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'It's not suitable housing for anyone, anywhere': Green light for another co-living development in Dublin despite ban

A series of co-living developments have been given the go-ahead in Dublin in recent months.

sharedArtboard 1

A PROPOSED CO-LIVING block in Dublin city centre has been given the green light by An Bord Pleanála after Dublin City Council raised concerns over what it described as an initial “substandard” accommodation plan. 

It is the latest in a series of co-living developments that have been given the go-ahead in Dublin, despite an effective ban on them brought in by the government last year. 

The proposed development at 17 and 18 North Frederick Street in the north inner city was appealed to An Bord Pleanála (ABP) in February. 

The Council refused the original proposal after raising concerns over the size and potential lack of daylight in the bedrooms. It also raised concerns about a lack of communal spaces. 

The proposed development would result in the demolition of the single storey buildings at 17 and 18 North Frederick Street and the construction of a seven-storey building with 27 double rooms for couples to share and 18 single rooms.

The original planning application proposed that the first five floors would each have had three single bedrooms and five doubles, along with a communal kitchen, living and dining space on each floor. 

The sixth floor would have had three single bedrooms and two double bedrooms, which would also share a communal kitchen, living and dining space.

In its planning report, Dublin City Council said: “There are grave concerns over the useability and functionality of the bedroom spaces. In most cases, the rooms are only 2.6 metres wide resulting in long and narrow bedrooms.”

It said that a daylight and sunlight assessment was not submitted with the application so it was unclear what levels of daylight the rooms would get given that the “majority of the rooms are single aspect” and 24 units would be north-east facing.

The council also said that having up to 13 people share a kitchen, living and dining space was unacceptable. “On floors one to five this equates to 3.2 sq m per bedspace,” it said. “This is considered far too low and is not acceptable.”

The Council said: “Apart from the roof terrace, all additional facilities are located at either basement level or ground floor level where there is no access to daylight. There are serious concerns over the quality and useability of the communal spaces provided throughout the scheme.”

Screenshot 2021-06-10 15.50.45 - Display 2 (1) Proposed single bed unit An Bord Pleanála An Bord Pleanála

Appealing the Council’s refusal, Hughes Planning and Development Consultants on behalf of its client John McDonnell submitted a revised plan for the shared accommodation scheme in February. 

In its decision to grant permission, An Bord Pleanála agreed with the Council that the development as originally submitted would represent “a substandard development for future occupants and would be of excessive height and scale which would seriously injure the visual amenities of the area.”

However, it said revised plans submitted reduced the height of the development sufficiently, that the size of the double bedrooms meet the minimum requirements “albeit just” and ruled that the development could therefore only contain single bedrooms.

ABP said that the amendments to the proposal submitted with the appeal represented a material and significant improvement above that originally submitted to the Council.

Screenshot 2021-06-10 16.22.28 - Display 2 17-18 Frederick Street, Dublin GoogleMaps GoogleMaps

The board’s approval comes after it granted permission for a number of shared accommodation schemes in the city in recent months following an effective ban on co-living

The government issued new guidelines in December stating that there “shall be a presumption against granting planning permission for shared accommodation/co-living”.

However, this and a number of other developments had to be considered for planning permission because the initial application was lodged before the government’s guidelines were published.

Co-living projects – where residents have their own unit of residence with a bed and bathroom but share communal cooking and living areas – have been a controversial concept in Ireland with some describing them as modern tenements and a poor response to the housing crisis. 

Developers insist co-living units will make up a small proportion of the housing market, will appeal to younger working professionals, and were never designed to tackle to housing crisis. 

In a letter to Housing Minister Darragh O’Brien last year before the ban was issued, Mike Flannery, CEO of property developer Bartra, asked to discuss the “important role” co-living can play in the Irish housing market and “to challenge the sustained misinformed public commentary that shared living has attracted.”

The letter pointed to other European cities where co-living properties have been developed such as Vienna and Copenhagen and states “surely Government policy should not be seeking to remove this prospective choice”. 

Cabinet arrivals 002 (1) Housing Minister Darragh O'Brien Sasko Lazarov Sasko Lazarov

An Bord Pleanála granted permission earlier this year for plans for a 297-unit shared co-living scheme on the site of Phibsborough shopping centre in Dublin. 

The developers MM Capital lodged ‘fast-track’ plans for the redevelopment of the 1960s shopping centre in December. 

MM Capital already had planning permission for a €50 million student accommodation scheme at the site but replaced it with the shared co-living scheme which will increase the permitted building height by two metres and increase in floorspace by 1,079 sq.m to 12,235sq. m. 

