Harnessing Architectural and Urban Design for Increased Mid-Rise High-Density Housing Delivery in Ireland
I. Introduction: Navigating Ireland's Housing Challenge with Mid-Rise Density
A. The Irish Housing Context: Demand, Supply, and the Need for Innovation.
Ireland continues to grapple with a persistent housing crisis, marked by a significant and enduring imbalance between housing demand and supply. This imbalance has led to profound affordability challenges across the nation, impacting social equity and creating considerable economic strain.1 Official data indicates that population growth, significantly fueled by net inward migration, has consistently outpaced the increase in available housing stock, thereby intensifying the crisis.3 The repercussions of this situation extend beyond the immediate difficulty of finding a home; they affect Ireland's overall economic competitiveness. The scarcity of sufficient housing at affordable price points, particularly in locations proximate to employment and services, is increasingly hindering employers' ability to attract and retain talent and influencing investment decisions.3 Furthermore, the displacement of individuals and families to peripheral locations in search of affordability can lead to the development of transient communities and contribute to unsustainable urban sprawl, with associated social and environmental costs.1 The Irish government's "Housing for All" plan, with its ambitious targets for housing delivery, underscores the scale and urgency of this multifaceted challenge.4
In this challenging environment, mid-rise high-density (MRHD) apartment developments are emerging as a strategic and potentially transformative response. This housing typology aligns with national objectives for more sustainable urban growth patterns and the efficient utilisation of valuable urban land.5 By offering a model that can increase housing supply within existing urban footprints, MRHD developments present a pathway to address both the quantitative and qualitative aspects of Ireland's housing needs.
B. Defining Mid-Rise High-Density (MRHD) Apartments.
Mid-rise high-density (MRHD) typically refers to residential buildings that range from three to eight storeys in height.5 This scale offers a critical balance between the lower densities characteristic of suburban sprawl and the often-imposing scale of very tall high-rise towers. MRHD developments are capable of achieving significant residential densities, often ranging from 50 to over 300 dwellings per hectare (dph) depending on the specific urban context and design approach, as envisioned by recent Irish planning guidelines.8
Crucially, this typology can achieve such densities while potentially maintaining a human scale that integrates more harmoniously into existing urban fabrics compared to taller structures.7 MRHD developments are distinct from traditional low-density suburban housing, which consumes extensive land, and from city-centre high-rise towers, which may not be appropriate or feasible in all urban settings. The unique characteristics of MRHD make it a versatile solution suitable for a variety of urban and suburban consolidation contexts across Ireland, offering a means to intensify land use without necessarily resorting to very tall buildings.
C. Report Aims and Structure.
This report aims to provide an expert-level analysis of the potential for increasing housing delivery in Ireland through the architectural and urban design of MRHD apartment developments. It will investigate the contribution of thoughtful design to the creation of sustainable and liveable MRHD communities. Specific reference will be made to the work and design philosophy of David Williams & Co Architects, alongside other pertinent Irish and international case studies. The report will also critically examine the Irish government's "Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities" (2024). Furthermore, it will evaluate the benefits, challenges, and future opportunities associated with MRHD developments in Ireland, consistently emphasizing the indispensable role of good architectural design in delivering sustainable new housing of this nature.
The subsequent sections will navigate this complex terrain: Section II will scrutinize the Irish policy framework enabling compact urban settlements. Section III will profile David Williams & Co Architects and their approach to sustainable housing. Section IV will draw lessons from Irish and international MRHD case studies. Section V will explore the multifaceted benefits of MRHD. Section VI will address the significant challenges to its delivery. Section VII will delve into the pivotal role of architectural and urban design. Section VIII will consider future trajectories and innovations. Finally, Section IX will offer recommendations for accelerating sustainable MRHD housing delivery, followed by a concluding statement in Section X.
II. The Irish Policy Framework: Enabling Compact Urban Settlements
A. Analysis of the "Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities" (2024).
A cornerstone of Ireland's evolving approach to housing and urban development is the "Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities," issued by the Department of Housing, Local Government and Heritage in January 2024.9 These comprehensive guidelines supersede the previous 2009 iteration and establish national planning policy aimed at fostering sustainable residential development and the creation of compact, vibrant settlements throughout the country. They are designed to build upon and expand the higher-level policies articulated in the National Planning Framework (NPF).9
The key objectives of the 2024 Guidelines are multifaceted, focusing on achieving compact growth, promoting high-quality urban design and placemaking, and facilitating a greater diversity of housing options to meet varied societal needs.9 A central feature of the guidelines is the introduction of nuanced residential density ranges. These ranges are responsive to the specific settlement size and its context, acknowledging the distinct characteristics of cities, large and medium-sized towns, and smaller towns and villages.8 For instance, in the centres of Dublin and Cork City, net densities of 100-300 dph are encouraged, while urban neighbourhoods in these cities are targeted for 50-250 dph. Similarly, centres in Limerick, Galway, and Waterford are guided towards 100-250 dph.8 There is a general presumption against densities exceeding 300 dph unless such development is explicitly plan-led.8
The Guidelines also introduce revised development standards for housing through Specific Planning Policy Requirements (SPPRs), which are critical for enabling MRHD developments. These include:
SPPR 1 (Separation Distances): The minimum separation distance between opposing windows has been reduced from 22 metres to 16 metres, with provisions for further reductions in certain circumstances. This allows for more compact urban forms and efficient site layouts.8
SPPR 2 (Minimum Private Open Space Standards for Houses): Minimum requirements for private open space for houses have been reduced (e.g., 20 sq. m for a one-bedroom house), with increased flexibility where high-quality communal open space is provided as part of a development.8
SPPR 3 (Car Parking): Car parking provision is to be minimized, substantially reduced, or potentially eliminated in areas with high accessibility to public transport and services. In areas of medium accessibility, substantial reductions are also mandated.8
SPPR 4 (Cycle Parking and Storage): For residential units that do not have ground-level private open space or have smaller terraces, a general minimum standard of one cycle storage space per bedroom is to be applied, with visitor cycle parking also required.8
It is important to note that the requirement for public open space (POS) is now articulated as Policy and Objective 5.1 within the Guidelines, rather than an SPPR. This policy stipulates that new residential development should typically provide a minimum of 10% and not more than 15% of the net site area as public open space.8
A significant aspect of the SPPRs is their statutory power: they supersede any conflicting provisions within current Local Authority Development Plans.8 This ensures a consistent national approach to key design parameters. The Guidelines also anticipated the publication of an associated non-statutory Design Manual in early 2024, intended to provide further detailed guidance.8
The 2024 Guidelines represent a considerable policy evolution towards facilitating higher residential densities and a broader array of housing typologies, including MRHD apartments. By relaxing previously restrictive standards, such as those pertaining to separation distances and car parking, the new framework directly addresses some of the viability concerns that have historically hindered apartment development in Ireland. The reduction in separation distances, for example, allows for a greater number of units to be accommodated on a given site, while diminished car parking requirements can lower overall construction costs and free up valuable land for residential or amenity use. These changes, combined with more flexible open space standards, cultivate a more favourable regulatory environment for MRHD projects, which often faced challenges under older, more suburban-focused planning rules. This policy adjustment is a clear attempt to make the national goal of compact growth more achievable in practice.
