Democratic Densification with Street Plans

In our previous video, we explored some of the factors behind Ireland’s housing shortage. In this video, we looked at a concept called Street Plans, which allows residents to democratically opt in to development and benefit from the surplus created.
To see how a Street Plan might work, we chose one neighbourhood in Dublin and designed a model to demonstrate what it would look like.
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To keep up to date with us, check us out on Twitter! 🐦 - / polysee1
For more info on Street Plans and how it works, check out the Better Planning Alliance’s Street Plans 🤓 - betterplanning...
The paper that inspired this episode:
policyexchange...
Always feel free to drop your thoughts in the comments below, as we love to discuss new ideas! 💡
Thanks for watching!
From the Polysee team, peace ✌️
#housing #ireland #housingcrisis #rent #dublin #architecture #density #beautiful

[@DanielSchramm]

Great plan, it really ticks all the boxes: - Increases housing supply - Close to jobs and transport - Residents aren't dispersed - Aesthetically pleasing / people oriented - Economically viable Why hasn't this been built yet?!

[@toyotaprius79]

Profit motive for current strangle hold on market supply and planning.

[@ttopero]

What’s the current zoning allow? I imagine that adding a floor would be allowed but going beyond that might not be

[@bedri1]

@@ttopero the same zoning that allowed a giant Google HQ across the street?

[@ttopero]

@@bedri1 new buildings often have different zoning than those that have been there for a long time. The process is long enough for someone who WANTS to change it, nevertheless people who have no interest in changing it. Wholesale zoning changes are not all that common

[@tomtomftube]

eh , you left out affordable - the most important box

[@Caveirazul]

They KNOW how to solve this problem. But they DON'T WANNA. Simple.... Welcome to Ireland.

[@bobnas]

Same in UK, Same in US. Same in a lot of places. It’s almost as if they want it to be this way…

[@Caveirazul]

@@bobnas there’s no comparison with the situation in US/UK and in Ireland. Ireland is far worse, even in the countryside.

[@bardylon]

Correct. Most of the people in government own property so they have no incentive to reign in the out of control prices. The wealthiest are all happy with the current situation.

[@karlbyrne6021]

There not fighting each other. There laughing at US.

[@booster330]

This governments job is to hold people down, not prop them up. Imagine what could be done without government intervention. Do you still think you live in a democracy?

[@nidgeot9968]

One architectural feature I always thought would make loads of sense in Ireland is the kind of covered walkway / arcade / colonnade you get in Milan, Paris etc where the ground floor is inset and the first floor provides shelter (from the rain!) It would make functional sense in a rainy city - as would more covered walkways generally

[@a.b2966]

It makes too much sense. That's why no one does it here.

[@RoganMatthew]

This is fascinating. Thank you. Can someone call a residents meeting of that neighbourhood and show them this video. Get the ball rolling!

[@ruth4137]

This is Public Service Broadcasting, great to see policies communicated so well. I especially love how at the end the narrator adds to what it all means in plainer language to help communicate it as simply as possible. Great work!

[@peadaroloughlin3270]

Thanks, this is a great summary. I think there is need for a dedicated PSB channel on YT where good ideas like this can be aired.

[@rql8543]

I'm an Estimator for one of Ireland biggest residential construction contractors. There is absolutely no way you are building any 4 floor building in Dublin for £840k.... you need to be allowing 250 /ft2 easily for construction costs in dublin, and that's excluding demo and enabling works, council licenses to shut down road, and that excludes the cost of external works like hard and soft landscaping... utilities connections and upgrades.... i could go on

[@rql8543]

not saying your idea isnt viable.... but just needs some better cost data

[@polysee]

Interesting, thanks. What would you put the cost range at for this area?

[@polysee]

We do plan to do an episode on viability, so always interested to hear views of industry. We did mark the net surplus down by 10% to be conservative, but that’s not to say that is enough

[@mrfrank77777]

Very inspiring series of videos and insights, demonstrating clearly how policies can be used creatively, beneficially for all.

[@DrAlfredNUmar]

I recommend you join Nebula! You are really Talented ❤

[@MR-pj1gu]

I almost literally never comment on videos I think I have one other comment but I just found this channel and ye are smashing it with some fantastic home grown commentary. Every little helps the donkeys in charge to see the light about how they can benefit from helping society out

[@mikaelbillyartasusetia1999]

What a wonderful video! I like the idea of street votes and I think It can really help increasing the housing supply there. You guys did a great job for this video. Keep it up! I can't wait to see another content from this channel.

[@booster330]

Voting things into existence requires people to live in a democracy.. The solutions laid out here are nothing but a pipe dream. The state simply won't allow it

[@jan-pieterboersma5890]

Amazing Content!! Lovely to see you making plans for places so close to home.

