of Drury Street and Castle

Market, this route moves eastwards towards South

William Street, passing bars and restaurants with

their canopies extended onto the street. Passing

by Powerscourt House and moving into Coppinger

Row more bars with outdoor seating are encoun-

tered. As one ambles across Clarendon Street and

moves towards St. Teresa’s Church into Johnson

Court, the very narrow nature of this passage is

fully appreciated. The winding lane creates an

intimate experience for the pedestrian, provid-

ing a sense of excitement. This route terminates

at Grafton Street, which forms a strong juxtapo-

sition to the journey taken. Overall, the user of

the space is stimulated by a remarkable change in

the streetscape, a change that is marked by com-

mencing with a formally planned Victorian market

street, crossing a classical Georgian thoroughfare

and terminating in the medieval-like winding lane

that is Johnson Court.

27


1.

2.

3.

4.

5.

6.

6

4

5

3

2 1

Clarendon Street

Commencing on Chatham Street one proceeds

north onto Clarendon Street and immediately no-

tices a change in atmosphere and activities com-

pared to those of Chatham Street. The street ap-

pears to be wide yet devoid of activity, although

the pavement is narrow compared to the road

space given, it gives an impression of a back-land

type character. Ones’ pace is increased due to the

prevalence of office and service uses. At the junc-

tion with Coppinger Row the street narrows consid-

erably and becomes more active and lively. Pass-

ing St. Teresa’s Church, the townscape of Wicklow

Street comes into full view - an inviting space for

the pedestrian.

28

Street Character Assessment

1 2

3

4

5

6

7

8

9

10

1211

13

14

15

1617

1./2. Exchequer Street & Wicklow Street

The unique architectural qualities of Exchequer

Street and Wicklow Street exudes a sense of

nostalgia for an age gone by, illustrating 19th

Century townscape at its finest. The angled

nature of Wicklow Street provides the perfect

setting for viewing the architectural details

of the fine buildings. The roof treatments,

bow windows, brick façades and shop

fronts act as a uniform unit. It is rec-

ommended that statutory protection

be added to these streets to protect

this attractive townscape.

have permanently destroyed the architectural

qualities of the street.

Railings are a key feature on this street and should

also be protected from future removal. The abun-

dance of on-street car parking to the south of the

street discourages pedestrian activity. This coupled

with very poor pavement quality in places, detracts

from the street. Although recent years have seen

street improvements to the front of Powerscourt

House, more needs to be done to improve the qual-

ity of the street, to protect its integrity and charm.

3. Drury Street

The upper part of Drury Street is dominated by the

George’s Street Arcade, a fine example of Victorian

neo-gothic architecture and contains many small

units. The southern part of the street is less attrac-

tive, service and office based and as such attracts

less footfall. The presence of the City Council Car

Park creates a blank imposing façade, although an

attempt was made to provide retail units. The pub-

lic realm along the street is of a poor quality.

4. South William Street

South William Street was originally laid out in

1676. The street has remained virtually un-

changed since the 18th Century and is character-

ised by terraces of merchants’ houses and punctu-

ated by two very important buildings, Powerscourt

House and the City Assembly House. The main

threats to the street today are from unauthor-

ised alterations to building façades, some of which


29

5. Clarendon Street

Clarendon Street today is largely characterised

as a service-based street which contains a light-

er footfall compared to other streets in the area.

Blank façades created by the service entrances to

Brown Thomas and the back of the Westbury Ho-

tel contributes to this. This lighter footfall is re-

flected in the range of land uses on the street. The

northern part of the street is most vibrant, at the

junction with Coppinger Row and Johnson Court

and becomes significantly quieter to the south. St.

Teresa’s Church is the most dominant building di-

rectly fronting onto this street, adding a continen-

tal flavour.

6. Fade Street

Fade Street is characterised by the red brick and

Victorian architecture of the George’s Street Ar-

cade. The café/restaurant on the southern section

of the street adds life the to space showing the

future potential of the street if similar uses were

to be established. Recently the street has been

given a makeover by the City Council, which has

seen the removal of on-street car parking amongst

other interventions.

7. Castle Market

This attractive street is extremely vibrant contain-

ing a range of retail, bar and restaurant uses. More

recently, premises have erected enclosed awnings,

which have the effect of blocking the uses off from

the street. This needs to be avoided at all costs.

The charm of this street and indeed the area, is

due to the prevalence of a ‘café culture’ which at-

tracts outdoor seating.

9. Johnson Court

This attractive, nar-

row lane links Grafton

Street to Clarendon

Street and exudes an

old worldly charm,

where a sense of the

‘unexpected’ is experi-

enced. A range of small

retail uses along with

the entrance to St. Te-

resa’s Church is also located off Johnson Court.

10./11./12. Harry Street, Chatham Lane &

Balfe Street

Leading off Grafton Street, Harry Street is a small

pedestrian street which leads to the Westbury Ho-

tel and Mall along with pavement stalls for selling

flowers. Chatham Lane and Balfe Street although

contain some restaurant and retail uses, are gen-

erally poorly patronised and largely function as ac-

cess lanes and service area to the Westbury Hotel

and adjacent activities.

8. Coppinger Row

Located between two of South William Street’s

most important buildings, Powerscourt House and

the City Assembly House, this pedestrian street is

similar to Castle Market in that it contains a range

of café and bar uses, animating the street and cre-

ates vibrancy well into the night. The threat to this

street is also from the prevalence of completely

enclosed awnings, which segregates activity away

from the street. The street is the venue for a small

but attractive market every Thursday (see below).


30

17. Johnson Place

Johnson Place is an attractive junction contain-

ing the former Mercer’s Hospital. This impressive

building contains a clock tower which is a signifi-

cant landmark which terminates the view along

South William Street. The open space created at

the junction is dominated by vehicular traffic from

George’s Street, South William Street and Claren-

don Street. The space is quite cluttered, contain-

ing a large amount of bollards and signs. There is

great potential to re-organise the space and make

it more pedestrian friendly.

13./14. Chatham Street & Chatham Row

Chatham Street is an active, vibrant and attrac-

tive route leading off Grafton Street and contains

a wide range of cafés, restaurants and bars as

well as some retail units. A Dublin Bikes station

is also located here. Outdoor seating belonging

to various premises is prevalent although the

‘closing-in’ effect caused by awnings is becom-

ing evident. Leading onto Chatham Row, restau-

rant uses continue on the north side of the street,

where pavement screens for outdoor seating are

not used. This is a much more effective approach

to outdoor seating and creates a more inviting at-

mosphere along the street. The DIT Conservatory

of Music and Drama is located on the south side of

the street, which adds character throughout the

day as the music filters out onto the street. Traffic

is quite a dominant feature along Chatham Row.

A traffic calming scheme would be quite success-

ful in this location, allowing car access, but prior-

itising the pedestrian and creating a more inviting

and safe environment which would benefit busi-

nesses providing extra room for outdoor seating

(i.e. the spill-out effect) as a result of pavement

widening.

15./16. Clarendon Market & Clarendon Row

Clarendon Market is a narrow lane located to the

rear of the DIT Conservatory of Music and Dra-

ma, linking Johnson Place to Clarendon Row.

Pavement seating creates an inviting and ani-

mated space (see below), demonstrating how

high enclosures and barriers are not always re-

quired in order to provide seating. Clarendon

Row provides local access to North King Street.


31


Architectural CharacterThe historic evolution of the South William Street

Area over the course of three centuries is evoked

in the distinctive architectural character of the dis-

trict. While prominent examples of public buildings

and landmark structures command vistas, it is the

intimate grain of Victorian merchant premises, 18th

Century town houses, and individual shop units

that generate a unique sense of place through

their architectural expression.

The majority of streets in the area were origi-

nally built as residential enclaves, hence the high

density of single plots on streets such as South

William Street and Wicklow Street. A number of

early houses from the early 18th Century, some of

which were originally gable-fronted, still survive in

the area cloaked behind deceptive later façades.

However, the majority were swept away by the

latter part of the Georgian period, to be replaced

by the grand town houses seen on South William

Street that form marching cliff faces of red brick

and classically ordered fenestration. The stimulat-

ing variety of domestic doorcases and railed base-

ment wells here is one of the street’s delights – a

highly distinctive feature for a commercial thor-

oughfare that lends it a memorable quality. Simi-

larly, the exceptional quality of a number of the

houses’ decorative interiors, which often feature

transitional rococo stuccowork and heavy joinery,

provides a unique setting for innovative retail and

service accommodation.

Street and Exchequer Street, where former resi-

dential houses gave way to larger-scale, purpose-

built retail and service buildings. The defining

characteristic of this redevelopment is the use of

factory-produced red brick facing façades, creating

the uniformly warm atmosphere along the thor-

oughfares that is at once distinctively Victorian.

Classical Style Doorway on South William Street

The commercialisation of Dublin’s residential

streets in the 19th Century is apparent on Wicklow

Further advances of the industrial revolution popu-

larised terracotta and polychromatic brick, result-

ing in many shop fronts, windows, parapets and

rooflines being adorned with ebullient decora-

tion. While some of these modernisations simply

masked existing buildings, the majority were re-

built from scratch, the most ambitious being the

sprawling South City Markets, now the George’s

Street Arcade, built in a Gothic Revival style to

the designs of English architects, Lockwood and

Mawson, along with its associated planned retail

street of Castle Market. Other buildings, such as

Red Brick Façades - Exchequer Street

32


Exchequer Chambers on Exchequer Street, are ex-

amples of the growing trend at the turn of 1900

for purpose-built office accommodation with retail

units at ground floor level flanking a grandiose up-

per floor entrance. These buildings often feature

handsome original shop fronts designed to be read

as part of an overall composition with their upper

floor façades, being decorated with brick pilasters,

stone dressings and robustly carved timber display

windows.

There are relatively few examples of 20th Century

buildings in the district, an indication of the largely

intact historic character of the area. Some pleas-

ant early examples can be found on South Wil-

liam Street and Lower Stephen Street, however

later interventions, such as terraces on Clarendon

Street, Clarendon Row and Chatham Row are gen-

erally undistinguished and light industrial in char-

acter, many catering for the wholesale clothing

trade that established here in the 1900s. Nonethe-

less, a number of high quality shop fronts allow for

contemporary styling to make its mark in the area

within an historic context.

George’s St. Arcade (Former South City Markets) Landmarks in the DistrictThe urban character of the South William Street

Area is greatly influenced by the hierarchy in build-

ing types and their individual architectural expres-

sion. The built morphology here is somewhat dif-

ferent to the rest of the City Centre due to the

tightly knit, organic development of its streets,

where public buildings and landmark edifices blend

more subtly into the streetscape than the state-

ment set-pieces located on the wider thorough-

fares of the city. This lends the area a somewhat

continental flavour, where sudden views of high

quality signature buildings on narrow streets cap-

tivate the passer-by with a burst of grandiose scale

and architectural detail.

