On the market seeking €2.5 million through Hunters, number 20 is a five-bedroom redbrick that has been dressed for the market by Rowell, who has decades of experience when it comes to interior design.
“We specialise in period properties, so we usually go with a classical/contemporary style because that’s what appeals to buyers. We try to style rather than stage, because if it’s too staged it starts to look a bit contrived,” says Rowell. “We want it to look like a home and not a showhouse.”
Funky art, hardy plants, antique pieces and good quality furnishings are all used to great effect at Windsor Road. While the expensive pieces won’t be remaining the house after the sale, all the rooms have had a complete overhaul and have been freshly painted and redecorated. The kitchen has also been freshened up and the worktops resealed, and new carpets have been fitted and wooden floors upgraded.
The house is now standing to attention from the front door to the back garden. Inside the accommodation is laid out over 260sq m/2,800sq ft. The hallway has wood panelling to dado height and a distressed oak floor. To the left is the drawingroom with a large, shuttered sash window and a cast-iron fireplace with marble surround.
There are steps down to a less formal reception room that has double doors that open into the kitchen. This room is the showstopper and has been styled to ensure it shines. It takes in all the character of the Victorian house and brings it into the modern world. The New England-style units are complemented by Carrera marble worktops. Appliances include a free-standing fridge and a five-ring range.
The room then opens up at the back into the “orangery” that has six bi-folding doors that were imported from the David Salisbury conservatory company in the UK. The orangery was built from a rare west African hardwood and has a heat-resistant glass roof. There is a large French chateaux-style fireplace just inside the doors that is made in travertine marble.
There is also a cloakroom, guest WC and storage area on this level, with steps down to a basement utility room where the boiler, hot press and linen cupboards are housed. Up on the first-floor return is the main bedroom suite, which has a cast-iron fireplace, walk-in wardrobe and en suite shower room. There is another bedroom at this level, as well as the family bathroom that has a free-standing rolltop bath and separate shower.
On the first floor is a large bedroom with two shuttered sash windows facing out to the front and a marble fireplace. Up again are a further three bedrooms, one with an en suite shower room.
Outside, the 80ft south-facing rear garden didn’t need much work to get it ready for the sale. It already had a lot of mature planting that surrounds the artificial lawn, as well as a sun terrace that has lighting, speakers and barbecue area.
The house, which is Ber exempt, uses gas-fired central heated and has underfloor heating in the kitchen and bathrooms.
Windsor Road is a quiet tree-lined street just off Palmerston Road in the heart of Dublin 6, with the Cowper and Beechwood Luas stops a few minutes away on foot.
For Rowell, this was a dream project, as he was given free rein when styling the house. New owners will benefit greatly from the owner’s willingness to invest in the staging as it has brought the house to high-end walk-in condition.
Alison Gill, a contributor to The Irish Times, writes about property
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A GOVERNMENT SCHEME to let councils snap up homes when landlords are looking to sell is unable to meet the ballooning valuations for some parts of south Dublin
One woman has described how the two-bedroom privately-rented bungalow she has lived in with her daughter since 2019 has shot up approximately €250,000 in value over the past six years
Dublin City Council has now said it will not purchase the home from the landlord as the local authority has capped its maximum spend for a home under the scheme at €527,000
It means the steep increases in the property market are widening the gap between the money available for the government’s Tenant in Situ scheme and 2025 house prices
The measure allows councils to step in and purchase a privately rented home receiving the Housing Assistance Payment where a landlord is looking to sell
It has had some significant success to date – over the past two years alone
the scheme stopped more than 2,500 households nationwide from being evicted and losing their home
according to recent figures provided by the housing department
But the scheme been floundering in recent months amid more restrictive changes that the government’s critics say have seen it begin to wither
the woman and her 7-year-old child face homelessness due to the upcoming loss of a house they have rented for the past six years
the surviving family members agreed to sell the home via the Tenant in Situ scheme following talks with the young mother
“The property met all eligibility criteria
I was reassured that DCC would offer a fair market value for the property
I was told that no offer would be made—because the property valuation exceeded outdated government cost guidelines.”
The tenant also offered a shared-ownership proposal to the council to make up the €200,000 shortfall
which was rejected under the current terms of the Tenant in Situ scheme
“I offered to contribute to the shortfall through a local authority home loan
but somehow that’s not allowed publicly — and the result is the same every time: homelessness
just a six-month countdown to leave — but how is anyone supposed to plan for that
Members of Community Action Tenants Union (Catu), have launched a petition calling for the establishment of a mandatory Tenant in Situ purchase policy
so that if a tenant qualifies for social housing and their landlord is selling
It noted that there were 9,650 households getting the Housing Assistance Payment living in Dublin 6
illustrating the “need for affordable housing” in the area
The group also called for increased funding for the scheme so that local councils could more easily manage mandatory purchases at market value
A Catu statement cited data released by the Central Statistics Office last year showing that over 12,000 dwellings were purchased by non-household entities in 2023
“Tenants cannot compete with corporations for housing,” the group said
adding that restrictions on the Tenant in Situ schemes only “benefit investment funds
not individuals and families in need of a home.”
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“I consider this place home,” says Abdul Rahman Ali
who signed a lease for an apartment in the complex in 2010
Abdul Rahman Ali says he has thought of himself as a long-term tenant in his home in Rathmines
He rented the flat in the Tramco building, a big block beside Lidl on Rathmines Road Lower in January 2010, shows a lease he signed with the estate agents at the time Lowe and Associates
The building had been in receivership and over the years
Ali moved to a different flat in the complex
But he doesn’t remember ever getting a new lease
So he was surprised in August this year when he received a “notice to vacate” from the current owners
Wellington Hospitality Limited – and when the notice called him a hotel guest
a tall man wearing a black jacket and a maroon hat
He was sitting on a bed in his neighbour’s studio flat
He works in catering at Trinity College Dublin and has friends living nearby
who live in seven apartments in the building
he joined the Community Action Tenants Union (CATU)
They are challenging the evictions through the Residential Tenancies Board (RTB)
But central to the case will be whether the RTB decides that they are tenants
with the rights that that brings – or hotel guests
Planning records refer to the building as a hotel. The original permission, granted in 1997 for the building
A 2018 planning application says there are “27 apart hotel suites and 39 conventional hotel rooms” in the block
But Ali says it hasn’t operated as a hotel for at least the last 14 years
The Dublin Region Homeless Executive (DRHE) recently contracted the building
“The DRHE contracted the property as vacant and was not made aware of any affected persons,” they said
Being evicted from the private rental sector is a major driver of homelessness. It was the main route into homelessness for families in July, and the second most likely route for single people that month too, according to the most recent DRHE report.
Fekry Mansour has rented this studio flat in the building for three years
The renters have met with representatives of the landlord on multiple occasions since the notice to leave
But it’s not clear to him what the purpose of the meetings is
how many times Abdul?” he says to Ali who is sitting beside him
His son Hossam is cooking in the background
Many of the remaining residents are from the same village in Egypt
Some are related to each other and they are working in Dublin as painters
Residents have pleaded to be allowed to stay because they cannot find other affordable accommodation
says the union got wind of the eviction because a couple of existing members were affected
They put letters under all of the doors in the building and recruited 15 new members
There used to be more people living in the Tramco building
the residents of Tramco have acted as a collective
demanding tenancy rights not just for themselves but for their neighbours as well and this has made a real difference,” she says
the landlord offered them alternative accommodation
they will be given a new lease which leaves them open to a no-fault eviction within the first six months
One alternative was a big house with a kitchen shared by around 20 people
surrounded by boxes and empty wooden shelves
where his collection of action figures used to be on display
there was left just a black Darth Vader and a big white stormtrooper
He boxed up his belongings when he got the notice in August
he got the letter that CATU members slipped under his door
“Then I thought – there is hope,” he says
Ali had kept a copy of his original lease with Lowe & Associates on 25 January 2010
The lease is a fixed-term tenancy agreement which says that the Residential Tenancies Act 2004 applies
If he is a tenant, he should have received a certain kind of eviction notice
showing on what legal grounds he was being evicted
But he got a “notice to vacate”
room 217 will need to be vacated no later than 12 November 2024,” it said
Property records list the owner of the building as Wellington Hospitality Limited
Its directors are Sam Stuart and Susan Stuart
The notice to vacate was signed by Malcolm Stuart (manager)
Malcolm Stuart didn’t respond to two phone calls
Experts in housing law couldn’t say for certain where the case will go in the RTB
a research and policy officer with Threshold
said that he hasn’t come across a case before exactly like this one
“It’s difficult to say what they would decide,” he says
The RTB has issued guidance that gives some indication of the distinction between who is a tenant and who is
It says that for an agreement to be a licence arrangement it must be the intention of both parties that that is what it is
“The intention of the parties was for a licence agreement to be created,” it says
a barrister with experience in housing matters
said that the RTB usually finds that renters are tenants
especially in cases where they have exclusive occupation of their home
Elliott says the adjudicators will look at all available evidence
including the planning permission and Ali’s lease
then the RTB will usually find that people are tenants,” he says
Meanwhile, the DRHE recently launched its cold-weather strategy which, it says, focuses on opening new beds for those who are homeless over the winter months
Laoise Neylon is a reporter at Dublin Inquirer
You can reach her at lneylon@dublininquirer.com
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QRE Real Estate Advisers is inviting offers for the food outlet in the heart of this busy South Dublin suburb
Donal BuckleyThu 14 Nov 2024 at 03:30A former bed and breakfast in Rathmines
together with three mews houses have been sold for their combined €3.6m guide price to a residential accommodation provider
the main property is a three-storey over-basement mid-terrace Georgian residential building that had traded as Rathmines Lodge bed and breakfast up until the Covid pandemic
To the rear of the property are three four-bedroom townhouses located at Observatory Lane close to Leinster Cricket Club
The combined properties provided 24 bedrooms split between the 12 bedrooms in the pre-1963 guesthouse building and the four-bedroom townhouses
Joint selling agents were Robert Colleran and Young’s Estate Agents
The properties are located in the heart of Rathmines directly opposite Lidl and close to St Mary’s secondary school and Cathal Brugha army barracks
It is believed that the purchaser has contracts to provide accommodation to Dublin City Council
Rathmines area has a tradition of providing apartments and bedsits for the rental market extending back for decades
This arose mainly from the conversion of the large residential houses in response to demand for rental accommodation from public servants as the Irish Government expanded its bureaucracy following independence
The area is conveniently located within walking distance of many offices and number 132 is 1.5 kilometers to the immediate south of Dublin city centre and St Stephen’s Green
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A graphic designer and photographer by profession, Flynn had renovated properties before, but not on this scale. “The house dates back to 1782 and it was so broken, more than
Registered in England No. 894646. Registered office: 1 London Bridge Street, SE1 9GF.
The owners say they did not want a flat ceiling but “wanted a bit of relief
and didn’t want to build too high on account of their neighbours”
timeless social space that opens out to both an inner courtyard and a rear patio via retractable windows
allowing a seamless divide between inner and outer areas
An original Poggenpohl kitchen has since been given a new lease of life with a repaint and sits perfectly with an extended set of units by O’Connors of Drumleck
a large roof light floods the room with light and space
as does the fact that the room enjoys dual aspect
The use of clerestory windows overhead allows ambient lighting while also creating a space for air to flow and circulate
Last year the owners installed underfloor heating in the kitchen/hallway and utility room
To the front lie a pair of interconnecting reception rooms
used as living spaces; both retain fine period features such as marble fireplaces
One of these rooms boasts a new bay window; the second has lots of built-in storage and is warmed by a stove set within an original marble fire surround
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The room to the front has an open fireplace
as does a third living space upstairs on what was originally the piano nobile
“The house really changed with our needs over the years; where the television is now we first used as a playroom
while the livingroom upstairs was originally used as a bedroom,” says the owners
essentially this 240sq m (2,583sq ft) semidetached red brick house has five bedrooms – including the present livingroom (on the piano nobile
which occupies the entire width of the house) and a room on the first floor currently laid out as a home office
The principal bedroom is located to the rear of the second floor where an archway leads to a dressingroom, off which is a fine en suite. All windows, including the bay in the front drawingroom, are new, double-glazed, hardwood sash windows by Kells Traditional Timber Windows and Doors
In 2016 the attic underwent a clever conversion that now offers an extra 27sq m (294sq ft) of space
Here picture windows allow panoramic views to the Dublin Mountains
and the room is currently laid out with a built-in desk and shelving
To the rear there is access to a vehicular laneway and there is additional storage in the garden.