However, the reclassification of public open space provision from an SPPR to a Policy and Objective warrants attention. SPPRs carry immediate overriding authority over conflicting local development plan provisions. Policy objectives, while significant, are typically integrated into Development Plans over time through formal variation processes. As highlighted in analyses of the guidelines 8, this means that if a current Development Plan contains a different POS requirement, that local provision might take precedence over the 10-15% guideline figure until the Development Plan is formally amended. This could lead to some variability in the application of POS standards across different local authority areas in the short to medium term, potentially impacting the consistency of green space provision in new developments during this transitional period.
B. "Housing for All": Strategic Alignment with MRHD Development.
"Housing for All," launched as the Irish government's comprehensive housing strategy, sets an ambitious target of increasing housing supply to an average of 33,000 new homes per year over the next decade. The plan aims for an optimal mix of social, affordable, and private housing, available for both sale and rent.4 MRHD developments are well-positioned to make a substantial contribution towards achieving these targets, particularly in the delivery of affordable purchase and cost-rental homes in urban and accessible suburban locations.4
Several key pillars of the "Housing for All" plan are directly relevant to the promotion of MRHD. These include the overarching goal of increasing new housing supply, measures to address vacancy and make more efficient use of existing stock, and significant planning system reforms.4 Notable planning changes designed to support housing delivery include the introduction of Land Value Sharing measures (whereby the State shares in land value uplift from re-zoning decisions), an increase in the Part V social and affordable housing contribution from 10% to 20% for new developments, and the establishment of a new planning process for large-scale residential developments to replace the previous Strategic Housing Development (SHD) mechanism.4
While "Housing for All" provides the strategic impetus and quantitative targets for increased housing output, its success in fostering sustainable MRHD communities is intrinsically linked to the effective implementation of the detailed planning and design parameters set out in the "Sustainable Residential Development and Compact Settlements Guidelines." Moreover, achieving these goals necessitates overcoming systemic challenges that have long plagued the Irish housing sector, such as delays within the planning system and persistently high construction costs 3 – issues that the "Housing for All" plan also aims to address through various reforms and initiatives.4 The interdependence of these policy instruments is clear: the ambitious supply targets of "Housing for All" require the enabling design framework of the Compact Settlements Guidelines and the resolution of broader systemic blockages to be fully realized as high-quality, sustainable MRHD developments.
C. The National Planning Framework (NPF) and its Emphasis on Compact Growth.
The National Planning Framework (NPF) serves as Ireland's overarching long-term strategic planning document. A core objective of the NPF is the achievement of compact growth, which entails directing a significant proportion of future development into existing built-up areas to create more sustainable and resilient cities and towns.6 Specifically, the NPF mandates that at least half of all new homes delivered within Ireland's cities should be located within their existing urban footprints.6
MRHD developments directly support these NPF objectives by facilitating the densification of urban areas, thereby making more efficient use of serviced land and helping to curtail unsustainable urban sprawl into the countryside.5 The National Economic and Social Council (NESC) has explicitly welcomed the provisions within the 2024 Compact Settlements Guidelines that encourage more compact 'own door' housing types in appropriate locations, viewing these as a practical means to advance the NPF's compact growth agenda.12 The alignment between the NPF's strategic vision and the detailed guidance for MRHD underscores a coherent policy direction aimed at reshaping Ireland's urban development patterns towards greater sustainability and efficiency.
III. David Williams & Co Architects: A Profile in Sustainable Irish Housing
A. Design Philosophy: Joyful Efficiency, Sustainability, and Community Focus.
David Williams & Co Architects (dwco.ie) is an architectural practice based in Ireland, actively contributing to the Irish built environment with a distinct design philosophy.13 It is important to distinguish this firm from other entities sharing similar names, such as David Williams Golf Design 17 or the Texas-based architect David Reichard Williams 19, as their work and focus are unrelated to the Irish housing context under discussion.
The core values of David Williams & Co Architects are encapsulated in their principle of "Joyful Efficiency." This philosophy guides their creation of buildings that are "simple, joyful and efficient," designed to meet and often surpass client expectations while maintaining operational efficiency and meticulous attention to detail.13 A profound commitment to both social and environmental sustainability is central to their practice. They aspire to create "long-life, low-energy, environmentally and socially sustainable buildings which will stand the test of time and last for generations".13 This commitment extends to proactive research and development aimed at reducing the embodied carbon in their projects, exemplified by their use of GGBS (Ground Granulated Blast-furnace Slag) as a partial cement replacement in concrete to lower its carbon footprint.13
Furthermore, the firm emphasizes a deeply collaborative approach, working closely with clients and stakeholders. This involves fostering clear communication and developing a thorough understanding of the unique needs, aspirations, and context of each project and its future inhabitants, ensuring that the resulting designs are meaningful and contextually rooted.13
B. Relevant MRHD Projects and Approaches.
David Williams & Co Architects' portfolio and ongoing work include several projects relevant to the MRHD sector, showcasing their design philosophy in action:
Lisloose Housing: This proposed development in County Kerry features 58 apartments, a creche, and retail units. The design ambition is to create "good, robust, and adaptable homes with a long lifecycle".14 The project employs simple building plans that share a common list of architectural ingredients. A key design strategy involves rotating each building differently on the site. This approach serves multiple purposes: it creates a variety of public outdoor landscaped spaces for residents to enjoy, gives each apartment a unique outlook, and optimizes access to sunlight. The overarching concept is to establish well-designed apartments centered around a variety of useful communal open spaces, aiming for a cohesive development where "the whole is greater than the sum of its parts".14
Matt Talbot Road: This project involves 27 new social apartments arranged around a planted courtyard. A notable aspect of this development is its delivery via Modern Methods of Construction (MMC).15 David Williams & Co Architects served as the technical design and construction stage architect for these homes.16
Other Apartment Projects: The firm's 'Sketchbook' section on their website provides glimpses into other MRHD endeavors. This includes news of planning permission being granted in October 2023 for 58 new high-quality dual-aspect apartments within a larger masterplan of 230 new homes. Additionally, in March 2023, they were engaged in design work for three new apartment buildings, with a Large Residential Development (LRD) planning application anticipated.15
Use of Modern Methods of Construction (MMC): The firm's engagement with MMC, such as the use of offsite precast concrete structures for the 27 social apartments at Matt Talbot Road 15, indicates a proactive adoption of innovative construction techniques aimed at enhancing efficiency and potentially sustainability in housing delivery.