City Assembly House

The reticent brick and stone façade of the former

City Assembly House belies one of the most impor-

tant public buildings in the area. Originally built in

the late 1760s by the Society of Artists as one of

the first public galleries in Europe, it later became

home to the assembly of Dublin Corporation until it

acquired the current City Hall in 1852. The building

retains its impressive octagonal exhibition hall and

a variety of handsome 18th Century rooms overlook-

ing South William St., all proposed to be restored

in coming years by the Irish Georgian Society.

City Assembly House Main Entrance

33


Staircase of Powerscourt House, South William Street

Former Mercer’s Hospital

Fittingly terminating the vista of South William

Street is the sober, classical granite façade and

copper-clad clock tower of the former Mercer’s

Hospital. Constructed on the site of an older hos-

pital building, the current structure is an interest-

ing amalgam of the 1750s and 1880s, with the

distinctive cupola marking the junction between

the two phases providing an attractive focal point

from as far away as the junction with Andrew

Street (see right).

Powerscourt House

The most dramatic landmark building is Power-

scourt Town House, with its impressive 1770s

façade of rough Wicklow granite dominating the

street scene. The sheer scale of the building, with

its somewhat awkward, old-fashioned proportions

and gracious sweep of entrance steps, injects an

antique charm to this commercial street while

hinting at the aristocratic pretensions of its origins.

Former Mercer’s Hospital

34


George’s Street Arcade

The George’s Street Arcade, originally known as

the South City Markets, is one of the landmarks of

the south city centre, with elevations facing onto

four streets. One of the most ambitious buildings

of its time, the complex was completed in 1881,

serving as a market and as host to a multitude of

retailers in shops both inside and fronting streets

around its perimeter. Restored following a disas-

trous fire in 1892, its fantasy Gothic Revival skyline

- crowded with turrets, chimneys and dormers - is

one of the great architectural embellishments of

the Victorian city, and contributes considerably to

the vitality and charm of the surrounding district.

DIT Conservatory of Music

The DIT School of Music on Chatham Row is one

of the youngest public buildings in the area, origi-

nally being constructed as a Fire Brigade Station

for Dublin Corporation in 1884. It was later leased

for use as the Technical School of Music in 1907-

08, with the Corporation’s Public Health Depart-

ment and City Laboratory taking over in 1913. The

building later reverted back to educational use,

with the original glazed canopies in the courtyard

being demolished and replaced with a brick-front-

ed extension of c.1940. The wrought-iron railings

fronting the street feature charming Art Nouveau-

inspired gate piers, adding quirky decorative inter-

est to the streetscape.

St. Theresa’s Church

St. Theresa’s Church of Clarendon Street is one of

the hidden architectural gems of the area. Estab-

lished in 1793 as a simple church and friary, it took

the commonplace form of early Catholic churches

by concealing itself from public view within a street

block. The complex was progressively expanded

and altered, with the addition of the campanile

and entrance gates on Johnson Court in the 1860s,

and the erection of the impressive Lombardesque

granite façade facing Clarendon Street in 1876.

The large red brick monastery with its courtyard

located alongside injects a distinctly Italianate fla-

vour to proceedings, complementing this enchant-

ing and always busy spiritual and social focal point

of the district.

St. Theresa’s Church Interior

School of Music, 1913

School of Music, 2012

35


Architectural Detail

The eclecticism of Victorian design is visible in façades

of the study area, often expressed through Elizabe-

than and Tudor revival features, as well as influences

from the Arts and Crafts movement.

Distinctive, well-crafted features contribute

towards a sense of place, as with the charm-

ing projecting arm lanterns of Neary’s pub on

Chatham Street (above). Elements such as

these animate the street and generate a sense

of civic pride.

Much design interest

stems from surviving

historic street furni-

ture, with examples

including a pillar box

from the reign of King

Edward VII (left), cast-

iron railings of c.1840

(below), and a stoi-

cal Egyptian revival

door knocker of c.1830

(right).

36


The array of formerly domestic doorcases on

South William Street are an essential part of its

character, ranging from the pedimented gran-

ite doorcase of c.1770s (above) to a quaint

Gibbsian entrance of c.1760 (below). Protect-

ing these as dominant features on the street

must be a key planning objective.

The quality of 18th Century architecture and design in

the area is a unique cultural and marketing asset for

businesses in the district. Features such as high sta-

tus carved staircases (top), iconic fanlight entranc-

es (above), and authentic historic fabric such as cut

stone floors (below), all contribute to the distinctive

atmosphere and brand of the area that makes it an at-

tractive place to shop and do business in. Preserving

and showcasing these elements is essential.

37

- Movement in the South William St. Area - Orientation in the District - Street Clutter - Pavement Quality - Bollards & the Case for Cast Iron - Shop Front Façades - The ‘Spill-Out’ Effect - Interventions in the Public Realm - Potential for the Redistribution of Space


Transport Infrastructure in South William St. Area

Luas

Luas

Movement in the South William Street AreaThe study area lies within a larger strategic retail

district, defined by Dublin City Council as the Grafton

Quarter (see map below). The district, with Grafton

Street as its pedestrian spine, is bound by South

Great George’s Street, Stephen’s Green, Dawson

St. and Dame St. These streets form a public and

private transport box which, for the most part, ve-

hicles circulate around but not through. The result

is that the study area can be best described as a

5 kph. environment, one that is dominated by the

pedestrian shopper. Despite this situation, many

streets are engineered as if they were still domi-

nated by vehicular traffic i.e. a 60 kph. environ-

ment. Features, such as narrow, poorly maintained

footpaths, on-street parking and all the associated

signage and street clutter should have no place in

such a slow movement area, an area which should

be a shared space for all users.

Introduction - A Contested Space!

The South William Street Area is character-

ised by its intimacy, a quality that is not only

reflected in its built from but also in its move-

ment channels, its streets and lanes. The result

is that there is a strong link between the de-

sign of the public realm and the impact it has

on all forms of movement within the area. The

present division of public space in the district

has resulted in the street becoming a contested

space. That is to say, the pedestrian shopper,

delivery vans, cyclists, cars and outdoor café and

bar seating are all in competition for the use of

this finite space. Whilst this competition creates

a vibrant and animated atmosphere, the design

quality of a space, if seen to be neglected, will

continue to have a detrimental effect on the ex-

perience a visitor will have, risking a diminu-

tion in the longer term prospects for the area.

40


Grafton Quarter (as defined by DCC)


Pedestrianised Area

Multi-storey Carpark

One-Way Traffic Route

Two-Way Route

Luas Green Line

Planned Luas BXD line

Bus Stop

Dublin Bikes Station

Legend

Luas

Luas

T

South

William

Str

eet

Wicklow Street

Exchequer Street

Dru

ry S

treet

Cla

rendo

n S

tree

t

JohnsonPla

ce

On-Street Car Parking

Disability Car Parking

Taxi Rank (Westbury Hotel)

Legend

T

Cars on Left - Parking in Loading Area

Multi-storey Car Parking

The study area plays host to three multi-storey

car parks including the Brown Thomas, Drury

Street and City Council Car Parks. Overall, the

Grafton Quarter area has capacity for over 2,500

cars in multi-storey car parks (Dublin City Coun-

cil, 2012). It is also seen that these car parks

have spare capacity, therefore they would be

well placed to accommodate the extra demand

for spaces should there be an elimination of

all on-street parking in the area. As noted in

a recent study by the Institute for Transpor-

tation and Development Policy, reducing on-

street parking is a widely accepted policy for

improving the public realm in European cities.

Access and Egress & Proposed Developments

The study area will be directly affected by two

major interventions over the next few years;

the Grafton St. re-pavement works and the Luas

BXD line. It is essential that a traffic manage-

ment system be implemented to ensure that

access and egress be maintained at all times.

41

On-Street Car Parking

There is a general trend toward the reduc-

tion in the amount of on-street car parking

being provided in the area. For example the

City Council have recently banned on-street

parking on Fade St. and on the southern

part of Clarendon Street. An experimen-

tal temporary widening of the footpaths

has taken place on Clarendon Street

(Summer 2012). Overall, the re-

sult is that less that twenty on-

street parking places remain in the

study area. However, these are mainly con-

centrated around the parts of South William

Street and Drury Street that are the most

patronised by shoppers and have inadequate

pavement widths to cope with the pedestri-

an traffic. Another issue of concern is that

some cars are parking in spaces clearly des-

ignated as loading bays (see below). It is rec-

ommended that study into designated spots

loading bay capacity be reduced in the area.


Cycling Infrastructure

The study area, with its slow moving traffic and

lack of major junctions with associated traf-

fic lights, offers a good environment for cycling.

Cycling is an important component of movement

through the area, indicated by the well-patronised

bike stands on South William St., Exchequer St.

and Johnson Place and also by the success of the

Dublin Bikes Scheme. However, there are some is-

sues that have the effect of reducing the potential

that cycling has as a transport option for shoppers

frequenting the area. Firstly, the one-way street

system presently in place reduces the accessibil-

ity of the area to cyclists. Secondly, cyclists are in

direct competition with the car for the limited road

space available in the area. Lastly, the placement

of bike stands on congested pavements, particu-

larly where there is outdoor seating is problematic

for pedestrians (see upper right). Some measures

to resolve these problems could include:

• Making some streets contra-flow for cyclists.

• Removing all on-street car parking in the area.

• Widening the footpaths or instituting a pedes-

trian dominated scheme for the area.

Dublin Bikes Scheme

Since its launch in 2009 over 3.5 million trips have

been made on Dublin Bikes (June 2012). This as-

tonishing figure demonstrates that cycling is be-

coming an increasingly accepted part of trans-

port throughout the city. There are two stations

in the area of study, located at Exchequer St. and

Chatham St. with 24 and 29 bike spaces in each

respectively.

Bike Stands on South William St.

Number of Bike Stands in Study Area

accommodating

57 Stands

114 Bicycles

Bicycle Clutter

The problem of bicycle clutter is prevalent in some

areas, particularly on the narrow and intensively

used pavements of South William St. The City

Council has responded to this increased demand

for bicycle parking by placing extra stands on ex-

isting polls (see below). Whilst this is one solu-

tion to the problem, the location of some of these

supplementary stands has also increased clutter at

pinch-points, hindering pedestrian movement. It is

seen that a strategic plan for bicycle parking needs

on a district wide level would provide the best so-

lution for bike parking needs. This would avoid

the present situation were stands are scattered

through the area in a random and ad hoc manner.

Supplementary Bike Stand - S. William St.

42


shops, pubs and cafés, delivery times should

be limited to before 10.00 am in the morn-

ing for all businesses. An exception could be

made for restaurants that rely on fresh pro-

duce and may need deliveries for a short pe-

riod in the afternoon. Outside of these hours,

the proposed urban cargo scheme using tri-

cycles that can carry up to 180 kg should be

implemented to service business needs. Ac-

cording to the Dublin City Business Associa-

tion (DCBA) this would also slash costs for

business deliveries by 15% for ‘last mile’

journeys.