All in all, 69 Cowper Road is a most impressive offering; all the work has been done and its mix of mid-century decor and use of colour throughout makes it a really inviting home.
Seeking a new project, the owners have placed their C3-rated house which lies close to the Luas green line stop at Cowper and a host of eateries and specialist shops in nearby Rathmines and Ranelagh, on the market through Sherry FitzGerald, seeking €2.45 million.
Elizabeth Birdthistle, a contributor to The Irish Times, writes about property, fine arts, antiques and collectables
The well-known hoteliers were originally granted planning permission for a 78-bedroom hotel at the property in Dublin
Light not only illuminates but it influences our mood and wellbeing, as well as our perception of space.
For the current owners of the smart, refurbished Victorian semidetached home at 20 Ormond Road in Rathmines, a south-facing aspect was top of their wishlist when searching for a home.
“I wouldn’t look at properties with other aspects in case I fell for one with a north-facing aspect,” say the owners, who are now upsizing locally due to a growing family.
“Having lived in Bermuda for years, light was really important to us. Whatever about the summer, it was fundamental for us to have as much natural light in the winter months,” they say.
They purchased the two-storey (plus attic level) home in late 2016, when it needed work. Having decided to do a complete overhaul, the owners engaged Dún Laoghaire-based Studio M Architects to bring the property up to 21st-century standard. “Besides light, we wanted a big open-plan space that could also be closed off, and this is particularly handy now as our kids are older and want some privacy when they have friends over.”
Studio M’s design resulted in a large open-plan kitchen, diningroom and informal living space to the rear, centred by a Noel Dempsey kitchen with Calacatta gold honed marble. The brightness from its southerly aspect is reflected in an all-white palette.
It has a dual aspect and opens out to a lovely patio and outdoor dining space with a built-in barbecue surround. “It’s a huge sun trap where we sit out quite a bit in winter with throws to keep us warm,” say the owners.
To the front of the property, a smart drawingroom with a marble chimney piece and original coving overlooks the front garden. Again, the walls are painted crisp white here and the room acts as a gallery for the family’s art collection. Underfoot is engineered herringbone French oak that runs from the hallway to the nearby study, while the staircase is covered with an uber-soft Ulster velvet carpet runner.
All rooms at this level have underfloor heating, and while the property is Ber exempt, the owners insulated the external walls to retain warmth in colder months.
From the drawingroom, a set of original folding doors lead to a moody coloured study. Painted in Paint & Paper Library’s deep-blue Kigali, the use of colour drenching (where walls, coving and ceiling are painted in the same hue) works well to provide a contrast to the otherwise white walls and helps to create a cosy intimate space, which features bespoke bookcases and a desk. Crittall-style doors mark the entrance to the rear open-plan room that is essentially the hub of this lovely home.
Bordered by original cut-stone granite walls and centred by a synthetic lawn, there’s a lovely collection of flowering plants in herbaceous borders providing year-round colour in the back garden.
A towering birch tree overlooks the space, which has gated side access – important for keeping bins out of sight – and pedestrian access to the rear, where residents can come and go with their bikes.
Upstairs are three bedrooms and a smart attic room with views to the Dublin mountains, currently used as an en-suite guest bedroom.
The property, when last for sale had four bedrooms, but current owners commandeered one room to the front to act as a fine walk-in wardrobe for the streamlined main bedroom. For new owners, it’s an easy reinstatement should they wish to return the room to a functional sleeping space.
As the owners had lived in a number of period houses before they purchased this one, they were quite aware of limitations of older houses, so addressed the storage issue by carpeting out storage areas in the eaves, while also having all bespoke wardrobe units climb to ceiling level to accommodate awkward paraphernalia such as suitcases and ski gear.
The property is minutes from the villages of Rathmines and Ranelagh, where there are plenty of bars, restaurants and amenities, so much so that the owners tend to walk everywhere. For schools, some of the most popular private educational institutions are within a 10-minute stroll.
This light-filled house in walk-in condition has plenty of space – 192sq m (2,067sq ft) plus 18sq m (194sq ft) in the attic room – and will tick many boxes for well-heeled house-hunters in Dublin 6. It has now been listed on the market through Sherry FitzGerald, seeking €2.25 million.
*Article amended on January 23rd at 18.15am
It’s needed – some locals have been going to the local Garda station to get help filling out forms
says former Labour councillor Mary Freehill
The steel shutters were down on the former Citizens Information office on Wynnefield Road in Rathmines on Wednesday morning
Its formerly bright blue paint job was now navy
The “For Sale” sign that had been fixed above the doorway is gone
telling locals that they could still avail of the service over on either Meath Street or Aungier Street
the Aungier Street location is only open Monday to Wednesday and the branch in Meath Street was closed last year
who are now pressing to get the service back up and running out of the old art deco post office on the Upper Rathmines Road
That isn’t something that the South Dublin Citizens Information Service is considering
But while An Post engages with different groups
to weigh up future uses for the post office
one of its counters on the ground floor could provide a way of bringing the in-person service back to the Dublin 6 area
The Dublin South Citizens Information Service was given notice to vacate its premises on Wynnefield Road in 2022
The service was unable to source an “alternative, affordable” location in Rathmines, former Minister for Social Protection Heather Humphreys told the Dáil back in April 2023.
Labour TD Ivana Bacik followed up on this at a Dáil debate on 25 February
The Labour leader asked Fianna Fáil’s Dara Calleary
about his position on retaining in-person services – and whether the Dublin South Citizens Information Service was still searching for an affordable premises
It had looked into options that could accommodate staff from both its Rathmines and Meath Street offices
The Usher Street building was identified and secured in 2024
while the Carmelite Centre on Aungier Street offered a walk-in service for a limited number of mornings and afternoons each week
A spokesperson for Citizens Information referred back to Calleary’s reply when asked if they would consider re-opening offices in Rathmines
But for locals in Rathmines wanting a face-to-face chat
the journey to Usher Street is 30 minutes on a bus
Getting to Usher’s Street isn’t convenient
a Citizens Information volunteer who ran a tax help desk in the Rathmines centre
“You might try instead get on the Luas to the part-time service in Dundrum.”
Former Labour councillor Mary Freehill says that in the absence of the Citizens Information office
some locals have been going to the local Garda station to get help filling out forms
Rathmines needs its Citizens Information office back
One possible home for it is the An Post branch on Upper Rathmines Road
That building is on the market, and Dublin City Council has been engaging with An Post about possibly buying the property, according to a council report from 10 March.
The council’s idea was to get space in the building for “community-based activities”, the report says. But only the downstairs “retail” space is currently available, it says, and that wouldn’t be a good fit.
The council has reserved the right to negotiate a leasehold interest should the building become available, it says. “If this is to be progressed then the intention would be that part of this space would be for community based activities.”
However, even if the building doesn’t suit the council’s need for a space for community activities, and even if An Post isn’t leaving entirely, the downstairs could host Citizens Information, says Freehill.
“There is the possibility of having one of its counters used for Citizens Information,” she says.
Freehill organised a meeting on 13 February with locals to discuss this matter, she said. “They want a Citizens Information there.”
A spokesperson for An Post said on 7 March that it is their intention to place the building on the market. “In line with An Post’s own Responsible Divestment Policy we have engaged with a number of stakeholders to date on best future use for the building.”
Michael Lanigan is a reporter at Dublin Inquirer. You can reach him at michael@dublininquirer.com.
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A person of interest to gardaí has voluntarily come forward and made a statement over the hit-and-run incident on the Lower Rathmines Road in Dublin on Sunday night
was left with serious injuries following the incident at 8.45pm on Sunday when the driver failed to remain at the scene
Emergency services rushed to the scene and the man was taken by ambulance to St James’s Hospital where he is in a stable condition
Gardaí are not looking for any other vehicle in relation to the incident, but are continuing to appeal for witnesses to come forward.
Those with camera footage, including motorists with dashcam footage, from the area at the time are asked to provide it to investigating gardaí.
Anyone with any information is asked to contact Rathmines Garda station on 01 6666700, the Garda confidential line on 1800 666 111, or any Garda station.
who’s trying to turn the building into homeless accommodation
Renters in the Tramco building in Rathmines are tenants not holiday makers
meaning the notices to leave sent to them are invalid
an adjudicator for the Residential Tenancies Board (RTB) has ruled
Property owner Wellington Hospitality Ltd has appealed the decision
maintaining that the building is an aparthotel
That appeal will likely be heard by an RTB tribunal later this year
Thirteen renters living in six flats in the Tramco building – a block next to the Lidl in the heart of the village – challenged their evictions at the RTB
has lived in Tramco for 14 years and has a lease from a previous owner
“I consider this place home,” Ali said in November last year
three months after he first got the notice
Planning records refer to the building as a hotel. The original permission, granted in 1997 for the building, was for an aparthotel with 51 rooms.
But Ali says it hasn’t operated as a hotel as long as he has lived there.
After a hearing in December, an RTB adjudicator agreed. “Applicants are not residing in the dwelling on a holiday basis,” says an adjudication report.
The owner, Wellington Hospitality Ltd, was not represented at the hearing.
Malcolm Stuart, the manager of Wellington Hospitality, said by phone on Monday that, “This building has never been anything but a hotel.” When Wellington Hospitality bought the building, it paid a higher rate of stamp duty because it was a commercial premises, he said.
Stuart wasn’t at the RTB hearing because he had requested an adjournment to seek legal and planning advice, he said.
He had also cited health issues in correspondence to the RTB on 12 December, eight days ahead of the hearing. The RTB should have acknowledged the request in the adjudication report, he says.
An RTB spokesperson said that they cannot comment on individual cases, but in general they don’t usually reference requests for adjournments in adjudication reports.
“Requests to adjourn a hearing are only accepted in exceptional circumstances,” says the spokesperson. “The requester must submit supporting documentation with their request.”
Thirteen residents of Tramco disputed their notices of termination and rent increases. Two of them, who live together in one flat, shared their adjudication report.
In their case, the adjudicator found that the residents were tenants and that the notice of termination that they had received in August 2024 was not valid.
Two rent increases had also been invalid, the adjudicator ruled. So these residents were due a refund of €5,600 in overpaid rent, the report says.
That the building was originally an aparthotel was not relevant, said the adjudicator.
Hotels are excluded from the Residential Tenancies Act, “however there is no evidence before the adjudicator that the property is functioning as a hotel”, says the report.
If the building is operating in breach of its original planning permission that doesn’t impact on the tenants’ rights, says the RTB report.
Stuart says that all residents were aware of the temporary nature of the accommodation, because they had been told in writing that it was a hotel. “We always operated as an aparthotel,” he says.
Did Tramco provide the services and amenities usually available in a hotel?
Stuart says the staff provided a range of services at Tramco, depending on what residents required. “I provided lots of amenities that were tailor made to suit the people.”
As the long-term residents have moved out of Tramco in response to the eviction notices Wellington sent them, they have been replaced by people experiencing homelessness.
In November 2024, a spokesperson for the Dublin Region Homeless Executive (DRHE) said it had contracted the building for homeless accommodation.
“The DRHE contracted the property as vacant and was not made aware of any affected persons,” the spokesperson said.
Stuart, the manager at Wellington, said none of the people living at Tramco became homeless because of his conversion of the building into emergency accommodation.
