On 8 July 2025, the Minister for Housing, Local Government and Heritage and the Minister of State for Local Government and Planning jointly issued the Design Standards for Apartments, Guidelines for Planning Authorities (the Guidelines), pursuant to Section 28 of the Planning and Development Act 2000 (as amended) (Section 28). The Guidelines set out national planning policy for apartment development, reflecting current Government priorities and the revised legislative framework introduced by the Planning and Development Act 2024. They reaffirm the importance of a plan-led system informed by national policy.
Key provisions address apartment mix, internal space standards, dual aspect ratios, floor to ceiling heights, stair/lift core ratios, storage, and amenity spaces such as balconies and patios. The overall aim is to balance regulatory standards with increased housing output, ensuring quality while supporting viability.
The Guidelines apply to all planning applications submitted on or after 8 July 2025.
The legal status of Specific Planning Policy Requirements in the Guidelines
Section 28 requires planning authorities and An Coimisiún Pleanála to have regard to Ministerial Guidelines and to apply any Specific Planning Policy Requirements (SPPRs) set out therein.
“Have regard to” means that the planning authorities can depart from the Guidelines, provided they have taken them into account. However, where SPPRs are included in the Guidelines, they take precedence over any conflicting provisions in statutory development plans. In such cases, planning authorities are expected to amend their plans to ensure consistency with the Guidelines and decide planning applications in accordance with the SPPRs, pending any such amendments.
There are a number of SPPRs included in the Guidelines, relating to areas such as housing mix, apartment design standards and shared accommodation / co-living sectors.
Amending existing permissions: Government to enable retrospective adoption of new standards
The Government intends to allow developers to amend existing planning permissions to incorporate the updated 2025 Guidelines, without needing to submit entirely new applications. The Planning and Development (Amendment) Bill 2025, which was passed last week, introduces (at section 29) provisions that allow developers who have already secured planning permission to build smaller and more apartments in the same scheme, without submitting a fresh planning application, but rather by applying for a “permitted modification”, which the relevant planning authority must determine within eight weeks. These changes can be considered the first formal step toward streamlining the planning process for housing delivery and reducing regulatory friction for projects already in the pipeline.
For further information, please contact Alison Fanagan, Consultant, Alan Roberts, Partner, or Brendan Curran, Senior Associate, of our Environmental & Planning team.