Exchequer St. at 12.30pm on a weekday

Urban Cargo Tricycle

Pedestrian Provision

There is a strong divide in pedestrian footfall

within the study area. Wicklow St. is consid-

ered by Dublin City Council as a primary shop-

ping area (Category 1 Retail street) similar to

Grafton St. (Dublin City Council, 2011), while

other streets such as Clarendon St. and Drury

St. exude a distinctly back-land character.

However in many cases, the streets that at-

tract high pedestrian footfall, such as South

William St. and Exchequer St., there has been

little or no extra provision made to cater for

the greater levels of patronage. Referring to

the street clutter study (see pages 46-47), it

is also noted that the places with the highest

footfall on South William St. are the same

areas that are most affected by street clutter.

The provision of quality space for shoppers

who visit the area looking for a quality retail

experience must be a priority goal for the fu-

ture development of the area.

S. William St. - A Congested Area for Shoppers

Dublin City Council

Delivery Vehicle Congestion

It is noted that some streets in the area such

as Exchequer St., Wicklow St., South William

St. and Drury St. suffer from prolonged con-

gestion caused mainly by delivery vans sup-

plying goods to businesses. These vans have

the effect of both detracting from the charac-

ter of the streetscape and ‘closing-off’ shop

façades from shoppers on the opposite side,

adversely effecting passing trade. While it is

recognised that vans need to have access to 43


Orientation Within the South William Street Area

It can be seen that the South William Street Area

is a very legible entity within the City. That is to

say that its townscape and character is unique

to the area, distinct from that in the North Re-

tail Quarter or even in the formal squares of the

South Georgian Core. However on a local lev-

el, its intimate atmosphere and the fine grain

of its streets can make orientation difficult for

the visitor. For example, there are three paral-

lel streets running North-South between Grafton

St. and South Great George’s St. The illustration

above shows that when each is viewed from the

south it can difficult be to distinguish one street

Drury Street South William Street Clarendon Street

from the other. In this way it is the combina-

tion of high permeability, the lack of a domi-

nant landmark and the continuity of the fine

plot sizes that actually work against the area’s

internal legibility. This can have a negative ef-

fect on footfall for certain streets in the area

as shoppers may perceive the district to be

somewhat of a maze and decide to stick to the

main thoroughfares of Grafton St. and Wicklow

St. There are many simple solutions that can

help remedy this problem which would both in-

crease streets’ legibility and also create a more

attractive environment.44


Suggestions to Improve Internal Legibility

The internal signage of the area could be improved

by the selective placing of extra Wayfinder signs at

critical junctions (see left). Alternatively, the clas-

sic street signs (see above) could be affixed to

those street corners where they are current absent.

The bronze statue of Phil Lynott on Harry St. is the

only piece of public art in the study area. Such works

give a visitor a certain level of remembrance of the

area. They may not remember the name of the street

but they certainly

will remember the

street. More iconic

and tasteful works

of art would add

legibility to certain

routes. Also, ap-

propriate spaces

within the district

should be desig-

nated as places for

street entertainers.

Attractive and well-maintained pub-

lic seating can help create a legible

street by placing a punctual point or

destination along a linear route. The

example (see right) shows seating

integrated as part of a soft planting

scheme at the Kildare Village Outlet,

Co. Kildare. Wood as a material for

seating is often desired as it is more

comfortable for seating particularly

during wintertime and colder periods.45


Exchequer Street

Dru

ry S

treet

South

William

Str

eet

Fade Street

Castle Market

Chatham Row

Coppinger Row

Johnson

Pla

ce

Clarendon Market

Cla

rendon R

ow

South City Markets

Georg

e’s

Str

eet

L L

LU S

S

L S S

S

S

S

S S

L

L L L

S

S

S

S

S

S S

U

S

S

U

S

S

S

King Street South

S

S

S

SS

S

S

S

S

P.O.

L

L

L

L

L

PS

S

S

S

L

SS

SS

S

S

S

S

S

S

S

S

S

S

PS

S

S

S

S

L

L

L

L

S

P

L

S

S

S

L

S

S

US

L

L S

L

L

L

L

L

L

L

WF

S

SL

L

L

L

S

S

Gre

at

Nor

th

U

SS

U

WF

46

Planters

Post Box

Seating

Signage

Telephone Box

Parking Meter

Utilities Box

Public Art


Bins

Bollards

Cycle Ranks

Dublin Bikes Stand

Information Board

JC Decaux Advert Sign

Naked Pole

Street Light

Wayfinder Signage

Street Clutter in the Study AreaWicklow Street

Cla

rendon S

tree

t

Chatham Street

Johnson

Harry Street

Bal

fe S

tree

t

Chath

am

Lane

Court

Gra

fton S

treet

Legend

PJCD

U

S

WF

P.O.

i

L

LL

L

S

LS L

L

L SS

S

S

S

S

S

SS

L

LL

L

S

S S

L

A

A

Rationale

An audit of the extent of street clutter in

the study area is a useful tool in determin-

ing whether areas of the public realm are

overly congested, both spatially and visually,

with various elements of street furniture (i.e.

signs, bins etc...). Although all types of street

furnishings have been mapped this does not

suggest that necessary utilities such as stop

signs and street lighting are street clutter.

However, it does show that by their distri-

bution and intensity at certain places their

presence can impact negatively on the spe-

cial character and integrity of the area.

Extent of Street Clutter in the Study Area

Overall, it is seen that there is not a major

problem of street clutter in the study area.

Indeed it can be seen that many areas are

almost clutter free, for example along the

southern sections of Drury and Clarendon

Streets. Therefore, it can be seen that these

streets are able to function well without un-

necessary street furnishings. If this principle

was applied to the whole area then the dis-

trict would be free of street clutter. There are

some notable findings from this study which

will be discussed over the following pages:

• The cluttered nature of the recent inter-

vention on Fade St.

• The excessive amount of bollards on Clar-

endon St. and South William St.

• The fact that street clutter seems particu-

larly intensive at junctions and areas that

have a greater amount of public space.

L

47


Public Realm Intervention & Street Clutter on Fade St.

S

SL

L

L

L

S

S

U

SS

U

SS

L

LS

S SS

U

L

P

S

Fade St. - Before Intervention Fade St. - After Intervention

The recent intervention carried out on Fade St.

has resulted in a tangible improvement in the

amount of space dedicated to the pedestrian. This

is primarily due to the removal of on-street car

parking. Whilst this action by the City Council is

to be commended, other elements of the inter-

vention such as the needless increase in street

furnishings are less desirable. It is noted that

while some new street furniture includes plant-

ers which help soften the environment, the work

has resulted in the amount of individual pieces of

street furniture increasing from 17 to 40. This

is contrary to the Public Realm Strategy for the

City where there is an objective to de-clutter the

public realm. The design of some of these fur-

nishings such as the street lights (4 no.) and bol-

lards (14 no.) are not in keeping with the char-

acter of the surrounding built environment.

Imaginative ways of reducing clutter, such as us-

ing bike stands instead of bollards (only where

bollards are absolutely necessary), could be eas-

ily employed to reduce visual clutter in the area.

Before After

Cycle Ranks

Street Light

Bollards

Signage

Legend

U

L

Wayfinder Signage

Telephone Box

Utilities Box

Bins

Utilities Box

Seating

WF

S

Google Earth, 2009

48


Bollards / Bike Stands

The previous street clutter study has illustrated the

excessive amount of bollards located along Claren-

don Street and South William Street. It is assumed

that their dominance is to prevent illegal vehicu-

lar parking on the pavement and/or protection of

basements. They are frequently located adjacent

to bike stands which when coupled with outdoor

café seating and other signage severely limits

space on the footpath for the pedestrian shopper.

The preferred situation would see:

• The removal of bollards and bike stands.

• Bike stands re-sited along the pavements to

maximise space for the pedestrian. In areas

where protection of basements is necessary, a

reinforced bike stand could also function as a

bollard.

• Proper enforcement against illegal park-

ing and deterring it by narrowing carriage-

ways and widening pavements through-

out the area making it less likely to occur.

Removal of Bollards Bollards and Bike Stands Side-by-Side

Street Clutter at Junctions

The street clutter assessment of the South William

Street Area has highlighted the fact that clutter is

dominant in areas where there is a large amount

of public space present. The case of Johnson Place

(see right) illustrates this point clearly. Although

a key junction within the district, it contains an

unnecessary amount of bollards and signage. It

can be seen that the bollard is used as a perma-

nent inflexible tool in dealing with illegal park-

ing on pavements by the City Council. As stated

previously a more effective tool in changing the

long-term behaviour of the driver is to deter them

from illegally parking by narrowing carriageways

and widening pavements. Other areas where clut-

ter is particularly concentrated are the junctions of

Coppinger Row/ South William St., South William

St./Castle Market and Castle Market/ Drury St.

Johnson

Pla

ce

Clarendon Market

S

S

S

S

US

L

L S

L

L

WF

49

Throughout the South William Street study area

there is a total lack of consistency when it comes

to pavement styles, quality and maintenance.

Most worrying is the prevalence of extremely poor

pavement quality which can be dangerous for pe-

destrians, particularly for the elderly or those with

impaired mobility. The following selection of pave-

ment represents an example of the uncoordinated

styles and quality of pavement employed in the

relatively confined space of the study area.


Pavement Quality

The surface pavement used

on Fade St. is problematic.

The surface is not durable,

is easily soiled and is not in

keeping with the historic

fabric of the surrounding

district. This ‘experimen-

tal’ surface should not be

replicated anywhere else

in the area.

Far Left: Basic Pavement com-

posed of concrete slabs is used

throughout the study area.

Left: Deplorable and danger-

ous quality of pavement south

of Powerscourt House.

Far Left: Buckled and poorly

maintained pavement on Wick-

low St.

Left: The 1980’s pink paving on

Castle Market needs upgrading

but the warm colour creates a

lively environment.

Far Left: Old granite kerbing

on the southern end of Claren-

don St. should be maintained

in the area.

Left: The successful use of new

and old granite near Power-

scourt House shows that it is

the optimal material for the

area.

Experimental Pavement on Fade Street

Similartoroadsurfaceat junctions

50


The Use of Indigenous Granite as a Durable & Attractive Material

There is a strong historical connection in the

use of granite as a material in Dublin’s public

realm. Many of the footpaths that line our ma-

jor thoroughfares are paved with granite that

was laid in the late 19th Century. It is crucial

this cultural and historic link be maintained and

enhanced in our historic city centre, particular-

ly in our primary public spaces. Also, traditional

Leinster granite exudes warm tones that en-

liven the pavement especially when compared

to the duller contemporary granite pavement

that is imported (see top right).