He helped to source alternative accommodation for those who had not been able to find it themselves, he said.
“Not one person was made homeless,” Stuart said. “I wouldn’t have that on my conscience.”
In November 2024, some current residents had said that Stuart had offered them alternative accommodation, but some felt the accommodation offered was a step down.
One alternative was a big house with a kitchen shared by around 20 people, said Naeim Elshamy. At Tramco, each studio has its own kitchen.
Tramco renters said they also worried about having fewer rights within the first six months of a new tenancy, given a landlord can end a tenancy without any reason during that window.
Stuart says that since the building is a hotel it can be legally run as homeless accommodation. In the future, it will revert to a commercial hotel, he says.
A spokesperson for the CATU Rathmines Ranelagh branch said the government is responsible for creating a system where running homeless accommodation is a profitable enterprise.
“The Tramco situation is a result of decades of deliberate government policy that favours private profit over people’s safety and security,” she says. “The government needs to end for-profit emergency and asylum seeker accommodation and provide decent and accessible quality public housing for all.”
Laoise Neylon is a reporter at Dublin Inquirer. You can reach her at lneylon@dublininquirer.com.
and tortas (a Mexican sandwich layered with refried beans
alongside gringas (cheese-filled flour tortillas)
alambre (a vegetable mix served with soft corn tortillas and rice)
and chimichangas for those seeking a deep-fried burrito fix
carnitas and pastor (both pork) to tender barbacoa beef
vegan pastor (soy) and cactus for the meatless crowd
There are four house-made salsa options and you pick one per dish ordered: Hidalgo (mild)
You can buy a bottle of sauce as an add-on to your order
Weekend brunch brings chilaquiles – fried tortillas smothered in salsa and topped with eggs
Collecting your order is an experience in itself
thanks to the Rathmines space decked out with sombrero lampshades
vegetarian alambre and el pastor chimichanga
The nachos were tasty and generous with plenty of toppings – guacamole
four soft corn tortillas were filled with our choice of braised beef
which was slow-cooked and shredded and came topped with melted cheese
coriander and chips with a mild Hidalgo salsa
It was served with a bundle of soft corn tortillas and the Maria salsa
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was stuffed with pulled pork which had a sweetness from the pineapple
The green Maria salsa worked nicely with it
Takeaway and delivery by Deliveroo within a 5km radius
it’s tasty Mexican food and the house-made sauces are particularly good
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Corinna Hardgrave, a contributor to The Irish Times, writes a weekly restaurant column
rooms in the complex are available to rent for the St Patrick’s Day weekend at €369 a night
Dublin City Council is yet to decide whether planning laws and conditions allow for short-term letting in Bartra Property’s co-living complex in Rathmines
On 14 August, the council posted a warning letter to Bartra Property (Rathmines) Limited after evidence that the company was renting some rooms to tourists for a day or two at a time
It was alleged that the premises were being used for short-term letting without planning permission or the required notifications of exemption
A few days later, on 19 August, Dún Laoghaire-Rathdown County Council issued a warning letter to Bartra Property (Eblana) Limited, saying it was looking into whether short-term letting in another of its complex there was in violation of its planning conditions
After a back-and-forth with Bartra, Dún Laoghaire planners closed its case in mid-November, citing a looseness in the central government guidelines governing co-living complexes and saying that the lengths of stay weren’t defined in the planning permission
But it is not clear if Dublin city planners will rule the same way
The decision could have a knock-on impact if the operators of other co-living complexes jump on
Complexes with more than 1,500 bed spaces had already been granted planning permission, the vast majority in Dublin city, before the ban on new co-living projects went through in November 2020, shows a government report
As the months pass while the Dublin city planners decide how they will rule on the issue
Bartra Property continues to let out rooms at its Rathmines complex for short holiday stays
It costs from €1,990 a month – about €66 a night – to stay in the Rathmines complex on co-living terms, according to the Niche Living website
But over on Booking.com rates for rooms in Rathmines vary from a low of €129 a night to €369 a night over the weekend before St Patrick’s Day
Dún Laoghaire-Rathdown County Council went back and forth with Bartra over whether short-term letting was permitted in the Niche Living on Eblana Avenue
show emails released under the Freedom of Information Act to an independent researcher Zita Casserly
On 19 August, Dún Laoghaire-Rathdown planners warned Bartra Property that it was looking at two possible breaches of the planning permission
One condition of that permission had been that the development had to be carried out in line with the plans and particulars lodged with the application
Another condition had been that the developer operate it in line with the management plan that it had submitted
That management plan says that people will stay from two months to 12 months
Shorter-term letting was not exempt development
the plan submitted in November 2019 and okayed by the council has a section devoted to occupancy length
“Niche Living will be offering Licence agreements to allow for varying lengths of stay from 2 months to 12 months. Long stay residents will be managed into suites with better levels of amenity, such as non north facing rooms, better outlook etc),” the plan says
Bartra Property replied to the council on 29 August
the operation plan they had submitted as part of their planning compliance did say people would stay for between two and 12 months
But that wasn’t an agreement to stick to that timeframe
“those time frames were included for illustrative purposes to assist in explaining the proposed management regime for the operation of the Niche Living development as part of the compliance submission”
There was nothing in the condition explicitly saying that Bartra Property and the council had to agree how long people would stay for
Developments do have to be done in line with the particulars of what an owner has submitted as part of a planning permission
“The particulars include letters and reports.”
Another argument Bartra Property made is that the government guidelines always foresaw co-living spots being rented out sometimes as short-term lets
Short-term letting is defined as lettings of up to 14 days
Those guidelines note the usefulness of the accommodation to “new employees arriving in urban areas and seeking short term accommodation during an establishment or local acclimatisation period that may be longer than a few weeks”
Bartra Property’s letter highlights the end of that line
That shows the section “contemplates” short-term letting as a possible use
and that using it for such wasn’t a material change of use – although they agree it couldn’t be the main use
The company stressed that short-stays weren’t the primary use in the Dún Laoghaire complex
It had been seeking longer-term lettings from residents
But some potential residents had wanted to “trial” living there for shorter periods
and they got requests during “shoulder” periods between longer-term lettings too
Exactly what percentage of the rooms in each complex are being made available for short-term letting is unclear
Bartra Property didn’t respond to a query about that
Dún Laoghaire-Rathdown County Council seems to have agreed with that argument
a council planner said the council had closed the enforcement case against Bartra over its short-term letting because the letting lengths hadn’t been defined in the planning permission or the conditions
and weren’t in the central government guidelines for co-living
“The Planning Authority do not consider that there is any further planning enforcement action in respect of the matter raised available at this time,” it said
said though he would argue that co-living and what is effectively an apart-hotel use are totally different uses
For something not to be a material change of use
it has to be reasonable and both be the same class of uses
That could mean building a home a smidgeon wider than it is meant
or even having an employee stop-over in a room in a co-living complex for a weekend on a complementary break
advertising and promoting short-term lets to tourists on a website
If there’s no difference between co-living and an apart-hotel use
does that not mean you could convert apart-hotels to permanent rental
“Which would be a lesser form of housing quality.”
It would be interesting for somebody to go to An Bord Pleanála and ask for a ruling as to whether operating short-term lets within co-living is exempted development
“Because that is basically what Dún Laoghaire is saying
they’re saying the change from one to another does not require planning permission because that is exempted,” he says
Casserly, who has written a lengthy research paper on enforcement and short-term lets
has tried to get more answers from Dún Laoghaire-Rathdown about how they came to their decision
She asked whether the council had considered that short-term letting at the building was a change of use from residential to commercial
She also asked what legal cases were used to justify the argument that commercial use of a residential property was a subsidiary use
It’s just the idea that you’ve been granted a residential planning permission
“You can’t just use it for commercial purposes.”
She had also asked Dún Laoghaire-Rathdown County Council if staff considered how there wasn’t any exemption in short-term letting regulations from the need for planning permission for “non-principal private residences”
Those regulations allow people to short-term let their “principal private residence” – the place they usually live – for up to 90 days without planning permission
So, on the flipside, short-term letting a house or apartment that isn’t somebody’s principal private residence requires change-of-use planning permission.
Dún Laoghaire-Rathdown planners told her they can’t comment on individual cases, show emails.
Rose, the former city planner, says the government’s whole motivation to restrict short-term letting is to prevent homes being siphoned away from long-term renters and used for tourist stays.
“It’s crazy because we are in a housing crisis,” said Rose. “And Dún Laoghaire is basically saying, ah, that’s grand you can reduce housing supply and increase hotel accommodation.”
He wonders if Dún Laoghaire Rathdown County Council was reluctant to take on Bartra Property because it is a big player that can lawyer up.
And maybe why Dublin City Council is taking its time to decide the case in Rathmines too, he said.
Lois Kapila is deputy editor at Dublin Inquirer. You can reach her at lois@dublininquirer.com.
It’s a sought-after location due to its proximity to the bustling village and schools such as Kildare Place National School
Alexandra College and Sandford Park School
The whole place, which the owners say had not been touched since the 1970s, was completely gutted and a bright extension was added to the rear. In tandem, all services such as plumbing and electrics were replaced, while original features such as pitch-pine flooring, fireplaces, ornate ceiling coving and a stained-glass window on the staircase, were fully restored.
Conducted in 2020, it’s a super transformation and one of the standout features is the fabulous symmetry of the layout within. It’s as if the whole place was originally designed to be as it is now, and with plenty of bespoke storage – by joiner Joe Craddock – bits and pieces can be stored out of sight.
The owners also engaged colour consultant Olha Kelly to advise on a selection of hues that would work best within the property. “We had already picked about 60 per cent of the colours she chose, but after she spent eight hours in the house watching how the light changed through the day, colours for the rooms were changed around to suit,” one of the owners says.
Extending to 153sq m (1,647sq ft), plus the converted attic measuring 22sq m (237sq ft), there’s not an inch out of place in this home.
With the usual layout of a Victorian terraced house, two interconnecting rooms lie to the front, both of which retain original details. From here, a storage-lined corridor leads down to the new extension, which houses the open-plan kitchen/diningroom.
Here, the perfect symmetry is clear, and the space, despite having a northern aspect, is flooded with light. A Silestone-topped central island marks the boundary between the dining space and the Shalford Interiors hand-painted kitchen, while floor-to-ceiling glass doors open out to the garden, which is well set up for entertaining.
Upstairs are four bedrooms, three fine doubles and a single, along with a good-sized main bathroom.
Up another flight of stairs lies the attic room, which is currently used as a guest room and benefits from having an adjacent bathroom.
Outside, the back garden has a long storage shed to one side, with a new boundary wall of specially imported French bricks opposite, while a gate allows direct pedestrian access. A sedum roof overlooked by the principal bedroom provides drainage and energy efficiency, while also giving softness and colour to an otherwise functional roof.
Out front, with some privacy facilitated by a graceful copper beech tree in the garden, there is on-street parking.
Its Ber is C3, which is a huge increase in efficiency, with no loss to original features, and the house has underfloor heating in the extension and gas-fired heating throughout.
they backed a motion asking council managers to look at using a compulsory purchase order to buy it
To sign up for a class in Rathmines’ Swan Leisure Centre
To reserve a spot in one of the Fit4Life classes
you need to grab a place within five minutes of when the bookings open
“You’ve gotta be booking within 30 seconds of 7am or you don’t get in.”
The level of demand for the centre is enormous
a community improvement group of which he is a member
are trying to figure out how to alleviate that pressure – and they see a possible solution in some land just next door
The centre’s neighbour to the south is Herman White
which occupies a pair of white two-storey houses
Behind those houses is Herman’s Auction Place and its carpark
A sign at the driveway tells passers-by that its weekly auctions are on Thursday mornings
That site to the rear of the houses is underused
and Rathmines is very much underprovided when it comes to public amenities.”
and local councillors have been floating an idea for a few years
Extending the local facilities would be welcomed
“We have waiting lists for swimming lessons
sporthall hire and group fitness classes which are restricted due to the space available.”