[@LL-vk9zc]

Homeowners are not qualified to design or stipulate an architectural style. The result would likely be a mess.

[@AustinKelly94]

Excellent idea. Policy Makers in DCC and Dublin Castle should be forced to watch this. Thanks for your fresh thinking, great renderings

[@ActuallyDoubleGuitars]

Interesting that you mention Grand Canal Station. One thing that definitely makes no sense to me is how we don't have an underground loop connecting, Grand Canal, Docklands, Connolly, Heuston, Pearse and Tara. This would change so much for so many people and commuters coming from outside Dublin.

[@johnm6133]

That's 'DART Underground', there's at least one video on it on KZbin. It even had planning permission. Why it was allowed to lapse, or why at minimum the land wasn't CPO'd to allow for a future application I will never understand.

[@Prodrentjet]

I would never trust the Irish government and Irish contractors to take on a project like that. They’ll find some way to make it a colossal, over priced fuckup.

[@ActuallyDoubleGuitars]

@Prodrentjet So you'd rather do nothing. I basically agree, though. We'd need experts from other countries to be brought in to steer the projects.

[@Prodrentjet]

@@ActuallyDoubleGuitars pretty much what you said. Ild rather it be outsourced than have Irish government officials or developers anywhere near a project like that.

[@tc_colin]

​@@treborsirrah7916built by Italians and Australians, operated by an Israeli/French company, where do the profits go I wonder ...

[@ActuallyDoubleGuitars]

We also must consider designing for Irish weather, awnings everywhere please.

[@tuvia95]

Get some porticos. I'm italian I was missing so much the porticos in mine cities while I was living in Dublin

[@rollieize]

I'd love to see some mock ups of what residents could go for, and what the neighborhood could eventually look like...what would happen if 30% of houses banded to the neighbors either side (e.g., larger apartments or office blocs, with larger commercial spaces at street level), if 40% didn't go for it, if the remainder went on their own (e.g. a small apartment complex, or a large multi story house with or without off street parking at street level). Also blending in the new businesses that could be created, e.g. bars, restaurants, creches, hair dressers etc. I think it would be fantastic to visualise the qwerkiness that could be created, completely different from these homogeneous glass boxes of Hannover Quay.

[@matthewlynch9331]

Just subbed this video is great!

[@ttopero]

I appreciate the effort to introduce this innovative approach. As noted in the comments, we have huge hurdles to lead but I hope we can by addressing those that are valid while not drowning from those Red Herrings!

[@manlycake8952]

I really hope something like this starts to happen in Dublin. I'm finishing my degree this year and my plan is to emmigrate once I'm done as my other option is living with my parents with the state of things here.

[@dekustaz6346]

Great work lads

[@eamonahern7495]

The real problem is that we have people in public office who are badly managing this country. The higher up you go, the more that are are more concerned with taking in corporate donations to stay in power and fund their 'economic growth' propaganda than actually doing what's best for the ordinare people they're supposed to serve.

[@edmondmurphy]

It's a brilliant idea. There is no reason for a residential area that close to centre of the capital city to such low density.

[@FructusSum]

How do the homeowner stay in the area? Do they have to foot the bill of the new building till they sell apartments? Because most people won't be able to afford that

[@cormaccarroll]

Now we just need a government who want to fix the problem.

[@angelroldan94]

I think the main issue here is amenities. People in Ireland has accustomed to a very "american" style of life : living in house states, usually far from any amenity, having 1 car per household member as public transport will vary from poor to nonexistent, etc. This approach sets the cart before the horses : local amenities, good public transport options need to come first in order to convince people to relinquish their "peaceful state" to a noisy/crowded european style apartment block. But at the same time, these things cannot be profitable unless higher densities are built first so we are in a deadlock. There is no easy way out of this conundrum as everything has been built the "american way" already while the rest of european cities were built with a high density urban planning approach first and therefore were able to afford good public transport links and lots of proximity amenities.

[@ttopero]

Did you not watch the video? Innovation needs less status quo thinking!

[@krombopulos_michael]

Except this is in the city centre, and close to a train station. He's not proposing it for some housing estate full of semi-ds in the commuter belt with no public transit. The ground floor being available for local business use can provide amenities too. Shops and services like pharmacies, convenience shops, GPs, dentists, butchers, etc. can occupy these and increase the amenities of the area.

[@Whatshisname346]

I would like to suggest that areas like this don’t need to be noisy. Personally I live in the centre of a high density European city with a similar population to Cork and our apartment block is very quiet. With good quality windows (part of building regs here), there’s actually very little noise transfer from outside though most of the time it’s quite quiet anyway. If you look at this proposal, it’s a mostly residential neighbourhood where, like a housing estate, people will go to sleep at night. It’s just built up rather than out.

