This Site Has Been Reconstructed
PHOTOGRAPHED USING AN OLD SONY 5D MkIII DSLR
![NEWMARKET STREET AND THE TIMBER YARD [A NEW RESIDENTIAL DEVELOPMENT IN THE LIBERTIES]-249625-1](https://excellentstreetimages.com/2025PhotoBlogByTheUrbanCartographer/wp-content/uploads/2025/04/NEWMARKET-STREET-AND-THE-TIMBER-YARD-A-NEW-RESIDENTIAL-DEVELOPMENT-IN-THE-LIBERTIES-249625-1-1422x1067.jpg "NEWMARKET STREET AND THE TIMBER YARD [A NEW RESIDENTIAL DEVELOPMENT IN THE LIBERTIES]-249625-1")
The Timber Yard in Newmarket, Dublin, refers to a residential development built on the site of a former timber yard, located in the historic Liberties district. It’s notable for its modern design, which integrates well with the surrounding area and provides a sense of place. The development features apartments and ground-floor commercial units, contributing to the regeneration of the area.
PHOTOGRAPHED 25 MARCH 2025
![EXTENSIVE ONGOING REDEVELOPMENT IN A HISTORIC AREA OF DUBLIN 1 [BOLTON STREET - HENRIETTA PLACE - YARNHALL STREET]-248740-1](https://excellentstreetimages.com/2025PhotoBlogByTheUrbanCartographer/wp-content/uploads/2025/03/EXTENSIVE-ONGOING-REDEVELOPMENT-IN-A-HISTORIC-AREA-OF-DUBLIN-1-BOLTON-STREET-HENRIETTA-PLACE-YARNHALL-STREET-248740-1-1422x1067.jpg "EXTENSIVE ONGOING REDEVELOPMENT IN A HISTORIC AREA OF DUBLIN 1 [BOLTON STREET - HENRIETTA PLACE - YARNHALL STREET]-248740-1")
The Bolton Street and Yarnhall Street area of Dublin 1 is undergoing significant redevelopment, largely driven by its proximity to the expanding Grangegorman campus of Technological University Dublin (TU Dublin). This transformation is particularly noticeable in the increasing construction of student accommodation.
A notable development is the construction of a new apartment building at Henrietta Place, located behind 51/52 Bolton Street. This project will create an approximately 860 sq.m building, providing nine apartments across six storeys, including a basement level for storage and services. The ground floor will feature an entrance lobby, bicycle parking, bin storage, an ESB switch room, and vehicle access to a new service courtyard with three parking spaces. The upper floors will comprise a mix of one and two-bedroom apartments, culminating in a two-bedroom apartment and a communal roof terrace on the uppermost floor.
Directly opposite Bolton Street College, a substantial redevelopment opportunity exists at 53-55 Bolton Street and 2-3 Yarnhall Street. This 0.27-acre site, zoned Z4 (Key Urban Villages) under the Dublin City Development Plan 2022-2028, is offered for sale at €2,950,000. It comprises three distinct elements:
53-54 Bolton Street: A two-storey over basement building, constructed in the mid-1980s, with a brick front elevation and approximately 1,248 sq.m of accommodation. It features a 17m frontage to Bolton Street and rear access via Henrietta Place. Currently used as a retail stationery shop with workshop/warehousing and storage, it includes facilities such as staff toilets, a kitchen area, a rear yard loading bay, and a lift.
2-3 Yarnhall Street (Ardiff Mahon Print Works): A historically significant, protected cut-stone building, dating from the late 1920s. Arranged over three floors with a set-back fourth floor, it formerly housed the Ardiff Mahon Print Works. Records indicate “Mahons Printing Works Limited” was established in 1980, but recent information confirms the company has entered liquidation. This building, connected to 54 Bolton Street on multiple floors, is currently unoccupied and requires refurbishment. It has a total accommodation area of approximately 972.7 sq.m. The building is listed on Dublin City Council’s record of protected structures (RPS Ref no. 8664).
55 Bolton Street: A vacant corner site, adjoining the Kings and Ardiff Mahon Print buildings, with frontages of 13m to Bolton Street and 18m to Yarnhall Street, covering approximately 201 sq.m.
The entire site, encompassing approximately 1,096 sq.m, represents a significant development opportunity, situated at the edge of the expanding Grangegorman campus, and amidst the increasing presence of student accommodation. The Ardiff Mahon Print Works building, in particular, offers a unique blend of historical significance and redevelopment potential within this evolving urban landscape.
Late in 2023, Cork-based property investor and developer Clopen Capital secured planning permission from Dublin City Council for a new 90-bedroom hotel at 21-24 Bolton Street, a site formerly occupied by a garage. Located within a short walk of the Henry Street shopping district and O’Connell Street, the new hotel will range in height from four to seven storeys over basement level and extend across a total area of 2,845 sq.m (30,623 sq.ft). The hotel’s guest accommodation will be located from ground- to sixth-floor level and will be complemented by a cafe adjoining the reception area at ground level and a breakfast room facing onto an internal courtyard at basement level.
