The Grafton Street to Dawson Street Revamp: Assessing Potential Business Impacts
- Executive Summary
Dublin City Council is preparing to commence a significant €6 million regeneration of the streets connecting Grafton Street and Dawson Street, a project first announced a decade ago. This report addresses the understandable concerns raised about the potential disruption to businesses during the anticipated two-year construction period. The recent closure of Luigi Malones in Temple Bar, partly attributed to lengthy roadworks, and the varied experiences of businesses following the pedestrianisation of Capel Street serve as important examples of the challenges such urban development projects can present.
This analysis examines the specifics of the planned revamp, draws valuable lessons from similar past initiatives in Dublin City Centre, and carefully assesses the potential implications for businesses in the affected area. It highlights the critical need for Dublin City Council to implement robust mitigation strategies and provide comprehensive support to minimise any negative impacts on the local economy.
The report concludes with actionable recommendations aimed at fostering a collaborative approach between the Council and the business community. The goal is to ensure the successful delivery of the project while safeguarding the livelihoods of those operating within the Grafton Street to Dawson Street quarter.
- Introduction
Background to the Revamp Project:
Dublin City Council is scheduled to undertake a substantial €6 million regeneration of the streets situated between the prominent retail hub of Grafton Street and the adjacent Dawson Street. This ambitious project, aimed at enhancing the public realm of a key area in Dublin’s city centre, was initially announced ten years prior as an integral component of the Grafton Street Quarter Public Realm Plan. The commencement of these significant works is slated for May of this year, with an estimated duration of up to two years. The considerable time elapsed between the project’s announcement in 2013 and its impending commencement in May 2025 may understandably lead to apprehension and a degree of scepticism among business owners regarding the projected timeline and the potential for further delays, which could impact their operations and future planning.
Concerns Regarding Business Disruption:
The impetus for this report stems from valid concerns regarding the potential negative repercussions for businesses operating within the Grafton Street to Dawson Street area during the extensive regeneration project. These concerns are amplified by recent events and past experiences in Dublin City Centre. Notably, “Luigi Malones,” a long-established restaurant in Temple Bar, recently ceased trading, citing the prolonged duration of nearby roadworks as a significant contributing factor to a “plummeting turnover”.
Similarly, the redevelopment of Capel Street, which involved pedestrianisation, saw some businesses, such as “Eatokyo,” reporting losses due to the extended period of disruption caused by the works. It is acknowledged that the challenges faced by businesses on Capel Street were also influenced by other factors, including the Covid-19 pandemic and specific local events. The fact that Eatokyo’s locations on Capel Street and Talbot Street (both situated on the Northside of the city) closed, while their Temple Bar branch (Southside) remained operational, suggests that location-specific vulnerabilities, potentially exacerbated by redevelopment works, can significantly impact business viability. These prior instances underscore the legitimate anxieties of stakeholders in the Grafton Street to Dawson Street area regarding the upcoming revamp.
Report Objectives and Scope:
This report aims to provide a comprehensive analysis of the planned Grafton Street to Dawson Street revamp. Its objectives include detailing the specifics of the project and examining the impact of comparable redevelopment initiatives in Dublin City Centre, particularly focusing on the business outcomes of the Temple Bar roadworks and the Capel Street pedestrianisation.
Furthermore, the report will assess the potential implications of the upcoming revamp for businesses within the affected area and review Dublin City Council’s established approach to supporting businesses during periods of roadworks and urban regeneration. Finally, it will offer a set of actionable recommendations designed to mitigate potential negative impacts and foster a more supportive environment for businesses throughout the duration of the project.
The scope of this report encompasses the geographical area between Grafton Street and Dawson Street, the anticipated two-year timeframe of the revamp commencing in May 2025, and the case studies of Luigi Malones and Eatokyo. The analysis will primarily draw upon the information provided in the research snippets to inform its findings and recommendations.
- The Grafton Street to Dawson Street Revamp
Project Details:
The extensive regeneration of the streets between Grafton Street and Dawson Street represents a significant investment of approximately €6 million by Dublin City Council. This substantial project is scheduled to commence in May 2025 and is expected to take up to two years to complete. The specific areas earmarked for this revamp include South Anne Street, Duke Street, Lemon Street, and the various lanes that interconnect them. This initiative is not a new undertaking but rather the next phase of the broader Grafton Street Quarter Public Realm Plan, which was first announced in 2013. The considerable duration of this project could present a substantial challenge for businesses operating within the area. Prolonged periods of construction and associated disruptions have the potential to significantly reduce footfall and negatively impact the daily operations of these establishments.
