Explainer: What are the new rules on apartments – and why has Dublin City Council raised ‘grave concern' about them?

Irish Independent

08-07-2025

The overhaul of the regulations for building apartments aims to boost construction and cut the cost of building by as much as €100,000 a unit.
Housing minister James Browne is expected to bring a memo to Cabinet outlining the proposals today, but there has been plenty of criticism of the measures by opposition parties.
What restrictions are in place at the moment?
Currently, restrictions on the number of one-bedroom apartments allowed in a development mean just 50pc of the units can be a one-bedroom apartment.
The minimum size requirement for those units are 45 square metres.
No more than 25pc of units in a development are allowed to be studio apartments, which currently have a minimum size requirement of 37 square metres.
There are requirements around communal spaces and the number of dual-aspect units – with windows at either end, while there are also limitations in place on the number of units that can be provided per lift.
What changes are being made?
Restrictions will be lifted on the number of one-bedroom apartments allowed in any development and on apartment size.
The minimum size for studio apartments will be reduced from 37 square metres to 32 square metres.
Current restrictions on not having more than 25pc studio apartments in a given development will also be removed.
The requirement that at least 33pc dual-aspect units – with windows at either end - in urban locations and 50pc in suburban locations will be removed, creating a single standard of 25pc.
With the exception of social housing schemes and Part V social and affordable housing, new guidelines will set a 'national standard' that will remove any restrictions on apartment typology mix and remove the ability of local authorities to impose their own rules.
The new guidelines are also expected to remove any limitation on the number of units per lift and stair per floor, subject to compliance with Building Regulations.
They will also enable planning authorities to accept smaller or reduce private, open spaces for apartments in buildings where there is quality and usable shared open space.
The new guidelines will specify that communal, community or cultural facilities within apartment schemes shall not be required on a mandatory basis, if they have implications for the viability of the development.
Why are these restrictions being lifted?
The Government is struggling to meet its housing targets, with these new guidelines aiming to cost costs, allow for increased standardisation in building design and flexibility.
Government sources believe the changes could result in a cost reduction of between €50,000 and €100,000 per unit.
Some local authorities have imposed minimum requirements for three-bedroom apartments within their development plans.
It is understood that Mr Browne believes these restrictions are affecting the cost of building apartments, and are not serving the housing need in city locations.
He told RTÉ's This Week that the only solution to the housing crisis is 'supply, supply, supply' and he is 'prepared to take risks'.
'I think we have over-corrected from the crash and we have been way too cautious,' he added.
'The decisions I have made over the last few weeks and will be making over the coming months are radical decisions that will transform housing delivery in this country, and activate the private sector.'
Is there any opposition to the plans?
Yes. The proposals have been criticised heavily by opposition parties and by Dublin City Council, which last night passed an emergency motion accusing the government of 'overreach' and the 'undermining of local democracy'.
The Social Democrats accused the minister of 'dusting off' old plans, to make apartments 'glorified shoe boxes', while Sinn Féin said the plans will condemn renters to living in 'small and dark apartments' and will delay construction by increasing the number of judicial reviews taken by local authorities.
Dublin City Council is not happy with the plans, with the motion carried last night seeking clarity and an 'urgent meeting' with Mr Browne.
Green Party and Labour Party councillors tabled the motion that expressed 'deep dismay' about the proposals that they said would 'gut the provision of 5pc community or cultural space' in certain developments.
'This council expresses its grave concern at central Government overreach, its undermining of local democracy and its efforts to undermine the principle of sustainable community development,' it said.
The motion said reports outlining the proposals outlined 'a developer-led race to the bottom and further reduction in minimum standards and guidelines when it comes to apartment developments, without any consultation or engagement with local authorities'.
Labour Party councillor Darragh ­Moriarty said the proposed rules on community and cultural spaces will result in the 'trampling all over local democracy' and described them as a 'retrograde step'.
When will the new rules come into effect?
The proposed new guidelines are due to go before Cabinet today.
If approved, a circular letter will issue to planning authorities and An Coimisiún Pleanála.