At the time Sinn Féin leader Mary Lou McDonald stated that “co-living developments are driven by investors seeking to exploit the high demand for housing and apartments in our urban centres”. 

She argued that “as a consequence, these developments drive up the cost of that land making standard residential development in Dublin even more unaffordable. On that basis granting permission to this development is neither coherent nor sustainable”.

In granting permission, the appeals board reduced the number of shared co-living units from 321 to 297 units.

The board inserted this condition “in the interests of providing a satisfactory standard of residential amenity for occupants of the development”.

Recommending that planning be granted, An Bord Pleanála inspector in the case, Una O’Neill, stated that she was satisfied that “in terms of location and need, there is adequate justification for the provision of co-living/shared accommodation at this location and will provide for an adequate level of residential amenity”.

O’Neill also stated that shared co-living accommodation “should not be viewed as being provided to the detriment of family housing provision or social housing”.

PHIBSBORO TOWER555 Phibsborough Shopping Centre Sam Boal Sam Boal

The board also granted permission for a shared accomodation development on Mountjoy Street in Dublin city in April.

That same month it gave the green light to ‘fast track’ plans to US property giant Hines to construct 732 residential units on the site of the former Player Wills factory site in Dublin 8, of which 240 will be co-living units. 

The Strategic Housing Development (SHD) – which means an application for a large housing development goes straight to An Bord Pleanála, rather than to a local authority, and cannot be appealed – faced strong local opposition with over 180 submissions lodged with An Bord Pleanála concerning the contentious scheme.

Separately, Dublin City Council granted permission for 120 co-living spaces on Jervis Street earlier in January. However, it refused a co-living proposal at the old Hendron’s building in Dublin 7, which is a protected structure. 

Local Green Party TD Neasa Hourigan has questioned An Bord Pleanála’s decisions to grant permission for shared accommodation schemes following last year’s ban.  

In an observation letter to the Council regarding the Frederick St proposal she said in December: “That the minister for housing has signed regulations in the form of a specific planning policy requirement with a presumption against a grant of permission for co-living or shared development, it would not appear pertinent to proceed with this type of development at this time.”

She added: “The north inner city already supports a concentration of co-living hubs, student accommodation and aparthotels, to the detriment of residential and family-friendly housing and apartments.”

Reacting to the board’s decision on the Frederick Street development Hourigan said it “speaks to the need for reform of An Bord Pleanála”. She told The Journal: 

It’s making decisions that are constantly under review, are constantly being challenged. It’s not considering [whether] housing it grants permission for is actually of a standard for people to live in because co-living is not.

“It’s not suitable housing for anyone, anywhere. It doesn’t confer renters’ rights on anybody, it doesn’t have a fair tax status. We have removed co-living from the spectrum of housing that we consider acceptable for a very particular reason.” 

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    Mute Honeybee
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    Jun 12th 2021, 12:51 AM

    Back to the tenements with the approval of An Bord Pleanála, it’s not just co living that should be abolished, An Bord Pleanála should share the same fate.

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    Mute John Mulligan
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    Jun 12th 2021, 8:30 AM

    @Honeybee: I’ve been in a couple of these in London and while you wouldn’t spend your whole life in one, they’re great if you’re in a city on a contract for six months or a year. They also free up family type accommodation for families.
    Housing policy should contain a mix of housing types, the trick is having the right mix. In my early working days my needs were met by bedsits, and they suited young people just fine. These are just posh bedsits, there’s nothing sinister about them.
    The other question that is never asked is why we provide social housing in city centres, beside the jobs, to whole families who have never worked, while the workers in those jobs commute for hours. That is far more a waste of resources than providing decent accommodation for single or transient working people.

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    Mute Dsds
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    Jun 12th 2021, 8:41 AM

    @Honeybee: I lived in this type of accommodation for a year in Germany and it was absolutely fine
    . Not everyone wants a double bedroom south facing apartment…

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    Mute Sean Salmon
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    Jun 12th 2021, 8:48 AM

    @Honeybee: I’d safely say my 2dogs have better living accommodation. The only reason these are feasible is because there is nothing else available. Regards housing and accommodation this is definitely a leader in the race to the bottom of the pit.

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    Mute Daniel Kelso
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    Jun 12th 2021, 10:04 AM

    @Dsds: look I agree we need some co- living, but this is taking the biscuit.
    Trying for a 2.6m wide room?
    13 people?
    There is a line and we shouldnt allow it.
    I’ve no doubt the revised plans won’t be much better

    37
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    Mute John Mulligan
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    Jun 12th 2021, 12:11 PM

    @Daniel Kelso: nobody’s suggesting putting 13 people in a 2.6 m wide room.