Therefore there is a strong case to promote the

use of traditional Leinster granite within the

study area.

The benefits include:

1. Supporting the local economy and the crea-

tion and maintenance of jobs.

2. Using an indigenous material that respects

the character of Dublin City and interacts

well with the Georgian built form of the his-

toric core.

3. Using a durable and robust material that

has been proven to last several decades.

The use of granite has proved a successful, at-

tractive and durable choice at the front of Pow-

erscourt House on South William Street (see

right). The use of Irish raw materials, where

appropriate, should be encouraged.

In contrast, lower quality pavement used on

Drury Street at the junction with Castle Market

has collapsed due to the weight of traffic over

time and needs replacing (see right). The use

of granite here would be a more appropriate

choice. This however also brings into question

the appropriateness of allowing extra heavy

goods vehicles deliver in the area.

Indigenous(left) & Imported Granite

Contemporary Granite, Drury St.

Granite Pavement at Powerscourt House

Broken Pavement - Drury Street

51


The South William Street Area is part of Dublin

City’s premier retail district. Despite this, there is

an apparent lack of a materials pallet used by the

City Council when it comes to street furniture in

the area, particularly through the use of bollards.

It is argued that bollards should be removed in

most cases throughout this part of the city cen-

tre. Despite the current mish-mash of bollards cur-

rently on display throughout the area, they largely

have used cast iron, a material historically used

in railings and lampposts in this historic area. The

recent re-development of Fade Street has replaced

existing black furniture with contemporary stain-

less steel, illustrating the current departure from

cast iron and signifying the possible path of ma-

terials for other streets in the district, including

Grafton Street. This has the effect of exacerbat-

ing the current disarray, as illustrated below. In

fact, stainless steel bollards stand out much more

that the existing black, accentuating street clutter.

Black street furniture is used in most historic city

centres, such as Edinburgh. That is not to say that

stainless steel does not have its place, in certain

circumstances, such as in Adamstown (see oppo-

site). Stainless steel as a material is out of place

within this historic part of the city and as such

future works in the area should not be tempted

to replicate current ‘trends’ used in contempo-

rary developments. Dublin needs to adapt an ap-

proach, currently seen in Edinburgh and London,

where a consistent materials pallet - unique to

the respective cities, is used and strictly enforced.

Bollards & the Case for Cast Iron

Various Bollards throughout the study area illustrating lack of consistency

52


Stainless steel bollards recently placed on Fade Street, repre-

sents another addition to the already collective array of bollards

scattered throughout the area. Interestingly, the use of stain-

less steel signifies a departure from the past use of cast iron by

the City Council. This new material fails to respect the historic

nature of the street and illustrates the need for a coordinated

materials pallet. It is essen-

tial that this materials pallet

is compiled as a response

to the character of the area

in question and not as a re-

sponse to what is considered

to be in vogue. As a foil, the

contemporary development

of Adamstown (right) uses

stainless steel successfully.

Edinburgh - Cast Iron used throughout World Heritage Site

Respecting our architectural heritage. Cast Iron Railings on South William St.

Stainless Steel - A model for future works in the area?

53


54


Shop Front FaçadesThe ground floor façade is the most important link

between the person in the street and the building.

In an active area such as this, the ground floor

façade is more than often a shop frontage. There-

fore it is imperative that such frontages interact

well with the pedestrian shopper and also respect

the architecture of the building and its surrounding

streetscape.

An overview of shop frontages in the study area

found a high variance of standards between streets.

Good examples (see left) illustrate frontages that

are engaging, inviting and in keeping with the dis-

trict’s character. Most importantly their uses are

easily identifiable. However, it can be seen that the

majority of these samples are found along Wicklow

St. / Exchequer St. - the primary retail streets in

the study area. While this is to be expected, other

streets such as South William St. which are also

well patronised has some amazingly poor quality

frontages. The images on the right depict three

examples of premises on South William St. where

ill-conceived modern interventions have led to the

erosion of the street’s special character. The prem-

ise in example 1 may have a valued use but its poor

quality frontage diminishes the natural harmony

and rhythm that the building has with its neigh-

bours. Example 2 shows that permanent structural

damage has been inflicted on this building to ca-

ter for a use that is long gone. Lastly, example

3 shows what looks to be a temporary and very

tacky façade that has been incongruously mount-

ed onto the original. It is not know whether this

has caused lasting damage to the existing façade.

The selected examples show that even in the pre-

sent post-building boom environment the natural

character of the South William St. Area continues

to be threatened and eroded for the sake of short-

term gain. Therefore, it is recommended that in

order to retain its remaining built heritage the cur-

rent Area of Special Planning Control on Grafton

Street be extended to include the district.

1. Good Use - Poor Standard

2. Vacant Use - Lasting Damage

3. Poor Treatment - No Intergration

55


The ‘Spill-out’ Effect in the South William St. AreaThe spill-out effect is the process whereby com-

mercial uses such as cafés, bars and restaurants

colonise or spill-out on to an area of public space in

front of their premises. In general this process is to

be welcomed, as such activities, once brought into

the street, greatly enliven the atmosphere creating

a distinctly cosmopolitan ambiance. The spill-out

effect also enhances interaction with the passerby

and greatly boosts the profile of such commercial

uses. This process was spurred on by the adoption

of the smoking ban in 2004 which resulted in many

pubs and restaurants providing outdoor seating

for customers who wanted to smoke. However, it

soon became evident that such an amenity was

popular with both smokers and non-smokers alike.

The emergence of the spill-out effect has both im-

proved the character of the study area and helps

to engender the notion of the area being at the

centre of the café culture in Dublin.

Some Problems with the Spill-Out Effect

There is however some problems associated with

the spill-out effect that is evident in the South Wil-

liam St. Area. First, many uses spill-out onto nar-

row pavements, thus impeding the movement of

the pedestrian (e.g. South William St.). However,

this can be resolved with the redesign and redistri-

bution of public space away from the car. The sec-

ond and more pervading problem is the over-use

of awnings/canopies and other projections that are

designed to provide the user with a more com-

fortable experience, particularly in poorer weather.

Whilst canopies help to make a more attractive and

interesting façade, their use in combination with

ever-higher balustrades is a growing problem of

concern in the study area. Such moves only serve

to close off uses to the street, reduce interaction

and block important pedestrian routes (see be-

low). There is some evidence to suggest the clos-

ing-in of the spill-out effect is designed to combat

the activities of street beggers. Also to be noted

is that not all façades are suitable for canopies.

The Spill-Out Effect (Optimal Scenario)The Spill-Out Effect (Closed in)

Natural Spill-Out - Castle MarketClosed-In Spill-Out - Castle Market

56


The Impact of Some Interventions in the Public RealmPedestrianisation of Castle Market

Although the pedestrianisation of Castle Market

was completed some years ago its effect is still

having repercussions for the area today. The turn-

ing over of space for pedestrian use only has re-

sulted in giving the person on the street a greater

awareness of the special townscape of the district.

The car free views of both George’s Arcade and

Powerscourt House have the effect of drawing

shoppers towards these spaces. In essence the

pedestranisation has improved the natural perme-

ability of the link from South William St. through

to George’s Arcade. The result of this is that foot-

fall in the area increased dramatically, hence the

spill-out effect in Castle Market, taking advantage

of passing custom. Unfortunately, as has been

previously noted, Castle Market is a case of the

spill-out effect beginning to get out of control with

incongruous shelters covering increasing amounts

of the pavement. The difference can best be seen

between the morning when the shelters are absent

and evening time when they are in place.

Castle Market at 10am

Castle Market at 4pm

Dublin Wayfinder Signage

The Wayfinder scheme which was designed to ac-

company the arrival of Dublin Bikes is intended to

replace the uncoordinated and haphazard signage

in the City by providing a robust and streamlined

directional signage network for the main tourist and

cultural highlights in Dublin. The design of the new

signs has indeed fulfilled this intention. However, it

is noted that the old and now defunct signage still

remains in place, adding to the street clutter of

City Centre. There are two wayfinder signs in the

study area, one is located at the junction of Wick-

low St. and South William St. and the other which

includes a map is on Johnson Place. It is noted

that a small number of extra signs could be put in

place in selected areas of the study area, to help

tackle the problem of orientation in the district. 57


1. De-clutter area in front of Powerscourt House,

maintenance of existing granite pavement.

2. Pedestrian friendly scheme considered for

Drury Street, South William Street, Clarendon

Street, Exchequer Street and Wicklow Street.

3. Re-design of the public realm on Wicklow

Street.

4. Re-distribution of public space on Chatham St.

/ Chatham Row.

5. Assessment and redistribution of bike stands

throughout the area.

6. Traffic calming and public realm improvements

at Johnson Place.

7. Removal of all on-street car parking through-

out district.

8. Strongly oppose any realisation of this pro-

posed aspirational street linking Drury Street

to Clarendon Street.

9. Public seating provided in selected areas.

Overview of the Public Realm:The Potential for the Redistribution of Space

7.

8.

9.

An Unloved Public Realm!

It is clearly evident that the public realm is some-

what of an unloved and overlooked entity within

the district. This is seen not only by a lack of atten-

tion to detail regarding the standard and coordina-

tion of street furniture and pavements but also by

the poor distribution of space in the public realm in

the area. However, although the amount of public

space is somewhat limited there is huge potential

for improvements to the area by redistributing the

space towards the needs of the pedestrian shop-

per, the dominant user of the space. A number of

specific interventions that should be considered

are outlined below:

58


1.

3.

2.

4.

5.6.

59

- Recommendations for the South William St. Area - A Vision for the South William Street Area - Management - Design Solutions & Concepts - Materials Pallet - Design Concepts for Linear Spaces - Design Concepts for Punctual Spaces - The Potential for the Re-distribution of Public Space - Design & Street Furniture Detail - Activities - Conclusions: Problems & Potential


Recommendations for the South William St. AreaWhile this report has outlined the

unique characteristics of the South

William Street Area it has also highlight-

ed many threats to the future integrity of

the district. Taking account of these, the

recommendations for the future development

of the area are divided into three key themes:

1. Vision

2. Management

3. Design

First, a broad vision for the long term sustaina-

bility of the district will be established. In order

to realise this vision, recommendations as to how

the area should be managed will be proposed. This

will include looking at international case studies,

illustrating the management structures in place in

these respective places. This will be followed with

detailed design solutions for the area which will

address the space at various scales. This will in-

clude proposing a street furniture and materials

pallet and various public realm improvements in

order to create an attractive environment, encour-

age the growth of pedestrian activity and foster

a sense of civic pride which can more than better

any of the out of town shopping centres.

It is argued that if the desired three pillars struc-

ture for enhancing the area are put in place this

will lead to effective and visible change within the

district, ensuring it remains the centre of com-

mercial activity within the Capital. The following

chapter will outline Dublin Civic Trust’s recommen-

dations for the future direction, development and

consolidation of the South William Street area.