A spokesperson for Herman White didn’t respond to queries about the idea
Dublin City Council built the Swan Leisure Centre in 2010
Although it owns the building, it is operated for the council by Dublin City Sports and Leisure Services CLG
Back when the council was developing the centre
it negotiated with Herman White about that site but they never reached an agreement
A spokesperson for Dublin City Council did not comment when asked why they couldn’t come to an agreement with Herman White
David Herman, who established Herman White, has been looking to develop apartments on the site – 159 to 161 Lower Rathmines Road – since 1995
Herman applied to the council to demolish the two-storey terraced houses where the estate agent’s offices are
with a view to building 38 flats across three blocks – and a civic plaza
The council granted permission on 16 November 2007
with a condition that the plaza be ceded to the council before any of the buildings were occupied
That plaza was to connect to the council’s own plaza outside the leisure centre, according to a site map submitted with the application
Neither the council or Herman White responded to queries as to why
The council needs to engage with the owner more
said Labour Councillor Fiona Connelly at a meeting of the council’s South East Area Committee on 14 November
“It’s a really exciting proposal to be able to extend the public realm space for the Swan Leisure
and possibly extend the usage of that space and site,” she said
Connelly had put forward a motion saying the Herman White-owned site was badly needed to expand Rathmines’ municipal facilities
The council should launch compulsory purchase order (CPO) proceedings
a council administrative officer said they would need to assess the site to see if it is appropriate for a CPO
Because the plan is for a mixed-use development
it would need to involve the council’s Housing and Culture
Recreation and Economic Services department
“And then the normal protocols for CPOs would apply.”
“So there would be a volume of work to do.”
but the CPO process tends to be a last resort
Labour Councillor and committee chairperson Dermot Lacey said most councillors would probably think that developing this overall site was a good idea
Council managers were asked by Lacey to provide a report on the matter for January
It’s worthwhile to revisit the redevelopment of the Herman White site
and the civic plaza could be a really nice front,” she said
saying the community not-for-profit centre – which gets between 8,000 and 10,000 visits a week – has long wait lists
they have attracted more than 458,000 visits a year
but Lower Rathmines Road is in need of more civic space
“There aren’t public spaces in the way that Terenure has the Evergreen Hall
and anything we can do in the council to future-proof Rathmines should be looked at,” she said
The council has already proposed refurbishments to the town hall across the street
Local councillors, in February 2023, were looking to revive the former theatre within the town hall, but that would require a reshuffle of what service would be housed where.
There is a lot of potential in the area, particularly so on the Herman White site, says McGahon.
The existing driveway into the auction house’s car park could potentially become a new street, he says.
“If you’re providing a new street, you provide high quality access to commercial space at the ground level and social and affordable housing above,” he said.
Whether he was there in a business capacity or just as a hungry punter
Knowing the mercurial nature of sourdough starters – academic studies show that when uprooted from their warm bakery havens and plonked into sterile labs
some bacteria soldier on while others promptly kick the bucket
the crust and the pizza – I decided to give it time to settle into its new home
and then made his name consulting for some of Ireland’s hottest pizza spots – Little Forest
with 10 pals (including James Lowe) quietly backing 20 per cent
Set in a landmark redbrick building that used to house Sprezzatura
the space has been reimagined as something that manages to feel both sharp and inviting
Sustainability runs through the bones of the place
from the bar top made from recycled single-use plastic cutlery and fridges to the refurbished 1950s school chairs
The Sonaspray ceiling works wonders for the acoustics
The front window offers a direct glimpse into White’s set-up
where a 1981 Diosna mixer – lovingly refurbished – churns out his 100 per cent sourdough base
a blend of regenerative flours from Wildfarmed
[ Hera restaurant review: A new gastropub on Dublin’s north side, without the usual clichesOpens in new window ]
We begin with cacio e pepe arancini (€8.50), three golden orbs oozing cheese on a silky Parmesan custard. They arrive hot and crunchy, the rice not too compacted as it can sometimes be, a minor miracle of texture and flavour. Then come the ricotta meatballs (€9.50) in tomato sauce with a thin slice of sourdough focaccia. Light, open-textured meatballs with a fragrant hit of thyme.
The short wine list is well conceived, mostly organic and biodynamic bottles with nothing too funky, and nine options by the glass. We go for Cantina de Negrar (€7) and Col d’Orcia (€8.50).
The sausage, stracciatella and chilli is another great pizza, with its Andarl Farm pork sausage and creamy Toons Bridge cheese sparring with Calabrian chilli and capers on a tangy tomato base. It’s messy and delicious.
Desserts are low key. The chocolate custard (€7) has a firm texture, with the unmistakable creaminess of milk chocolate. It’s comforting and nostalgic, though perhaps a little one-note. The sundae (€8), meanwhile, is fun – salted caramel, peanuts and candied popcorn layered over Boulabán Farm vanilla ice cream.
Reggie’s Pizzeria is a place where every detail has been carefully thought through. The 48-hour sourdough, made with Wildfarmed flours, delivers a crust that’s crisp, nutty and perfectly charred, while toppings like whey-braised leeks, Cashel Blue, and Andarl Farm pork reflect an unwavering commitment to quality. The sustainable design and neighbourhood charm bring it all together. It’s proof that Reggie White isn’t just a pizza whisperer – he’s a restaurateur with serious vision.
Dinner for three with two glasses of wine and a soft drink was €90.90.
The verdict: 9/10 Serious pizza, more than just a neighbourhood spot.
Food provenance: McNally Farm, Toon’s Bridge Dairy, Andarl Farm pork, and Crowe’s smoked bacon.
Vegetarian options: Mozzarella sticks, arancini, focaccia, Caesar salad, pumpkin salad, Margherita pizza, and leek and Cashel Blue pizza.
Wheelchair access: Fully accessible, with an accessible toilet.
Music: Justin Timberlake, and plenty of CMAT.
Dublin alt-rockers Gurriers will be joined by Jobstown rapper and Choice Prize nominated Curtisy and Dublin folk act Madra Salach to play a show at Kodiak on Monday March 3rd
The show is part of the Jameson Black Barrel Selects
Tickets available at Eventbrite (now sold out)
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and be a key part of the music community in Ireland and abroad
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“It’s usually disappointing for essentially a state organisation to be sitting on derelict properties
A cocker spaniel peeked its head out from behind white curtains on the first floor of one of the Married Quarters houses in Grosvenor Lodge
and nobody was wandering around the quiet estate just outside the grounds of the Cathal Brugha Barracks in Rathmines
Although the upper storeys of the two semi-detached pebbledash houses were clearly occupied
the ground-floor windows were boarded up – and one of the two front doors was nailed shut with a large board
the ground-floor windows of another pair of semis were also blocked
while those upstairs were covered only by curtains
While outward appearances would suggest these were regular semi-detached homes
said former Labour Councillor Mary Freehill on Monday
“There’s an apartment upstairs and an apartment downstairs.”
One occupant shouted from her window to leave Grosvenor Lodge estate as the area is military property
Grosvenor Lodge – are owned by the Department of Defence
according to a Dublin City Council report on derelict properties in the south-east area of the city
their ground floors are listed as “active files”
This means that while the council hasn’t judged them derelict
it has been inspecting their condition and engaging with the owner due to complaints it has received
An active file on the four properties was opened in June 2024 following an inspection by the council’s Derelict Sites Unit
they have been waiting on the Department of Defence to provide information on future plans for the ground-floor apartments
It isn’t clear if the Department has any plans for them
“And they are just being boarded up as they are de-tenanted
A spokesperson for the Department of Defence did not comment when asked what plans it has for these vacant flats
The neglect of the Married Quarters came up on neighbouring doorsteps when Green Party Councillor Carolyn Moore was canvassing in the area during the local elections earlier this year
Moore brought it to the attention of the council’s Derelict Sites Unit
Staff from that unit inspected the buildings in June 2024
and it opened an active file on each one afterwards
They had received complaints in relation to the four buildings in general
signs of occupancy on the upper floor was noticed.”
A second inspection was carried out in January
The council has engaged with the Department of Defence
requesting more information on the status of the buildings as well as the future plans for these properties
If a property is put onto the council’s derelict sites register, it becomes subject to an annual levy of 7 percent of its market value
All sites on the register can be considered for acquisition by the council
Since 1988, it had been the Department of Defence policy to sell off the married quarters outside of barracks, Fianna Fáil TD and former-Minister of Defence Willie O’Dea told the Dáil back in November 2006.
While the Defence Forces officers lived in married quarters in Cathal Brugha Barracks
the ones outside the barracks’ grounds were for other ranks
In 1988, seven of the blocks that made up the married quarters were demolished, the late Florence McGillicuddy, a former resident, wrote in 2016
On that site, construction company McGarrell Reilly built 82 homes, which were opened in June of 1989, according to its website
there were 12 married quarters outside the barracks
These were offered for sale to their occupants in 1997
But one of the complexities around these sales is the fact that they are apartments
“All twelve quarters must be sold in view of the shared services design.”
The quarters would only be sold if all of the occupants agreed to purchase the homes
“The Chief State Solicitor’s Office advised that the Department would not be under any legal obligation to accept any offers from any of the other occupants in the event of one or more of the occupants not proceeding to purchase.”
Across Dublin city’s south-east area, the council’s Derelict Sites Unit has a total of 201 active files, according to a council report on derelict sites in January
The list of active files was presented to councillors by Derelict Sites Unit administrative officer Margaret Mooney at a meeting of the council’s South East Area Committee on 13 January
Mooney’s report also included the list of properties on derelict sites register
of which there are currently a total of 29 in the area
Among the findings from the report is that Aungier Street has 14 active files, as well as one building – 25 Aungier Street, a protected structure – listed as derelict.
The property on the register for the longest period is Wharton Hall in Harold’s Cross, which has been listed since 1 April 2014,
Included among the active files were 17, 18, 23 and 24 Married Quarters, Grosvenor Lodge.
It was good to see those on the list, but it was peculiar that there was no onus on the Department of Defence to either self-report or offload vacant married quarters, said Carolyn Moore, the Green Party councillor.
“It’s usually disappointing for essentially a state organisation to be sitting on derelict properties,” she said. “It’s a very bad look.”
She asked that the area committee write to the department, requesting an inventory of empty married quarters, she said. “And could we ask that they would give these over to us to put them back into use?”
There is the potential for housing there if the council could get the department to work with them on this, she said.
Mooney said the council would certainly seek an update from the department. “We can also at the same time inquire if there is any other properties, and would it be an option that we can acquire them on behalf of DCC,” she said.
But the Department hasn’t yet provided the council with any such plans. Nor did they give any indication of these when contacted on Monday.
It’s wrong, in a housing crisis, for a state body to board up those flats without communicating with the council, said Freehill, the former Labour councillor, on Monday.
“There is no joined up thinking,” she said. “There isn’t any communication.”
When Lynden Breatnach and her husband Gianni were looking for a home, they knew they wanted to live in the centre of Dublin. But it wasn’t until they came across the beautiful 1830s building on Grosvenor Square, Rathmines, that they realised they had found the perfect place.
After seeing it advertised, the couple, who have two children, made an appointment to view it and, although the building clearly needed a great deal of work, they were willing to take on the challenge.
The couple bought the house and engaged the services of an architect and builder.
“But it took quite a long time for work to begin as, because it is a listed building, there were a lot of restrictions,” says Breatnach. “The authorities were very stringent, and we needed planning permission for lots of different things. Fortunately, the architect was very aware of trying to keep within budgets and knew what we could achieve within the limits of the house.
“Ultimately, the most important thing was that it would be warm and comfortable and that all the big things were working well, so we could move in as quickly as possible, as we were renting elsewhere while waiting for the work to be done.”
Indeed, the tech worker says the house needed to be completely gutted inside with new heating, plumbing, electrics, insulation, new floors and new windows put in.
