Orla Hegarty

394. New Apartment Standards – The 21st Century Tenements with Orla Hegarty Reboot Republic - Rory Hearne by Tortoise Shack Media · Episode

🎧 New Apartment Standards the 20th Century Tenements

My conversation with Rory Hearne on Reboot Republic podcast (no paywall) www.patreon.com/posts/patron...

Spotify: open.spotify.com/episode/4DZe...
Apple: podcasts.apple.com/ie/podcast/r...

Image of small chocolate cake slice on a finger tip

the Minister is claiming that “units” will be cheaper, but the building costs the same (& actually fits fewer people)

Cutting the same cake into smaller slices isn’t a “saving” — the slices are cheaper because they are smaller, the cake costs the same

Here's how much the government says tiny apartments will shave off the cost of construction Some of the biggest savings for each individual apartment are found by cutting down on floor space.

❌“Some of biggest savings for each individual apartment are found by cutting down on floor space – potentially lessening cost for a developer of between €30,000 to €43,500”

..this claim is just creative accounting—a studio was already cheaper to build than a 1-bed
www.thejournal.ie/new-apartmen...

Communal, community & cultural space in apartment buildings produce rent—just less rent than more apartments in current market

By allowing developers to do this, the opportunity for other uses—laundry, gym, community room, workshops, & other activity—is lost forever. Unjustified & shortsighted

The RIAl agrees that action is urgently needed to accelerate housing delivery; however, there are other ways of addressing this. In Dublin, land prices are one of the single biggest contributors to the high cost of building homes, partly driven by speculation on land assets as a commodity. While not the only factor, they significantly affect affordability, feasibility, and development timelines. The RIAl believes a better, and more sustainable approach, is for the government to seek greater control of land values in the first instance. Making better use of existing infrastructure that already benefits from essential services like water, heat, electricity, schools, and shops also presents a real opportunity to speed up supply. In this regard, we need to continue incentivising the adaptation and reuse of existing vacant and derelict buildings and properties across the country, including vacant office spaces.

(*The vacancy rate for Dublin office spaces is now at 17.5% according to Savills 2025 Market Outlook Report). The RIAl is advocating for increased resources to be deployed within our local authority housing delivery staff to kick start immediate progress in this vital area. The 2025 RIAI Planning and Development Policy document sets out key strategies to enable improved delivery of our housing and infrastructure needs. This policy also addresses the significant costs associated with prolonged planning and bureaucracy, which must be addressed as a matter of urgency to allow projects in the public interest to proceed without unnecessary obstacles. Action is urgently needed to accelerate housing delivery, but a broader perspective and range of actions is necessary. The recommendations of the Housing Commission highlight this

broader perspective. They emphasise that housing policy must be based on robust assessments of societal need and should account for the full economic and social costs of not meeting Ireland's housing requirements, including the long-term costs of poor-quality planning. They also stress the importance of enabling infrastructure to support sustainable, well-designed development. The government's National Policy on Architecture - 'Places for People' (2022) explicitly prioritises quality and long-term value over short-term cost in the design and delivery of our public building infrastructure. It challenges the traditional lowest-cost procurement model, advocating instead for approaches that consider life-cycle value, design excellence, and sustainable outcomes that benefit communities across Ireland.

The RIAl is available to engage with Ministers, Departments, and all stakeholders to support changes that will improve quality and speed up delivery. As architects, we remain committed to helping meet Ireland's housing needs by ensuring we build not only more homes, but more enduring, inclusive, and sustainable places and homes that deliver real long-term value for our people. The RIAl is the professional body for architects in Ireland, supporting and regulating architects to ensure the highest standards in the built environment. Our members work across the full breadth of the construction industry, playing a vital role in the public and private sectors. They are at the forefront of designing and delivering the homes, schools, workplaces, and civic spaces that shape our communities, projects that prioritise sustainability, safety, and quality of life.