Planned Improvements:
The planned regeneration aims to significantly enhance the public realm of the area, introducing several key improvements. For the first time, automated rising bollards will be installed to manage vehicular access. The project also includes the planting of trees and flowers to improve the aesthetic appeal and introduce greenery. To promote sustainability, water bottle filling stations will be installed. The existing streetscape will be upgraded with the laying of new granite paving, specifically Leinster granite. On Lemon Street, plans include the creation of a dedicated play area for children. Additionally, the area will benefit from the installation of new public seating and bicycle stands, encouraging both pedestrians and cyclists. A notable addition to the public art in the city centre will be a bronze sculpture to be located on South Anne Street. These improvements collectively aim to create a more attractive, accessible, and pedestrian-friendly environment. While the immediate construction phase may cause disruption, these enhancements hold the potential for long-term benefits for businesses by attracting a greater number of visitors and encouraging them to spend more time in the area.
Traffic Management Plans:
Dublin City Council has outlined plans to manage traffic and pedestrian flow during the regeneration project. The works are scheduled to be completed in phases, a strategy intended to minimise overall disruption. Crucially, pedestrian access to businesses and through the area will be maintained at all times throughout the construction period. It is important to note that South Anne Street was already pedestrianised four years prior, indicating a pre-existing commitment to prioritising pedestrian movement in this part of the city. Similarly, Duke Street is currently pedestrianised from just past Duke Lane up to its junction with Grafton Street. Following consultations with organisations representing disabled people, the section of Duke Street from Dawson Street to Duke Lane will remain open to vehicular traffic. The newly installed automated retractable bollards on South Anne Street and the western end of Duke Lane on Duke Street will regulate access for delivery trucks, permitting entry only between the hours of 6 am and 11 am. General parking will not be available within the revamped area. Lemon Street will continue to operate as a pedestrianised street and will also be the location of the new play space. While the commitment to maintaining pedestrian access is a positive aspect, the restrictions on general vehicular traffic and the limited delivery window could present logistical challenges for businesses that rely on customer access by car or require deliveries outside the specified morning hours.
- Impact of Previous Dublin City Centre Redevelopments
To understand the potential impact of the Grafton Street to Dawson Street revamp, it’s helpful to examine the outcomes of similar projects in Dublin City Centre.
Luigi Malones (Temple Bar):
Luigi Malones, a restaurant that had been a fixture in Temple Bar for 28 years, made the difficult decision to cease trading on Sunday, April 13th. A primary reason cited for this closure was the significant decline in customer numbers, leading to a “plummeting turnover,” directly attributed to the ongoing construction work immediately outside the restaurant’s premises. The owners expressed a sense of frustration, stating that they had been “effectively barricaded into our own premises” for a period of three months due to extensive street works involving digging and rebuilding. Adding to their difficulties, the duration of these works significantly overran the initial estimate, lasting over three months instead of the anticipated one month. While the roadworks were the immediate trigger for the closure, the owners also acknowledged a broader context of a “gradual but general decline in trade in Dublin City Centre” and the increasing pressure of “inflationary pressures,” which had made it challenging to operate profitably. The experience of Luigi Malones starkly illustrates the potentially devastating financial consequences that prolonged and highly disruptive roadworks can have on businesses, even those with a long and established presence. The significant discrepancy between the planned and actual duration of the works further compounded the negative impact, making it impossible for the restaurant to sustain its operations.
Capel Street Pedestrianisation:
Capel Street underwent a significant transformation in May 2022 when it was permanently pedestrianised, becoming the longest traffic-free street in Dublin City Centre. This decision followed a period of temporary pedestrianisation implemented during the Covid-19 pandemic and a subsequent public consultation in which a substantial 91% of respondents expressed their support for making the change permanent. The impact of this pedestrianisation on businesses along Capel Street has been multifaceted, with both positive and negative outcomes reported.