C. Contributions to Social and Affordable Housing through MRHD.
David Williams & Co Architects demonstrate a significant engagement with the social and affordable housing sector through their MRHD work. Projects like Matt Talbot Road directly contribute to the social housing stock.16 Their involvement as part of the Technical Advisor team for Kerry County Council for 34 new homes in Dingle 15 and their work on a masterplan for new social housing in November 2021 15 further underscore this commitment. The principal, David Williams, has also contributed to the broader discourse on social housing quality through reviews published in professional journals like Architecture Ireland (June 2021).15
The portfolio and stated philosophy of David Williams & Co Architects illustrate a consistent and practical application of sustainable and community-focused design principles within the MRHD sector, with a particular emphasis on social housing. Their core tenets of "joyful efficiency" and the creation of "long-life, low-energy" buildings 13 directly resonate with the key requirements for high-quality, sustainable housing delivery articulated in Irish national policy. This connection between their guiding principles and their built or proposed work—such as the adaptability and communal focus of Lisloose Housing 14 or the MMC-delivered social housing at Matt Talbot Road 16—demonstrates a coherent approach to addressing contemporary housing challenges.
Moreover, the firm's adoption of Modern Methods of Construction for social apartment delivery 15 suggests a forward-thinking strategy to tackle significant challenges within the Irish housing sector, namely construction efficiency and cost control.20 The broader construction industry in Ireland is increasingly looking towards offsite construction and MMC as means to improve delivery speed, enhance sustainability, and reduce reliance on traditional onsite labor.22 By actively implementing these methods, David Williams & Co Architects position themselves at the forefront of adopting innovative solutions to well-documented industry problems, potentially offering models for more efficient and sustainable housing provision.
IV. Learning from Precedent: Case Studies in Mid-Rise High-Density Living
Examining successful case studies, both within Ireland and internationally, provides invaluable lessons for optimizing the design and delivery of MRHD apartment developments. These precedents offer insights into achieving density, quality of life, sustainability, and community integration.
A. Exemplary Irish Developments:
Several Irish MRHD projects have garnered acclaim for their design quality and contribution to urban living, serving as important benchmarks:
The Residences at Sandford Lodge (Shay Cleary Architects): Located in Dublin, this development is notable as "Ireland's first completed low-rise, high-density residential development".24 It achieves a density of approximately 100 units per hectare—comparable to that of taller apartment buildings—while maintaining a maximum height of three storeys.25 The design emphasizes high-amenity, generously sized units, each with private open terraces or gardens and benefiting from double or triple aspects to maximize sunlight and daylight.24 Architecturally, it presents a modern interpretation of traditional brick houses, designed to fit sensitively within its context.24 A central courtyard is a key feature, thoughtfully designed to prioritize children's play, thereby enhancing community interaction and safety.24 Sustainability is a core component, with the project achieving BREEAM Excellent certification, incorporating passive energy design principles, deriving a minimum of 20% of its energy from renewable sources, and featuring a high-performance building envelope.26 The Irish Green Building Council has recognized it as an exemplary model of carbon efficiency in a low-rise, high-density context, addressing both the housing crisis and the climate emergency.26 Its success was underscored by winning the Housing Project of the Year 2024 at the Dezeen Awards.24
Marianella, Rathgar, Dublin (O'Mahony Pike Architects): This project is lauded as an "exemplar of successful consolidation and intensification of a low-density suburban area".27 Developed on a 2.36-hectare site, it comprises 208 residential units, achieving a density of approximately 88 units per hectare.27 The design is strongly grounded in its context, featuring a new public park that integrates existing mature trees and reads as an extension of the nearby Rostrevor Park. The development is arranged as a series of terraces and linear buildings interspersed with landscaped courtyards and routes, all maintaining strong visual connections to the public open space. Pedestrian permeability is a key characteristic, with clear definitions between private, communal, and public areas. Brick facades are used to provide material continuity throughout the public realm.27 Marianella was awarded the RIAI Silver Medal for Housing 2018-2019, Ireland's highest accolade for a housing project.27
Clancy Quay, Dublin (O'Mahony Pike Architects): This multi-phase redevelopment of a historic former barracks complex on the banks of the Liffey showcases a sensitive approach to urban regeneration and densification.28
Phase 2 delivered 163 residential units on a 2.1-hectare site (approx. 77 u/ha). It includes two apartment buildings, contemporary terraced housing, the conservation of nine protected structures, and the creation of a new public open space, Cambridge Square, where contemporary and historic structures coexist.29 This phase received an RIAI Housing Award in 2018.29
Phase 3 completed the redevelopment with 246 units on a 1.36-hectare site (approx. 180 u/ha). It features a new urban block that frames the historic Officers' Mess (a protected structure) and establishes a strong urban edge. Modulated taller elements act as a gateway to the area.30 This phase achieved BREEAM Excellent certification for its incorporation of environmental, biodiversity, and well-being features. The overall Clancy Quay development dedicates almost 7.3 acres to outdoor public realm and community spaces, including gardens, courtyards, and playgrounds.28
Lessons from Urban Regeneration Projects (Adamstown, Dublin Docklands, Fatima Mansions/Herberton): Broader urban regeneration initiatives in Dublin also offer critical lessons. The NESC research report "Socially Integrated Housing and Sustainable Urban Communities" 31 examined approaches to densification, such as shifting from modernist slab-blocks to higher-density apartments within urban blocks, or from low-density housing to terraced forms. While these efforts often led to significant improvements in the quality of life within social housing neighbourhoods, the success of social mix policies in fostering genuine integration was found to be "less than convincing".31
These regeneration projects highlighted significant challenges, including the detrimental impact of economic crises on project delivery (e.g., delayed infrastructure in Adamstown, increased vacancy and social problems in Fatima/Herberton). The research underscored the critical need for sustained government commitment, coherent housing policy, active land management, and supportive economic and social policies. It concluded that while design and density are important, they are insufficient in isolation and must be embedded within a broader framework of social inclusion and pragmatic delivery mechanisms.31
The Adamstown Strategic Development Zone (SDZ), planned for 10,150 residential units, aimed to set new benchmarks for European town planning but faced delivery challenges, emphasizing the importance of providing infrastructure in tandem with residential occupation.31 The Dublin Docklands regeneration attracted new, younger, more affluent, and ethnically diverse populations; however, it also raised concerns about long-term sustainability if residents ultimately prefer lower-density living, alongside issues of gentrification and the creation of new socio-economic divisions.33
These successful Irish MRHD case studies, such as The Residences at Sandford Lodge and Marianella, powerfully demonstrate that achieving high residential density does not invariably necessitate high-rise construction. They prove that low-to-mid-rise forms can achieve substantial densities while respecting local context, providing high levels of amenity for residents, and fostering a strong sense of community. Sandford Lodge, for example, achieves 100 units per hectare within a three-storey envelope 25, while Marianella achieves approximately 88 units per hectare while integrating a significant new public park.27 Both projects are award-winning and have been praised for their design quality and sensitive contextual integration. These examples provide tangible and inspiring precedents for future developments under the new "Sustainable Residential Development and Compact Settlements Guidelines," challenging outdated notions that density must always equate to tall buildings.
Simultaneously, the experiences from larger urban regeneration projects like Adamstown and the Dublin Docklands offer sobering reminders. While MRHD typologies can be instrumental in transforming urban areas and increasing housing supply, their long-term success and social sustainability are critically dependent on factors beyond physical design. These include robust and consistent state support, truly integrated planning that considers social and economic dimensions alongside the physical, and effective ongoing management strategies, particularly in developments with mixed tenures.31 The EESC report's emphasis on the need for coherent housing policy, active land management, and supporting economic and social policies 31 underscores that architectural solutions for MRHD must be embedded within a supportive and holistic socio-economic and governance framework to achieve lasting positive outcomes.