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    Mute Gary Kearney
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    Jun 12th 2021, 12:24 PM

    @John Mulligan: Are you sure they never worked or it that wild stereotyping. I know a lot of people from the inner city who are still working in their 70s. So less of the snobbery.
    Where do you think the labour that built the city came from. Thats why the houses were built.

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    Mute Kevin O' Brien
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    Jun 12th 2021, 2:56 PM

    @Honeybee: if I was younger I think I would enjoy a place like this. Right now I have a studio apartment in New York that is slightly bigger than this with a small kitchen and it suits me fine

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    Mute transik
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    Jun 12th 2021, 7:38 PM

    @Kevin O’ Brien: apple’s to oranges bud.
    New York offers so much more, Dublin at the other hand.. well lets just say its lagging behind….

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    Mute Barbara Coleman
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    Jun 12th 2021, 9:38 PM

    @Honeybee: to be fair people are actually sharing rooms with strangers if the Rent .ie is to be believed. So this has to be better than that.

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    Mute Patricia O'Reilly
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    Jun 12th 2021, 12:59 AM

    God , I can’t imagine anything worse to be honest.. unless it was a gang of best friends.. complete strangers? I’d worry for my safety.. put the an bord pleanala management in one to live for a year and see how they like it.. talk about going backwards.

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    Mute Podge
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    Jun 12th 2021, 7:33 AM

    @Patricia O’Reilly: that’s the reality of house sharing in general. This already exists. I’ve moved into houses with 5 strangers and shared tiny kitchens.

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    Mute Bleurgh
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    Jun 12th 2021, 8:07 AM

    @Patricia O’Reilly: it depends on the person. I lived in one in the Netherlands in my early 20s, loved it. Was a great way to meet new people, with a

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    Mute Bleurgh
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    Jun 12th 2021, 8:07 AM

    @Patricia O’Reilly: it depends on the person. I lived in one in the Netherlands in my early 20s, loved it. Was a great way to meet new people, with

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    Mute Bleurgh
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    Jun 12th 2021, 8:09 AM

    @Patricia O’Reilly: it depends on the person. I lived in one in the Netherlands in my early 20s, loved it. Was a great way to meet new people, always a bit of craic and it was cheap. Now 20 years later it would be my idea of hell but at that point in my life it was great

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    Mute John Mulligan
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    Jun 12th 2021, 8:33 AM

    @Patricia O’Reilly: you must have lived a very sheltered life if you never shared accommodation.
    For most of us, it’s a reality at some stage of our lives, and it isn’t in any way a bad thing. I still have friends I met in bedsit-land.

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    Mute Daniel Kelso
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    Jun 12th 2021, 10:04 AM

    @Podge: 5 is grand, 13 on the other hand!!

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    Mute Podge
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    Jun 12th 2021, 11:25 AM

    @Daniel Kelso: if the kitchen was three times the size it’s the same to me

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    Mute Colette Kearns
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    Jun 12th 2021, 12:49 AM

    Imagine the housing minister saying there’s no more of these developments allowed & they ( perhaps the real government) keep plowing ahead.

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    Mute Drunk in Dublin
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    Jun 12th 2021, 9:14 AM

    @Colette Kearns: thing is you don’t have to
    Imagine it because it’s already happening. An Bord Pleana is not fit for purpose.

    51
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    Mute Trevor Donoghue
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    Jun 12th 2021, 2:35 AM

    Sorry boss, going to be an hour or two late for work, there’s a queue of people ahead of me waiting to cook breakfast,

    183
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    Mute Gerard Heery
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    Jun 12th 2021, 2:00 AM

    The end of ffg and greens is coming and they’d done their best to make it happen these fugitives have really no power or say any more in this countryi it’s always someone else take the fall for their policies

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    Mute John Mulligan
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    Jun 12th 2021, 12:12 PM

    @Gerard Heery: if you think the party with the 50 houses has answers, you need to look a bit closer.

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    Mute Wade Wilson
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    Jun 12th 2021, 6:33 AM

    It’s no different than a prison cell with the same design.

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    Mute Sinead Merrigan
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    Jun 12th 2021, 2:51 AM

    This does work in Europe. I have been there and seen it work. This issue here is that the accomodation will be entirely unaffordae for many includong the young cohort of people that they are aiming at and whom this could possibly appeal to.