[@kildareire]

This is great. I love that you are putting forward solutions that might be amenable to the groups contributing heavily to the bottlenecks. Could be improved with an analysis of the problem to start off with. This doesn’t solve the problem of landlords or Airbnb. These underlying issues might erode the benefits of your plan, massively. Always best to analyse the problem in full before presenting solutions, and then addressing each section of the underlying problems. Treat the disease, not the symptoms.👍👍

[@samkelocele19]

Great video, i like the way how you explain everything Keep on doing more

[@nigel_seb]

The issue is that zoning means that these types of houses must be derelict (the entire area) before development is allowed and then it has to happen after the next development plan after that

[@pcongre]

Brilliant video, thanks! I agree to 99% of what is said in it, probably! : ) (why keep subsidizing on-street parking at all? 03:29 +similarly, why take public space to give to e-car chargers?) Cheers from Stockholm, home of the euro-nimby! ; )

[@han090]

I would love to see an example for a typical area of dublin. Being right beside Google headquarters is a major outlier, makes it harder to imagine elsewhere.

[@jackoflynn1487]

Just a thought, what about renters. If this where to happen on the road I live in I would be moved from my home and my landlord would profit off the new build and rent at a higher rate once complete. as one of the huge issues in dublin is people like myself stuck renting I feel this should be addressed more directly.

[@Jack13001]

Reduced rental rates as a result of the 800000 surplus of building could be used to secure the old tenant a place in the new apartment block. I think the old tenant should absolutely get first offer to an apartment in the new build- but it would of course need to be written in law, as ya really can’t trust landlords to do the right thing without be forced to lol

[@johnm6133]

More videos please, this is excellent work!

[@ryanheapes212]

Great video, fantastic approach to securing planning.

[@declangallagher1448]

The cottages look kinda shite too. No offence to those that own / live in them.

[@jonathandowling7311]

Your first video that I really agree with. Another good candidate is Ormond Square between Capel St and Smithfield. The Luas runs right past the doors but as recently as 2010 the council renovated the area instead of demolishing it like they should. Of course after densification the existing residents would simply move back in - plus many other people. There should not be any cottages or 2-up 2-downs within the canals or anywhere in the city beside a train station - with the exception of buildings with historical preservation orders.

[@nedlooby7419]

Better get the can opener out then

[@aidanl2792]

Fair play team, great video

[@mmaximk]

This concept married with the non-commercial housing systems used in Vienna has very rral potential.

[@AnthonyMcRedmond-Vg2ry]

Great video well done hope these ideas become real

[@krombopulos_michael]

This is an interesting idea, but how can it be done in practice? Who leads the proposals for the street vote? How can it be guaranteed that the outcome of the street vote is legally binding? And who puts up the initial money for the construction? Obviously a lot of new value is created here, and the residents can stand to profit greatly from it, but I'd imagine most don't have access to the millions needed to put it together in the first place.

[@dom8338]

i always say this people aren't apposed to new buildings so long as they're beautiful and thus not modernist tripe

[@brianbadonde8700]

doesn't matter how many they build, there's more people coming in every yr than the number of homes being built its basic mathematics

[@FumerieHilaire]

Ok maybe I misunderstood this but near the end the narrator claimed that the only way to reduce house prices was to build more high cost housing at current market values. This may or may not be true, I don’t know. But if the net result overall is to reduce property prices for everyone isn’t that an inbuilt disincentive for neighbourhoods to do this? If by increasing supply you reduce the cost to the buyer aren’t you going to reduce the value of everyone’s home thereby reducing people’s likelihood of redeveloping their neighbourhoods in this way? Like once supply outstripped demand because this scheme became so popular you could claim you’d solved the housing crisis but what you could end up doing is collapsing the value of a ton of people’s one and only significant investment. I recognise that some would claim this kind of scheme would be self limiting for this very reason and that neighbourhoods would never redevelop to the extent that the actual value of property would decrease, and that they would only be likely at all in conditions where property values would increase post-redevelopment but isn’t that then the opposite of solving the housing crisis? Also you’re always going to be fighting a battle here with neighbours for whom passively sitting on an unredeveloped property in an expensive neighbourhood seems like a safer bet than investing large sums of money into a wider upscaling of your area that you only stand to benefit from as a side effect rather than as a direct intended outcome of the project. And if that actually is the direct intended outcome of the project then get ready to see the whole thing get hijacked by your greediest neighbours who have no interest in solving housing crises and every interest in making out like bandits. I have lived in this area in this video since 2006/7 and I really love it, and the people who live here are actually wonderful, be they locals who were born and brought up here (often times generationally) or more recent arrivals. So a project like this really seems like an awesome way for local people to improve their own living standards and financial circumstances (provided they were part of the first wave of projects of its kind) but I’m also not sure if this idea is really fully explained in this video. Like is this a cooperative? What about social housing? Long term who is responsible for neighbourhood upkeep etc?

