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The Journal
16-07-2025
- Business
- The Journal
Here's how much the government says tiny apartments will save
HOW FAR WILL the government's overhaul of regulations for building apartments go in its bid to reduce costs and entice developers? As announced last week , Housing Minister James Browne wants to boost construction in the sector by tweaking requirements for new apartments, in response to warnings about flagging development . They would pare back the minimum apartment size to approximately the size of two and a half parking spaces and scrap rules on the maximum number of one-bedroom and studio apartments in buildings. Fewer windows and balconies would also be required, while a requirement to have indoor communal or cultural facilities has been scrapped. The proposed changes, contained in the Planning Design Standards for Apartments, Guidelines for Planning Authorities (2025) bill, are aiming for a €50,000 to €100,000 reduction in the cost of construction. This is to be achieved by applying savings to the cost of individual apartments and by changes affecting the whole apartment block. Cutting down on floor space The figures, seen by The Journal , were prepared for the government by the Land Development Agency. Some of the biggest savings for each individual apartment in a new build are found by cutting down on floor space – potentially lessening the cost for a developer of between €30,000 to €43,500. Advertisement The costings show that, at €10-15,000, some of the largest savings in an apartment block could come from the removal of requirements for community and cultural spaces for the new building's residents. Further savings on the cost of each apartment could come from the decrease in dual aspect ratios – meaning an apartment has windows on at least two external walls – and could save a builder as much as €20,000 in certain cases. Another potential reduction is outlined by snipping balconies from new developments, with savings of between €11,000 and €22,000 estimated per apartment. In terms of overall prices, the report outlined minimum savings of €47,000 per apartment depending on how the reductions are made by the builder. Maximum savings are estimated at €85,500 per apartment. Across an entire apartment block – meaning changes such as scrapping community facilities or reducing floor space – minimum savings are estimated at €14,000 while maximum savings come in at €25,000. 'Dark shoe boxes' The changes have been criticised by the Opposition since they were unveiled last week. The Journal / YouTube Sinn Féin housing spokesperson Eoin Ó Broin warned it would mean renters paying higher rents for 'smaller and darker' apartments. Social Democrats housing spokesperson Rory Hearne said the 'liveability' of apartments in Ireland would be much reduced . Hearne raised the issue with Taoiseach Micheál Martin in the Dáil yesterday. Related Reads Dublin city councillors criticise Minister's plans to downsize apartments Taoiseach: 'Some councils took their eye off the ball, they need to go back to housing' House prices have jumped by up to 19% in some counties over the past year The Taoiseach denied that the smaller units will be 'dark shoe boxes'. These are sensible provisions, he said. The new unit designs will suit 'different people looking for different accommodation at different stages of their lives', concluded Martin. The Royal Institute of the Architects of Ireland (RIAI) also raised concerns about the new design rules, stating that while it recognises the pressing challenges raised around the viability and affordability of housing delivery, it is 'deeply concerned' that moves to relax key design safeguards risk undermining the creation of sustainable, high-quality living environments. Such a move could create future long-term challenges for apartment owners and tenants, said the RIAI. The new guidance will allow for development of apartment blocks with single typologies which is completely at odds with the previous work of the Department of Housing to strengthen the sustainable communities approach to delivering homes, the architects group said in a statement. It went on to state that evidence shows the cumulative effects of 'poorly sized and designed homes can contribute to social inequality and reduce overall productivity'. With reporting by Christina Finn Readers like you are keeping these stories free for everyone... A mix of advertising and supporting contributions helps keep paywalls away from valuable information like this article. Over 5,000 readers like you have already stepped up and support us with a monthly payment or a once-off donation. Learn More Support The Journal
The Journal
12-07-2025
- Business
- The Journal
'We wouldn't be able to have a child here': Renters and experts on the shrinking of apartments