However, an examination of news articles published after late 2023 reveals a pivotal development concerning the Bolton Street hotel project. While initial reports in October indicated Clopen Capital’s success in securing planning permission, later information highlights a change in ownership. In September 2024, Twinlite, another property development company, announced the acquisition of the hotel site at Bolton Street. This acquisition marked Twinlite’s entry into the hotels sector, signifying a strategic expansion of their development portfolio. Twinlite publicly stated their intention to commence construction on the 90-bedroom hotel in early 2025, with a target opening date in 2026. The legal aspects of this transaction were handled by Byrne Wallace Shields LLP, who acted as advisors to Twinlite during the acquisition process. The involvement of a reputable legal firm underscores the seriousness and completion of the ownership transfer.
Further investigation into Dublin City Council’s planning application website provides critical insights into the current status of the project. A Commencement Notice (reference number CN0125031DC) was filed on January 31, 2025, with Dublin City Council for the erection of the hotel at 21-24 Bolton Street. The applicant for this notice is listed as Stormborn Capital Acquisition One Limited, with an address care of Twinlite at Pepper Canister House in Dublin 2. This strongly suggests that Stormborn Capital Acquisition One Limited is a special purpose vehicle (SPV) established by Twinlite to manage this specific hotel development project. The filing of a Commencement Notice typically precedes the commencement of construction works, indicating that Twinlite was indeed moving towards the implementation phase of the project as initially announced.
However, subsequent information from the Dublin City Council’s planning portal reveals a new planning application (reference number 3049/25) submitted on February 10, 2025, by Stormborn Capital Acquisition Two Limited for amendments to the previously approved planning permission (reference number 3628/23). The proposed amendments involve a change in the bedroom configuration, specifically combining five single and seven double bedrooms into six triple bedrooms. This alteration would result in a reduction in the total number of hotel bedrooms from the originally planned 90 to 84, while maintaining the same total number of bed spaces. The initial planning application (3628/23) was indeed under the name of Clopen Capital, further solidifying the timeline of ownership transfer and subsequent planning activities. The submission of this amendment application likely explains the apparent dormancy of the site. Developers often pause or delay the commencement of significant construction work while awaiting the outcome of planning amendment applications to avoid potential rework and ensure the project aligns with the revised plans. Dublin City Council provides an online planning enquiry service where planning applications received since January 2005 can be searched and viewed. This online resource is crucial for monitoring the progress of planning applications and understanding the regulatory context surrounding development projects in the city.
The filing of a Commencement Notice in late January 2025 initially suggested that construction activity was imminent at the 21-24 Bolton Street site, aligning with Twinlite’s stated plans to begin building in early 2025. However, the subsequent submission of a planning amendment application in February 2025 strongly indicates that full-scale construction is unlikely to have commenced or has been put on hold pending the outcome of this application. It is a common practice in property development to avoid significant on-site work when substantial changes to the approved plans are being sought. Therefore, based on the sequence of the Commencement Notice followed by the planning amendment application, the apparent dormancy of the site is most likely due to the ongoing planning process for the revised hotel design.
WEDNESDAY 29 JANUARY 2025
![EATOKYO ON WELLINGTON QUAY [TEMPLE BAR AREA OF DUBLIN]-246788-1](https://excellentstreetimages.com/2025PhotoBlogByTheUrbanCartographer/wp-content/uploads/2025/01/EATOKYO-ON-WELLINGTON-QUAY-TEMPLE-BAR-AREA-OF-DUBLIN-246788-1-1422x1067.jpg "EATOKYO ON WELLINGTON QUAY [TEMPLE BAR AREA OF DUBLIN]-246788-1")
I first visited Eatokyo on Wellington Quay on the 27th December 2018 as all of my favourite restaurants were closed for Christmas. For various reasons I did not visit again but I began visiting their restaurant on Capel Street as soon as the Covid restrictions were relaxed and I became a regular customer and met with a few friends every Wednesday for lunch – we were referred to as the “Wednesday Table”. Also as they were one of the few restaurants to open on New Year’s day it was there that I had my birthday celebration.
Anyway, I had lunch here today and was more than pleased. The food is the same, the staff are equally friendly and professional but the prices are somewhat more expensive and the clientele is different as they do not appear to depend on local workers and shop owners. The be fair I had expected that Eatokyo on Capel Street would increase their prices in 2025 but instead they closed on Sunday 26th January.
Going forward – the “Wednesday Table” has become the “Thursday Table” but the members have decided to relocate to a different restaurant on Capel Street rather than a restaurant in Temple Bar on the South Side of the river, mainly because they all use the Luas Red Line service. Myself, I will be visiting Eatokyo in Temple Bar at least once a week (all going well).
ALSO KNOWN AS THE USHER MEMORIAL FOUNTAIN
![THE USHER MONUMENT IN DUNDRUM [ALSO KNOWN AS THE USHER MEMORIAL FOUNTAIN]-246137-1](https://excellentstreetimages.com/2025PhotoBlogByTheUrbanCartographer/wp-content/uploads/2025/01/THE-USHER-MONUMENT-IN-DUNDRUM-ALSO-KNOWN-AS-THE-USHER-MEMORIAL-FOUNTAIN-246137-1-1421x1066.jpg "THE USHER MONUMENT IN DUNDRUM [ALSO KNOWN AS THE USHER MEMORIAL FOUNTAIN]-246137-1")
The dawn of the motor age brought with it not only progress but also unforeseen dangers. Two poignant memorials in Ireland serve as stark reminders of this reality, connecting the past with an ongoing national road safety campaign.