More Strategic

More Detail

VISION

MANAGEMENT

DESIGN

62

A Vision for the South William Street Area

By the end of the decade, the south retail area will

be able to stand over its claim as the primary district

in which to shop and socialise in the City. The area

will be a pedestrian friendly space, where its unique

streetscapes, architectural merits and fine grain can

be appreciated by visitors and retailers alike. The

public realm having been rejuvenated

and de-cluttered by investment in

quality indigenous materials, be-

comes a destination in itself, with

once quiet streets

now buzzing with

spill-over activities,

reinforcing a café

culture ambience.

Uses shall be di-

verse, assisting

the develop-

ment of indig-

enous retail

uses and

strengthen-

ing the

local

economy.


Management In order that the South William Street Area re-

mains part of the premier retail destination within

the City Centre, a dedicated management struc-

ture is required to; enforce policies; brand and

promote the district; and educate the public about

the special character of the area, to reinforce civic

pride.

Amalgamation of ACAs & Extension of Area of

Special Planning Control

There are currently two Architectural Conservation

Areas (ACAs) within the district, the Grafton Street

and Environs ACA and the South Retail Quarter

ACA, both adopted during the lifetime of the Dub-

lin City Development Plan 2005-2011. The Grafton

Street and Environs ACA was also designated an

Area of Special Planning Control in 2007 for a peri-

od of 6 years, in accordance with the Planning and

Development Act, 2000 (as amended). This added

layer of legislation provides greater powers to the

planning authority as to how the area is managed,

removing some exempted development rights and

dictating the future direction of the area.

In order to protect the integrity and special char-

acter of the South William Street Area, Dublin Civic

Trust recommends that the two existing Architec-

tural Conservation Areas be amalgamated into one

single ACA. This is in order to reinforce the collec-

tive special character of the district as a whole.

The Trust also recommends that the Area of Spe-

cial Planning Control (due to expire in 2013) be

extended to include the entire combined ACA area,

as illustrated above. This will provided the neces-

sary added protection to streets like South William

Street, which have witnessed unauthorised altera-

tions to façades, which if were to continue would

permanently destroy the special character of the

street. The Area of Special Planning Control should

set out specific measures dealing with land use,

materials, façade treatments, colours, as specified

in Section 84 of the Planning and Development Act

2000 (as amended).

A desired land use zoning plan also needs to be im-

plemented. This should include above ground floor

and basement uses. Certain service-based uses

are more suited to above or below ground floor

and vice versa. Setting out such clear and detailed

guidelines will ensure that the economic diversity

and special character of the area is strengthened.

Land uses such as independent boutiques should

be encouraged. The small plots and fine grain can

encourage such uses, which will not negative-

ly impact the architectural heritage of the area.

Existing Architectural Conservation Areas and Area of Special Planning Control

Recommended Architectural Conservation Area and Area of Special Planning Control

South Retail Quarter ACA

Grafton Street and Environs ACA

Area of Special Planning Control

Recommended amalgamated ACA



Legend

64


Planning Enforcement

Many works and alternations to buildings and ad-

ditions to the public realm within the said Architec-

tural Conservation Areas have taken place which

are in direct conflict with the objectives and poli-

cies of the plans in question. For instance, it is

specifically stated that,

Sandwich boards will not be permitted under

any circumstances anywhere within the South

Retail Quarter Architectural Conservation Area.

(p.29)

Nevertheless these are prevalent throughout the

district, exacerbating street clutter in places.

Sandwich Board on Castle Market, within ACA

Similarly it is stated that planning permission is

required (non-protected Structures) for,

Illuminated advertisements exhibited as part of

any shop or other window display in a business

premises and other advertisements affixed to

the inside of the glass surface of a window of

a business or premises or otherwise exhibited

through a window of such premises. (South Re-

tail Quarter ACA, Policy 2.1, (m))

Despite this, such illuminated advertisements can

be seen within the area, clearly indicating that

there is a problem with enforcing the aforemen-

tioned policies. The example right illustrates a be-

fore and after of a premises that has installed il-

luminated advertisements inside the glass, to the

detriment of the overall character of the street.

After installation of internal illuminated signage on South William Street

Before installation of internal illuminated signage on South William Street

Dublin Civic Trust recommends that planning en-

forcement be strengthened throughout the City’s

historic core, within sensitive areas and in partic-

ular within Architectural Conservation Areas and

Areas of Special Planning Control. A lack of en-

forcement renders potentially strong policy mean-

ingless. Education is also required to ensure that

tenants and owners of buildings, as well as the

general public understand what an Architectural

Conservation Area and Area of Special Planning

Control is. Such legislation should not be buried

within plans but brought into the open.

Endangered Buildings/ Undesirable Uses

In accordance with the Dereliction Act 1990, Dub-

lin City Council have at their disposal the power to

protect buildings in danger. As stated by section

10 of the Act,

It shall be the duty of a local authority to take

all reasonable steps to ensure that any land sit-

uated in their functional area does not become

or continue to be a derelict site.

This useful legislative tool should be utilised to

its full potential in the South William Street Area.

Google Maps, 2009

65


Establishment of Management Team

It is argued that a special multidisciplinary team is

required specifically to manage the Grafton Quar-

ter, to ensure that the long term vision, policies

and proposals are enforced and implemented on a

daily basis. It is suggested that this team be com-

prised of key personnel from Dublin City Council,

headed by the Planning and Economic Develop-

ment Department and contain other key officials

and officers. This team would regularly meet with

a selection of elected representatives, members

of the business community and other key bodies

operating within the City to ensure that this dis-

trict remains the prime retail core of the City. The

rationale for this special group is based on an as-

sessment of the performance of the current Ar-

chitectural Conservation Areas and Area of Special

Planning Control in actively dealing with unauthor-

ised works to structures and public realm decay,

as highlighted throughout this report. Planning en-

forcement within the district needs to take a more

active stance, otherwise the policies already in

place become redundant. Establishing a dedicated

management team for the City’s primary retail dis-

trict will ensure that policies are successfully im-

plemented.

Structure of Recommended Multidisciplinary Team to Manage the Grafton Quarter

Key Stakeholders Eg. Local Businesses, Dublin Civic Trust, Dublin City Business Association &

other interested parties

Management Strategy for the Grafton Quarter

• Public Realm Officer• Public Domain Officer

for South City• Roads & Traffic Dept.• City Architects • Parks Staff

• Senior Management• City Councillors• Strategic Policy

Committees

• Team Leader• Planners• Enforcement Officers• Conservation Officer• Urban Designers

Engaging with

Liaising with Developing

Reporting to

En

forc

ing

Landlords&

Tenants

Ed

uca

tin

g

• Planning Decisions• Architectural

Conservation Area • Area of Special

Planning Control

ManagementTeam

66


Precedents in Area Management

Copenhagen, Denmark

The Danish Capital is an interesting case

study for city centre management in both

implementing a long term vision and deal-

ing with short term challenges. There has

been a clear long term goal to make the

centre of Copenhagen a pedestrian centred

space. To achieve this, the Danes adopted

a twin track approach. Firstly, they began

reducing the amount of on-street parking

within the city centre by 2-3% per annum

over a 30 year period. Simultaneously they

invested in both public transit and in up-

grading the public realm. This gradual but

constant process has resulted in a safer

environment for pedestrians and cyclists.

By 2008 more than 40% of journeys to

work were made either on foot or by bicy-

cle. Management in response to short term

challenges can be best seen by the exam-

ple of pizza boxes over-flowing out of the

bins near a popular restaurant along the

rejuvenated Søndre Boulevard. Rather than

erecting ‘do not litter’ signs, the City Coun-

cil specifically designed bins with an extra-

large pizza sized slot to accommodate them

(gehlarchitects.com, 2012).

Covent Garden, London, England

Founded in 1988 the Covent Garden Trust

comprises representatives of community

groups, local authorities and designated

bodies. Since then, a series of studies and

guidance have been drawn up by the Trust

in conjunction with the City of Westminister

Council. Crucially, these documents have

not been left to wither on the vine, they

have been actively implemented. For ex-

ample, the 2004 Environment Study, which

details proposals to maintain and enhance

the public realm have been reviewed in

2008. This review critically assessed what

had been achieved and detailed new issues

to be dealt with. Also of note, is the level of

Outdoor Café Furniture Guidance

Pedestrian Dominated Space, Covent Garden

Kompagnistræde, Copenhagen - Shared Space

attention to detail that the studies contain

i.e. there is even guidance on the design of

outdoor seating for cafés and bars.

Google Maps, 2009

67

While it is acknowledged that traffic ac-

cess and egress is essential to the area,

future design works should prioritise the

pedestrian. Indeed, many routes are al-

ready pedestrianised or pedestrian friend-

ly. These incremental improvements

need reinforcing if the area is to sus-

tained itself as a pedestrian domi-

nated environment. This study ex-

amined the possibility of further

pedestrianisation, however due

to presence of existing multistory

car parks and the potential of neg-

ative repercussions for traffic congestion in

the wider south city area, it was decided not to

recommend further pedestrianisation of streets.

In the longer term it can be seen that the space to

benefit most, even from partial pedestrianisation,

is South William St.

Proposed Street Improvement Works

It is currently recognised that the area in its en-

tirety needs its street surfaces and pavements up-

grading. The two types of spaces dealt with in the

proposals are linear and punctual. Linear spaces

are spaces which we for the main part, journey

through i.e. streets and lanes. Such spaces dom-

inate the study area and indeed they contribute

most to the character of the district. Punctual

spaces are destinations within the public realm and

generally occur at the junction of several routes

(e.g. College Green). Whilst there are no major

punctual spaces within the South William Street

area, there are opportunities for creating punctual

spaces in a number of locations (see map, upper

right). The following section summarises the main

recommended schedule of works to streets in the

area. Greater details as to the redesign of the

study area’s public realm will be provided later in

this chapter. South William Street will be used as

an example of how a linear space can be rejuve-

nated, while Johnson Place and Chatham Row will

be used to illustrate how punctual spaces could be

enhanced within the area.


Exchequer St.

Cla

rendon

Str

eet

Johnson

Place

Chatham St.D

rury

Str

eet

Fade St.

South

William

St.

Chatham Row

Clarendon Market

Coppinger RowJohnson Court

Castle Market

Harry St.

Balfe S

t.Cha

tham

Lan

e

Suggested Punctual Areas

Legend

WicklowSt.

Cla

rendon R

ow

Design Solutions & Concepts

Linear Routes

South William Street

This street is considered to be the civic spine of the

study area and as such it is recommended that one

material be used to pave the street, reflecting its

importance in the district.

• Entire street to be paved in Leinster Granite,

to include pavements and carriageway. The

carriageway will be grade-separated and nar-

rowed to 3 metres in width.