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    Mute kevin mc cormack
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    Jun 12th 2021, 3:34 AM

    @Sinead Merrigan: a lonely prison cell with no light at the end of the tunnel shouldn’t be appealing to our future generation, let hope they treat us better in old age then we deserve

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    Mute Bleurgh
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    Jun 12th 2021, 8:12 AM

    @Sinead Merrigan: yes lived in one in my 20s in the Netherlands and loved it, it was cheap and great craic, always someone to chat to

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    Mute Drunk in Dublin
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    Jun 12th 2021, 9:16 AM

    @Bleurgh: fun fact: Ireland is not The Netherlands. Your Dutch experience would not be the same here.

    36
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    Mute Daniel Kelso
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    Jun 12th 2021, 10:05 AM

    @Bleurgh: how many were you sharing with? Was it 13 others?

    11
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    Mute Niels
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    Jun 12th 2021, 7:56 AM

    Folks on here are definetely out of touch with reality, have ye ever rented in a shared accommodation in Dublin? I did it for 15 years, if I had the possibility to live in something as central and as modern as this with my own toilet and shower, I would have done it in a heart beat.

    66
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    Mute Michael Healy
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    Jun 12th 2021, 9:56 AM

    @Niels: the problem is, these 1 bedded social cells with shared kitchens would be fine if they were significantly cheaper than anything else, but what these mutant developers are charging for these shared spaces is bloody criminal

    46
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    Mute Niels
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    Jun 12th 2021, 11:27 AM

    @Michael Healy: I agree with you on this 100%. But I do know people who are currently paying over a grand a month in shared accommodations that were last renovated in the 90s and where they share toilet/shower with the rest of the household. Trust me they couldn’t care less about sharing a kitchen and they’d be glad to pay the same price or more for one of these instead, especially in the city centre.

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    Mute Michael Healy
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    Jun 12th 2021, 8:08 AM

    The issue isn’t even the size, but more these co living developments are being sold at a crazy price given what you are getting for the money. Doesn’t matter if they are used in Europe or may suit younger people, the fact is what these places will cos, are gonna be way way over priced for effectively a social prison cell, where ya have to queue each morning to have breakfast. Imagine these places were built already during covid, how the heck were people in places like this meant to adhere to guidelines when u had a lot of people using the one kitchen…

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    Mute vanc
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    Jun 12th 2021, 12:25 PM

    @Michael Healy: they should be cheap affordable accommodation but aren’t

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    Mute Podge
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    Jun 12th 2021, 7:35 AM

    These do suits somebody – the young people moving to Dublin after college for work or those relocating on short term contracts for a few months. All those people are instead taking up house shares which would make lovely family homes but are instead being bought by investors.

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    Mute Daisy Smith
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    Jun 12th 2021, 8:12 AM

    @Podge: Taking up lovely family homes… so you’re only worthy of a house with private kitchen if/when you have kids? Gway back to the stone age.

    62
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    Mute Drunk in Dublin
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    Jun 12th 2021, 9:17 AM

    @Podge: what are you talking about? Do you have any idea of what actually goes on in Dublin? “Lovely family homes” you really think students are taking these? Please.

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    Mute Podge
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    Jun 12th 2021, 9:39 AM

    @Drunk in Dublin: not students. But people like myself yes. I’ve lived in semi-ds when I didn’t really want to. I didn’t care for a garden and what not. Would have been much happier in one of these or an apartment

    16
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    Mute Daniel Kelso
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    Jun 12th 2021, 10:11 AM

    @Podge: with 13 other people?
    I like house shares (or coliving) but at this scale, na, pure s##te

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    Mute Podge
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    Jun 12th 2021, 11:27 AM

    @Daisy Smith: that’s the reality already. But yes the semi-ds in the suburbs should be primarily filled with families. Apartments and co-living suit younger and single people.
    I’ve lived in house shares and no of us cared for the driveway or garden. I was sharing run down spots with five random people. I’d have much preferred co-living or an aprtment. But all we think is “build houses”

    7
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    Mute Tom Goss
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    Jun 12th 2021, 9:10 AM

    These are youth hostels, not homes.

    Fun for a while if you want to do it, but hell if you don’t and have no choice.

    39
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    Mute Daisy Smith
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    Jun 12th 2021, 8:13 AM

    Posted at 12.05am Journal, really? Another FFG story that gets pushed down the feed by morning.

    28
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    Mute Drunk in Dublin
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    Jun 12th 2021, 9:18 AM

    @Daisy Smith: is there a limited amount of articles you can read in a day?