[@opencurtin]

In Dublin 8 I have a big shed in my back with a small lane running up the back of it but current planning would not allow a dwelling in it .

[@Simon-zan]

Cool concept but pastiche architecture is never a good idea - it is possible to achieve the same 'vibe' as historic architecture without doing a pastiche. Given the state of contemporary finance-driven architecture, I don't blame you for your feeling that new buildings are missing something. However, I'll argue to the death that architecture (and other forms of creative work) should be an expression of the time they exist in and not some traditional throwback. The question of the quality of that architecture is much more down to the financial incentives and pressures that define how buildings are designed and made, and by whom. Anyway, the street plan is a cool concept and I like the work you did on it. The area you picked could definitely do with densifying - it's kind of hilarious that these ugly little cottages are right there next to this dense business district.

[@alanmccarthy4004]

Sounds great for supply and improving neighbouroods, but I don't think there's good evidence that building more houses brings down prices. We buy residential property with mortgages, and mortgages are the main way commercial banks print money. As long as our currency is comprised primarily of debts owed to commercial banks' speculative lending, the act of buying a house via mortgage will raise house prices. All across europe we can see house prices go up, and the rate of increase is not correlated to the rate of housing supply increase. If house supply would fix prices, then we'd expect that price growth would be slower or negative in parts of Europe where housing supply is growing faster.

[@radidov5333]

for the love of god just build this its a great option, anything is better than nothing!

[@darrenlehane92]

Great video. There are no valid arguments against this. Having literal cottages in the heart of our capital city is embarrassing and makes Ireland look like a provincial backwater. If people want to live in single story buildings let them go out the country.

[@SK-yb7bx]

I think it's a great idea. Those houses are shocking looking and we need to move on. Where would the live though? Would they get bought out or temporarily moved somewhere else while construction takes places, then they get to own on of the apartments?

[@hotchmery]

Great!

[@christianhiggins2342]

As long as the architecture is good

[@downloaddave-s4e]

It's a wonderfully presented insight, and I love that European style architecture. The problem is that you're talking about Ireland, and the Irish have always been their own worst enemy. Nothing will be accomplished while they're still in the picture.

[@brettpitman3718]

need this in Sydney

[@theyazankelly226]

Street plan idea is only effective if it is 1 member 1vote and there is a majority of tenants. Otherwise, Home-owners would higher their rent price thus leading to gentrification and continuing the unaffordable housing development paradigm. Also, how are street plan conditions legally protected?

[@cugan83]

The problem is nation-wide, not just Dublin.

[@baird5682]

Wow. So many apartments in Dublin. I'm sure they will be affordable. What about Ireland that isn't Dublin? Should we dedicate fields outside towns for tents? What with people who don't live and work in Dublin? Is Waterford in much better position? What about Carlow, Kilkenny, Cork?

[@aoumn]

wow, so inspiring! is there anyone driving these ideas forward? I have some experience in civic action and will move very close to this area next month. Is there a movement that I can volunteer for? pls help me get in touch

[@nar2cc]

This would be absolutely fantastic... until reality checks in and instead lifeless apartment blocks are built on top of the unprotected historical structures which in their own right served great historical significance to the Dublin Docks area, this really is too good to be true really.

[@collette6103]

I have never seen at any time where residents in the area can VOTE on what is built. You can object to planning permission alright but never seen a vote at any time. Every objection goes up in price too making it impossible to keep on it so that voting is a great idea. Those original houses near Grand Canal Dock are some of the original workers houses of Dublin, and part of the history. There are lots of other places to do that plan but what you’re not allowing for is that the Irish love the grass around them too and there are not enough parks. Those prices now are way above what average people will ever afford unless of course they are only for the Google execs!

[@BrenFX]

How could housing coopratives, such as they have in Vienna, work in street plans? Additionally, could government subsidies be created to incentives these developments in exchange for baked in social housing programs to avoid gehttofication and promote social inclusion? How would you imagine these mixing with Street Plans?