• All on-street car parking to be removed.

• Loading bays to be rationalised with two being

provided - one at the northern end and the one

serving businesses in the south

• The existing feature pavement in front of Pow-

erscourt House to be cleaned, repaired and in-

corporated into the new design scheme.

• Wider pavements will allow removal of most

bollards. To protect Powerscourt House granite

bollards will be used.

68


Grafton St. - Leinster Granite

Although not subject to the current report, it is

recommended that Grafton Street, like South

William Street, be re-paved using Leinster Gran-

ite, due to the street’s historic significance and

importance as the core of the south retail quar-

ter. Leinster Granite is a material indigenous to

Dublin and its use along a street such as Grafton

Street can be fully justified. Such a material would

showcase both the street and show visitors that

Dublin has a high regard for its build heritage.

Wicklow Street/ Exchequer Street

• The existing pedestrian section of Wicklow

Street should be re-paved in Leinster Granite.

• The remaining section of the respective streets

should have widened pavements of Leinster

Granite and contemporary granite sets along

the carriageway, with grade separation (see

materials pallet).

• The width of the carriage-way should be re-

duced to 3 metres.

• The Dublin Bikes station on Exchequer Street

should be incorporated into the design of the

street.

Pedestrian Streets (Johnson Court, Cop-pinger Row, Castle Market, Harry St., Claren-don Market, Chatham Lane)

• Pedestrian routes should be re-paved in Lein-

ster Granite.

• Harry St. should be fully pedestrianised with access

for deliveries and taxis to the Westbury maintained.

• Chatham Lane should be pedestrianised.

Clarendon St. / Clarendon Row/ Chatham Row / Chatham St. / Drury St. / Fade St./ Balfe St.

• The respective streets should have widened

pavements of Leinster Granite and contempo-

rary granite sets along the carriageway, with

grade separation (see materials pallet p. 72).

• Limited set-down areas should be provided and

all on-street parking on Drury St. should be

removed.

• A carriage width of 3 metres should be imple-

mented on these streets.

Punctual Areas

Johnson Place

• Area to be de-cluttered and re-paved in Lein-

ster granite and contemporary granite setts.

• The carriageway of the pavement at the junc-

tion should be raised to calm traffic (similar to

in front of Powerscourt House.)

• Trees should be planted to define the punctual

nature of the space.

• A piece of public art to be erected in the centre

of the space.

Area in front of DIT Conservatory of Music on Chatham Row

• Street should be upgraded taking cognisance

of the fact that the Conservatory of Music will

be relocating to Grangegorman.

• Pedestrian routes should be widened and re-

paved in Leinster Granite.

• The width of the carriage-way should be re-

duced to 3 metres.

Area in front of Powerscourt House

• Existing Traffic calming measures at Power-

scourt House be maintained.

• Granite Setts should be repaired and cleaned

• A general de-cluttering of signage in the area

should be undertaken and the iron bollards re-

placed with granite ones.

• Layout should be similarly treated to that in

front of Powerscourt House.

Junction of Castle Market & Drury St. oppo-site George’s Arcade Entrance

69


Design Solution: Inspired By Shared Space

A Typical Street Setting in Central Dublin

P

From a Contested Space to a Shared Space!

Elimination of on-street car parking provides extra space to cope with high footfall.

Trees can be planted to subtly delineate uses & improving visual amenity.

Removing signage &bollards results in an uncluttered environment.

No barriers used to segregate outdoor seating from the pave-ment creates a truly shared space environ-ment.

The concept of shared space aims to remove tra-

ditional boundaries which have segregated vari-

ous road users, through the use of kerbs, railings,

bollards, road markings and signs. The removal

of such infrastructure along appropriate streets,

particularly where traffic is already slowly moving,

can improve the visual appearance and perception

of the space. It is also proven to slow traffic down,

as railings and bollards encourage speeding by

providing a false sense of security for drivers and

indeed for pedestrians alike. Shared space works

well only in cases where traffic is essential for lo-

cal access rather than as a through route. For a

shared space scheme to be viable there must be a

slow movement environment with light traffic lev-

els and a high pedestrian footfall.

Road space shared with cyclists and pedestrians

Raising the road to the level of the footpath gives more space for pedestrian

The Same Street Redesigned Using the Pure Shared Space Model

70


Shared Space for Ireland: A Case for Legislative Change

Gehl Architects et al.

New Road Before

Shared Space in Action: New Road Brighton

Statistics of its Success To-Date

22%

62%

600% increase in staying

New Road is now the 4th most popular destination in Brighton!

activities

footfall increase in pedestrian

increase in cycling

Source: gehlarchitects.com

www.civictrust.co.uk

Currently there is no legal basis for shared

space in Irish Law. Understandably this

makes Local Authorities wary of imple-

menting such schemes in our towns and

cities due to the legal risks involved. We

would strongly urge that the Department

of Transport, Tourism & Sport amend the

relevant legislation governing roads to

take account of the change in policy dis-

course that is occurring in European Cities.

A good example of the purist form of

shared-space is New Road in Brighton,

England. Until recently this street was

congested with traffic, blighted by on-

street parking and cluttered with signage.

In devising an regeneration scheme for the

area, Brighton Council was persuaded by

the design consultants (chiefly the Dan-

ish Architecture Firm, Gehl Architects) to

keep the street open to traffic but one that

is dominated by the pedestrian. The re-

sultant scheme has seen the street trans-

form from being a busy route to a space

for recreation and amenity.

activities

71


The recommended materials pallet for the area

(see below) has been devised to select materials

on the basis that they are attractive, natural, du-

rable and most importantly, that they will integrate

well into the existing historic environment in the

area. Details regarding their exact application in

each respective street is outlined in the following

pages.

Recommended Materials Pallet for the South William Street Area

1.

2.

3.

4.

5.

6.

Materials

1. Contemporary Granite setts - As used on

O’Connell St.

2. Traditional Leinster Granite

3. Wood as a material for seating (as per Dock-

lands)

4. Granite bollards (where necessary)

5. Cast iron litter bins

6. Cast iron street lights

72


10m

27-28

22

48

51

Existing Street Layout

27-28

22

48

51

Recommended Layout

Design Concepts for Linear Space: South William Street

The recommended design scheme for South Wil-

liam St. reflects its position as the civic spine of

the study area. The street at present is a one-

way street where the majority of journeys into

the area are in the form of delivery vehicles and

traffic accessing car parks. The pedestrian-domi-

nated design is inspired by shared space. Hence

the pavements and carriageway have the same

material (Leinster Granite) but are separated by a

conventional kerb similar to O’Connell Plaza. Nar-

rowing the carriageway to 3 metres and removing

all on-street parking will provide additional space

to the pedestrian, improving the visual amenity

of the street, reflecting its historic status, whilst

still allowing vehicles to access the space. The

narrow carriageway will discourage illegal park-

ing, due to a lack of space. As previously noted,

O’Connell Plaza, O’Connell St.

delivery bays will be provided at two specific

points to the north and south ends of the street.

Please see following plans and cross sections to

detail proposed changes.

Low Kerb - Same Material!

73


P

Illegal parking and delivery vehicles.

Unattractive environment for cyclists due to on-street parking.

Narrow pavement.

Segregated environment encourages speeding along the street.

Signage along existing narrow pavements exac-erbates lack of space for pedestrian.

Existing Cross Section

AB

Location Map

A B

Cross Sections of Mid-South William Street

Along with the upgrade in pavement there should

be a comprehensive de-cluttering and rationalisa-

tion of street furniture in the area. The use of bol-

lard as a standard feature will be strongly discour-

aged. Below and right are cross sections of the

middle portion of South William Street, illustrating

the present layout and proposed layout.

74


Removing on-street park-ing provides more space for pedestrians

Grade separation delineates road space.

Potential for outdoor seating due to additional space.

Narrowed 3 metre car-riageway with low kerbs restricts the speed of vehicles in the area

Cross Section of Proposed Pedestrian-Friendly Space Scheme

A B

Shadow Analysis

The results of a shadow analy-

sis shows that the western side

of the street receives a great-

est amount of direct sunlight.

Therefore the western side of

the street should have a wider

footpath than the east to en-

courage spill-over activities on

the sunnier side of the street.

South William Street, 12 noon, 21 September

75

Leinster graniteused on pavement & road space


Design Concepts for Punctual Spaces

Present Public Realm Layout at Johnson Place

Visualisation of Improvements to Johnson Place

from the immediate Johnson Place area. The pave-

ments should be composed of Leinster Granite

and the carriageway be of contemporary gran-

ite setts. A general de-cluttering of signage and

bollards should occur and the renewed space

be focused on a work of public art. This would

be best sited at the junction of the two traffic

routes (Johnson Place and South William St.).

The provision of seating in the space is also desira-

ble as the wider and uncluttered pavements would

be easily able to accommodate such furniture.

Johnson Place

Presently Johnson Place is a traffic-dominated junc-

tion with a confused and cluttered layout. However

it can be seen the space has real potential. The space

forms the southern link between many of the key

streets in the area and it also is the largest punctual

space, although some of this is in private ownership.

The central idea to the redesign of the this space

is the idea to reinforce the natural rectangular

shape of its open space, this can be best achieved

by delineating and defining the space with trees.

Pleached trees such as those at the G.P.O. on

O’Connell Street create a structured but soft en-

vironment and give the person in the street the

impression that they are entering a room.

This room should be focused on the pedestrian.

While traffic access would remain, the width of the

carriageway would be reduced to 3 metres and

raised to the height of the pavement at the traf-

fic junction. Loading bays should be eliminated

76


Existing Street Layout Johnson Place

NO EN

TRY

NO ENTRY

39

38

39

31-32

Mercer Hospital

38

1

1

Mercer Hospital

31-32

10 m

Clarendon Market

Clarendon Market

Mercer Hospital

Proposed Street Layout Johnson Place

77

Visualisation of Improvements on Chatham Row

Shadow Analysis

The results of a shadow analysis shows

that the northern side of the place re-

ceives a greatest amount of direct sun-

light. Therefore the northern side of the

space should have a wider footpath than

the southern and eastern sides to en-

courage vibrancy on the sunnier side of

the street.

Johnson Place, 12 noon, 21 September


Chatham Row

Chatham Row is a small street dominated on the

south by the DIT Conservatory of Music and the

north by bars and restaurants.

The spill-out effect is currently very evident

on the northern pavement. However, there

is a tendency to ‘close-in’ pavement seat-

ing areas through the use of high barriers. The

Metro Café currently does not use any pave-

ment divides and this works very successfully.

The design for this street will encourage such

pavement seating. Tree planting will take place on

the northern side of the street and a general de-

cluttering of the space is recommended, with bike

stands re-located to the adjacent Clarendon Row.

Footpaths will be re-paved in Leinster Granite and

the carriageway in a contemporary granite sett.