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    Mute Bleurgh
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    Jun 12th 2021, 8:14 AM

    People are looking at these in relation to their own needs. For someone new to the city, who is social able and wants to meet new people it’s perfect. If you are an introvert, or used to your own space it’s not the place for you. These are not accommodation for a couple or a family.

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    Mute Teresa Ryan
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    Jun 12th 2021, 8:45 AM

    @Bleurgh: I agree with you yo a point. I’ve lived abroad too and these types of accommodation were common but they were called Youth Hostels. They were cheap and fairy clean. After a few months I was ready to move to something more permanent.

    These co-living apartments are still very expensive. I’ve read they are over 1,200 a month.

    28
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    Mute Drunk in Dublin
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    Jun 12th 2021, 9:20 AM

    @Bleurgh: the prices do not match the accommodation. They’re trying to prove these jail cells as one bedroom apartments. If they were 50 euro per week that would be very different. But they won’t be, that’s not the plan. The plan is to ruin the city, give us crap accommodation, and take all our money.

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    Mute Sal Paradise
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    Jun 13th 2021, 8:58 AM

    @Drunk in Dublin: You wouldn’t even get a night in a Travelodge for 50 quid night so get away with your 50quid a week.

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    Mute Daniel Kelso
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    Jun 12th 2021, 10:02 AM

    Imagine having the balls to proposed bedrooms 2.6m wide and 13 people to a kitchen. Insane. This isn’t someone going , oh I know how to help the housing crisis, this is pure and simple greed at the highest level.
    It’s sick, makes me very mad. The sheer audacity, and I suspect the revised plans are still pure s##te.
    I wouldn’t trust this developer not to have pushed the limits on the drawings too for planning and the reality will be that the rooms will even be smaller.
    Shameful really that we’re heading this route :(

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    Mute vanc
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    Jun 12th 2021, 12:21 PM

    Who got bribed to approve this bedsit!

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    Mute Gary Kearney
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    Jun 12th 2021, 12:27 PM

    Looks like they have to make the law stricter than it is now and replace Bord Pleanala.
    Tiny little cells for worker drones, it is Orwellian in design.

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    Mute Phil Keenan
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    Jun 12th 2021, 9:46 AM

    Ghetto

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    Mute thesaltyurchin
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    Jun 12th 2021, 10:45 AM

    Given how much green land surrounds our underpopulated country, this is hilarious!

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    Mute Rob Gale
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    Jun 12th 2021, 1:03 PM

    Would be fine if it was a hell of a lot cheaper and less of them

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    Mute Tommy Groome
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    Jun 12th 2021, 1:17 PM

    This accommodation works well for some, just like house sharing. It has it’s advantages/ disadvantages. Cost of sharing usually less than independent living. Just get building houses, apartments, hostels, & sharing situations. Give people choice & enough supply to bring rent costs down..!

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    Mute Ashling Fenton
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    Jun 12th 2021, 1:13 PM

    Irish people seem to want cheap accommodation but by god it MUST also LOTS of space and EVERY mod con! If we keep this attitude up homelessness will never end, and Dublin will keep sprawling and have constant congestion.

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    Mute Craic_a_tower
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    Jun 12th 2021, 2:51 PM

    The vast majority of housing in Dublin is 3 bed semis a different option will suit others. Lived in one in London while working on a project

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    Mute Niall Dunne
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    Jun 13th 2021, 3:24 PM

    I have zero hope for the future in Dublin, despite having a good salary, a degree and post grad qualifications. Unless I earn near 100k as a single person I will simply never own in Dublin.
    I rented from age 21 until 27, Im living at home saving 1500 a month and in a year or two I’ll be able to buy on the commuter belt, to spend life travelling 90 mins each way to work and live isolated from my family and friends.
    The alternative is to spend 1500 to rent a 1 bed and never have security, pets, choose my own paint and never be able to retire.
    People don’t have to will to carry on with this anymore, bad things are going to start happening unless something is done to give people affordable, secure housing

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    Mute Sal Paradise
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    Jun 13th 2021, 9:00 AM

    What are people looking for on these sites? Build 5 houses with lovely gardens?

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    Install the app to use these features.
    Mute Niall Dunne
    Favourite Niall Dunne
    Report
    Jun 13th 2021, 3:51 PM

    @Sal Paradise: the basic standard of living. A kitchen, bathroom, living area and bedroom

    2
    Install the app to use these features.
    Mute Rob Gale
    Favourite Rob Gale
    Report
    Jul 18th 2021, 8:55 PM

    ABP should be investigated. No reason for them to act like they do other than paws gettin greased.

    1
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