B. International Perspectives: Principles for Irish Application.
International experience offers a rich seam of inspiration and practical approaches for MRHD development that can be adapted to the Irish context:
Dutch Models (e.g., Shift Architecture Urbanism - Schiehaven Noord, Rotterdam): The Netherlands has a strong tradition of innovative urban planning and housing design. Projects like Schiehaven Noord in Rotterdam, by Shift Architecture Urbanism, exemplify the Dutch approach to inner-city densification, often focusing on the transformation of former industrial or port areas.34 These schemes typically feature a varied mix of housing tenures (including affordable and market-rate units) and prioritize the creation of high-quality public and collective green spaces. A common design strategy involves a "Rotterdam layer" of buildings typically 3-6 storeys high, which define streets and courtyards at a human scale, sometimes complemented by carefully placed taller accents (up to 15 storeys in Schiehaven Noord). Key principles include interconnected courtyards, ensuring buildings have active frontages on all sides ("no backsides"), and designing carefully considered transitions between private, collective, and public realms. Pedestrian and bicycle access is consistently prioritized.34 Another Shift AU project, Domūs Houthaven, showcases a model of compact apartments integrated with extensive shared facilities and a strong community focus, promoting sustainable high-density living through efficient use of space, energy, and materials.34
Danish Approaches (e.g., Gehl Architects): Danish design, heavily influenced by figures like Jan Gehl, is renowned for its people-centric philosophy.35 The core principle is "making cities for people," which translates into a focus on the quality of public spaces, the "life between buildings," fostering social interaction, enhancing walkability, and improving the overall quality of life at the human, eye-level scale. This approach relies on empirical analysis of how people use spaces, understanding social behavior, and employing placemaking strategies to create vibrant and inclusive urban environments.35 While much of Gehl's work focuses on public realm design, its principles are highly relevant to MRHD. An example of Danish residential design is the Lighthouse tower in Aarhus by 3XN, which, although a high-rise, integrates terraced housing elements to foster a sense of smaller community ambiance and features a sunlit public promenade with cafes and shops to encourage interaction.37
Finnish Innovations (Sustainable Timber Construction): Finland has become a leader in the use of engineered timber products—such as Cross-Laminated Timber (CLT), Laminated Veneer Lumber (LVL), and solid timber studs—for mid-rise apartment buildings, typically ranging from 3 to 8 storeys.38 The benefits of this approach are significant: timber has a much lower embodied carbon footprint than conventional materials like concrete and steel, and it acts as a carbon store for the lifetime of the building.41 Timber construction also lends itself well to off-site manufacturing techniques, such as 3D volumetric modules or 2D panelized systems, which can lead to faster construction times, improved quality control, and reduced on-site waste.38 Architecturally, Finnish mid-rise timber buildings often feature prismatic forms, efficient peripheral core layouts, and achieve good overall space efficiency.38
These international examples, particularly those from the Netherlands and Denmark, highlight the profound importance of adopting a holistic and integrated approach to MRHD. This involves more than just achieving numerical density targets; it requires the thoughtful integration of diverse housing typologies, the prioritization of high-quality, accessible public realm and shared amenities, and the active design of spaces that encourage community interaction and social cohesion. The Dutch emphasis on the "Rotterdam layer" of 3-6 storeys creating human-scaled courtyards 34, and Gehl's philosophy focusing on the "life between buildings" 35, offer valuable lessons for Ireland as it seeks to intensify its urban areas in a manner that is both sustainable and highly liveable. These precedents demonstrate that density can be a catalyst for positive urban transformation when guided by strong design principles.
Furthermore, the success of Finnish architects and developers in utilizing timber for mid-rise construction 38 presents a compelling opportunity for Ireland. Given Ireland's own growing timber resources, particularly Sitka spruce which is suitable for construction-grade timber 42, there is significant potential to adopt similar sustainable construction methods for MRHD developments. This could lead to a substantial reduction in the embodied carbon of new housing, aligning with national and international climate action goals. However, realizing this potential will require an evolution of Irish building regulations, particularly concerning fire safety codes and height limitations for combustible materials in multi-storey buildings.41 Current regulations, which can limit timber construction to around four storeys or 10 metres in height 41, may need to be reviewed in light of international advancements and performance-based safety standards to unlock the full benefits of this sustainable construction pathway.
V. The Multifaceted Benefits of Mid-Rise High-Density Apartments in Ireland
The adoption of MRHD apartment developments offers a wide array of interconnected benefits that align with Ireland's strategic goals for sustainable development, economic efficiency, and enhanced quality of life.
A. Efficient Land Utilisation and Compact Growth.
One of the primary advantages of MRHD is its capacity for highly efficient land utilisation, particularly when compared to traditional low-density suburban sprawl.5 This efficiency is a central tenet of both the National Planning Framework and the "Sustainable Residential Development and Compact Settlements Guidelines," which advocate for concentrating development within existing urban footprints.6 By accommodating more dwellings on a smaller land area, MRHD helps to consolidate urban areas, thereby reducing the pressure for outward expansion and minimizing encroachment on valuable agricultural land and natural greenfield sites.5 This compact form of growth is crucial for creating more sustainable urban environments.
B. Supporting Sustainable Transport and Local Amenities.
Higher residential densities, as achieved through MRHD, are fundamental to supporting the viability and frequency of public transport services, including bus, tram, and rail networks.11 A critical mass of population is necessary to make these services economically sustainable and attractive alternatives to private car use. Research and policy suggest that net residential densities in excess of 50 dwellings per hectare are particularly appropriate for development along public transport corridors.45 Furthermore, MRHD can be instrumental in realizing the "15-minute city" or "10-minute town" concept, where residents have convenient access to a wide range of daily needs—such as shops, schools, healthcare, and recreational facilities—within a short walk or cycle from their homes.11 This reduces travel distances and promotes healthier, more active lifestyles.
C. Economic and Environmental Advantages.
The compact nature of MRHD developments translates into significant economic and environmental benefits. From an economic perspective, denser development patterns can lead to reduced per capita costs for the provision and maintenance of public infrastructure and services, such as roads, water supply, and waste management.11 Environmentally, MRHD contributes to lower carbon emissions. This is achieved through several mechanisms: reduced car dependency due to better access to public transport and local amenities; inherently more energy-efficient building typologies (apartments generally have lower operational energy consumption per capita compared to detached houses); and the increased potential for implementing district heating systems in denser areas.2 Moreover, by bringing more people to live centrally, MRHD can play a vital role in revitalizing town and city centres, supporting local businesses, reducing building vacancy and dereliction, and creating more vibrant urban cores.11
D. Fostering Community and Social Interaction.
When well-designed, MRHD developments have the potential to foster a stronger sense of community compared to sprawling, car-dependent suburbs where opportunities for casual interaction may be limited.47 The inclusion of shared amenities, such as communal gardens, residents' lounges, rooftop terraces, and play areas, can provide valuable spaces for social gathering and interaction.7 Thoughtful urban design that prioritizes pedestrian-friendly public realms, well-overlooked spaces, and active ground-floor uses can further enhance opportunities for casual encounters and contribute to a more cohesive social fabric.