[@pepelefrits]

Great, another person blaming Dublin's old workers' cottages for the housing crisis. Identifying this neighbourhood as a good example of how we could densify Dublin betrays a common middle-class, YIMBY myopia. Density and building height are not the same thing. This wedge of houses is far denser than the majority of the surrounding area, so why did you choose it? Less than 400 metres away, most of the houses there have back gardens which alone are typically 3 times the size of the plot of one of these cottages. Many with gardens turned into parking lots. The full plot size of those houses (generally 2 or 3 stories and typically not housing many people, if they're housing anyone at all as a lot of them are now occupied by businesses) are often 5, 6 or 7 times the size of the cottages and have far more scope for densification. Let's not even get started on the comically low density of Dublin's outer suburbs. A few other things. I live in a cottage like these on the edge of the city centre and I've been trying to get some basic improvements like those outlined in this video for my street for 3 years now; all this time the council has made funding substantial funding available for this exact purpose, and I've been unable to get squat. Why? Opponents have sent solicitors letters threatening legal action, public meetings have turned into shouting matches, and council staff have just long-fingered it as it isn't worth the grief ----> delivering change is HARD. ... and resurfacing streets and planting a few trees is child's play compared to what you're proposing, which is essentially turning these neighbourhoods into building sites for decades (who is going to agree to that?), or if you want to do all the redevelopment at once, mass CPOing huge numbers of homes, which would be even harder. Assuming the former is the preferred option, the complexity of trying to get neighbourhood buy-in, come up with financing etc is vast. Also, the plots are TINY - probably an average of about 40 square meters. The only outdoor space that people have is their front door onto the street. Maybe a tiny yard to store a bin. Neighbours joining their plots isn't about economies of scale, it's the only way to attain a plot size that is viable, and it'd require /many/ neighbours banding together. Dublin needs to densify, but it isn't the city centre (which is fairly dense) or even the old workers cottages on the centre's periphery (some of which /should/ be protected as they are part of the city's architectural heritage) that are the main problem - it's the garden city of Dublin's outer suburbs. They have by far the largest scope for densification, and if we want to make the city more sustainable, they need to become much more like the city centre in terms of their density.

[@n5ryan5]

Just telling you now, I’m certain people in that area would object as it would diminish the area’s character and they wouldn’t want to become a part of gentrification. While I totally agree with these plans, you need to win the hearts and minds of locals first.

[@hotbeefymcd8162]

Gentrification has already happened in that area. These cottages are in one of the most desirable parts of the city.

[@scipion34]

You shouldn't live in a city if you don't want gentrification.

[@jacklynch423]

Where would current residents be moved to during the construction process?

[@hhin]

Another problem is there's nobody to build these new developments. The people that would move here to built them, cant, as they have nowhere to live. The people that moved here and have accommodation, dont want to build them, in fact most of them dont want to do anything that involves work...

[@danielksullivan]

Street plans, especially along some of the main public transport routes in and around the city would make a huge difference in terms of getting the nodal density to make more frequent and reliable public transport viable. All feeding into a positive feedback that would encourage more local shops and services because live close enough to access them.

[@Lukenallen8]

Why would they? They get kickbacks from the vulture funds they sell to (housing estates for what we pay for a house) to rent back to us for 100%+ of our wages. They measure the middle class which are home owners already so don't have to save for a house and have houses increasing in price value so the market is "fine" because they can't see most young adults are homeless living with their parents. The previous generation got to move out in their late twenties and I get sick daily thinking about when or if I'll ever get to

[@ashnikarmallesh8491]

Irish people in general dislike the idea of high density housing and that to some extent is the reason for the housing crisis.

[@krombopulos_michael]

Younger people are not as against it as they would much rather have dense housing than what they're currently looking at, which is no housing at all, or else being stuck in cramped flat shares or living with their parents forever.

[@MANTHELEXUS]

@@krombopulos_michaelwe’re better building that on already vacant land, which there’s plenty of around and in Dublin. Trying to convince residents in Ringsend to something like this will never work.

[@galdrack5402]

That's just "Freemarket" nonsense that has no basis in reality. The problem is that there have been so few efforts to built decent high-rise apartments with access to work/amenities.

[@joyb5525]

Would you please put this proposal to the Irish Freedom party. Or any National party. Excellent 👌

[@seanconroy7222]

And while you're at it, vote for the National Party.

[@peterincork3121]

Outstanding video, with the obvious exception of you not being strong enough on the social and affordable aspect, which you kind of slipped past. This is Ireland and we have form for quietly ditching the social and affordable in prime areas when money changes hands. If we have learnt anything over the last couple of years, it is that if you expect to pay minimum wage or slightly above, for a shop worker, they need a sustainable housing solution, rather than having to commute for more than an hour to work each way. Just because the backers/developers want to squeeze every euro out of a development, doesn't mean they should be allowed do so. Apart from that, it sounds a really great idea.

[@rachelwhittle8800]

Low density is great and I love it

[@magma440]

While the outcome of this is obviously positive, higher amount and higher density housing, the process appears to me to be the weak point. During the transformation there's going to be construction going on, this presents 2 problems: 1. There will be a large amount of noise pollution, and 2. The people who currently live there will be displaced as the house is being built. Personally I think that the government CPOing the land and developing it might be easier and more efficient than a street vote.

