Thread by @RobJCurley

A thread about build-to-rent (btr), aparthotels & how the government has rewritten housing policy for the mythical “mobile worker”, at the behest of lobbyists, and the effects of this on housing supply…

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The Irish government’s Design Standards for New Apartments were updated in 2015 for the first time since 2007, just a few years after the vultures were invited in. The changes included the concept of “Centrally managed and operated ‘build to let’ housing for mobile workers”

2/14

By 2018, numerous large scale apartment schemes designed to the new standards were in planning. However, incessant lobbying by investment funds continued for reduction in standards & a receptive FG housing Minister Eoghan Murphy meant change was coming once again…

3/14

The 2018 standards open:
“We are providing new guidance on build-to-rent… shared accommodation, co-living & communal living which enables new & exciting ways to meet the housing needs of key sectors of our society including a young & increasingly intl mobile workforce...”

4/14

Build-to-rent, just like co-living is pitched to the government as the trendy, niche new form of housing for the “mobile worker”. This concept is immediately used as a justification by developers for a higher proportion of small studios & 1-beds for a higher rent yield.

5/14

It’s worth noting that this doc acknowledges government meddling in housing policy, stating “this is the second suite of policy changes in two years. There is now a need for stability in policy terms, so these guidelines can be taken as settled policy for the years ahead.”

6/14

The changes lowered liveability standards for all apartments, w extra exemptions for btr & the other “new & exciting” forms of housing. The effect on supply was immediate. Schemes which were in late planning or which had been granted planning were put on hold overnight…

7/14

…as developers went back to the drawing board, in some cases asking their design teams to redesign to the new lower standards for “normal” apartments, in others asking for complete redesign to co-living or build-to-rent schemes, which were suddenly much more profitable.

8/14

This had a huge effect on supply and many schemes were delayed by years at a time. In some instances, high quality viable schemes were tossed in favour of more lucrative ones which would fall foul of planners, all a product of the Ministers meddling in favour of lobbyists.

9/14

Co-living quickly became so politically toxic that Darragh O’Brien axed it in 2020, not before developers such as Hines slipped in last minute applications ie Player Wills, meaning we have yet to see the end of this “new & exciting” form of housing.

10/14
independent.ie/regionals/hera…

This still leaves btr as the most profitable housing model in town. Most recently, a developer has sought permission for a 75% studio & 1-bed btr scheme on Abbey St in lieu of an aparthotel development. Swapping mobile visitors for mobile workers.

11/14
irishtimes.com/news/ireland/i…

It’s clear that meddling in favour of lobbyists has compromised quality supply & also led to land speculation where only the most lucrative model survives. This comes at the expense of affordable & sustainable communities. The government can address this in 2 simple ways.

12/14

Firstly, repeal SPPR 8 & amend SPPR7 of the Design Standards for New Apartments which incentivise btr above all else through lower standards. The same was done with co-living, & would send out a powerful message that greedy institutional investors can’t “reinvent” housing.

13/14

The second is to tackle land speculation and design of new supply through “Housing for All” to be published this week. Potential strategies for which have already been leaked, let’s hope they go far enough. The solutions are simple. Time to act @DarraghOBrienTD

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