“As architects, we remain committed to helping meet Ireland's housing needs by ensuring we build not only more homes, but more enduring, inclusive, and sustainable places and homes that deliver real long-term value for our people” 2/2

High-quality design is essential to viable, sustainable housing and must not be sacrificed for short-term cost savings The RIAl notes the recent comments by Minister for Public Expenditure, Infrastructure, Public Service Reform and Digitalisation, Jack Chambers on prioritising cost considerations over design in the delivery of buildings, as well as the new apartment guidelines announced last week by Minister for Housing, James Browne. We recognise the pressing challenges raised around the viability and affordability of housing delivery, which are key concerns shared by the RIAl. However, the recent statements appear to suggest a shift in direction to lower-quality solutions driven by short term expediency, rather than long term vision and sustainable solutions that deliver real value for money.

It is critical that we get this right. We are deeply concerned that moves to relax key design safeguards risk undermining the creation of sustainable, high-quality living environments and will create future long-term challenges for apartment owners and tenants. 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. There is evidence that, over time, the cumulative effects of poorly sized and designed homes can contribute to social inequality and reduce overall productivity. It may also diminish Ireland's international competitiveness, particularly in retaining talent who value quality of life. The new proposals also risk causing further delays to delivery of new housing projects as options are reassessed and new designs commissioned, which will take time to work through.

RIAI Royal Institute of Architects of Ireland on apartment standards:

“We are deeply concerned that moves to relax key design safeguards risk undermining the creation of sustainable, high-quality living environments & will create future long-term challenges for apartment owners & tenants” 1/2

Using WhatsApp to negotiate the terms of a ‘construction contract’ “… Are we saying it’s my job mate?”, is a question posed in the case below, and one that no doubt every contractor will ponder after allocating a considerable amount of time and resources to preparing...

🏗️ Court found that WhatsApp messages had concluded in a binding contract between the parties:

“Builder: Are we saying it’s my job mate so I can start getting organised mate?

Client: Yes”
#Construction #Procurement www.engineersireland.ie/News/using-w...

LDA projects lda.ie/projects

Housebuilder Partnerships- lda_ie

LDA Housebuilder Partnerships

“This process is not deemed to be a public works contract as defined under EU Directive & is NOT being run under any procurement procedure governed by these rules”

..so no transparency, no competitive tension, privately negotiated deals lda.ie/projects/hom...

Analysis: Builders blindsided by Browne’s apartment changes

Analysis: Builders blindsided by Browne’s apartment changes

..so builders, planners, architects, QSs, local authorities, tenant organisations —all critical stakeholders— blind-sided

but not Land Development Agency, & some of their key developer partners 🤔 www.businesspost.ie/property/ana...

flammable & inflammable shouldn’t both mean ‘easily set on fire’

Research cautioned Browne new apartment standards bring only marginal savings for most units

Research cautioned Browne new apartment standards bring only marginal savings for most units

“if you only reduce floor area alone by five or six square meters per apartment, you’re only going to save €10,000 or €12,000”
@killianwoods.bsky.social www.businesspost.ie/politics/res...

Construction firm sues over alleged €6.8m defects in glazing to Dublin office block It is claimed there was leaking arising out of the works completed by TEF at the Exo Building and glazing supplied was defective

Construction firm sues over alleged €6.8m defects in glazing to Dublin office block #Construction #Procurement www.irishtimes.com/business/202...

so about 2-3% saving on a €500,000 developer apartment sales price… not 10-20% claimed

[caution: my rough calculation based on very limited information]

[Table with these headings] Measure Min. Saving Max. Saving Applies 1 Allowance for smaller units and more flexible mix (per applicable unit) e.g. 1 bed to studio €30,000 €43,500 Per unit affected 2 Reduction of 10% additional floorspace requirement to 25% in conjunction with omitting larger 3 bed units €4,000 €7,000 AcrossScheme 3 25% Reduction in requirement for dual aspect apartments €6,000 €20,000 Per unit affected 4 Potential reduction in lift and stair cores €2,000 €3,000 Across Scheme 5 Potential reduction in balconies (up to 50%) €11,000 €22,000 Per unit affected 6 Requirements for Community and Cultural Spaces €10,000 €15,000 Across Scheme