One such memorial stands in Dundrum, Dublin: the Usher Monument. This stone obelisk commemorates Dr. Isaac Usher, a respected local general practitioner who tragically died in 1917. His death was one of the first motor vehicle fatalities recorded in Ireland, marking a turning point in how society perceived the risks associated with this new mode of transportation. Originally featuring a water fountain with troughs for people and animals, the monument, though now without its water features, remains a prominent landmark, a lasting tribute to Dr. Usher’s service and a sobering reminder of the changing times. A legal clause ensures its preservation despite ongoing development in the area.
Decades before Dr. Usher’s death, in 1869, Mary Ward, an Irish scientist, astronomer, and author, became the first recorded person in the world to die in a motor vehicle accident, near Birr, County Offaly. Her tragic demise underscores the inherent dangers of early motorized travel.
In 2023, the Road Safety Authority (RSA) of Ireland launched a powerful campaign, “Who was Mary Ward? Vision Zero,” which leverages this historical tragedy to promote road safety awareness. The campaign’s goal was/is ambitious yet vital: to achieve zero road deaths and serious injuries in Ireland by 2050. By highlighting Mary Ward’s story, the RSA emphasises the critical need for behavioural change among all road users—drivers, passengers, cyclists, and pedestrians. The “Vision Zero” campaign serves as a powerful call to action, urging everyone to make conscious choices that contribute to safer roads for all, echoing the lessons learned from the tragic deaths of both Mary Ward and Dr. Isaac Usher, and transforming their memorials into enduring symbols of road safety.
THIS IS NOT AN ADVERTISEMENT
![I VISITED DUNDRUM MAIN STREET TWICE OVER THE CHRISTMAS HOLIDAY [TO HAVE LUNCH AT ESSENCE]-246153-1](https://excellentstreetimages.com/2025PhotoBlogByTheUrbanCartographer/wp-content/uploads/2025/01/I-VISITED-DUNDRUM-MAIN-STREET-TWICE-OVER-THE-CHRISTMAS-HOLIDAY-TO-HAVE-LUNCH-AT-ESSENCE-246153-1-1422x1067.jpg "I VISITED DUNDRUM MAIN STREET TWICE OVER THE CHRISTMAS HOLIDAY [TO HAVE LUNCH AT ESSENCE]-246153-1")
I visited Dundrum village twice over the Christmas holiday as a friend recently took over “Essence” on the main Street.
Essence is a, long established, café and patisserie and is a popular spot offering a variety of breakfast and lunch options, along with a selection of pastries and cakes. In essence it provides a casual dining experience with a focus on fresh ingredients and quality food. They offer items such as:
Breakfast/Brunch: Full Irish breakfast, pancakes, and various egg dishes.
Lunch: Sandwiches, paninis, soups, and salads.
Pastries and Cakes: A range of freshly baked goods, including croissants, cakes, and other sweet treats.
Beverages: Coffee, tea, and other drinks.
The reconfiguration of Dundrum Main Street has been a significant undertaking with the aim of prioritising pedestrians and cyclists, and creating a more vibrant and accessible village centre. Here’s a summary of the changes and the public reaction:
Changes Implemented:
One-way System for Motor Vehicles: Traffic flow was changed to a one-way system to facilitate wider footpaths and cycle lanes.
Cycle Lanes: Dedicated cycle lanes were introduced to improve safety for cyclists.
Wider Footpaths: Footpaths were widened to provide more space for pedestrians and outdoor seating for businesses.
Pedestrian Crossings: New pedestrian crossings were installed to improve safety for those on foot.
Traffic Calming Measures: Measures were implemented to reduce traffic speed and create a more pedestrian-friendly environment.
Public Reaction:
Before and During:
Initial Concerns: There were initial concerns from some businesses about the potential impact on trade due to changes in traffic flow and parking.
Disruption During Construction: As with any construction project, there was some disruption during the implementation phase.
After:
Generally Positive: The overall reaction has been largely positive, with many people appreciating the improved pedestrian environment and safer cycling facilities.
Increased Footfall: Studies have shown an increase in footfall on Main Street, suggesting that the changes have had a positive impact on the area’s vibrancy.
Concerns about Accessibility: Some concerns were raised about accessibility for elderly people and those with mobility issues, particularly regarding the kerbs separating the cycle lanes.
Temporary Measures: Some of the initial measures, such as the temporary kerbs, were recognised as not being ideal long-term solutions.
Overall:
The reconfiguration of Dundrum Main Street appears to have been largely successful in achieving its objectives of creating a more pedestrian and cycle-friendly environment. While there were some initial concerns and challenges, the overall reaction has been positive, with evidence suggesting that the changes have had a positive impact on the area.
It’s worth noting that ongoing monitoring and evaluation are important to address any remaining issues and ensure that the changes continue to benefit the community.
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