High density, low standards- the impact of deregulation on urban inclusivity and housing affordability in Ireland

Irish cities, like many others are experiencing a housing crisis. In the years 2015-2018 planning standards were changed with the objective of incentivising private housing development. This included reductions in apartment quality, amenity and space standards , and the deregulation of new housing typologies including accommodation called ‘co-living’ (bedrooms with shared facilities). One consequence of this deregulation is that permanent ‘homes’ now include rooms of 12m2, smaller than a standard car parking space, with communal kitchens and living rooms. Additional storage space, outdoor amenity and parking are negotiable. A housing charity has described co-living as "21st-century bedsits with a glossy makeover" This continues a policy drift to privately-operated institutional housing (including direct provision centres for asylum seekers, homeless family ‘hubs’, purpose built accommodation for students and over 55s). More importantly, it prioritises minimal spaces for city workers over sustainable, integrated and affordable urban communities, designed for the long term needs of the 50% of households that have children. Architect and author Michael Sorkin says: ‘the idea that there is a class of renter tenant who must ever trim their spaces to their demographic status is truly invidious.. an aspirational minimum is one thing; an on-going process of defining that minimum down.. betrays a lack of both imagination and compassion’ . In a speculative market, on which the state is largely reliant for the provision of housing, this has a disruptive effect. There are economic consequences because the resultant inflation in land values and rents impacts on affordability. In the longer term, however, there are implications for sustainable urban growth. If cities apartments are expensive and small, will this result in transient communities and over-crowded homes? And what are the social and environmental costs of displacing families into the commuter belt in search of space and affordability?