QUALITY OF LIFE concerns around the government's plans to reduce minimum apartment sizes have been raised by both experts in housing and people living in already cramped conditions. The new rules, proposed by Housing Minister James Brown to cut building costs , would decrease the minimum apartment size to approximately the size of two and a half parking spaces and scrap rules relating to the maximum number of one-bedroom and studio apartments in buildings. The proposed changes, contained in the Planning Design Standards for Apartments, Guidelines for Planning Authorities (2025) bill, are understood to be aiming for a €50,000 to €100,000 cost reduction per apartment. The government hopes this will improve the viability of apartment building by seeking to address higher development costs, leading to more apartments being built. But sceptics have expressed concern that all that will happen is that people will end up living in properties that are too small for their needs. Leading housing expert, Orla Hegarty, Assistant Professor in the School of Architecture, Planning and Environmental Policy in UCD, has concerns about the impact smaller apartment sizes will have on families and children, and retired people. 'We can say that we aren't building this housing for families or people with children, and those who are struggling, but realistically, they will end up living there, because poor people need somewhere to live,' she said. '32 square metres is tiny, it's two and a half parking spaces, it's smaller than most hotel rooms. We're talking about effectively introducing slum conditions here', she said. 'In the 1930s the council in Dublin very occasionally built one-bedroom flats on the ground floor of housing developments, and a decision was made that that was not appropriate for people, because it's very unhealthy to cook in the room you sleep in, or as an older person, to spend all of your time in one room. Inevitably, once again, we will see retired people living in these units,' Hegarty said. Government plans would allow the creation of more studio apartments, such as this €1,107 per month Rathmines studio. As well as cutting the minimum size, the c hanges included in Browne's reforms include dropping mandatory communal facilities and allowing more one-bed and single aspect apartments in developments. Hegarty feels that questions need to be asked about the role of lobbying by developers in the decision-making process. She has previously given expert advice on construction costs to the Oireachtas Housing Committee, and questions whether the government's claim that developers could save €50,000 to €100,000 per unit with these changes. 'The costing doesn't stack up and there is no evidence for it, none has been produced to date. The apartments will have the same fixtures so all that is being reduced is the structural floorplan', she said. 'No trained architect would have supported this idea. Architecture is about understanding housing in terms of human needs, and there is an obvious need for space. Living, basically in one room, will greatly impact people's mental and also physical health,' Hegarty said. Hegarty also references the lack of public consultation on the issue, with no tenant organisations consulted part of the process, and she expresses concern that developers may seek to make changes to developments already with planning. Advertisement 'The Minister is talking about 57,000 apartment units that are already permitted. If those are redesigned it will have an impact on drainage, water supply, congestion, it will mean more people living in the developments effectively, so there are questions as to how that could possibly happen under the same planning permission, and as to the legality of that,' she added. This studio on North Circular Road is advertised on for €1,650 per month. Social Democrats TD Rory Hearne raised the issue of the 'liveability' of apartments in Ireland if the government were to proceed with the proposed changes and a number of people who already live in small units have echoed those concerns. Rory, who lives in a studio apartment in Dublin city centre, said the proposed changes would be 'tough going' for tenants and would 'probably have a knock-on effect for people's' mental health'. Rory said the hardest part about living in a studio flat is the lack of room to relax and cook. 'You probably tend to go out a lot more because you don't really feel comfortable in your own home', he said, highlighting that not feeling comfortable at home leads to 'unnecessary spending' on eating out. He said 'you wouldn't be looking forward' to cooking as constantly hits himself off cupboards or counters when trying to navigate his kitchen space. 'You're just trying to find space to open a press and not hit your head off it because you forgot how little room you have to manoeuvre', he said. He also finds it hard to relax in the evenings as he doesn't have space for a couch. 'Your living area is your bed', he said. He also feels reluctant to bring guests over due to the lack of space. Lauren Textor pays €1,150 (before electricity bills) to rent a converted garage in Celbridge, Co. Kildare, with her partner. She said one of the hardest things about living in her apartment, which is under 50 square metres, is 'having someone constantly in my space'. Lauren grew up sharing a room with her sister, but said sharing a room as a child feels less claustrophobic than sharing a small apartment as an adult. 'There isn't really room to be alone', she said, explaining that if she were to watch TV in the same room as her partner when he had headphones on, she would still hear everything as the 'space is so small'. The size of their home dictates many decisions Lauren and her partner make. 'We wouldn't be able to have a child here, we can't really have people over', she said, adding that it makes visits from her family in America difficult. She adds that she also only uses IKEA furniture made for specifically for small spaces, something she dislikes as a sustainable shopper. Lauren believes there are a many things they 'don't have the space for' that would make her life 'a little bit easier'. For example, the couple only have enough counter space for a kettle and a toaster. 'I used to love thrifting, now every time I buy something I think, do we have space for this?' Readers like you are keeping these stories free for everyone... A mix of advertising and supporting contributions helps keep paywalls away from valuable information like this article. Over 5,000 readers like you have already stepped up and support us with a monthly payment or a once-off donation. Learn More Support The Journal