The benefits derived from MRHD are not isolated but are part of a deeply interconnected system. Efficient land use allows for a higher concentration of population within a given area. This increased population density, in turn, creates the critical mass necessary to support viable and frequent public transport services and a diverse range of local amenities. The improved accessibility to transport and services reduces reliance on private cars, leading to lower carbon emissions and less traffic congestion. Simultaneously, this concentration of people and activity can create opportunities for more vibrant, walkable communities with enhanced social interaction. This interplay of factors can create a virtuous cycle, where each benefit reinforces and amplifies others, contributing to more sustainable, economically efficient, and socially vibrant urban environments.
VI. Overcoming the Hurdles: Challenges to MRHD Delivery in Ireland
Despite the compelling benefits, the widespread delivery of MRHD apartment developments in Ireland faces a range of significant challenges spanning economic, regulatory, infrastructural, and socio-cultural domains.
A. Economic Viability and Construction Costs.
A primary hurdle is the economic viability of apartment construction, particularly for medium-rise buildings, which can be more expensive per unit to construct than traditional houses.20 Analysis has indicated a "viability gap"—the difference between the total cost of development and the achievable sales price or rental income—in the region of 20% to 30% for medium-rise apartments in both suburban and urban locations in Ireland.49
"Hard costs," which encompass the direct expenses of materials and labour ("bricks and mortar"), accounted for approximately 47% of the total development costs for medium-rise apartment blocks in a 2020 SCSI report, an increase from 43% in 2017.21 "Soft costs"—which include professional fees, development levies, VAT, finance costs, and marketing expenses—are also substantial, making up around 41% to 42% of the total.20 Specific elements such as car parking requirements (though these are being relaxed under new guidelines), development contributions, the prevailing VAT rate on construction, and the cost of finance all contribute significantly to the overall cost burden.20 Government initiatives like the "Housing for All" plan and the Croí Cónaithe (Cities) Scheme aim to address this viability gap by providing targeted funding and support mechanisms.4
B. The Planning System: Bottlenecks and Opportunities for Reform.
The Irish planning system has frequently been cited as a significant impediment to housing delivery. It has been described by some stakeholders as dysfunctional, outdated, and a major source of delays and additional costs for development projects.50 Reports have indicated that as many as 70,000 homes have been held up within the planning process due to appeals to An Bord Pleanála or judicial reviews in the courts.50
The Strategic Housing Development (SHD) process, which operated from 2017 to 2021 and was designed to fast-track planning applications for large-scale residential developments by allowing direct application to An Bord Pleanála, encountered its own set of difficulties. Despite its intentions, the SHD system faced high rates of judicial review and, in some cases, low commencement rates for approved developments, which ultimately hindered its overall effectiveness in rapidly increasing housing supply.51 This experience highlighted inherent tensions between the goals of planning efficiency, the protection of democratic processes, and the pursuit of broader social equity objectives in urban development.51
In response to these challenges, the Planning and Development Act 2024 has been enacted with the aim of streamlining planning processes, improving consistency, and reducing delays, including reforms to the judicial review system.3 However, resource constraints within key statutory bodies like An Bord Pleanála, such as reported low numbers of planning inspectors 50, can also contribute to processing backlogs and extend decision timelines.
C. Infrastructure Capacity and Investment Needs.
The successful development of dense urban areas, including MRHD schemes, is contingent upon the availability of adequate supporting infrastructure. This includes robust transport networks, sufficient water and wastewater treatment capacity, reliable energy supplies, and accessible social amenities such as schools, healthcare facilities, and recreational spaces.11 Deficiencies in any of these areas can act as a significant constraint on growth and undermine the quality of life in newly developed areas.
Ireland faces ongoing challenges in translating its considerable infrastructure investment commitments into timely on-the-ground delivery. Issues such as planning bottlenecks for infrastructure projects, limited contractor capacity within the construction sector, and cost overruns have historically impeded progress.52 Furthermore, the increasing demand from energy-intensive developments like data centres places additional pressure on the national electricity grid, a factor that must be considered in the context of overall urban development capacity and energy planning.52
D. Public Perception, Affordability, and Cultural Preferences.
Socio-cultural factors also play a role in the uptake of MRHD living. There remains a traditional preference among a segment of the Irish population for "own door" houses with private gardens, as opposed to apartment living.11 This is reflected in market trends; for example, only 26% of housing completions in 2024 were reported as apartments.11
Opposition from existing residents to new developments in their locality, often termed NIMBY ("Not In My Back Yard") sentiment, can also pose a significant challenge. Such opposition, which may stem from concerns about potential impacts on property values, increased traffic, or perceived negative changes to neighbourhood character, can lead to planning objections and delays.53
Affordability remains a critical concern, even with the introduction of new design guidelines aimed at improving viability. For instance, research from 2020 indicated that the lowest-priced low-rise suburban apartments still required a household income of at least €98,000 to be affordable.21 There is also a risk that policy measures aimed at incentivizing supply through deregulation, if not carefully balanced with robust quality standards, could lead to "high density, low standards" outcomes. This could manifest as very small apartment units that may not be suitable for long-term living or for families, potentially impacting the future sustainability and liveability of these developments.1
E. Quality of Life Concerns in Denser Environments.
Achieving a high quality of life in denser urban environments is paramount but presents specific design challenges. Ensuring adequate levels of daylight penetration and sunlight access, sufficient internal space, appropriate privacy between units and from public areas, effective acoustic insulation against noise, and access to meaningful green space are all crucial for resident well-being.1 Poorly designed high-density developments can suffer from issues such as excessive noise transmission, lack of privacy, overshadowing, and insufficient or poor-quality amenity space, all of which can detract from the living experience.57
A fundamental tension exists between the strong policy impetus for increased urban densification in Ireland—driven by the urgent need for more housing and the pursuit of sustainability goals—and a complex array of economic, systemic, and socio-cultural realities. The high costs associated with apartment construction 20 and persistent delays within the planning system 50 make the delivery of MRHD inherently challenging from a development perspective. Concurrently, a traditional public preference for houses over apartments 11 and the potential for local opposition (NIMBYism) to denser development proposals 53 add further layers of complexity to realizing compact growth objectives.
Furthermore, the intense focus on "viability" and the desire to fast-track housing delivery, as seen with mechanisms like the former SHD process 51, can, if not managed with extreme care, lead to undesirable compromises on design quality and long-term liveability. There is a palpable risk, as highlighted by some commentators 1, that an excessive dilution of standards in pursuit of quantity could inadvertently create the "slums of the future." This underscores the critical importance of embedding and enforcing robust design standards within densification policies. The new 2024 "Sustainable Residential Development and Compact Settlements Guidelines" 8 attempt to navigate this delicate balance by providing increased flexibility in certain areas while still stipulating essential minimum standards for quality.