2/2 summary table
1. creative accounting, not comparing like with like
2. €4-7,000
3. only applies to 8% units (33-25%) so average €480-1,600
4. Lower fire safety standards/unsafe
5. only applies to 50% units so average €5,500-6,500
6. no detail or evidence provided

tldr; more like €10-15,000

Updated Design Standards for Apartments, Cost Considerations July 2025 The Land Development Agency (LDA) provided advice to the Department of Housing, Local Government and Heritage (DHLGH) in respect of the potential cost savings of individual measures to be included in the updated Design Standards for Apartments, Guidelines for Planning Authorities. It is emphasised that these costs do not apply cumulatively to all units in all developments. Some apply to individual units and others may apply to the scheme as a whole, but each will depend on unit mix and other considerations. They are generalised total gross development costs, which include all hard and soft costs and VAT. Apartment Mix The new Guidelines enable greater flexibility in overall unit mix. It was advised that the current difference in market delivery cost between a studio and a 1-bedroom unit is generally +€30,000; between a 3-person and 4-person 2-bedroom unit is generally +€40,000; and between a 4-person and 5-person 3-bedroom unit is generally +€30,000. The new floor area provisions for studio apartments will further increase the difference by at €11,000-€13,500 for that unit type, increasing the cost difference for a studio to more than €41,000. Enabling the provision of a greater proportion of studio; 3-person 2-bedroom and 4-person and 3-bedroom units in a scheme, will reduce the cost of each unit of each type provided by €30,000-€41,000. Apartment Floor Area The new Guidelines reduce the requirement for a majority of apartments in a scheme that must exceed the minimum apartment floor areas by a min. of 10%, to at least 25%.

It was advised that based on a 100-unit scheme (LDA mix) and an area reduction of 375m2, the cost reduction applicable in achieving minimum areas is between €8,000-€10,000 per home. There is also potential to add c.6 extra apartments for the same floor area. Based on the same consideration and also omitting all 3B5P apartments in a typical LDA mix in a 100-unit apartment block and with an area reduction of 500m2, the cost reduction applicable would be €10,000 to €14,000 per home. There is also potential to add c.8 extra apartments for the same floor area. This input is based on a full omission scenario, whereas the final Guidelines reduce the standard by half that, from just over 50% to 25%, so the saving would be c€4,000-€7,000 across a typical development of 100 units. Dual Aspect The new Guidelines reduce the minimum requirement for apartments to be dual aspect, from 33-50% to at least 25% of units in a development. A higher proportion of dual aspect units, places increased pressure on building efficiencies, floor area, building fabric and cost: Scenario 1 illustrates an 'offset' in block configuration to maximise dual aspect. This leads to an increase in façade area and an increase in cost of €6,000 on affected apartments (i.e. for the affected unit - not a saving per unit), with loss to efficiency and constructability. [floor plan included]

Scenario 2 illustrates a typical 2B4P 'thru-dual aspect' apartment, with an area of 80.5sqm, which is 7.5 sqm larger than the minimum 2B4P apartment size of 73sqm, adding an additional cost of circa €15,000- €20,000 (i.e. for the affected unit - not a saving per unit). [floorplan included] While a wide range, the potential the saving would be in the region of €6,000 to €15,000-€20,000, for each affected unit. Stair Cores The new Guidelines omit the requirement for a maximum of 12 apartments per floor per lift/stair core. A stair core including lift shaft costs approx. €8,000-10,000/unit based on 12 units per floor per core. Building regulations, site specifics and operational effectiveness of layouts are the main drivers of core locations, which will also relate to unit size and mix. Capacity to omit 1 in 3 stair cores would reduce the cost per unit by one-third and to omit 1 in 4 stair cores, would reduce the cost per unit by one-quarter. This could amount to €2,000-€3,000 per unit across a whole scheme.

Balconies circumstances. The new Guidelines enable up to 50% of balconies to be omitted, in particular The cost of the most efficient balcony type - a protuding balcony - ranges from €11,000 for 5sqm to €13,000 for 7sqm. (This may only be realised if balconies are not deployed on a unit) The cost of recessed/inset balconies is higher, as the aggregate cost of a recessed balcony is €20,000-€22,000. (Again, this may only realised if balconies are not required on a unit). The saving could range from €11,000-€22,000 per unit, where applicable. Delivery of Community and other Provision The new Guidelines preclude the imposition of mandatory community and/or cultural floorspace, on an individual development basis. Delivery of community infrastructure can cost in the range of c.€10,000-15,000 per unit but is heavily dependent on specifics of the scheme and the needs of the location.