On the positive side, many businesses, particularly those in the hospitality sector such as restaurants and cafes, have benefited from a notable increase in pedestrian footfall, especially during weekends. The creation of a more pedestrian-friendly environment has also allowed for the expansion of outdoor dining areas, which has proven to be a significant advantage for eateries. The improved public realm has made Capel Street a more pleasant place for people to walk and spend time, and the absence of vehicular traffic has led to a reduction in noise and air pollution. Some businesses have reported an overall increase in trade due to the higher volume of people on the street, and Capel Street has gained recognition as a vibrant “destination street”.
Conversely, some businesses have voiced concerns about the negative impacts of pedestrianisation. Retail businesses that historically relied on passing vehicular traffic and the convenience of on-street parking have reported a reduction in passing trade. Difficulties with deliveries outside the limited window of 6 am to 11 am have also been cited as a challenge. A significant point of contention was the feeling among some business owners that they were not adequately consulted before the permanent pedestrianisation was implemented. Furthermore, some residents and businesses in the surrounding areas reported an increase in traffic on adjacent residential streets as a consequence of the Capel Street closure. Notably, Eatokyo, a Japanese restaurant with a location on Capel Street, closed its doors in January 2025, to be replaced by another restaurant. While the specific reasons for Eatokyo’s closure are not explicitly detailed in the provided information, it occurred after the pedestrianisation of the street. Additionally, a survey of businesses on Capel Street indicated that over 70% were “unsatisfied” with the traffic ban, and just over half reported a “negative effect” on their business. Concerns about a potential increase in anti-social behaviour in the absence of regular vehicular traffic were also raised.
The experience of Capel Street underscores that while pedestrianisation can bring about positive changes, particularly for certain sectors like hospitality, it can also present significant challenges for other types of businesses. Effective communication, thorough consultation with all stakeholders, and proactive measures to address concerns regarding access, deliveries, and traffic management in surrounding areas are essential for the successful implementation of such projects. The closure of Eatokyo, despite the generally positive assessment of the pedestrianisation by city councillors, serves as a reminder that various factors can influence business viability, and even well-intentioned urban development projects can have unintended consequences for individual establishments.
Comparison of Previous Dublin City Centre Redevelopments:
To provide a clearer overview, the table comparing the previous redevelopments can be summarised as follows:
Temple Bar Roadworks (Luigi Malones): This project involved street rebuilding and digging. It experienced significant timeline overruns (1 to 3 months). The business impact was severe, leading to the closure of Luigi Malones due to plummeting turnover. Key concerns included inaccessibility and prolonged disruption. The level of Council support was not explicitly detailed.
Capel Street Pedestrianisation (Eatokyo): This project involved the pedestrianisation of an entire street. The timeline impact was a permanent change following trials. The business impact was mixed, with positive outcomes for some and negative for others; Eatokyo closed. Key concerns included reduced passing trade, parking issues, and delivery challenges. Engagement with businesses was mentioned.
Planned Grafton Street to Dawson St Revamp: This project focuses on public realm improvements with some pedestrianisation. The anticipated timeline is up to 2 years. The potential business impact includes disruption during works with potential long-term benefits. Key concerns include reduced footfall during works and access limitations. The Council plans phased works to minimise disruption.
This comparison highlights the diverse impacts that different types of urban redevelopment projects can have on businesses. The Temple Bar roadworks, characterised by significant disruption and timeline overruns, led to the closure of an established business. In contrast, the Capel Street pedestrianisation resulted in a more varied impact, with benefits for some sectors and challenges for others, and in the closure of at least one business. The planned Grafton Street to Dawson Street revamp, with its focus on public realm improvements and a longer duration, presents its own set of potential challenges related to sustained disruption and access. These past experiences underscore the importance of careful planning, effective communication, and tailored support for businesses during such projects.
- Potential Implications for Businesses in the Grafton Street to Dawson Street Area
Anticipated Disruptions:
Despite Dublin City Council’s intention to minimise disruption through phased works and the maintenance of pedestrian access, businesses in the Grafton Street to Dawson Street area should anticipate potential challenges during the estimated two-year construction period. Reduced footfall is a significant concern, as even with pedestrian access maintained, the presence of ongoing construction, noise, and visual clutter may deter shoppers and visitors. Businesses that rely on deliveries outside the 6 am to 11 am window, particularly those requiring larger or more frequent shipments, could face logistical difficulties due to the restricted access for delivery trucks. The noise and visual impact of construction activities could also negatively affect the ambiance of the area, potentially impacting customer experience and willingness to linger. While the phased approach to the works is intended to limit disruption, specific streets or sections within the project area may still experience extended periods of construction activity, directly impacting the businesses located there.