DIT will be moving to their new campus in Grange-

gorman in the foreseeable future and as such, the

current Conservatory of Music building will become

vacant. It is essential to maintain this building as

a cultural use, with active ground floor uses. This

will ensure that the character currently displayed

along this street is maintained and enhanced.

Johnson Place, 12 noon, 21 SeptemberJohnson Place, 12 noon, 21 September

78

Shadow Analysis

The analysis shows that

northern side of Chatham

Row receives the most sun-

shine. Our design is respon-

sive to this environment,

thus maximising the potential

for ‘spill-out’ activities in the

street.

Clarendon Market

Sou

th W

illia

m S

t.

Cla

rendo

n R

ow

Conservatory of Music

2

3

Chatham Row

Sou

th W

illia

m S

t.

Cla

rendon

RowClarendon Market

New Cultural Venue

2

3

Existing Street Layout Chatham Row

Existing Street Layout Chatham Row

10 m


Chatham Row, 12 noon, 21 September

Indicative Punctual Space

NO ENTRY

79

Signage will be as small as traffic regulations allow


Design & Street Furniture DetailIn an area of historical architectural character

such as the South William Street district, atten-

tion to detail is vital to maintaining and enhancing

the fabric of the townscape. Such attention to de-

tail should not only cover shop façades and pave-

ment quality but also extent to traffic signage and

street furniture. While these utilities are a neces-

sary part of the urban environment, careful con-

sideration of their location and distribution should

be a central component of any public realm im-

provement works in the area. Thoughtful design

and the use of high quality durable materials are

essential if such fixtures are to be integrated in a

manner as not to detract from the environment.

PBrown Thomas

Car Park

Street Signage

As has been previously mentioned,

street signage in the district is nota-

bly cluttered and haphazard. The ex-

ample right is quite common within

the area. It is recognised that some of

these signs are mandatory by law but

this should not stop them from being

rationalised in a meaningful way so as

to respect the character of the area in

which they are placed.

The Dublin Wayfinder Scheme

which has accomplished the ra-

tionalisation of cultural and tourist

signage within the City provides a

useful precedent in this respect.

Therefore, a system that

integrates different traffic

directions onto the one sign

should be considered for the

district. This would not only

protect the visual amenity of

the area but also be cost ef-

fective by reducing long term

expenditure on the erection

and maintenance of various signs

and poles. It is noted that stop

signs cannot be integrated with

other signage. Not withstanding

this issue, the proposed signage

scheme would result in a dras-

tic reduction on individual signs.

It is also recommended that the sig-

nage system for the car parks serving

the larger Grafton Quarter be incor-

porated into any new system. This

would streamline the varied car park-

ing signage currently in place while at

the same time making the area more

legible for visitors and shoppers alike.

Suggested Traffic Signage Scheme

Signage should be mounted onto a cast iron black pole throughout the area

Such a signage scheme where there is multiple pieces of information on the sign is appropriate for the area as it is a slow movement environment.

The example here combines a one-way direction, a no-left turn and car parking information on to one sign. There should be no more than three instruc-tions on any one sign

Street Signage, Exchequer St.

80

Bollards in front of St. Teresa’s Church


Optimal Situation - If Signage is NecessarySignage to alert traffic on Drury St.

Discreet Stone Bollards, Edinburgh

Such signage as above is unfortunately all too

prevalent in the study area and illustrates the

fact that the area is still engineered towards the

needs of the car to the detriment of its historic

character. The example above shows that if such

signs are required, it is clever design that is cru-

cial in subtly integrating it with its environment.

Another issue of clutter that needs to be resolved

is bollards. Clarendon St. (see above) is a verita-

ble avenue of bollards such is the intensity of their

distribution. Bollards are put in place for the most

part to stop vehicles parking on the pavement.

However, this should be the last option for con-

sideration. Where there is a need for their place-

ment, such as to protect a historic building like

St. Teresa’s Church, it is recommended that gran-

ite bollards should be employed. These bollards

should be high enough so as to prevent pedestri-

ans tripping over but too low for them to be used

as bike stands as is often the case (see right).

Eliminatesbikes being locked to bollards

Street Bollards

81


Street Lighting

Street lights mounted on to façade walls is very

much a part of the character of the South Wil-

liam Street Area. While this helps the street be-

come a more uncluttered environment there is

some concern over the quality of some of the

bracket fixtures and the way the necessary wir-

ing is dealt with, particularly on the façades of

historic structures (see below). The new free

standing lighting recently erected on Fade St. is

at odds with the character of the area and not

desirable. The lighting fixture on Coppinger Row

(see upper right) provides a good example of

how the design and materials used in the street

light integrates seamlessly with the streetscape.

Lighting Bracket on Chatham Row

Good Quality Lighting Fixture, Coppinger Row

Contemporary Street Light, Fade Street

Litter Bins

The placing of litter bins at set intervals along

a street should be discouraged, they should be

placed in areas according to the level of footfall

and the amount of space available. The design of

the bins themselves, while user-friendly are not

in keeping with the historic environment in which

they are placed. See next page for recommenda-

tions on bin design.

Litter Bin, South William St.

82


Branding

Street furniture such as litter bins represent a

unique opportunity to employ the use of branding

to heighten the legibility of an area1. Indeed it can

be seen that Dublin has used this to good effect in

the past (see image right). With the current plans

to redesign the public realm on Grafton Street

there now is an opening to employ a system of

subtle branding for the whole of what is now being

termed by the City Council as the Grafton Quarter

Other contemporary public realm interventions in

a historic area, such as the Quartermile develop-

ment in Edinburgh has proven that this can be

successfully undertake.

1 See Defining Dublin’s Historic Core (Dublin Civic Trust, 2010)

Street Light on Dawson Street

Branded Bin, Quartermile Edinburgh

A modern design, subtly

branded but in keeping

with the historic

architecturaltownscape in

the area.

Road Markings

It is recommended that the majority of road mark-

ings such as double yellow lines are removed as

they detract from the intimate ‘5 kph environ-

ment’ sense of scale in the area.

Subtle Road Markers, O’Connell Plaza

Unsightly Road Markings, Clarendon Row

83

3 Suggested Areas for Bicycle Bays


Cycling Provision

With an increasing demand for bike parking spaces

and capacity of bike parking limited in the area,

a district-wide solution is needed. It is proposed

that the following steps should be taken in order to

accommodate this growing trend.

• A network of Bicycle Parks or Bays should be

introduced in the area (see below).

• The location of such bays should be decided on

the basis that they are proximate to but not

in areas of high pedestrian footfall and where

there is an adequate amount of space available

in the area to cater for them.

• With the new bicycle bays in place, bike stands

should be removed from some of the most con-

gested parts of the area.

• The recent addition of supplementary bike

stands on poles should also be removed.



Multi-storey Carpark

Legend

2.

3.

Bicycle Bay, St. Stephen’s Green West

• The existing multi-storey car parks in the area

particularly the City Council Car Park in Drury

St., should be made available as overnight and

all-weather parking areas for cyclists.

• To raise awareness of this facility it should be

the subject of a promotional campaign in the

area. For instance, it should be added to the

Wayfinder signage.

1. Corner of South Great George’s St. & Dame

Lane - This currently unused space is an optimal

area for a bicycle bay.

2. Clarendon Row - This street could accommodate

up to 50 spaces. If interspersed with the plant-

ing of trees, this under-used space would be-

come a legible and attractive part of the district.

3. Middle Drury St. - Proximate to the main east-

west (Castle Market - George’s Arcade) route.

84


Delivery Vehicle Access

As previously noted much of the congestion in the

study area is caused by delivery vans entering the

district throughout the day. Therefore the times

of such deliveries should be restricted to make it

more consistent with delivery times restrictions on

nearby Grafton Street. Also the weight of these

vehicles are also physically damaging the public

realm (see right) this requires expensive repairs to

be made. To combat this problem a general weight

restriction of 5 tons should be enforced in the area.

5t

Damaged Granite Setts - S. William St.

Seating Provision

Outdoor seating is an important amenity for the

public in any district and its presence can help

strengthen the idea of a punctual space by cre-

ating a destination for the public. It is therefore

recommended that the provision of outdoor seat-

ing be concentrated in the 4 punctual spaces that

have been identified as for the most part linear

routes in the area are too restricted to afford the

positioning of desirable seating areas. The two

types of seating suggested are benches and circu-

lar seating surrounding a planter and benches. The

circular seating would create an attractive public

scene and soften the environment in certain ap-

propriate locations. The material used for the seat-

ing should be wood, it is perhaps the warmest and

best suited for the Irish climate.

Recommended delivery times for vehicles using des-

ignated loading bay areas:

1. Area open to delivery vehicles before 10am

(similar to Grafton St.)

2. Delivery to specific uses (i.e. Fresh produce for

restaurants) also allowed between 2-3pm)

3. Outside of these times the Cargo Bikes system

as discussed in Chapter 4 should be utilised.

Visualisation of Seating Planters at Drury St.

5 Ton Vehicle Restriction in Area

85

Activities

The fine grain and small plots of the South Wil-

liam Street area support the growth of indigenous

and independent retail uses. However, a level of

policy direction is required, in order to achieve

this. Boutique and specialist retail uses should be

encourages and supported. Extending the Area of

Special Planning Control will enable measures to

be introduced preventing the spread of unsuitable

land uses.

The following uses should not be allowed in the

area:

• Adult shops

• Fast food restaurants / Take-aways

• Convenience stores

• Discount shops / Pound Shops

• Tattoo Parlours

• Tanning Salons

• Casinos

• Lap-Dancing Clubs

• Phone Shops

• Bookmakers

Ve

rtic

al

La

nd

Use


Indicative Vertical Land Use Mix

Vertical land use must be given special consid-

eration in this area, as to how this can increase

the vitality of the dis-

trict. The majority of

the built form is par-

ticularly robust, that is

to say that its use can

be easily changed. For

example much of the

build in the area was

one residential on the

upper storeys, these

could easily be recon-

verted to that use or

alternatively become a

home for a new archi-

tects practice or dental

surgery.

The following uses should be actively promoted in

the area:

Residential

Architect’s Practice

Photographer’sStudio

IndependentBoutique

Wine Bar

• Independent Boutique Shops

• High End Retail / Specialist Retailers

• Specialised Food Shops & Delis

• Cafés and Restaurants

• Galleries / Art dealers

• Antique Shops

• Specialised Services / Creative

Businesses

86

Adult Shops

Adult shops are an undesirable use in such a high

end retail area. A new policy should be introduced

by Dublin City Council and applied to the entire

City Centre precluding adult shops opening in any

area within a 500m radius of any educational insti-

tution or place of worship. This measure is based

on one introduced in New York City by Mayor Rudi

Giuliani and successfully dealt with this particular

land use issue.


