Exploring Ireland's Evolving Suburbs: 'Hill 16' Neighborhoods, Denser Districts, and Border Burbs
This article delves into the dynamic transformation of Ireland's suburbs, shedding light on the 'Hill 16' neighborhoods, denser districts, and the emerging 'Border Burbs'. It is part of the Irish Times series, 'Ireland's Changing Suburbs', which examines the evolving nature of our towns, neighborhoods, and rural landscapes.
The Evolution of Suburbia
In 1938, US sociologist Lewis Mumford described suburbs as 'the collective effort to live a private life'. Emerging in the mid-19th century, suburbs catered to the needs of a new professional and managerial class who sought to live separately from their workplaces, a common practice at the time. Initially, suburbs were characterized by their cleanliness and family-oriented nature, a stark contrast to the dirty and unhealthy cities people aimed to escape.
Over time, the role of suburbs has shifted dramatically. Initially, they were havens for the wealthy, but later became homes for the impoverished. Now, suburbs are undergoing another transformation.
Denser Districts in Dublin
Dublin, in particular, has witnessed a surge in housing density within its established suburbs, such as Glasnevin, Terenure, and Stoneybatter. This trend is driven by the proliferation of apartment blocks. In the past decade, 55,602 new apartments have been constructed in Ireland, with 99% of them located in city centers and suburbs. Within County Dublin, which encompasses mostly suburbs, 42,904 apartments have been built, with nearly 20,000 in Dublin city alone. Over the last three years, 95% of new housing in the city has been in the form of apartments, primarily rented.
Residents of these suburbs hold diverse opinions on the changes occurring in their neighborhoods. Some welcome new apartment blocks, hoping they will lower house prices and enable their children to live nearby. However, this has yet to materialize. Others express concerns about the impact of thousands of new residents on their communities.
The high cost of renting these new developments, approximately €2,500 per month, restricts affordability to high earners. This has sparked worries about the strain on local services and the potential rise in prices, including rents, due to the influx of well-paid individuals.
'Hill 16' Neighborhoods
Since 2015, over 36,000 new scheme houses have been constructed in the counties surrounding Dublin. With limited housing options in cities, new communities have emerged, giving rise to the phenomenon known as 'Hill 16' in the Greater Dublin Area. This term refers to the large number of Dubliners residing in these areas.
Many residents have been forced to relocate farther from their original homes or workplaces due to the inability to find suitable housing nearby. As a result, they must rely on two incomes to cover mortgage payments, making it challenging to balance childcare and employment when children arrive.
The absence of family support for tasks like picking up children from school or babysitting has led grandparents to move closer to their children, reversing the traditional pattern of children returning to their hometowns to care for their parents. In contrast, grandparents are now leaving their city neighborhoods, often purchased by well-paid gentrifiers, to settle in the new suburbs. These areas often lack ample public spaces and facilities and are primarily car-dependent.
Border Burbs and Commuting
The rise of commuting has further influenced the development of 'Border Burbs'. Ireland boasts the third-longest average commute time in the EU, with nearly two-thirds of commuters traveling by car, especially in rural areas. One-quarter of all commuters, including students, depart before 7 am, and those in Meath, Wicklow, and Kildare face average commute times exceeding one hour.
Long commutes pose road safety concerns, as fatigue contributes to one-fifth of all car crash fatalities. The suburbs from which people commute generally offer more housing at lower prices compared to areas closer to the city.
Counties Meath, Wicklow, and Kildare have become highly attractive destinations for residents, particularly with the advent of hybrid working. However, rising prices have led to the expansion of city-style suburbia, extending to locations like Athy, Tullamore, Carrickmacross, Gorey, Portlaoise, and Thurles, which benefits from a good train connection. The 11 counties in the eastern part of the country, from Cavan to Wexford, effectively serve as commuter suburbs for Dublin.
The Border region has witnessed the most significant house price increases this year, with most areas lacking a rail connection to Dublin. Here, residents can find more affordable housing but must factor in the costs of owning and maintaining a car.
Suburbs: A Misunderstood Haven
Suburbs are often portrayed as dreary places where dreams go to die, characterized by monotony and conformity. However, they offer a respite from poor-quality, unaffordable city center housing, providing residents with the space to be themselves, away from the hustle and bustle of urban life. Dr. Lorcan Sirr, a senior lecturer at Technological University Dublin, highlights the unintended consequences of policy and profit motives in shaping suburban environments.