Mitigation Strategies Proposed by Dublin City Council:
Dublin City Council has outlined several strategies aimed at mitigating the potential negative impacts of the regeneration project. A key element of their plan is to complete the work in phases, which is intended to ensure that disruption is localised and not felt across the entire area simultaneously. The Council has also stated that pedestrian access will be maintained at all times throughout the duration of the project, which is crucial for ensuring that customers can still reach businesses. Furthermore, the decision to keep the Dawson Street end of Duke Street open to traffic was made following consultation with organisations representing disabled people, indicating an awareness of the need to maintain accessibility for all. While these proposed mitigation strategies are positive initial steps, the experiences of Luigi Malones and some businesses on Capel Street suggest that their effectiveness in fully offsetting business disruption may be limited. The prolonged duration of the project, even with phased works, could still lead to significant challenges for businesses.
Business Sentiment:
Currently, there is no specific feedback available from businesses located within the Grafton Street to Dawson Street area regarding their sentiments towards the upcoming regeneration project. However, considering the concerns expressed by businesses during the Capel Street pedestrianisation and the unfortunate experience of Luigi Malones in Temple Bar, it is reasonable to anticipate that businesses in the Grafton Street area are likely to harbour similar anxieties. These anxieties would likely centre on the potential for reduced footfall, difficulties with customer and delivery access, the duration of the works, and the overall impact on their trade and viability. The history of business apprehension surrounding similar urban development projects in Dublin City Centre suggests that proactive engagement and clear communication from Dublin City Council will be crucial in addressing these likely concerns and fostering a more collaborative environment.
- Dublin City Council’s Approach to Supporting Businesses During Roadworks
Review of Publicly Available Information:
Dublin City Council has established administrative structures for managing roadworks within its jurisdiction, primarily through its Roadworks Control Unit, which is responsible for issuing necessary licenses and overseeing the execution of such projects. In the context of public realm improvement works, such as the upcoming Grafton Street to Dawson Street revamp, the Council has publicly stated its aim to minimise disruption to both local businesses and the general public. This commitment was evident, for example, during the Liffey Street Public Realm Works. For the Liffey Street project, the appointed contractor was specifically tasked with maintaining close communication with affected businesses to mitigate any potential disruptions and ensure continued access to their premises. To facilitate this, a dedicated public liaison officer was assigned to the Liffey Street works, and regular newsletters were distributed to keep stakeholders informed about the project’s progress. Additionally, in recognition of the importance of the Christmas trading period for businesses, the Council made provisions to suspend works on Liffey Street over the festive season. The overarching framework for these public realm initiatives is provided by Dublin City Council’s Public Realm Strategy, which guides the planning and execution of projects aimed at enhancing public spaces. The Grafton Street Quarter Public Realm Improvement Plan, published in 2013 and 2014, provides the specific strategic context for the upcoming revamp. While these established procedures and past efforts demonstrate a level of consideration for businesses during roadworks, the varying outcomes of different projects, as highlighted by the Luigi Malones case, suggest that the effectiveness of these measures can be inconsistent and may require further refinement to adequately address the diverse needs of the business community.
Analysis of Communication and Engagement Strategies:
The pedestrianisation of Capel Street provides an example of Dublin City Council’s communication and engagement efforts for significant urban development projects. This initiative involved a public consultation process, indicating an attempt to gather feedback and incorporate community views into the decision-making process. However, despite this consultation, some business owners on Capel Street reported feeling that their specific concerns and needs were not adequately addressed. For the upcoming Grafton Street revamp, the Council has mentioned conducting consultations with organisations representing disabled people regarding traffic flow on Duke Street. While engaging with specific stakeholder groups is important, the experience of some Capel Street businesses suggests that a more comprehensive and tailored approach to engaging with the business community may be necessary for the Grafton Street project. There appears to be a need for communication and engagement strategies that go beyond general public consultations and proactively seek to understand and address the specific operational challenges that businesses anticipate facing during the construction period.