[@magesalmanac6424]

No pain no gain

[@ThroatSore]

Quite affluent residents?

[@fiachramcnabb6699]

Great video full agree

[@AL2VAR]

With proposed prices of HALF A MILLION for an apartment, I really don't see how it solves a problem whatsoever. It's not people who have this kind of money that have housing problems, they can already buy quite easily at that price.

[@cianginty6539]

Love the idea of the videos and the style but you're starting with false premises here. Dublin is not a low-density city. When you look at the continuous urban areas of cities, the overall residential density in Dublin is comparable to other EU cities which have a similar population. Looking just at limited administrative boundaries or limited areas is misleading. There's another question if density can be planned better (ie more/better green areas etc) but that's a different question. I'd love to see figures on the percentage of single-storey houses or are they just in prominent locations? With in-fill development, the density of the city centre -- which is behind other EU cities -- is catching up maybe to the average (even if it will not get to the higher end. Central Dublin and the areas around likely have a higher percentage of two-storey buildings but many of those are of an age that people would not want to get rid of them. In the short-term, there's likely still more potential in the in-fill of lands and property not being currently used for homes.

[@seamusca99]

Funding not addressed?

[@FrostTHammer]

Not addressed? It's not even given consideration.

[@damokkles7063]

I wonder which developer commissioned that video ;)

[@FrostTHammer]

Who is paying for this? No really, because the statement is that the devlopers will make a profit selling these units, but the homeowners already own them. Are they supposed to be buying their own property back?

[@marky1974]

Its unlikely current owners are giing to want apartments built around them..they would vote against..

[@solowingpixy8190]

Gentrification has already happened in this area.

[@michaelmulligan0]

So not affordable and social housing?

[@Calicokit101]

What a great idea....so good it will never, ever happen in Dublin!

[@bikeman9899]

Well done. Excellent. A suggestion for your next video. Explore the role of the banking system in all of this. It seems to me, that 2nd only to the sclerotic ABP, the banking sector with their fear of lower collateral valves is also a factor. The government should take a leaf out of the US playbook, with the creation of government backstops to housing mortgages (Fannie Mae and Freddie Mac ). This allows 25 and 30 year mortgages, fixed for that period. Not 2 or 3 years fixed rates, but 30! The housing problem needs joined up thinking to be solved. Keep up the good work.

[@peadaroloughlin3270]

This is a great initiative. I'm curious to hear responses from the 3 amigos of housing.. David McWilliams, Eoin O'Broin and Karl Deeter ?!

[@middler5]

50/50 whether Eoin objects.

[@rachelwhittle8800]

I love owning a detached house in dublin. Low density living is brilliant

[@duck4834]

Absolutely terrible idea. Knocking down already built houses is super dumb

[@richiehoyt8487]