Having bought the house in 2021, it took until 2023 for the family to move in.
“So it was a long haul, mainly as we had to wait so long for planning permission,” she says. Once the work started, it was very quick, taking only about seven months.
“When the envelope of the house was done, we moved in and, although we still had a way to go, we did the interiors ourselves. My husband is a designer and I have an eye for it too, so we took all of that on ourselves. Also, because we couldn’t afford to buy everything new, we took a lot of stuff with us from where we were living before.”
When it comes to the interiors, Breatnach says they haven’t “done a huge amount” yet – although looking at the photos of the home, a reader might beg to differ – other than the painting, which they tried to ensure was done in interesting colours.
“Other aspects we will get to in time,” she says.
The house, which was in the same family for decades, is in a corner site.
“The house is unusual in that it forms the corner of a Victorian square in Rathmines,” says the architect responsible for the transformation, Sinead Bourke of New Mark Architects. “Its unusual corner aspect means the back garden is very generous in width and it is also south-facing, which made the blank rear elevation, with no windows, to be particularly unusual and quite surprising.
To address the main challenges then, of a lack of sunlight and connection to the garden, windows were inserted into the rear elevation.
“The placement and alignment of the windows were carefully considered given the context and the protected nature of the house,” says Bourke.
The refurbishment throughout was completed to conservation standards, and all interventions are “discreet to respect the original character of the house” – the new windows in the rear elevation are modern in aesthetic, so as to be distinguishable from the original period features of the building.
The Dublin-based architect says that in keeping with the age of the house, it was fully reslated using salvaged Blue Bangor slates and the original windows and front door were fully refurbished. While new paving and planters in the rear garden serve to frame an outdoor space linked directly to the kitchen and dining area. No extension was required as the house was sufficiently large to meet the needs of the family.
It is this mix of old and new, together with up to date, plumbing, heating and electrics, which transformed the house into the perfect family home.
“When completed, the sunlight and connection to the garden provided by the new windows lends to a bright and calm atmosphere throughout the house – so with minimal interventions, it was restored to unlock it’s potential as a family home,” says Bourke.
Indeed for Breatnach, the new windows in the property are its crowning glory.
“For me, the best part of the refurb was the new windows as they let in a lot of light,” she says. “We put really big ones in at either side of the chimney breast in the sittingroom and also in the bedroom directly above this, so we kind of opened up a whole wall. It is now beautifully bright and as the sun rises over the square and sets behind the garden, there is a constant flow of natural light. It’s just gorgeous.”
The couple also invested in panelling to create some interesting features on the walls – both in the hallway and sittingrooms.
“It adds real character, kind of like a Parisian apartment,” she says, adding that they both love the kitchen, even though it’s small in comparison to the size of the house.
“But I think we’ve done a really good job of maximising the space there with sliding doors, which mean the room opens out into the garden and creates a lovely flow.”
The spacious house has three sittingrooms (one which is used as an office) on the ground floor, and four bedrooms in total.
Heating an old house can be difficult, and although planning restrictions meant that insulation was not allowed to be added to the old walls, the Rathmines refurb included the installation of old-fashioned iron radiators which, the owners say, are very efficient and also add to the style of the house.
“We also put on a whole new roof as part of the refurb, and although at the front we had to keep the old window frames, so could only use double-glazed glass, we have triple-glazed at the back, so the house is actually really warm and as soon as you put the heating on, it quickly gets very toasty,” says Breatnach.
“We are all really happy with the result of the refurb and although the kids are still very young (three and one) they also love it here. I don’t think there is anything we would change if we were to do it again, because while there was a lot of work involved, it was worth all the pain and the disruption – and now when we’re sitting around the fire in our cosy house, we are delighted with everything we’ve done and feel so lucky to be here.”
Dublin 6 found newspapers that predated the French Revolution while doing some work on the house
They bought 16 Castlewood Terrace in quite a dilapidated state in 2019 and have thoroughly renovated and updated the former coachman’s cottage to fit in with the adjoining larger houses on Castlewood Avenue
the owners found the bones of the 65sq m (700sq ft) house were good
The lean-to kitchen at the back was gutted and revamped
electrics and windows were torn out and replaced
Potential buyers today get a turnkey end-of terrace home on a quiet cul-de-sac a short hop from Rathmines Swan Centre
consists of families who have lived in the houses for generations and younger buyers who have moved in more recently
Sherry FitzGerald is handling the sale of the property
The front of the house is painted in Farrow & Ball’s Dove Tale and the window reveals are painted anthracite to match the newly installed windows
The front door opens into a cosy sittingroom where the chimney breast is in its original stone with faint traces of old plaster adding to its charm
stripped and dipped in a blue-grey that the owners replicated elsewhere through the house
The chimney has been blocked off and the home
The stairs were reconfigured and realigned to maximise the space and the alcove under the stairs is now a home office space with a window allowing natural light in
There used to be a bathroom in the extension
A slice was taken off it to make enough room in the kitchen for a banquette seating area
The bright BeSpace kitchen provides plenty of storage space
with quartz countertops and a breakfast bar
The kitchen tap also has a handy water filter
French doors from the kitchen lead to the small back garden
[ Double-fronted Victorian gem on Belgrave Square in Rathmines for €2.5mOpens in new window ]
As with everything else in the house, every inch of outdoor space has been considered and, at the top of the slanting yard, C-shaped seating has been installed to make the most of the evening sun. A red robin tree also adorns this space and the rest is prettily framed by wisteria and jasmine coming in from a neighbour’s garden and establishing itself here, under careful training by the owners.
Back inside, there is a good-sized double bedroom with sloping eaves and a large Velux window; the room is double aspect with another window set low into the wall. A pretty cast-iron fireplace divides the end wall between a pair of built-in wardrobes.
The property’s sole bathroom is on this level, freshly fitted out with tiling and features adhering to the subtle scheme of black accessories throughout the house.
Overall, it’s a historical home bursting with charm and a lovely mix of old features, enhanced by a good eye for design and unobtrusive modern finishes that should see it being enjoyed and lived in for a couple more centuries.
Its location is perfect for anyone who wants quick access to the city while enjoying an abundance of shopping, restaurants and bars within a short walking distance in the heart of Rathmines.
Miriam Mulcahy, a contributor to The Irish Times, writes about property
Local councillors have expressed their disappointment at the lack of responses from relevant ministers regarding calls to rezone the post office in Rathmines, allowing it to be maintained under public ownership.
The southeast area committee agreed on a motion back in April asking Dublin City Council to rezone the Rathmines Post Office after learning that An Post had plans to sell the building, which has been open since 1934.
An Post announced in February that plans were underway to sell the art deco structure, which currently houses the post office in Rathmines.
Labour councillor Fiona Connelly brought forward a new motion on October 14 at the latest committee meeting, stating that the reason for asking the council to consider rezoning the land was to ensure that the “iconic building” could be maintained as a “public asset”.
“The reason given is piecemeal, but it’s an iconic building that has stood the test of time, and I believe we should protect its use as a public space,” she added.
Cllr Connelly also said she was “very disappointed” with the lack of responses from both the Minister for Environment, Climate and Communications Eamon Ryan, a Green Party TD, and Minister of State James Lawless, a Fianna Fáil TD, in relation to the issue.
In an April motion, which the committee approved, Cllr Connelly suggested rezoning the area to Z15 to “safeguard and accommodate institutional and community purposes”.
Councillors lack the authority to initiate a rezoning; that responsibility falls to council managers. However, Acting Executive Manager Frank Lambe’s response on Monday mirrored his earlier reply from April.
He noted that the site is “flanked on both sides by Z4 zoning.” He added that altering individual small parcels of land to different zoning categories within the village’s main street would lead to a “fragmented approach to zoning policy in Rathmines”.
He also said that rezoning the site “would not ensure the building's continued use for public purposes.”
Z15 zoning permits a variety of uses, including “medical, restaurant, shop, training centre, public worship, primary care, residential institution, and childcare.”
Green Party councillor Hazel Chu requested that a special meeting be held so the committee could “tackle the issue”.
Labour councillor Dermot Lacey expressed his support for Cllr Connelly’s new motion, stating that he believed pressure should be “put on the relevant ministers” to maintain this building under public ownership.
He noted that the building could serve multiple functions, stating that the Rathmines area lacks both a community centre and a local heritage centre.
He suggested that a letter be written again to the relevant ministers and proposed that perhaps Cllr Chu and Cllr Connelly could hold an informal meeting for those interested in the subject.
The committee decided to pass the new motion and urged Chief Executive Richard Shakespeare to explore the possibility of rezoning the land where the post office sits, which would prevent it from being sold and converted into a commercial unit.
Mr Ryan and Mr Lawless have both been contacted for comment.
A spokesperson for An Post said: "In June, we announced plans to transition the Rathmines Post Office to a contractor-run operation, with the move expected to take place in the first quarter of 2025.
"The new post office will be located less than 100 metres from its current site, and all existing services will continue to be offered at the new location.
"This change reflects our commitment to modernising the post office network, with over 95pc of post offices in Ireland already operated by independent Postmasters.
"We acknowledge the rich heritage of the Rathmines building and are dedicated to ensuring its future aligns with the community's needs.
"We are aware that the current building no longer meets the demands of today's postal services, and we aim to find a sustainable future use for it.”
A spokesperson for the Department of the Environment, Climate and Communications said: “An Post has statutory responsibility for the State’s postal service and the post office network.
"An Post is a commercial State company with a mandate to act commercially and, as such, day to day operational matters, including decisions in relation to the size, distribution, and future of the network, are matters for the Board and the management of the company directly.
“The Code of Practice for Governance of State Bodies sets out the process which must be followed for the disposal of assets by State Bodies. An Post is required to seek consent of the Shareholding Ministers (Minster for Environment, Climate and Communications, and Minister for Public Expenditure, National Development Plan Delivery and Reform), in advance of any disposal of material assets, in line with the Code of Practice for Governance of State Bodies.
“No request for approval has been received by the Department for Environment, Climate and Communications with regards to this offering as yet, and therefore it would be inappropriate to speculate or comment further.
"The Department will consider proposals from An Post on receipt of any such request for approval,” they added.
CourtsMan jailed for ‘very frightening’ robbery attempt at Paddy Power bookies in DublinA father of three tried to hold up a bookmakers using a metal implement as a weapon in a “very frightening” robbery attempt.
His friendship with master pizzaiolo Sergio Russo – a “tre spicchi” Gambero Rosso pizza chef from Sicily – led to an immersion in Neapolitan pizza-making
Their dough blends medium and strong flours
with 69 per cent hydration and a 28-hour fermentation for a light
They use an electric Izzo Neapolitan pizza oven
running at 420 degrees to the front and 500 degrees at the back
The menu has stayed largely the same since opening – Margherita
mozzarella di bufala and burrata are all sourced from Campania
Recently, they teamed up with Blackbird – the pub across the road – allowing patrons to order pizzas and have them delivered to their table
One diavola; a Siciliana; a quattro formaggi; and a garlic and herb dip
We ordered at the restaurant for takeaway but decided to eat in
The pizzas are not pre-sliced but aren’t difficult to manage
The quattro formaggi – a white pizza – is loaded with fior di latte
The fior di latte is a bit firm – creamier would be better – but the blue cheese and smoky scamorza give it plenty of flavour
[ Red Torch Ginger takeaway review: Crowd-pleasing Thai dishes make for a safe betOpens in new window ]
and San Marzano tomatoes – a strong combination
making the base taste doughy and undercooked
The diavola has plenty of pepperoni salami – its toasty red discs working well with the tomatoes
All other packaging is either recyclable or compostable
It cost €55 for dinner for three people: a diavola
The delivery radius (approx 5km) depends on the delivery partner
Perhaps. Comparisons with newly opened Reggie’s Pizzeria are to be expected, and they’re not quite at that level. However, I would imagine that having pizzas delivered to you and your mates while you socialise in Blackbird is very pleasant indeed.