- Recommendations
To mitigate the potential negative impacts and foster a more supportive environment for businesses during the Grafton Street to Dawson Street revamp, the following recommendations are proposed:
Enhanced Communication and Engagement with Businesses: Dublin City Council should implement a proactive and comprehensive communication and engagement strategy specifically targeted at businesses within the affected area. This should include individual meetings, workshops, surveys, a dedicated point of contact within the Council, and regular, detailed updates on the project’s progress.
Transparent communication regarding delivery restrictions – alternative access arrangements, and any other relevant logistical information is crucial. Learning from the complaints about inadequate consultation during the Capel Street pedestrianisation, a tailored and proactive approach to business engagement can build trust and facilitate a more cooperative partnership throughout the project.
Financial and Logistical Support for Affected Businesses: Dublin City Council should actively explore the implementation of financial and logistical support measures to assist businesses directly impacted by the prolonged construction period. This could include investigating the possibility of providing business support schemes such as rates relief or grants to help offset potential losses in revenue due to the disruption. The Council should also work closely with businesses to identify and implement logistical solutions for deliveries that fall outside the restricted 6 am to 11 am window, where feasible, while also considering the needs of residents. Exploring the provision of temporary loading and unloading zones in nearby areas not directly affected by the construction could also help alleviate delivery challenges. Additionally, the Council should investigate options for potentially reducing the overall duration of the works, such as exploring the feasibility of extended working hours or alternative construction methodologies, while carefully considering the potential impact of increased noise levels on residents in the area. Providing such financial and logistical support can offer a vital lifeline for businesses that may experience reduced turnover as a direct result of the construction works, drawing a parallel with the financial struggles faced by Luigi Malones.
Learning from Past Experiences: Dublin City Council should undertake a thorough and systematic review of the lessons learned from the Capel Street pedestrianisation project, as well as other comparable urban redevelopment initiatives within Dublin City Centre. This review should aim to identify both the best practices that led to positive outcomes and the potential pitfalls that resulted in negative impacts for businesses. The insights gained from this analysis should then be directly applied to the planning and execution of the Grafton Street to Dawson Street revamp. By proactively learning from past experiences, the Council can avoid repeating previous mistakes and implement more effective strategies for communication, disruption management, and business support for the current project.
Contingency Planning and Flexibility: Given the estimated two-year duration of the Grafton Street to Dawson Street regeneration project, Dublin City Council should develop comprehensive contingency plans to address any unforeseen delays or significant negative impacts on businesses that may arise during the construction. It is crucial that the Council demonstrates a willingness to be flexible and adapt the project plan based on ongoing feedback received from businesses and through continuous monitoring of the situation on the ground. The experience of the roadworks in the Temple Bar area, which significantly overran their initial timeline and contributed to the closure of Luigi Malones, underscores the importance of having robust contingency measures in place to mitigate the risks associated with such long-term infrastructure projects. This proactive approach will help to ensure that the Council is prepared to respond effectively to any unexpected challenges and minimise their impact on the local business community.
- Conclusion
The upcoming €6 million regeneration of the streets between Grafton Street and Dawson Street holds significant potential for the long-term enhancement of Dublin City Centre’s public realm. However, it is imperative that Dublin City Council proactively addresses the genuine concerns of local businesses regarding potential disruptions during the anticipated two-year construction period. Learning from the experiences of previous redevelopments, particularly the closure of Luigi Malones and the mixed impacts of the Capel Street pedestrianisation, is crucial. Effective mitigation and comprehensive support measures are essential to minimise negative consequences for the businesses operating within this vital area of the city. The Council’s commitment to phased works and maintaining pedestrian access are positive steps, but further proactive engagement, tailored financial and logistical support, and a flexible approach to contingency planning will be key to ensuring the project’s success for both the public realm and the local economy. By fostering a collaborative partnership with the business community and demonstrating a genuine commitment to addressing their needs, Dublin City Council can maximise the benefits of this regeneration project while safeguarding the livelihoods of the businesses that contribute to the unique character and vibrancy of the Grafton Street to Dawson Street quarter.