This is a very interesting proposal that deserves attention. It has a few 'cons', but many 'pros'. However, chiefly amongst the cons are the fact that the 'NIMBY' strain runs strong in the Irish people, and also (notwithstanding the right to opt out) the chances with the Irish of getting a consensus are similar to what one might expect of a bag of cats - and if you _can_ get a consensus, it'll be a default to the conservative! That said, irrespective of my own moral opinions for or against, quite honestly, I never thought I would see abortion or gay marriage in this country, still less with the mandates they got! So, one never knows... I do realise you only cited Barrow St. and its neighbours as an example, and I don't have specific personal knowledge of that area, but as that neighbourhood goes, I'm not sure it would be the first place I would propose as a contender for the plan. Considering that it's an area of cottages abutting dense office and new apartment developments, I can see how it jumps out as low hanging fruit in the search for candidate neighbourhoods for 'densification'; and I think the original builders _did_ miss a trick in not, at least, going _two_ storey here. Nevertheless, in Dublin terms as a whole, certainly in comparison with what one finds outside of even the canals (let alone the M50), I would guess -- and I should say, it _is_ a guess, I don't have expertise in the area of town planning, or architecture - that Barrow St. and the other streets in that 'triangle' represent an area of relative high density, even if many of these homes are (still?) occupied by elderly couples or widow(er)s. Let me say as well, I think there's a helluva lot to be said for leaving this area as it is, although I wouldn't go quite so far as hobbling the homeowners with imposing 'listed' status on their properties! I remember when I first visited Dublin, even though I knew it to be a low - density, sprawling city, like Irish urban areas generally, being surprised to find that significant areas of the inner~city still consisted of terraces of single~storey cottages, and being pleased to see that this was the case. Housing wasn't easy to come by in the city at the time, but neither was it anything like the scandalous situation we know today. Either way, even bearing in mind how close to the city centre much of this housing is, I should think it's far from the _worst_ use of land in the city, in terms of putting a roof over people's heads! Putting that to one side though, if I'm correct in my guess that a good number of these homes are occupied by old people, then that is a cohort that _does_ tend to be conservative, and as other commenters have suggested, that is a demographic that favours quality of life over the amount of zeroes in their bank account. I've got to think that the equation of income maybe 10 years down the road versus 2 or 3 years of upheaval _now_ is not going to look the same to people of pensionable age as it might to people in their 20's or 30's. The fact that people could opt out of a scheme like this is a good thing, just in itself, to my mind. It also increases the slight chance of homeowners/residents/stakeholders coming to a decision they could stick to. (I suspect that in reality only owners would or could be given a say, which would mean tenants would almost definitely be thrown to the wolves.) However the opt~out in particular, and the fact that even after the vote is enacted one is still dealing with a multitude of players would mean that resulting development would be considerably more likely to look like an ear - to - ear grin from Shane MacGowan×× than the idealised visions in promotional prospectus videos. Also, if similar streets that I've seen in areas like Stoneybatter, Phibsborough or near James' Hospital are anything to go by, then these houses, as they stand, even if they _are_ humble in nature (notwithstanding their heart - stopping values!) probably benefit from cohesive and ornate brickwork or plasterwork, external fittings, and so on. Even if it wasn't forlorn to hope that homeowners and developers participating in a plan like this would bestow their future projects with tasteful, pleasing exterior decorative details, (and experience definitely suggests different!) it seems doubtful to me that they would be able to come up with any kind of unified, thematic scheme with regard to facias, sightlines etc., or that even with the best will in the world such a thing would be even possible given that it seems to be an intrinsic part of this kind of scheme that development would necessarily play out in piecemeal fashion, both spatially and in time. Even if there was a mechanism that meant property owners would all have to agree on a cohesive theme in this regard, the combination of penny - pinching impulses, and the sometimes 'disappointing' tastes of the public (said he snidely) - "bit of 'Dickensian' _here,_ bit of 'Tudorbethan' _there,_ don't stint on the 'Gingerbread' "... causes me to fear a result suggestive of the proverbial "They spent a million Euros in the 'Pound~Shop' ", except I'm probably being a bit generous when I say 'a million'! All things considered (and there's a lot of other things I could say - what of the tenants, for example? Taking the long view, sure, it would be worthwhile 'discommoding' a few tenants, but that's little comfort to _them!_ Where, even, would the owner - occupiers go? Even if they could find a bank willing to 'front' them the money to go elsewhere, it still brings us back to where we started - finding a place to go that wouldn't wipe out any returns they might possibly see down the road! Move in with their kids, maybe? Yes, I _am_ joking..! And of course, especially in an area so dominated by tech - industries, gentrification would be inevitable; a bit of diversity in the area wouldn't necessarily be a terrible thing though, but only if the current residents, particularly the 'opt~outs' weren't priced out of the area!) - the only realistic way I can see of redeveloping this block, certainly the only way I could see that wouldn't have it ending up looking like a dog's dinner, or falling victim to the usual "Yes, but can we do it _cheaper?"_ thinking that pervades modern Irish housing development, would be some sort of 'en~bloc' approach, as it were, like, say, a C.P.O.,× as mentioned by at least one other commenter... the same objection (with slight variations) applying at just about any other qualifying locale one might care to mention, though a scheme like this might have more going for it in an area of detached or semi - detached houses, and ¼ - acre gardens; but where, oh where, might such an area be found?! 🤔😉. And of course, as soon as you get into any sort of monolithic approach, it becomes rather a different thing. Off the top of my head - and in Ireland, it's a tough sell, much of it for bizarre sentimental reasons, but some of them, like the dreadful Ballymun scheme, understandable; here though, at least, (as mentioned) there is precedent -- if you want a workable way of increasing the population in this neighborhood without too much physical or psychological upset, the only way is to shoehorn in a tower block. And you _are_ going to have to go high! I don't see too many candidate sites, either, at least going by a cursory study of Google Earth. None are great, but I would put forward either the dog track, which would be a shame, but is probably the best of the options; the bus depot... Yes, buses gotta 'live somewhere' too, but at least, by definition, they lend themselves to commuting; or the apparently disused finger of land bounded by the graffiti 'hall of fame' that protrudes into, I think, the Grand Canal Basin. A glaring objection here though is that while those docks would make a great area to stroll and 'hang out', they would draw children (and teenagers) like the Wicked Witch in Hansel & Gretel. Unfortunately, this isn't just a theoretical risk, either. Just across the Liffey, the Spencer Dock development is haunted by the memory of _several_ children drowned there, from the Corporation flats that preceded the current complex. Such a danger might, I suppose, be obviated somewhat if there were ground - floor facilities present, such as a shop/delicatessen, café, hairdressers, etc. - as of course there ought to be anyway! Also, I might observe that generally tower blocks aren't great places for children and teenagers to grow up in _anyway,_ especially in an area with as few affordable amenities as this one seems to have! ×'C.P.O' - Compulsory Purchase Order. ×× I've only just this minute, some 11 hours after making my little 'wisecrack', learned that Shane MacGowan has passed away, a songwriter and singer who was a giant of Irish music, Punk, and Trad and Rock generally. I did actually think about excising that line, but rejected the idea as being maybe a little overly solemn and reverential. To come out with that 'jab' knowingly though, would've been another matter, way greasier than he would have deserved. As such, I thought it in order to make it clear my comment preceded the news of his death. RIP Shane.