The Journal
08-07-2025
- Business
- The Journal
Dublin city council supports emergency motion opposing Browne's reported plans for apartments
DUBLIN CITY COUNCIL has supported an emergency motion opposing reported proposals by Housing Minister's James Browne that would do away with local authorities' power in planning to require community facilities and spaces. It is understood that Browne is bringing the proposals to Cabinet today to make apartments more attractive for developers by altering certain requirements around minimum sizes and communal facilities, with the number of flats in the pipeline drying up according to recent figures . These moves will seek to improve the viability of apartment building by seeking to address higher development costs, reducing costs per unit, according to a housing source. The proposed changes, contained in the Planning Design Standards for Apartments, Guidelines for Planning Authorities (2025) bill, are understood to be aiming for a €50,000 to €100,000 cost reduction per apartment. Advertisement However, following reports of Browne's plans over the weekend , many representatives on Dublin City council erupted, stating that the Minister's reported plans would override years of planning and work put in by the council. At the council's meeting last night where the emergency motion was put forward, tabled by Labour Party councillor Darragh Moriarty and Green Party councillor Claire Byrne, councillors slammed Browne and the lack of communication they have received on the matter. Moriarty, who chairs the council's Community, Gaeilge, Sport, Arts and Culture Committee, said that any plans to 'gut mandatory minimum requirements for vital community and cultural spaces' needed to be examined. 'The City Development Plan obliges developers of sites that are 10,000 sqm or larger to include a minimum of 5% community or cultural space,' he said. Fianna Fáil representatives criticised their fellow councillors for supporting the motion without any official confirmation from Browne. Readers like you are keeping these stories free for everyone... A mix of advertising and supporting contributions helps keep paywalls away from valuable information like this article. Over 5,000 readers like you have already stepped up and support us with a monthly payment or a once-off donation. Learn More Support The Journal
The Journal
06-07-2025
- Business
- The Journal
Housing Minister looks to reduce minimum apartment size to cut cost of construction
HOUSING MINISTER JAMES Browne wants to change the rules for new apartment buildings in a bid to reignite construction in the sector. It is understood that Browne is bringing the proposals to Cabinet this week to make apartments more attractive for developers by altering certain requirements around minimum sizes and communal facilities, with the number of flats in the pipeline drying up according to recent figures . These moves will seek to improve the viability of apartment building by seeking to address higher development costs, reducing costs per unit, according to a housing source. The proposed changes, contained in the Planning Design Standards for Apartments, Guidelines for Planning Authorities (2025) bill, are understood to be aiming for a €50,000 to €100,000 cost reduction per apartment. Advertisement Browne has flagged for some weeks that he has been looking at the issues raised by the construction sector and developers with him around apartment viability, inviting developers to express interest in apartment building last month . He also recently has unveiled plans that would see see rents for newly built apartments tied to the rate of inflation rather than capped at 2% . The drafted guidelines in the latest plan are informed by a costings project undertaken by the Land Development Agency (LDA), which looked at the layout and design of individual of units and the provision communal facilities. The changes included in Browne's reforms include - Apartment mix: to allow more one-bedroom apartments and studios in a building; - Communal facilities: such community facilities within apartment schemes will not be required on a mandatory basis, in a bid to improve the viability of the development; - Minimum sizes of apartments: the current rules require for the majority of apartments within a scheme to exceed minimum size by 10%. The new guidelines reduce this requirement from the majority to a minimum of 25% of apartments; - Dual aspect ratios: the current guidelines require at least 33% dual aspect units in urban locations and 50% in suburban locations to be dual aspect – meaning it has windows on at least two external walls. The new guidelines create a single standard of 25%. While there are changes proposed to community facilities, like garden spaces, it is understood that Browne is to stress to Cabinet colleagues that there will be no downgrading to fire standards, accessibility standards or key environmental standards in the new apartment blocks. This also refers to private open space rules for apartments, with no changes to the recommended sizes of balconies and terraces proposed in the minister's measures. Readers like you are keeping these stories free for everyone... A mix of advertising and supporting contributions helps keep paywalls away from valuable information like this article. Over 5,000 readers like you have already stepped up and support us with a monthly payment or a once-off donation. Learn More Support The Journal