VII. The Pivotal Role of Architectural and Urban Design in Sustainable MRHD
Architectural and urban design are not merely aesthetic considerations in the development of MRHD apartments; they are fundamental determinants of their success, sustainability, and the quality of life they offer to residents. Thoughtful design is the critical interface that translates policy aspirations for compact growth into tangible, liveable, and desirable communities. It plays a pivotal role in mitigating the inherent challenges of higher-density living—such as concerns about noise, privacy, and access to green space 57—while simultaneously unlocking and amplifying its numerous benefits, including fostering community and promoting environmental sustainability.
A. Design for Quality of Life:
Ensuring a high quality of life for residents is paramount in MRHD developments. Architectural design choices directly impact daily living experiences:
Maximising Daylight, Space, Privacy, and Views:
Adequate natural light and ventilation are essential for well-being. Irish apartment design guidelines have historically emphasized the importance of dual-aspect ratios for units, allowing for windows on multiple elevations 6; David Williams & Co Architects, for example, aim for dual-aspect units in their 58-unit apartment proposal.15 Sufficient internal floor areas are also critical, with national guidelines stipulating minimum space standards for different apartment types, and often requiring a majority of units in larger schemes to exceed these minimums by at least 10%.6 Careful internal layout planning is necessary to ensure privacy between adjoining units and from overlooking from public areas.55 Private amenity spaces like balconies and terraces should be functional, adequately screened for privacy, and designed to minimize overshadowing of, or overlooking into, neighbouring properties.55 Furthermore, the strategic orientation of buildings and placement of windows can frame desirable views, enhancing the connection to the wider environment, a principle often highlighted in biophilic design.59Acoustic Performance and Amenity Space Provision:
Effective acoustic design is crucial in MRHD settings to prevent noise transfer between units and from external sources, thereby ensuring a peaceful living environment.55 This involves specifying robust acoustic insulation for walls, floors, and ceilings, as well as high-performance glazing. The provision of both private amenity space (such as balconies, terraces, or small gardens for ground-floor units 55) and well-designed communal amenity space is also vital. Communal areas can include landscaped gardens, courtyards, rooftop terraces, and dedicated children's play areas.6 The Lisloose Housing project by David Williams & Co Architects, for instance, places a strong emphasis on the creation of well-designed and useful communal open spaces as a central organizing principle.14 Similarly, the award-winning Residences at Sandford Lodge features a courtyard that thoughtfully prioritizes children's play, fostering a family-friendly atmosphere.24Integrating Biophilic Design for Resident Well-being:
There is growing recognition of the benefits of biophilic design, which involves incorporating natural elements and processes into the built environment to enhance human health and well-being.59 This can be achieved through direct connections to nature, such as providing views of trees, incorporating green walls or vertical gardens, and maximizing natural light. Indirect connections can be fostered through the use of natural materials like wood and stone, natural colour palettes, and patterns that mimic those found in nature.59 The benefits of biophilic design in urban settings are numerous, including stress reduction, improved mood, enhanced cognitive function, better air quality, increased biodiversity, and mitigation of the urban heat island effect.61
B. Design for Community and Place:
MRHD developments should contribute positively to the urban fabric and foster a sense of community:
Creating a Sense of Place: Identity and Character:
Good architecture responds to its local context, including the existing history, culture, and built form of an area, thereby creating developments that feel rooted and authentic.56 The Marianella development by O'Mahony Pike Architects, for example, is described as being "strongly grounded in its context".27 It is important to avoid monolithic, anonymous apartment blocks by introducing variation in form, scale, and materiality to create visual interest and a distinct sense of identity within larger schemes. Shift Architecture Urbanism's Schiehaven Noord project in Rotterdam, for instance, employs the concept of a "family of buildings" that share a common design DNA but possess individual character.34 The use of high-quality, durable materials and thoughtful detailing not only enhances the aesthetic appeal of MRHD developments but also contributes to their longevity and perceived value.26Layout, Permeability, and the Public Realm Interface:
Urban design plays a critical role in how MRHD developments integrate with their surroundings. Key principles from Ireland's "Sustainable Residential Development and Compact Settlements Guidelines" emphasize creating permeable and legible urban environments that prioritize sustainable modes of transport such as walking and cycling.10 This involves designing well-defined built edges that frame streets and public spaces, and ensuring that open spaces are well-overlooked by surrounding buildings to enhance safety and passive surveillance.10 The incorporation of active ground-floor uses, such as shops, cafes, and community services, can animate street frontages, improve natural surveillance, and provide valuable amenities for residents and the wider neighbourhood.7 Clear distinctions and carefully designed transitions between public, communal, and private spaces are essential for creating a hierarchical and understandable environment, as demonstrated in the Marianella scheme.27 Adherence to the principles of the Design Manual for Urban Roads and Streets (DMURS) is also important for ensuring that street design within and around MRHD developments prioritizes the needs of pedestrians, cyclists, and public transport users over private vehicles.62Incorporating Shared Facilities and Fostering Social Interaction:
The provision of well-designed shared facilities can significantly enhance the attractiveness of MRHD living and foster social interaction among residents. These can include communal lounges, rooftop terraces, shared workspaces, gyms, and community gardens.6 The Domūs Houthaven project in the Netherlands, for instance, features a communal kitchen, living room, and garden designed to encourage resident interaction.34 The layout of buildings and communal spaces should be configured to encourage chance encounters and create opportunities for community building, transforming apartment complexes from mere collections of individual units into vibrant social environments.7
C. Design for Environmental Sustainability:
Architectural and urban design are crucial for minimizing the environmental impact of MRHD developments:
Passive Design Strategies: Orientation, Shading, and Natural Ventilation:
Effective passive design strategies can significantly reduce the energy required for heating, cooling, and lighting. This begins with optimizing building orientation, ideally with primary facades facing within 15-30 degrees of true south to maximize beneficial winter solar gain and control summer solar gain.64 Appropriate shading devices, such as overhangs, awnings, shutters, and strategically planted vegetation, are essential to prevent overheating during warmer months.64 Designing for natural cross-ventilation, often facilitated by dual-aspect apartment layouts or carefully placed windows and vents, can reduce reliance on mechanical cooling. The incorporation of thermal mass—using materials like concrete or masonry in floors and walls—can help to absorb and store solar heat during the day and release it slowly at night, moderating internal temperatures.64Sustainable Material Selection: Low Embodied Carbon, Timber, and CLT:
The choice of construction materials has a profound impact on a building's environmental footprint. Prioritizing materials with low embodied carbon (the greenhouse gas emissions associated with material extraction, manufacturing, transportation, and construction) is critical.13 There is a significant and growing opportunity for the increased use of timber, including timber frame construction and engineered wood products like Cross-Laminated Timber (CLT) and glulam, in MRHD developments.41 Timber is a renewable resource that sequesters carbon during its growth and can have a much lower embodied carbon footprint than conventional materials like steel and concrete. Finnish case studies demonstrate the viability of timber construction in mid-rise apartment buildings.38 The use of Life Cycle Assessment (LCA) methodologies is becoming increasingly important for quantifying the overall environmental impact (including Global Warming Potential - GWP) of building materials and entire building designs.41Energy Efficiency and Lifecycle Considerations:
Design should aim for "long-life, low-energy" buildings, as advocated by firms like David Williams & Co Architects.13 This involves creating highly insulated and air-tight building envelopes to minimize heat loss and gain, as demonstrated at The Residences at Sandford Lodge.26 The integration of renewable energy technologies, such as solar photovoltaic panels or solar thermal systems, can further reduce reliance on fossil fuels (Sandford Lodge incorporates 20% renewables).26 Beyond operational energy, design should also consider the full lifecycle of the building, including adaptability for future changes in use, and the potential for disassembly and reuse or recycling of components at the end of its life, aligning with circular economy principles. The "adaptable homes" concept in David Williams & Co Architects' Lisloose project reflects this forward-thinking approach.14
The integration of biophilic design principles 59 and people-centric public realm strategies, as championed by urbanists like Jan Gehl 48, are increasingly recognized not as optional extras but as essential components for creating MRHD environments that are successful, healthy, and desirable. This marks a shift beyond purely functional or quantitative metrics (like unit numbers or cost per square metre) towards a more qualitative understanding of urban living. The emphasis on well-being, community interaction, and connection to nature is vital for ensuring that as Irish cities become denser, they also become more liveable. The philosophy of "joyful efficiency" espoused by David Williams & Co Architects 13 and the focus on high-quality communal spaces in their Lisloose project 14 resonate strongly with this evolving paradigm.