George’s Arcade (Former South City Markets)

It is recommended that a Conservation Man-

agement Plan be devised for the Markets which

should consider the following:

• George’s Street Arcade to be returned to

its former glory as the South City Markets,

creating a key attraction to rejuvenating of

the area between South William Street and

George’s Street.

• Removal of paint from the brick façade.

• Improved permeability onto Fade Street.

It has been highlighted throughout this report

that internal legibility within the study area is a

problem. With the highly legible form of the

former South City Markets building

there is the potential to resolve this

issue. As a purpose built Victorian

Market building, it has the potential

to become one of Dublin’s most visited

attractions, emulating the success of

the English Market in Cork. If this

were achieved the Markets would

be like the Guinness Storehouse,

a must-see fixture on the itiner-

ary of every tourist. This would in turn make the

district more legible and rejuvenate the entire

western part of the area. Additionally, restoring

its use as a market would support and enhance

start-up and indigenous businesses. The building

itself takes up a considerable amount of space, as

illustrated above and is extremely permeable, with

entrances on to each of the surrounding streets.

English Market, Cork

Brick Work in Need of RestorationRecommendations

Capitalising on our unique

Architectural & Cultural Heritage

South City Market Façade Detail, Dublin

Tony O’Connell (www.englishmarket.ie)

87

Conclusion: Problems & Potential


To summarise, the study has highlighted the key

problems currently evident in the area, set out a

vision for how the district can fulfil its true poten-

tial and made recommendations as to how this re-

juvenation can be achieved.

This report has identified many problems which

threaten and prevent the long term success of the

district. Such problems include:

• A lack and in some cases, a total absence of

planning enforcement, particularly unauthor-

ised works to ground floor façades and to pro-

tected structures.

• A lack in implementation of the stated objec-

tives of the current ACA written statement for

the South Retail Quarter Architectural Conser-

vation Area.

• Poor quality public realm along well-patronised

routes, illustrating the general lack of atten-

tion to detail, a problem which is prevalent

throughout the area.

• Townscape negatively effected by uncoordi-

nated and in many cases unnecessary street

signage clutter.

• Continuing presence of on-street car parking.

• Delivery vehicles causing congestion through-

out the week days.

• Spill-out effect getting out of control at some

premises.

• Threat that the area may become dominated

by public houses.

• Maintenance of building stock owned by NAMA.

It has also been noted that much of the vital urban

design ingredients necessary for successful place-

making are presently in place and have been for

generations. These include the rich architectural

detail, fine grain, small plot sizes and diversity in

activities, all of which are an inherent part of the

character of the South William Street Area.

In order to achieve the vision set out for the dis-

trict, the following points outline the principle

recommendations to be undertaken:

• Amalgamate the Grafton Street and Environs

and South Retail Quarter Architectural Con-

servation Areas (ACA) and extend the current

Grafton Street and Environs Area of Special

Planning Control to include the amalgamated

ACA, covering the wider district.

• The Local Authority should readily invoke the

powers of the Dereliction Act 1990 when nec-

essary.

• The establishment of a special management

team within the Local Authority to implement,

review and manage the ACA and Area of Spe-

cial Planning Control Policies and also draw up

a management and maintenance strategy for

the area.

• Rejuvenate the public realm, using indigenous

materials such as Leinster Granite accompa-

nied with the removal of on-street parking.

• Provide quality and durable seating at suitable

locations.

• De-clutter streets of excess and unnecessary

signage and establish a coordinated and inte-

grated traffic management signage scheme.

• Enforce delivery time and weight restrictions

on delivery vehicles entering the area.

• The various stakeholders in the area should

lobby the Department of Transport, Sport and

Tourism to legalise the use of shared space -

using best practice European examples.

• Devise a bicycle parking strategy based on the

creation of designated parking bays as part of

management strategy for the area.

• As part of the expanded Area of Special Plan-

ning Control scheme, specific land uses should

be itemised that will be either be prohibited or

encouraged, to promote the long term sustain-

ability of the district.

• Encourage the re-establishment of George’s

Arcade as a key attraction and destination in

the area between South William Street and

George’s Street. The first step in achieving

this goal would be to devised a Conservation

88


Management Plan for the former markets

building.

• Dublin City Council should vary the Develop-

ment Plan to include specific guidelines deal-

ing with licensed premises, particularly dealing

with city centre locations, such as South Wil-

liam Street, which have an inherent character.

• Dublin City Council need to provided guide-

lines dealing with ‘pop-up shops’ or temporary

shops.

• Encourage NAMA to engage with the key stake-

holders in the area so that their property port-

folio can be managed to optimise the sustain-

ability of the district.

• A new policy should be introduced across the

entire City Centre precluding adult shops open-

ing in any area within a 500m radius of any

educational institution or place of worship.

Whilst the stated recommendations are indeed

comprehensive, it is felt there must be a holistic

solution to the many challenges the study area

presently faces. It is seen that good management

is key to achieving a sustainable vision for the

area, such as the one outlined. Therefore a large

degree of ‘hands-on’ management is crucial in ad-

dressing the area’s short term problems and long

term challenges. It is felt that while there is cer-

tainly not a shortage of policy or plans, these poli-

cies need to be implemented in a comprehensive

and sustained manner over the long term in order

to see a positive impact.

As such, the key recommendation of Dublin Civic

Trust is the establishment of a dedicated team to

implement both existing and new policy governing

the South William Street Area. Such a team needs

to be multi-disciplinary in nature, where manage-

ment, planning, enforcement and roads mainte-

nance are all co-ordinated in order to solve the

current problems, eradicate the identified threats

and implement the future vision of the City’s pre-

mier retail district.

The Trust are conscious of the financial constraints

in which the local authority operates and does not

recommend the establishment of any new team

lightly. However, this team should be drawn from

existing resources within the Council and the City,

with the sole purpose to manage the said study

area. The establishment of this team can be justi-

fied by looking at the potential of the district and

its special and unique character. In short the area:

• Abuts one of only two Area of Special Planning

Control Schemes in the City.

• Is part of an Architectural Conservation Area.

• Contains some of the finest buildings within the

City.

• Boasts a delicate fine network of streets and

lanes.

• Is part of the South Retail Core of the City.

• Hosts a large number of tourists and shoppers.

The lack of implementation of existing policies de-

signed to protect and enhance the area threatens

the integrity of its unique character and identity.

The key to the future of the district is to promote

this unique character, one which is inherent to

Dublin and not to promote a copy-cat ‘catalogue’

style approach to urban design and placemaking.

This is vital when choosing pavement materials

and street furniture but equally as important when

assessing appropriate land uses and activities for

particular buildings. Sameness does not make a

‘quarter’, rather uniqueness does.

To conclude, with the proper management struc-

ture and attention to detail deemed suitable for

one of the most historic, economically important

and dynamic parts of Dublin City, the South Wil-

liam Street Area has the potential to thrive as one

of Europe’s most successful historic commercial

cores, whilst also promoting the local economy

and selling a unique image of Dublin to the world.

Sameness does not make

a ‘quarter’, rather uniqueness does!89


References & Further Reading

Bentley, I. et al (1985) Responsive Environments, A Manu-al for Designers, London, The Architectural Press.

Bosselmann, P. (1998) Representation of Places: Reality and Realism in City Design, Berkeley & Los Angeles, Cali-fornia, University of California Press Ltd.

Carmona M. et al (2003) Public Places – Urban Spaces: The Dimensions of Urban Design, London, The Architectural Press.

City of Copenhagen (2009) Impact of Copenhagen’s Park-ing Strategy, Copenhagen, City of Copenhagen.

Cullen, G. (1961) The Concise Townscape, London, The Ar-chitectural Press.

Department of Environment, Heritage and Local Government (2009) Government Policy on Architecture 2009-2015, Towards a Sustainable Future: Delivering Quality within the Built Environment, Dublin, Government Stationary Of-fice.

Derelict Sites Act, 1990, Dublin, Government Stationary Office [online] available from http://www.irishstatutebook.ie/1990/en/act/pub/0014/index.html [Accessed 12 July 2012]

Dublin City Council (2012) Grafton Street Part 8 Explana-tory Booklet, April 2012 [Online]Available from: http://www.dcba.ie/wp-content/uploads/2012/04/Part-8-Ex-planatory-Booklet-Reduced.pdf [Accessed 12 July 2012]

Dublin City Council (2012) Your City, Your Space, Dublin City Public Realm Strategy, Dublin, Dublin City Council

Dublin City Council (2010) Dublin City Development Plan, 2011-2017, Dublin, Dublin City Council.

Dublin City Council (2008) City Centre Transport Plan, Dub-lin, Dublin City Council.

Dublin City Council (2007) The South City Retail Quarter Ar-chitectural Conservation Area Written Statement [Online] available from: http://www.dublincity.ie/Planning/Heritage-Conservation/Conservation/Documents/South%20City%20Re-tail%20Quarter%20ACA.pdf [Accessed 2 July 2012]

Dublin City Council (2006) Grafton Street and Environs Architectural Conservation Area Written Statement [Online] available from: http://www.dublincity.ie/Planning/HeritageConservation/Conservation/Documents/Grafton%20Street%20and%20Environs%20ACA.pdf [Accessed 2 July 2012]

Dublin Civic Trust (2010) Defining Dublin’s Historic Core: Realising the Potential of the City Centre and its Geor-gian Squares for Citizens, Business and Visitors, Dublin, Dublin Civic Trust.

Dublin Civic Trust (1999) South William Street: A Study of the Past, A Vision of the Future, Dublin, Argus Press.

Dublin Corporation (2001) Shopfront Design Guide, Dublin, Dublin Corporation.

DoEHLG (2009) Urban Design Manuel, A Best Practice Guide, Government Stationary Office, Dublin.

Gehl, J. et al (2010) Cities for People, Washington D.C., Is-land Press.

Gehl, J. et al (2006) Close Encounters with Buildings, Ur-ban Design International, 11(1), pp. 29-47).

Kodransky, M. & Hermann, G. (2011) Europe’s Parking U-Turn: From Accommodation to Regulation, Institute for Transportation and Development Policy, New York.

O’ Brien J. & Guinness D. (1994) Dublin, A Grand Tour, Wei-denfeld & Nicolson, London.

Planning and Development Act, 2000, Dublin, Government Stationary Office [online] available fromhttp://www.irishstatutebook.ie/2000/en/act/pub/0030/index.html [2 July 2012]

Roads Act, 1993, Dublin, Government Stationary Office [on-line] available fromhttp://www.irishstatutebook.ie/1993/en/act/pub/0014/index.html[30 October 2009]

Thom’s Irish Almanac and Official Directory, 1900, Dub-lin, Alexander Thom and Co. Ltd

Thom’s Irish Almanac and Official Directory, 1850, Dub-lin, Alexander Thom and Co. Ltd

Websites

www.englishmarket.iewww.gehlarchitects.com