Select Image To Visit The Photo Gallery: Dorset Street And Bolton Street

Photographed By William Murphy

Dorset Street And Bolton Street

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AN AREA IN TRANSITION

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Currently dominated by a major redevelopment project

Since moving into my apartment roughly thirty-five years ago, this area has felt like a perpetual building site. First, there were the Luas Green Line works, followed by the development of the new TU Dublin university campus, a large number of student accommodation complexes, and several new hotels.

Currently, on Bolton Street, the new Bolton Hotel is under construction. For decades, this site stood derelict, a sombre gap in the streetscape with a tragic history. On June 2, 1963, a four-storey tenement at No. 20 Bolton Street suddenly collapsed, tragically killing elderly residents Leo and Mary Maples and injuring seven others. This disaster, followed days later by a similar tragedy on Fenian Street, highlighted Dublin's severe housing crisis and spurred urgent action on inner-city housing.

Today, the site is being reborn as a contemporary hotel, currently rising from the ground and scheduled for completion in 2027.

Just nearby, the massive Dorset Street & St. Mary's Place Regeneration is transforming the Upper Dorset Street streetscape. While I haven't kept a strict tally, local media claims suggest there are over 30 active projects in the vicinity.

My front door is located on Bolton Street. For nearly three decades, I didn't quite realise how short Bolton Street actually is; I had mistakenly believed that a section of Upper Dorset Street was part of it. Furthermore, I had assumed Bolton Street connected to Lower Dorset Street rather than Upper Dorset Street.

I must admit, I previously avoided the area near the two old flat complexes on Upper Dorset Street—especially at night. However, seeing them being replaced is a welcome change.

Project Profile: Dorset Street & St. Mary's Place Regeneration

Project Overview This is a comprehensive redevelopment project currently on-site in Dublin 1. It involves the total demolition of the former St. Mary's Place/Dorset Street flat complex (originally built c. 1960s) and the construction of a modern, mixed-tenure residential scheme.

Location and Boundaries The site occupies a triangular wedge in the north inner city, defined by three key boundaries:

East: Dorset Street Upper (the development fronts onto this major arterial route).

North: St. Mary’s Place (facing directly onto St. Mary’s Chapel of Ease, known locally as The Black Church).

West: Dominick Street Upper (backing onto existing Georgian terrace housing).

Site Layout & Design

The design moves away from the "fortress" effect of the old wall-like blocks. Instead of a single continuous structure, the scheme features two distinct rectangular blocks separated by a new public realm.

Block A/B (Northern Block): Located at the St. Mary’s Place end. This block steps down in height (3–4 storeys) to respect the architectural heritage of the Black Church.

Block C (Southern Block): Located along Dorset Street. This block rises higher (up to 7 storeys) towards the city centre.

The Pedestrian Street: A new tree-lined pedestrian street runs north-south between these blocks. This creates a vital public route connecting St. Mary’s Place to the southern end of the site.

Housing Scope and Mix

The project delivers 163 new social homes, significantly increasing density from the original 113 flats. All homes are designed to NZEB (Near Zero Energy Building) standards.

1-Bed: 66 units

2-Bed: 78 units

3-Bed: 19 units (comprising duplexes and townhouses)

Heritage and Amenities

The development carefully integrates local history and community needs:

The Old Fire Station: The red-brick Dorset Street Fire Station—a protected structure—is retained. Although no longer active, the new Northern Block is set back specifically to frame this building, integrating it into the new streetscape.

St. Saviour’s Boxing Club: A new, purpose-built facility for the club is included on the ground floor.

Commercial & Community: To ensure activity at street level, the frontage includes a community centre, a childcare facility, and two commercial/retail units facing Dorset Street.

Security Strategy: Designing Out Anti-Social Behaviour

The design specifically addresses the "uncontrolled" nature of the previous complex through smart architectural choices:

Perimeter Blocks: The internal courtyards are private, gated, and accessible only to residents. This eliminates the open, unpoliced wasteland that previously existed between blocks.

Active Frontage: Buildings are designed with doors and windows facing the street and the new pedestrian route to ensure "eyes on the street."

Eliminating Dead Ends: The new layout removes the maze of walkways and hidden corners that historically facilitated anti-social behaviour.

Project Delivery & Status

Client: Dublin City Council

Architects: Scott Tallon Walker Architects / Levitt Bernstein

Contractor: Duggan Brothers (Contractors) Ltd

Timeline: Construction commenced in June 2024, with a scheduled completion date of December 2026.

Current Status (January 2026): The project is currently in the main construction phase. Demolition is complete, and the concrete frames of the new blocks are rising rapidly.