Residents surrounding Kenilworth Square in south Dublin have labelled a planning exemption application made by St Mary’s College in Rathmines for a controversial development as a “gross abuse” of the planning system
The school lodged an application on July 29th
seeking a declaration under section five of the Planning and Development Act as to whether some aspects of the redevelopment
which has been labelled in the past by one resident as its own “private Aviva”
These aspects include the replacement of natural grass on the existing rugby pitch with artificial grass
and the reconfiguration of the two pitches to accommodate one full-size playing field
Plans drawn up by the school would also see the erection of six 18m-high floodlights
a spectators’ area and a new pavilion for changing rooms
the square in Rathgar has been owned by the school since 1947 and has been used as a sports grounds since
Residents surrounding the square have argued the proposed redevelopment will commercialise the square
pose significant disruption to the community and cause “irreversible damage” to biodiversity
A decision on section-five applications is made within four weeks, meaning a decision by Dublin City Council is likely before August 26th
The school has previously declined to comment on the plans nor the backlash from residents
said it is “very conscious of the community interest in the proposal from people who live on the square”
a committee member of Protect Kenilworth Square
described the application for a planning exemption as an “underhand move”
adding that any claims of engagement with residents are “misleading and false”
[ South Dublin school’s plans to create ‘private Aviva’ in Rathgar square face local backlashOpens in new window ]
The committee said all requests for meetings with the school and its planners had been ignored, rejected or “kicked down the line” since the plans were discovered in April.
“The manner in which they are dealing with stakeholders, parents, community, locals and residents is truly shocking, especially coming from a religious-run school that espouses values around community spirit and has a stated mission to ‘serve the common good,’” he said.
The committee claimed the application is designed to enable the school to get a “head start” in progressing an overall project that requires full planning permission saying the approach taken is a “gross abuse of the section five procedure.”
“We vigorously oppose this totally inappropriate exemption request. This application is of course just the first step in an incremental push to obtain everything that the school wants under its overall plan,” Mr Joyce said.
Residents have since erected posters highlighting the Protect Kenilworth Square campaign while also urging passersby to sign a petition which has since gathered more than 1,500 signatures.
The committee said the campaign has been backed by alumni of the school as well as community leaders, environmentalists and conservationists.
The group has also raised more than €14,600 through a fundraiser to support their efforts.
“All are united in rejecting the plans by St Mary’s College and the covert manner in which they are conducting the process. The campaign is advocating for sport in nature over sport on astro/plastic pitches,” the committee said in a statement.
St Mary’s College has been contacted for comment on the exemption application.
Jack White is a reporter for The Irish Times
Gardaí are appealing for witnesses after a pedestrian was seriously injured in a hit-and-run in Rathmines.
It happened at around 8.45pm and the man - aged in his 40s - was taken to St
James' Hospital - where his condition is being described as stable today.
Gardaí have confirmed that a person of interest has now come forward voluntarily and has provided a statement.
They say they are not looking for any other vehicle in relation to this incident.
A MAN HAS been arrested after he barricaded himself inside a property in south Dublin
It’s understood that Gardaí attempted to detain the man this morning on suspicion of making threats to kill
then barricaded himself inside the property and claimed to have a gun
Gardaí initiated its Operational Command protocol
Local garda negotiators from the National Negotiators Unit
along with Gardaí from the Armed Support Unit and several other Garda units
attended the scene on the Rathmines Road Lower in Dublin 6 this morning
A cordon was put in place and the incident was resolved shortly after midday following negotiations
The man was arrested at the scene as part of ongoing investigations into alleged offences contrary to the Non Fatal Offences against the Person Act
He is currently detained at a garda station in Dublin
A garda spokesperson said that the road has since reopened to traffic and investigations are ongoing
Out of Home (OOH) media agency Posterplan Ireland and Essencemediacom have teamed up to roll out a new campaign for Coca Cola Zero Sugar
20 years on from when the brand first launched in the global marketplace
The latest campaign builds on last year’s successful “Take a taste” series
this time spotlighting both zero-sugar and zero caffeine
Titled “Best Coke Ever?” the current campaign went live with a striking 3D Coca-Cola Zero Sugar can atop a Bus Shelter on Rathmines’ bustling main street
a location known for its student heavy crowd
ensuring the special grabs attention even as the evenings grow shorter
This special is supported by a wider OOH campaign
Posterplan worked with XL Media as their production specialist and JCDecaux as the media owner on this project
marketing manager at Coca Cola: “We’re thrilled with how this standout ‘Best Coke Ever
this was part of the final burst for our Gen Z centric “Best Coke Ever?” campaign that included a strategic media plan via Digital
all anchored on encouraging our target audience to try the “Best Coke Ever?”
Creating this with the guys in Essencemediacom
Posterplan and JCDecaux has been great and something we are all really proud of.”
“We wanted to bring something striking to Rathmines that captures the vibrant energy of the area and connects with the target audience
Gen Z is always on the go – so reaching them where they are is essential
By showcasing Coca-Cola Zero Sugar in such a prominent way
we’re not just promoting a product; we’re engaging the community
and JCDecaux has allowed us to release our creative side and have some fun with this campaign,” says Sean Foran
account director at Essencemediacom adds: “With a need to capture the attention of Gen Z in the digital age
OOH remains one of the best channels to drive impact
Working with our partners Posterplan and XL Media we wanted to create something in a youthful area that couldn’t be missed
A man has been arrested following a barricade incident in which the Garda’s armed tactical unit were deployed
The incident began this morning after gardaí arrived at the property in Rathmines to detain the suspect in relation to an alleged threat to kill made against a woman
barricaded himself into his house and also made references to having a firearm
Armed units were called to the scene along with trained negotiators while the surrounding area was cordoned off
Later this morning members of the Emergency Response Unit (ERU)
were deployed to the scene and subsequently arrested the man
He is currently being detained on suspicion of making threats to kill at a Dublin garda station
An initial search of the property did not result in any firearm being recovered and gardaí believe the claim by the man that he was armed with a gun was false
If we have anyone to thank for the fact the standard of pizza in Ireland has improved so dramatically in recent years
who decamped to Ballymaloe during the crash — he says he was radicalised there — and acquired his pizza edge in San Francisco
who came up with the winning formula at Pi on George’s Street
Pi turned out to be the starting point for Ireland’s pizza revolution and the proliferation of good pizza outlets up and down the country
and Bambino — for which White was part of the opening team — a Hibernian homage to the New York slice
channelling a Detroit deep-dish sensibility
Rathmines Road in Dublin has reopened to traffic after an incident in which a man barricaded himself inside a property
Gardaí cordoned off the road near Observatory Lane during the incident earlier this morning
Garda negotiators were called in along with several other Garda units
The incident was resolved shortly after midday following negotiations
A man in his 30s was arrested at the scene as part of ongoing investigations into alleged offences contrary to the Non-Fatal Offences against the Person Act
He is currently being held at a Garda station in Dublin
Developed by Square1
Rathmines Road has reopened following an earlier incident which saw a man barricade himself inside a property.
Gardaí attended the scene, with a man in his 30s arrested as part of the operation.
Restrictions on the road, which had been closed for a number of hours, have now been lifted.
A garda spokesperson confirmed the incident this afternoon following a media blackout:
"Earlier this morning, Wednesday, 12th September 2024, a man barricaded himself inside a property on the Rathmines Road Lower in Dublin 6.
An Garda Síochána initiated its Operational Command protocol, appointing an On-Scene Commander. Local Garda negotiators from the National Negotiators Unit, along with several other Garda units, attended the scene. A cordon was put in place. The incident was resolved shortly after midday following negotiations.
They also confirmed that an arrest had been made following the incident:
"The male involved, aged in his 30s, was arrested at the scene as part of ongoing investigations into alleged offences contrary to the Non Fatal Offences against the Person Act. He is currently detained at a Garda Station in the DMR. The road has since re-opened to traffic. Investigations are ongoing."
The couple were living in Terenure with their three teenagers when they bought the five-bedroomed house overlooking Palmerston Park in 2021. Bríd had been coming to the park with their children for years and had always admired the houses. “So when we saw this house, we were very taken with it. It has the lovely high ceilings and gorgeous proportions to the rooms,” she says. “But we did know we would have to do it up, and it would be our first doer-upper so we expected a baptism of fire.”
The estate agent recommended a local firm, DMVF Architects, because of their experience with conservation work. “We met Lisa McVeigh and Ethna McDermott and we teased out a number of options around what we could do with the house. We ended up being really pleased with the plans they put forward and decided to go on the journey with them,” Bríd says.
“They also challenged us along the way and sometimes said: ‘Your idea there is not right for the house’. We built a great sense of trust with them and knew that they would deliver a project that was in line with the brief for a lovely family home, that was practical for modern living.”
Almost a year since they moved in, both agree that the result is more than they could have hoped for. “The one thing we wanted to do was to keep the character of the house, the cornices, the floors, as original as possible while having a modern living area and we succeeded in that,” says Gary.
If you had said to me at the beginning of the project that I’d have a gold island, I would have said no I won’t. But I love it
The numerous fireplaces have been restored, new life has been breathed into the stained-glass windows while contemporary paint colours and intricate wallpapers complement the home’s historical details.
The original kitchen was one of several rooms in a dark basement, but now the space has been transformed into a light-filled kitchen and an atmospheric dining area, while a new living area looks on to the garden. There is more green space on top of the extension, which has a sedum roof. They hope it will attract bees and wildlife. “I was worried that it might be difficult to keep but it has really thrived and we are very happy with it,” Bríd says.
Back inside, the Wabi Sabi-designed kitchen is anchored by an island with a gold marble counter top. “If you had said to me at the beginning of the project that I’d have a gold island, I would have said, no I won’t,” says Bríd. “But I love it.”
The couple had originally planned to have the kitchen at the back of the house, overlooking the garden, but they are now relieved that they listened to the architects. “The living area is the main gathering area now, it’s a great room,” says Gary. “And the step from the dining area down into the living area defines the different rooms.”
The floor-to-ceiling glass doors lead out to the lush and leafy garden, landscaped by Nicola Haines, gold medal winner at Bloom. “It’s a space of great joy for me,” says Bríd. “I love to sit out there on the odd day when it’s not raining and have a cup of coffee.”
The sunken patio makes it feel like a natural extension to the house when the doors are thrown open. Mirroring the garden’s brick work and tiles in the living area adds to that feeling. “It was a very wise way to design it,” she says.
Keen to bring light into every area, she was surprised by the advice to paint the dining area and ceiling dark green, but now sees the wisdom in that. “It really defines the diningroom space and brings a nice cosiness to it. And it works so well with the brass surrounds, so that was a really good call.”
Their request for plenty of storage for the trappings of family life was addressed with clever hidden cupboards all over the home. The entire diningroom wall conceals generous storage, while no inch goes unused in the space under the stairs. “It’s a lovely way to live now, where everything has its place and it has brought a great sense of calm,” she says.
The fifth bedroom is now a home office that would be the envy of anyone working from their kitchen table. It’s a calm and inviting study, with views of the garden to bring you back down to earth when work gets stressful.
The main bathroom has light streaming in from four windows and a marble backdrop to the rainfall shower. The homeowners were particularly grateful to the tiler who had to deal with the logistics of getting the giant tiles up several flights of stairs to the top of the house.
Realising that patience is a virtue is key to tackling an old house, which needs to be treated with care and consideration
They worked with Invent Interiors and Studio 44 Design when it came to choosing furniture, textiles and colours that would respect the home’s history. Bríd particularly appreciated how they were offered choices that suited every budget. “We could mix and match and select what we thought was right and still have that uniformity of style throughout the house.”
But back to the mammoth job of taking on a late 1800s house, and the fear of discovering nasty surprises when construction began. How did that go?