Furthermore, the choice of construction materials presents a significant lever for enhancing the sustainability of MRHD developments. The potential for substantially increasing the use of timber and engineered wood products like CLT in Ireland 41 offers a direct pathway to reducing the embodied carbon of new housing. This aligns closely with Ireland's national climate action goals 67 and the broader European push towards a more sustainable built environment. However, as previously noted, the full realization of this potential is currently constrained by aspects of Irish building regulations pertaining to the use of combustible materials in buildings exceeding certain height thresholds.41 Design innovation must therefore navigate these existing constraints, while policy may need to evolve to fully support the adoption of proven, sustainable timber construction technologies in the MRHD sector.
VIII. Future Trajectories: Innovations and Opportunities for MRHD in Ireland
The landscape for MRHD development in Ireland is dynamic, with several emerging innovations and evolving opportunities poised to shape its future. These trends span construction technology, policy development, data utilisation, and community engagement, collectively offering pathways to overcome historical barriers and accelerate the delivery of sustainable, high-quality housing.
A. Advancements in Construction: MMC, Off-Site Manufacturing, and Modular Design.
Modern Methods of Construction (MMC), encompassing off-site manufacturing and modular design, present significant potential to transform MRHD delivery in Ireland. These approaches can lead to increased speed of construction, improved quality control due to factory-based production, reduced on-site waste, and, in some cases, lower overall project costs.22 Firms like David Williams & Co Architects are already incorporating MMC into their projects.15 Evidence suggests that off-site methods can achieve a 10-15% reduction in construction waste and cut on-site construction time by as much as 20-60% compared to traditional methods.22
However, the widespread adoption of MMC faces challenges, including existing skills gaps within the workforce, the need for regulatory frameworks to adapt to new technologies, complexities in integrating the value chain (from design to manufacturing to on-site assembly), navigating the financial landscape for projects using MMC, and overcoming some cultural resistance to non-traditional building methods.22 Recognizing this potential, the Irish government's "Housing for All" plan includes a specific focus on promoting MMC 23, and NESC has also published reports on "Boosting Ireland's Housing Supply: Modern Methods of Construction," highlighting its strategic importance.12
B. Evolving Policy and Urban Planning Innovations for Compact Growth.
The Irish policy environment continues to evolve in support of compact growth and denser urban forms. The ongoing refinement and implementation of key documents like the "Sustainable Residential Development and Compact Settlements Guidelines" 9 and the overarching strategic direction provided by the National Planning Framework's emphasis on compact growth 12 are creating a more enabling context for MRHD.
Further impetus comes from bodies like NESC, whose report "Deepening Compact Growth in Ireland" makes specific recommendations. These include increasing public investment to unlock strategically located land suitable for compact development, placing greater emphasis on the sensitive densification of existing built-up areas (including the development of corner sites, backlands, and mews properties), and developing a comprehensive brownfield activation strategy to bring underutilised urban land back into productive use.68 Innovative policy ideas, such as the concept of "Street Votes" being explored in other jurisdictions, also offer potential mechanisms to empower local residents and transform potential opposition to gentle densification into support by allowing communities to benefit directly from development.54
C. The Role of Technology and Data in Optimising Design and Delivery.
Technological advancements and the strategic use of data are increasingly playing a role in optimizing the design, delivery, and management of MRHD developments. Building Information Modeling (BIM) is becoming standard practice, enabling better design coordination, early clash detection between building systems, more accurate cost estimation, and improved lifecycle management of assets.
Data analytics can inform more effective site selection, provide deeper insights into housing demand and typological preferences, and allow for the ongoing performance monitoring of completed MRHD schemes to inform future projects. Within the buildings themselves, smart home technologies and integrated building management systems can enhance resident comfort, improve energy efficiency, and streamline facilities management.47
D. Strengthening Community Engagement and Co-Design Processes.
There is a growing understanding of the critical importance of meaningful, inclusive, and transparent community engagement throughout the lifecycle of new housing developments. Best practice, as outlined in strategies like that of the Land Development Agency (LDA) 69 and in guidelines for specific housing types such as Traveller accommodation 70, emphasizes engaging with communities from the earliest planning and design stages.
This involves moving beyond token consultation exercises towards genuine co-design processes where feasible. Such approaches can build trust, ensure that new developments are responsive to local needs and aspirations, and ultimately lead to better outcomes and greater community acceptance.70 A range of engagement techniques, including workshops, online platforms, surveys, focus groups, and public consultations, can be employed to reach diverse segments of the community and facilitate constructive dialogue.69
The convergence of these factors—innovative construction methods like MMC, evolving pro-density and pro-sustainability policies, rapid technological advancements in design and data management, and more sophisticated and inclusive community engagement models—presents a significant collective opportunity. Together, they can help to overcome many of the historical barriers that have constrained the delivery of MRHD in Ireland, such as high costs, lengthy timelines, and public opposition. This evolving ecosystem is creating a more favourable environment for accelerating the provision of high-quality, sustainable MRHD housing that meets the diverse needs of Ireland's population.
A particularly critical future opportunity lies in the better integration of Life Cycle Assessment (LCA) into both the design process and the regulatory framework for MRHD developments.41 While operational energy efficiency has been a primary focus for many years, a truly holistic approach to sustainability requires a comprehensive understanding and mitigation of embodied carbon—the emissions associated with the entire lifecycle of building materials and construction processes. LCA is the established methodology for quantifying these impacts.66 Given Ireland's climate action commitments 67 and the significant embodied carbon footprint of the construction sector 41, mandating or incentivizing LCA for MRHD projects would drive more informed material choices and design strategies. This is especially pertinent with the increasing potential for using lower-carbon materials like sustainably sourced timber and CLT 41, where LCA can clearly demonstrate their environmental benefits compared to more conventional, carbon-intensive alternatives.