[@Owfore1]

You say the only surefire way to reduce housing prices is to increase supply. How about reducing demand? We're already building tons of accomodation, but it cannot compete with the current rate of immigration. Parts of dublin are about 50% Irish according to the last census, maybe if that wasn't the case it would be easier for people to live in the areas they grew up in.

[@hamster_96]

This area will be fish occupied soon

[@mikefish8226]

How about fixing the actual problem, ridiculous levels of immigration.

[@jamalgibson8139]

I really dislike how any development is automatically hit with the gentrification accusation, as if the solution to the housing crisis is just doing nothing while the problem worsens over time. Forcing that neighborhood to stay single story cottages will do nothing to address the housing crisis, which, as you rightly noted, is mostly a lack of supply, but will most certainly cause further increase of housing prices. I think you laid out a fantastic proposal for that area, and hopefully people start to see that we can still build beautiful cities, that are livable for everyone, if we just were able to get out of our own way.

[@agustinarcusa7696]

Is not a good plan, the government should remove all restrictions to 5 story buildings the owners of such houses can decide to sell their properties or not, and everyone beneftis.

[@rachelLadyD]

I think if you are going to build up, people should have balcony spaces, any designs that don't consider step out into fresh air options are negligent in my opinion. There are too many badly built badly designed buildings in Ireland that don't have damp proofing, rely on expensive storage heaters, and have no outside space. Please do better, its actually also naff to try to be georgian, or earlier designs, architecture should be based on 'needs' function over form any day. Anything that pretends to be other eras comes across as pretensious.

[@booster330]

Many people would gladly forfeit balcony space as long as they have affordable apartment space in the city.

[@pjmcgoldrick1967]

Brilliant idea. You guys should stand for election. I'd vote for you. I'm damned if I know which of the other utterly useless parties I'll be voting for. 🇮🇪

[@brenguiden5521]

Would be really help go a long way to solve housing if pre planning was available to raise ideas with planners to look at the viability of planning approval for projects. ATM It is quicker to go for planning than to ask for pre planning approval, from an outside perspective it looks like planners have their heads shoved so far up their rear ends they cannot see straight.

[@JJ2023.]

I understand the concept of densification, what I don't get is picking one of the most expensive areas in Dublin to do this.

[@svendinsvinderlin4569]

The issue is that you missed something really big here. The government wants the worst possible solution to the housing crisis and this really wouldn't do for them.

[@jamesmcgarry1229]

Amazing video and plan. Unfortunately I have zero hope for this as Ireland has a horrendous planning culture and too many Irish people are scared of anything over 2 stories resembling Manhattan 😂.

[@sionnach.1374]

Too many foreigners

[@TheAnthraxBiology]

Under every one of your videos I have to remind you that there is no housing shortage. There are 180,000 empty dwellings ready to move into and more derelict. There are houses empty in the council estates in Mayfield in Cork for 5 years and some derelict as well - OWNED BY THE COUNCIL! However, the metal plates boarding them up to ensure nobody lives there are being rented for a tenner a day while we have 13,500 homeless as of January 2024. The trend in the housing market is that profit, private property right, and private landlords always reign supreme. Public good does not matter when AXA Insurance or KBC could make money evicting Irish pensioners with ex UVF thugs like they did in Roscommon. As Kennedy Wilson put it to AXA - "the irish rental market is a very attractive market for investing as demand outstrips supply." Remember all those stories you learned in school about Irish peasants unable to pay rack rents being evicted by thugs of absentee landlords during the colonial period? Yeah...we were warned.

[@dylandaniels8898]

Some things to consider, there seems to be no environmental concern, there should be a note on sustainable development. One drawback for residents would be reduced services, so the developments would need to include things like doctor’s office, grocery stores, library’s and other service to cope with increased population. It’s also important to note that increased housing supply doesn’t directly translate to reduced house prices, government policy around housing needs to be considered.