COMMENT As the impact of the pandemic endures and Dublin’s youthful population increases, how we continue to address mobility, infrastructure, and housing is a hot topic in our conversations on the future of Ireland’s capital.
It has always been a surprise to me that Dublin’s city centre, in particular its north inner city, has been slow to evolve. With the right vision, it could become a truly vibrant and inclusive place. Dubliners deserve a city centre with a richer tapestry where both the young and old want to live, work, shop and socialise.
Dublin’s core has traditionally relied heavily on the city’s estimated 210,000 transient office workers. Yet, by analysing the trends of this pandemic, namely homeworking, supporting local retail and reduced ability to travel, it is easier to see the implications for city planning.
Heart of the matter
The future of Dublin demands a re-imagining of the city’s commercial heartland. We must take inspiration from other cities in Europe, and look to adopt a healthier mix of homes, hospitality, leisure and entertainment alongside the major office blocks that have dominated to date.
I do not subscribe to the view that homeworking will become the norm, and that there will be a reduced need for the city centre. While home working was novel and seemed almost revolutionary, it has also raised questions around the work-life balance, the development of a company culture, team dynamics, and the progression and innovation of new projects and relationships.
Many employers are already looking at transforming their office spaces with a greater focus on meeting places and collaborative spaces, at the expense of workstations and individual offices for senior management. The future for office layouts, sustainable design, and how workspaces interact are questions we continue to explore at Ballymore.
We’re embarking on the construction of an additional two floors at one of our own offices in Dublin, we’re fully invested in the future of the workplace for our business. We are by nature social creatures and I suspect ultimately our preferences will remain somewhat unchanged when we take the long view, albeit with a more accommodating view on remote working.
Dublin has done well to attract international occupiers – bringing global talent to our doors and a wave of younger faces and returning emigrants. We need to design for places that will keep this talent on our own shores.
Looking towards the future of Dublin’s housing needs, the city is on course to fulfil the potential of its underdeveloped land, albeit at a pace that frustrates many. Infill sites and industrial estates along transport links are already a focus for our local authorities. Dublin will continue to grow, in part due to the continued influx of international businesses but also through the growth and expansion of existing occupiers. We are going to need to increase the density in our city neighbourhoods, in order to free up space for desirable amenities, fit for purpose workspaces, cycling infrastructure, and green areas.
Keep it down
Density is an emotive issue in Dublin. Unlike our European counterparts, we are a low-rise city and have traditionally embraced neither tall buildings nor apartment living. What is often lost in the rigorous debate, which in Dublin appears to be predominantly motivated by concerns over height, is the role that good design and master-planning play in achieving density in a welcoming and considered way.
If we are to achieve greater density, we must also reduce our preoccupation with one size fits all ‘mixed-use developments’ and instead properly evaluate the demands of an area. What do demographics tell us? We know for instance that most Dublin neighbourhoods typically have a great number of multi-bedroom houses, but very limited accommodation provision suitable for individuals/couples or those seeking to downsize.
We need to use our city centre spaces wisely, and plan well and design sustainably for the future. Dublin must change quickly to develop into a place that recognises the importance of how its public space is both designed and used. In order to be successful, we must first tease out issues such as future land uses – which, crucially, will demand greater and smarter integration of commercial and residential use classes.
Patrick Phelan is managing director (Ireland) at Ballymore