IX. Recommendations: Accelerating Sustainable MRHD Housing Delivery
To effectively harness the potential of MRHD developments to address Ireland's housing needs sustainably, a concerted and multi-pronged approach is required. The following recommendations target key areas for action:
A. Policy and Regulatory Adjustments.
Full Implementation of Compact Settlement Guidelines: Ensure the continued refinement and robust, consistent implementation of the "Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities." This includes the timely publication and widespread adoption of the supporting non-statutory Design Manual to provide detailed practical guidance to designers and planners.
Modernise Building Regulations for Sustainable Materials: Undertake a thorough review and evidence-based update of Irish Building Regulations, particularly Part B (Fire Safety), to facilitate the increased use of innovative and sustainable construction materials like Cross-Laminated Timber (CLT) and other mass timber products in mid-rise typologies.41 This review should consider international best practices, performance-based standards, and the significant environmental benefits of timber.
Enhance Planning Process Efficiency and Certainty: Continue efforts to streamline the planning process for well-conceived MRHD proposals that demonstrably align with national and local planning policies. This should be balanced with maintaining robust mechanisms for public participation and thorough environmental assessment. Critically, address the resourcing and operational capacity of An Bord Pleanála and local planning authorities to reduce decision-making timelines.50
Strengthen Brownfield and Infill Development Focus: Reinforce policies and financial incentives specifically aimed at promoting the redevelopment of brownfield sites and infill opportunities within existing urban areas.3 This reduces pressure on greenfield land and leverages existing infrastructure.
B. Incentivising Quality Design and Sustainability.
Reward Excellence in Design and Sustainability: Introduce clear financial incentives, streamlined planning pathways (e.g., "green lanes"), or density bonuses for MRHD projects that demonstrably exceed minimum statutory standards in areas such as architectural design quality, environmental sustainability (e.g., achieving very low embodied carbon, BREEAM Excellent/Outstanding or equivalent, significant renewable energy generation), and community benefit.
Promote Design Innovation: Actively promote and support architectural design competitions focused on MRHD typologies to foster innovation, showcase best practices, and explore new solutions for compact, sustainable living in the Irish context.
Integrate Life Cycle Assessment (LCA): Progressively introduce requirements for Life Cycle Assessments for larger MRHD schemes to drive down embodied carbon and encourage more sustainable material choices and construction practices.
C. Capacity Building and Skills Development.
Invest in Professional Upskilling: Support and fund comprehensive training and upskilling programmes for architects, planners, engineers, and construction professionals in areas critical to sustainable MRHD. This includes advanced skills in sustainable design, Modern Methods of Construction (MMC), mass timber construction, green building technologies, and effective community engagement.52
Foster Research and Development: Provide targeted support for Irish-based research and development initiatives focused on sustainable construction materials, innovative building systems, and cost-effective MMC solutions suitable for the Irish MRHD sector.
D. Promoting Public Awareness and Acceptance.
Showcase Successful MRHD: Government agencies and industry bodies should collaborate on public awareness campaigns to showcase high-quality, well-designed MRHD developments, both in Ireland (e.g., The Residences at Sandford Lodge 24) and internationally. These campaigns should clearly articulate the benefits for residents, communities, and the environment.
Facilitate Knowledge Exchange: Organize and support study tours and knowledge-sharing platforms for policymakers, planners, designers, and developers to learn from successful international examples of MRHD living and compact city design.
Proactive and Transparent Communication: Actively counter misinformation and address legitimate public concerns about densification through transparent, evidence-based communication and robust, early-stage community engagement processes.69 Emphasize how good design can mitigate potential negative impacts and enhance local areas.
A multi-pronged strategy, addressing policy, incentives, industry capacity, and public engagement in a coordinated manner, is essential for creating a truly supportive ecosystem for sustainable MRHD in Ireland. Policy changes alone, for instance, such as those in the "Sustainable Residential Development and Compact Settlements Guidelines" 9, will not achieve their full potential without parallel efforts to incentivize developers to pursue higher quality and sustainability 26, build the necessary skills and capacity within the design and construction sectors 52, and engage the public effectively to build understanding and support for well-designed denser communities.69 Omitting or under-resourcing any of these critical components will inevitably weaken the overall strategy and hinder progress towards achieving Ireland's housing and sustainability goals.
X. Conclusion: Towards a Denser, More Sustainable, and Liveable Ireland
A. Recap of Key Findings.
This report has undertaken a comprehensive analysis of the potential for increasing housing delivery in Ireland through the architectural and urban design of mid-rise high-density (MRHD) apartment developments. The evidence clearly indicates that MRHD offers a significant opportunity to address Ireland's pressing housing needs in a manner that aligns with national objectives for compact urban growth and enhanced environmental sustainability. The successful realization of this potential, however, is intrinsically linked to the quality of architectural and urban design, which serves as the crucial mediator between policy aspirations and the creation of truly liveable environments.
The examination of the Irish policy landscape, particularly the "Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities" (2024) and the "Housing for All" strategy, reveals a clear governmental commitment to fostering denser, more sustainable forms of residential development. Architectural practices such as David Williams & Co Architects demonstrate, through their philosophy of "joyful efficiency" and their portfolio of socially and environmentally conscious projects, how design can be a powerful tool in delivering on these policy goals. Furthermore, lessons gleaned from exemplary Irish case studies like The Residences at Sandford Lodge and Marianella, as well as innovative international precedents from countries like the Netherlands, Denmark, and Finland, provide valuable insights into best practices for density, design quality, community integration, and sustainable construction.
Despite the clear benefits, the report has also highlighted the multifaceted challenges that impede MRHD delivery in Ireland. These include economic viability and high construction costs, bottlenecks within the planning system, the need for adequate infrastructure capacity, and socio-cultural factors related to public perception and housing preferences.
B. The Enduring Importance of Architectural Excellence in Housing Ireland's Future.
Ultimately, the journey towards a denser, more sustainable, and more liveable Ireland hinges on a steadfast commitment to architectural and urban design excellence. Good design is not a superficial embellishment or an unaffordable luxury in the context of housing delivery; it is a fundamental necessity. It is through thoughtful, innovative, and contextually sensitive design that MRHD developments can transcend being mere collections of housing units and become vibrant, desirable communities.
Architectural excellence ensures that as Ireland builds more compactly, it also builds better – creating homes that are energy-efficient, resource-conscious, and resilient. It ensures that denser neighbourhoods are infused with a high quality of life, offering residents access to natural light, adequate space, privacy, and connection to well-designed communal and public realms. It fosters a sense of place and belonging, strengthening social cohesion and contributing to the overall well-being of occupants. The quality of the MRHD developments built today will profoundly shape Ireland's urban landscape and the lives of its citizens for generations to come. Therefore, embracing and investing in superior architectural and urban design is not just an option, but an imperative for housing Ireland's future successfully and sustainably, creating buildings and communities that, as David Williams & Co Architects aspire, will "stand the test of time and last for generations".13