Department of Housing has today issued “Cost Considerations” aka a breakdown of the claimed €50-100,000 cost savings, by reducing apartment standards. 1/2

Laws to fast-track apartment size changes could result in High Court challenges, lawyers warn Proposed amendments would allow developers with planning permission to apply to build smaller and more apartments

“Laws to fast-track apartment size changes could result in High Court challenges lawyers warn”

New Planning Bill “will go to Seanad for approval on Tuesday, before going back to Dáil on Wednesday”

..& where does rushed legislation always end up? The courts #fail www.irishtimes.com/ireland/hous...

it won’t be a re-application, the *latest plan* is for an internal process that you won’t even know about .. in EU law environmental issues can’t be decided without transparency & public consultation.. so cue the High Court, more cost, more delay..

Orla Hegarty: Is Ireland ready for drab Soviet-style apartment blocks? Government’s new apartment standards are so low they resemble the old Soviet blocks. And while more units may result, they won’t house more people

“Land is valued on “residual” of end value less development costs. When FUTURE rent roll increases it brings up CURRENT land value-a windfall is now booked eventually to be paid in rents & mortgages –worsening “viability” of apartments & widening affordability gap www.irishtimes.com/opinion/2025...

& they were better than what the previous generation had, not worse

Economics 101 supply/demand presumes an open market with no speculation. They need to read they own “rule book” again

the people building them know they won’t be the people paying to operate them, they’ll have made their profit & be gone

'We wouldn't be able to have a child here': Renters and experts on the shrinking of apartments The government have proposed changes which would decrease the minimum apartment size to approximately the size of two and a half parking spaces.

“We can say that we aren’t building this housing for families with children, but realistically, they will end up living there, because poor people need somewhere to live”

“Living, basically in one room, will greatly impact people’s mental & physical health” www.thejournal.ie/apartment-si...

High rise isn’t just more expensive to build —heavier structure, deeper basements, less usable space— they also cost far more to operate & maintain —water has to be pumped up, drainage needs space to come down, wind load adds to heating, lifts go 24/7, very costly & awkward to paint, clean & repair

apartment plan for 1 bedroom apartment showing living room (dual aspect, windows on 2 sides) small bedroom, separate wc, bathroom & kitchen (with window), small entrance hall, stairs (no lift)

Soviet Union post-war housing

above: 1 room (with seperate kitchen) ≈32 m2
below: 2 rooms (with separate kitchen) ≈ 40m2

both dual aspect for daylight & ventilation, & having separate kitchens with windows

This is *better* standard than what’s planned for Ireland in 2025 #housing

floor plan studio apartment

Ireland 2025

Welcome to your new hotel-room-size permanent home

This but now with 5m2 less space (equivalent to 2 double beds) & added bonus of unlimited number of neighbours in close proximity on a long corridor, with all the noise of their music/tv/chat & all the smells of their food & pets 😬

Orla Hegarty: Is Ireland ready for drab Soviet-style apartment blocks? Government’s new apartment standards are so low they resemble the old Soviet blocks. And while more units may result, they won’t house more people

Consider risks of regulatory capture;rejecting evidenced plans & democratic processes;inflating land values;glut of over-priced substandard homes;ignoring 50% households w/children;believing squeezing out washing machine or pram will tip markets in Ireland’s favour www.irishtimes.com/opinion/2025...

Orla Hegarty: Is Ireland ready for drab Soviet-style apartment blocks? Government’s new apartment standards are so low they resemble the old Soviet blocks. And while more units may result, they won’t house more people

35% MORE RENT

“for same development cost & same drain on limited construction resources, Browne has incentivised 78% MORE UNITS, but housed 41% FEWER PEOPLE.

Bizarrely, his initiative may give us poorer quality homes while taking longer and costing more” www.irishtimes.com/opinion/2025...

the costs came from the Land Development Agency- that 💯 means they’re going to be social housing

Orla Hegarty: Is Ireland ready for drab Soviet-style apartment blocks? Government’s new apartment standards are so low they resemble the old Soviet blocks. And while more units may result, they won’t house more people

“imagine 100 apartments, 50 2-bed, 25 1-bed & 25 studios

Using rents for new-build in Dublin it could generate €275,000/month gross

replacing with 178 small studios could bring in €370,000, a 35% increase.. certainly enough to send many back to the drawing board” www.irishtimes.com/opinion/2025...