Gary says some ceilings had to be pinned to prevent sagging in the future. “And one small piece of steel had to go in, but for the size of the build they were really minor things.”
Bríd says: “Of course we did encounter issues and there were moments of stress, but what I liked was the effort made by the architect and builder to resolve the issues in the most cost-effective way.”
In hindsight, they couldn’t imagine taking on such a project without an architect with experience working on conservation projects. “They were two steps ahead of us and a step ahead of the builder all the time,” says Gary. “And they had a great contacts book when we needed someone.”
The whole experience was so positive that he wouldn’t baulk at doing another renovation. “Definitely, I enjoyed the project, and it was a good learning experience as well.”
As for Bríd? “I don’t know if I’d do it quite yet,” she laughs. “I feel we have a very happy home and I’m exceptionally content here. I don’t think you can ask for much more than that.”
The biggest win? “The garden,” says Bríd. “I love the fact that we still have the old walls and they add so much character to the garden ... it gives us a space of great joy.”
Biggest mistake? “While not a mistake, my belief that the project could be delivered quicker caused me personal frustration,” she says. “I think realising that patience is a virtue is key to tackling an old house, which needs to be treated with care and consideration.”
Alison Healy is a contributor to The Irish Times
“A planning enforcement file will be opened and investigations will be carried out,” a council spokesperson says
a couple paused on the footpath on Ardee Road in Rathmines as they checked a phone for directions
booked for six nights into one of the 98 studios in the Niche Living complex behind them
when Bartra Property (Rathmines) Limited applied for planning permission for the shared-living complex
it argued how this new typology would help provide more affordable housing for a cohort of city dwellers
Residents would generally be there for between two and 12 months
The Niche Living website says residents can book from two weeks
But the rooms in the recently opened block are bookable for much shorter stays on Booking.com
Some of those coming out of the doors on Friday
Short-term letting is defined in 2019 legislation as letting a home for less than 14 days
said a spokesperson for Dublin City Council
That activity in a shared-living complex would require planning permission
“Our records indicate that planning permission has not been granted,” said the spokesperson
“A planning enforcement file will be opened and investigations will be carried out to ascertain whether there is any breach of the short term letting regulations.”
Ciarán McGahon of the Rathmines Initiative
a community group working to improve quality of life in Rathmines
said they believe using the shared-living complex for tourists would be a breach of its planning permission
Developers lobbying for the model “might have conceded that the accommodation might not be ideal
but at least there was a sector in the market – young people starting out in independent living
etc – which would benefit from it,” said McGahon
there’s an unacceptable situation with the building not even being used for just that
“but being used instead for the even more profitable short-term let market.”
Bartra hasn’t responded to queries sent by email on Friday
including whether it felt it needed planning permission to do short-term lets at the Rathmines complex
Real estate developer Bartra was a frontrunner in pursuing shared living in Ireland
The model of communal living, with small rooms and shared amenities, was codified in planning guidelines issued by Fine Gael Housing Minister Eoghan Murphy in March 2018
While critics called the model a decline in rental standards
Murphy defended it at one point as like a “very trendy
The model was dropped in December 2020. Fianna Fáil Housing Minister Darragh O’Brien banned new planning applications, citing among other issues
the high number of proposals and concerns about inflation of land prices with knock-on impacts on the viability of affordable housing projects
Those already approved could go ahead and applications in the system could work their way through
Bartra has one Niche Living complex in Dún Laoghaire too, which is also bookable for short stays on Booking.com, and another in Ballsbridge due to open early next year
An Bord Pleanála granted permission for another complex in Blanchardstown, on the site of the old Brady’s pub, but that was quashed in the High Court. In May this year
Bartra put in a planning application for 56 apartments there
Bartra pitched its projects in planning applications as perfect for footloose young urbanites in search of readymade community – and necessary to address acute housing shortage and affordability challenges
The operation plan said that shared living is for
those saving for deposit with a view to purchasing accommodation
seasonal accommodation and relationship breakdown”
It put forward figures saying shared accommodation would be cheaper than build-to-rent apartments
and so would help to address affordability challenges
It estimated that monthly rents for a development on an unnamed same-size site – 0.193 acres – in the Dublin City Council area would be €1,300 a month
But it costs €1,990 a month to stay in the Rathmines complex, according to the Niche Living website
That website offers options to book a stay lasting from two weeks up to 12 months
tourists and visitors can book for much shorter stays at a much higher rate – with a “getaway deal” in August of €259 for two nights
and standard rates hovering from €340 to €358 for two nights in October
Mottin said that he and his friend had paid about €800 for the six nights
A manager had mentioned to them that the building was usually for longer stays
He had met others staying for a bit longer – one woman was there for 16 days
One questionable thing for him about the room design is the door with darkened glass to the toilet cubicle
which is awkward with two sharing a studio
the online reviews are really positive though
said that “One of the objections to this scheme is that this kind of accommodation with its severely limited spatial standards and facilities falls very much short of what people really need.”
“The fact that the building was permitted by An Bord Pleanála was influenced by recent and short-sighted government policies responding to the chronic housing shortage,” he said in an email
“It appears to the Rathmines Initiative that this situation is a clear and predictable result of the shortcomings in the current model of developer-led provision for the housing market,” he said
McGahon says his group planned to contact Dublin City Council and councillors to flag what seems to be a breach of the planning permission
“And requesting that action be taken to oblige the developers to comply with the planning permission granted by An Bord Pleanála,” he said
Lois Kapila is deputy editor at Dublin Inquirer
You can reach her at lois@dublininquirer.com
Revealing who is up and who is down as we go inside the world of Irish businesses
Housing Minister Darragh O’Brien said he’d look at bringing co-living under rent-pressure-zone rules
Oisín Fagan had been keeping a close eye on Daft.ie
so he was quick off the mark when the adverts went up for studio apartments in Niche Living in Rathmines
So he and his wife thought they could afford that for two or three months – and not have to commute two hours each way to work – while they found somewhere longer-term in Dublin
He could book two or three months for €2,850 a month
In July 2019, when Bartra Property (Rathmines) Limited applied for planning permission for the shared-living complex, it indicated that rents would be around €1,300 a month
stressed how the complex “could make a significant contribution to the housing crisis” and an option for those “otherwise being priced out of both the rental and purchase residential markets”
But the quoted rents meant Fagan and his wife were done with the idea of renting there
“I don’t know what kind of person could afford €2,850.”
That the Niche Living manager lay out staggered rates – and said it usually expects three-months rent in advance – suggests that the landlord considers those who stay there to be licensees rather than tenants
that it considers the studios to not be covered by the rental laws restricting how high and how often rents can be set in rent-pressure zones (RPZs)
In January 2023, Fianna Fáil Housing Minister Darragh O’Brien said he would look at whether to bring co-living under the RPZ laws – as normal apartments and student accommodation are
He made the comments after Bartra’s Niche Living complex in Dún Laoghaire got up and running, with advertised rents of €1,880 a month, almost €800 more than had been suggested in the developer’s planning application
says that in his view many renters in co-living schemes would be tenants
and things “like whether they’re moved between rooms”
“Each co-living arrangement would need to be examined on a case-by-case basis to understand if they are covered by the provisions of the Residential Tenancies Act 2004.”
A spokesperson for the Department of Housing didn’t directly say whether it had looked at clearly bringing co-living under these RPZ rules
“If a dispute arises as to whether a purported licence in a co-living dwelling is in fact a tenancy
the RTB can determine the matter and if it is a tenancy
the whole system of RPZs is to be reviewed anyway
That review “will inform the operation and application of RPZs.”
says the rates for Niche Living in Rathmines do perhaps give some indication of what to expect should rent-controls be lifted entirely
Neither Bartra nor Niche Living responded to queries sent on Monday asking why the Rathmines rents were so much higher than estimated in planning documents
and what they think of the idea of bringing co-living clearly under RPZ laws
or if co-living were to be put clearly under RPZ laws
would it make a difference to the initial rents
The initial rent in a new place has to be set in line with market rents
that’s kind of whatever a landlord wants to charge
Renters and landlords can disagree over what are comparable properties
RPZ laws would make it hard for a landlord to offer varying rates for different length stays, given that rents can only be reviewed once every 12 months
and can’t be generally increased more than 2 percent a year
Elliott says he thinks that co-living should have been clearly brought under the RPZs at the time new proposals were banned
“It’s certainly something they should have done.”
In December 2020, O’Brien, the housing minister, banned new planning applications for co-living, citing among other issues
Green Party Councillor Michal Pidgeon says there may be only a small number of co-living complexes built but they should be clearly brought under the same rental laws as other rentals
You can end up with weird laws on the books
You could end up with this smallish group of renters left behind
BRENNAN, John (Jackie), formerly of Donore Avenue, late of Mount Anthony, Rathmines and ex- ESB, 29th November 2024, peacefully in the tender care of the wonderful staff at Parke House Nursing Home, Kilcock, son of the late Lil and Jack, loving brother to Doreen, Kathleen, Bernie, Gerry and Michael, predeceased by his brother Liam. Sadly missed by his brothers and sisters, nephews and nieces (especially his best friend Ursula), extended family, relatives, friends and neighbours.
Funeral Service.css-h76uj{display:inherit;margin-right:-4px;margin-left:8px;}Cremation / BurialDate Published:
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This turnkey five-bed on Leinster Road in Dublin 6 has 265 square metres of living space
off-street parking and a private rear garden with mews potential (spp)
Here’s some of what Dublin city councillors for the south-east area talked about at their recent meeting
The council should do more to get a handle on traffic cutting through small streets in neighbourhoods between Harold’s Cross Road and Lower Kimmage Road
councillors said at Monday’s meeting of their South East Area Committee at City Hall
Discussion centred on a ban on right-turns from Aideen Avenue onto Lower Kimmage Road
which councillors said drivers completely ignore
But they also discussed rat-running and speeding through the neighbourhood more broadly
“It is frustrating for all of us,” senior executive engineer Colm Ennis said
where we have put in a lot of traffic-calming measures there and in other areas and we’re relying on the implementation or the guards to enforce those measures.”
“It’s just really sad that children living a few hundred metres away from a playground can’t access it by themselves because it’s through traffic they’re just speeding through teeny tiny little roads that are not designed for this and – please help,” said Labour Councillor Fiona Connelly
said Social Democrats Councillor Eoin Hayes
“So I think relying on the Gardaí to enforce a lot of these mechanisms isn’t going to work,” he said
“And I think we need to take the time to make design decisions that are going to make sure that these things are not happening and it’s made safe for people.”
The council has tried to do that at the junction where Aideen Avenue meets Lower Kimmage Road
it really is an enforcement issue,” he said
A Garda spokesperson said on Tuesday did not respond directly to a query about councillors’ frustrations with the lack of enforcement of road-traffic laws by gardaí
rather than trying to get Gardaí to enforce
“We should be embracing the technology that’s available and use it as a tool of enforcement,” he said
“To what extent has our traffic section looked at how they could use technology to come up with solutions?”
“And I think they are moving towards the use of technology,” he said
I think the Crumlin Road will have a new speed camera as part of that initiative in the coming months hopefully.”
The Garda spokesperson said the National Roads Safety Strategy 2021–2030 calls for the further development of camera-based enforcement by the Gardaí
“including at junctions and for the management of bus/ cycle lanes”
“Separately in support of Road Safety An Garda Síochána announced the roll-out of three average speed cameras and nine static speed safety cameras which aim to be fully operational by the end of 2024,” he said
including a ‘Static Safety Camera’ on the Crumlin Road in Dolphin’s Barn
were selected based on fatal and serious injury collision data from the last seven years and speed data
as well as feedback from stakeholders,” he said
“Drivers detected by the average and static speed cameras will be automatically issued a fixed charge penalty notice,” he said
At the meeting, Connelly, the Labour councillor, proposed and got support for a motion asking for an audit of Aideen Avenue/Neagh Road /Melvin Road and see how the road network can be improved to optimise safety for all road users.”
The reply she got from the council executive was that “A service request has been created to effect this action … The Councillor will be informed of the recommendation in due course.”
The council should designate Kenilworth Square an Architectural Conservation Area and look at putting preservation orders on trees on the square, according to a motion from Green Party Councillor Carolyn Moore and Labour Councillor Fiona Connelly
The Spiritan Congregation bought Kenilworth Square in 1947 for use as a sports grounds for St Mary’s College, according to the school
Now the school has proposed a redevelopment of the square
This would involve, a website set up by the school says
turning the three existing pitches into two full-sized ones – one of them all-weather (with floodlights)
“We will be removing eight lower-value trees to make room for the all-weather pitch
and planting 74 new trees in the square,” the website says
The council has deemed some aspects of the project – reconfiguration of the existing pitches and installation of the all-weather surface – exempt from the need for planning permission
But other aspects will need planning permission
There’s 87 protected structures on the square
so it should qualify for an Architectural Conservation Area
“All other matters are in the remit of the planning authority once a proposal goes to planning
but we want to ensure the maximum protections are in place so that decisions are being made in that context,” she said
there wasn’t enough agreement among councillors on the committee to push it through to the full council
Fine Gael Councillor Patrick Kinsella said he fully supported the motion
But both Right to Change Councillor Pat Dunne and Social Democrats Councillor Eoin Hayes said they’d be more interested in trying to bring the square back into public ownership
said that while he supported the objective “I think there still are questions and legal issues that probably need a bit more evaluation.”
The committee agreed a motion in April asking the council to rezone the Rathmines Post Office “to safeguard its use as a community asset” – what’s happened with that? asked Labour Councillor Fiona Connelly in a new motion at Monday’s meeting of the South East Area Committee
An Post reportedly has plans to sell off the art deco building on Upper Rathmines Road
Connelly proposed rezoning the land to Z15
to protect and provide for institutional and community uses
said Monday that “There’s no community centre in Rathmines
you know sitting around a pint for five minutes and you can think of twenty uses.”
Councillors don’t have the power to initiate a rezoning, council managers have to do that. But Acting Executive Manager Frank Lambe’s response Monday, was basically the same as his response in April.
The site is “bound on both sides of the street by a Z4 zoning”, he wrote. “Changing individual small parcels of land to other zoning categories within the village main street would result in a piecemeal approach to zoning policy for Rathmines.”
And rezoning the site, “would not guarantee the preservation of the use of the building for public purposes”. A Z15 zoning allows, for example, “medical, restaurant, shop, training centre, public worship, primary care, residential institution and childcare” uses.
The council wrote on 10 September to both Minister for Environment, Climate and Communications Eamon Ryan, the Green Party TD, and Minister of State James Lawless, a Fianna Fáil TD, about the closure of the post office, Lambe wrote.
“No reply has been received to date,” he wrote. “Previous correspondence to the Minister Eamonn Ryan has also gone unanswered to date.”
At Monday’s meeting, Connelly said she was disappointed in Lambe’s response, and in the lack of response from Ryan and Lawless.
“I think we as public representatives need to do everything we can to maintain that post office in public ownership and public usage because Rathmines is really very short on public spaces,” she said.
Social Democrats Councillor Eoin Hayes said he wasn’t sure what the councillors could do next to try to achieve the goal. Lacey suggested that Connelly chair a meeting of councillors with an interest in the issue to talk about it.
“I’m more than happy to chair an informal meeting to plot and plan our next steps collaboratively,” Connelly said.
A man in his 40s is in hospital in a stable condition after a hit-and-run incident in Dublin on Sunday evening.
The incident occurred on Lower Rathmines Road, Rathmines, at approximately 8:45pm.
Gardaí have said a “person of interest” has come forward voluntarily in relation to the incident and provided a statement.
Gardaí are not looking for any other vehicle in relation to this incident, a spokesperson said, but they are still appealing for witnesses to the crash to come forward.
The scene is currently preserved and traffic diversions are in place.
Those with camera footage, including motorists with dash-cam, from the area at the time are asked to provide it to investigating Gardaí.
Anyone with any information is asked to contact Rathmines Garda Station on 01 6666700, the Garda Confidential Line on 1800 666 111, or any Garda Station.
in a cul-de-sac of 16 houses built in a gentle
barely discernible curve that follows the line of a stream that feeds into the Swan river
lord lieutenant of Ireland during the early Famine years in the 1840s
Number 5 is a pretty two-bed Georgian that has been upgraded over the last couple of decades by its owners
and now presents in great condition to the market through Mullery O’Gara
The 133sq m (1431 sq ft) Ber-exempt house is midway down the terrace
which is filled on its far side by new architectural builds
so one side of the street is Georgian and the other is modern
A small front garden is tucked behind iron railings
and on the left is the front reception room
A pair of alcoves flank the fireplace and could easily be filled with shelving
Sliding pocket doors with panels of glass lead through to another reception room
with inbuilt cupboards to minimise clutter
This room also has a cast-iron fireplace and steps that lead down to the kitchen
New oak floors were laid throughout the ground floor in 2019
The owners did everything they could to maximise space
They removed an island that had been installed by previous owners and painted the walls white to maximise the light pouring in from the roof lights in the extended-height ceiling
A large stove is surrounded by tiled walls with a tiny niche beside it filled with slate shelves
and behind the kitchen is a guest loo with tall cupboards for storage
Designer Emma Lamb worked with the owners on the two bathrooms
[ Move straight in: Turnkey three-bed a stone’s throw from Fairview Park for €465,000Opens in new window ]
On the return the owners turned what had been a room into a gorgeous bathroom with utility room behind it
a washstand from Bath House in Monkstown and moody green tiles in the shower rise to the tip of the apex roof
Stone tiles are underfoot and there is underfloor heating under the tiles
There are two bedrooms on the first floor; the main has stunning windows
wardrobes and storage custom built by joinery firm Rhatigan & Hick
A framed panel with Manuel Canovas wallpaper makes a calming centrepiece behind the bed
with views of the Rathmines rooftops through the Velux window
The garden lies outside the kitchen doors and is a charming mix of wood and stone
maintenance free and gets both morning and evening sun
The copper dome of the church frames the top of the garden walls
The owners will miss the central location between Ranelagh and Rathmines and the convenience of the quiet street
It’s a seven-minute walk to both Ranelagh and Charlemont green-line Luas stops and there are plenty of buses into the city on the nearby Rathmines Road
with Ranelagh Multi-Denominational School nearby and St Mary’s College only a couple of streets away
[ Room to extend at detached four-bed on Glenageary’s Marlborough Road for €2.25mOpens in new window ]
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0.26);}PrintShareSaveThe death has occurred of
Dublin 6) 9th February 2025 (peacefully) at St
grandsons Tim and Stephen and their wives Mary Claire and Courtney
Reposing at her residence on Wednesday,12th February from 3.00 pm. until 9.00 pm. Requiem Mass will be celebrated for Kathleen on Thursday 13th February at 10.00 am. in the Church of Mary Immaculate, Refuge of Sinners, Rathmines, followed by burial at Mount Jerome Cemetery, Harold’s Cross. The Mass may be viewed on https://www.rathminesparish.ie/webcam/
Rip.ie, The Irish Times Building, 24-28 Tara Street, Dublin 2, Ireland
The area has been sealed off for forensic examination, and traffic diversions are in place.
The crash occurred at approximately 8.45pm on Lower Rathmines Road.
Emergency services responded to the scene after a car struck a pedestrian
and failed to remain at the site of the crash.
The injured man was transported to St James’s Hospital by ambulance
where he is being treated for serious injuries
The area has been sealed off for forensic examination
Gardaí are urging anyone who witnessed the incident or may have camera footage
including motorists with dash-cam footage from the area at the time
Those with information are asked to contact Rathmines Garda Station on 01 6666700
the Garda Confidential Line on 1800 666 111
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Reposing at Fanagans Funeral Home, Main Street, Dundrum on Saturday (14th September 2024) from 3.00pm to 5.00pm. Removal Monday morning (16th September 2024) to the Church of the Three Patrons, Rathgar to arrive for 10.00am Funeral Mass followed by burial at Glasnevin Cemetery. The Mass may be viewed by logging on to the following link https://rathgarparish.ie/webcam/
Family flowers only please. Donations, if desired, to Our Lady’s Hospice, Harold’s Cross.
Rathmines (peacefully) in the tender loving care of the staff of Maryfield Nursing Home
Predeceased by her parents Bernard and Brigid
Deeply regretted and sadly missed by her sister-in-law Annette
Rathmines on Sunday February 9th from 4.00 pm until 5.00 pm
Rathmines on Monday morning February 10th to the Church of Mary Immaculate
The Mass may be viewed on https://www.rathminesparish.ie/webcam/
It certainly conjures up those scenes with the aroma, that perfect mix of spice and sizzling meat that has your stomach growling. Evocative smells waft from the row of grills on the left, opposite a stretch of banquettes filled with families, effortlessly sharing food without squabbling over the last swipes of hummus and pitta.
At the back, a covered outdoor area with a pizza oven and bar buzzes with groups catching up over piles of mezze. And honestly, mezze is what you want here. If you’ve ever been to Umi Falafel, you know what’s coming.
We’re tucked away by the window, with a view from our table of Herman & Wilkinson auction rooms. The menu is divided into mezze, “griddle pans” (main courses), grills, manaeesh (Palestinian flatbread topped with za’atar, a spice blend), pizza and sweets, so I get to work, even if we do find it a bit hard to grab the attention of the waiters from our secluded corner.
With just two of us, the mezze for two (€26) offers the best way to take in the lot. Hummus is tasty and smooth, as you would expect it to be, and the “belahmeh” version comes crowned with lamb chunks, a very fine combination, if it had just a bit more sizzle. The baba ghanoush has a chunky texture and a whiff of smoke. It is lighter in colour than you would usually get; my guess is that there’s some tangy yoghurt in there that plays well with the burst of pomegranate seeds.
The falafel is excellent. But the chicken roll – pulled poultry in phyllo – feels like hard work. The chicken is not free-range, which may have something to do with the monotony of the flavour. The tabbouleh, though, deserves a medal: there’s no padding with an effusive use of bulgur wheat, just loads of fresh parsley, crunchy cucumber, onion and tomato, all zinging in a lemony dressing with a virtuous glow.
We choose a bottle of Malbec (€37) from the perfunctory wine list, but there are pints on tap if you prefer, and a variety of soft drinks.
For dessert, I stay on the dairy track with a Lebanese rice pudding (€6.50), presented in a plastic takeaway container, topped with a green dusting of crushed pistachios. The rosewater hits hard, but it wraps up the feast rather nicely.
Shaku Maku’s menu is sprawling, and I’d happily dive deeper. The lamb chops, in particular, catch my eye, being zealously devoured by a lone diner nearby, a regular, by the looks of it. The place is ideal for groups, where you can stack up more plates and share in that family-style way. If you’re a big group of students looking to upgrade from your usual takeaway for a special occasion, the dinner for 10 at €35 per person feels like a steal. Just make sure you book the back outdoor area for it.
If you’re looking for a different kind of buzz after dinner, wander over to their “hidden” shisha lounge to finish your night lounging with a drink and a shisha pipe. Perfect for post-meal relaxing if that’s your vibe – or just another excuse to hang out and imagine you’re somewhere more exciting than in Rathmines on a rainy night.
Dinner for two with a bottle of wine was €111.
The verdict: Food that will whisk you away to the Levant.
Food provenance: Beef and lamb from Kepak; chicken (not free-range) from Shannon Vale Foods; vegetables from Sysco and Sam Dennigan.
Vegetarian options: Hummus, baba ghanoush, tabbouleh, fattoush, falafel, halloumi, and manaeesh.
Wheelchair access: Accessible room with no accessible toilet.
Superb chicken wings and a perfect pumpkin salad make this new neighbourhood a must-visit