Spring 2025 Preview by Selfbuild Ireland Ltd.

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“...the case for self-building when compared to buying an existing house remains strong.”

Despite the persistently high cost of building, for both labour and materials, the case for self-building when compared to buying an existing house remains strong.

To give you a full picture of where costs are at now, we have Keith Kelliher debating where material prices are heading on page 80 and a round up of what the experts had to say at Selfbuild Extend & Renovate Live about how much it costs to build a house in Ireland today on page 79.

Build costs tend to be quoted in per sqm or sqft but the reality is, your own house won’t hit whatever magic figure is bandied about. Cost experts are all at pains to warn self-builders that your house is bespoke, meaning sqm costs are little use to you - it’s not just the finishes you choose (the kitchen alone will have a big impact on final costings), but where you’re building and the availability of labour that can inflate costs very quickly.

Back to our comparison between building your own home or buying a house, and by now we’re all aware that we’re well past Celtic Tiger prices for homes.

Yes, that does ring alarm bells. Especially with potential trade wars on the horizon. But the reality is there’s a big shortfall in housing, and that’s propping up the market.

The latest leaked reports show ROI is currently short approximately 250,000 homes to meet market demand, a shortfall that’s expected

to grow by around 20,000 per year between 2025 and 2040 (see page 9).

Building your own home is a great way around this problem, if land is available (and despite what you might think, you don’t always have to inherit land either, see project page 26) and planning isn’t an issue (see project page 36 for how a set of homeowners got around planning hurdles).

But a home renovation project could equally be the solution; and pondering the pros and cons of each option is regular contributor Les O’Donnell on page 82.

This issue, we also look at green roofs (brace yourself for how much they cost from page 84), the very unsexy yet important topic of hot water systems and ensuring the pipe runs are kept short (page 87), the benefits of hiring an architect (page 89) and plenty of projects including my own bathroom reno (page 70).

Plus, the Selfbuild Journey pages have finally moved on to building the house, up to the point of being weathertight. It starts page 89.

Cosy up to a cuppa and enjoy!

Astrid

Madsen - Editor astrid.madsen@selfbuild.ie

The first stage of being On Site deals with getting your home weathertight, meaning the floors, walls, roof, and windows and doors are in. And so are the initial groundworks.

If you have a question, want to share some insights, or simply let us know how you’re getting on with your project, we’d love to hear from you for our Letters page. Email us at letters@selfbuild.ie 78

what’s inside Contents Projects

26 House of mighty oaks

How Laura and Peter Dillon found the perfect site to build their dream family home in Co Westmeath.

36 It’s a marathon, not a sprint

Niall and Rachel McAlinden had some planning hoops to jump through to build their home in Co Tyrone.

46 The cottage that grew with us

Darren Delahan explains how he built his extension out of Insulating Concrete Formwork (ICF) in Co Kildare.

56 Space reimagined

Emily and Matthew Morgan renovated their home in Co Down to completely transform their way of life.

64 Striving for perfection

Architectural designer Mark Davies relates how he went

about renovating his home in Co Dublin.

70 A slow start

Magazine editor Astrid Madsen relates how she’s getting on with her bathroom renovation project in Co Laois.

72 Rocky site for Co Galway garden

Anne Byrne shares her garden plans for a family home that has a large plot of land, and rocky site conditions.

News

09 News

Get up to date with the latest in home building and home improving, in both NI and ROI.

23 Company news

The latest products and services to hit the Irish market.

Advice

78 Letters

Build costs, the pros and cons of batteries, and more.

80 Cost of materials

Quantity surveyor Keith Kelliher brings us up to speed on the cost of building materials.

82 Build new or renovate?

Engineer and architectural designer Les O’Donnell weighs the pros and cons.

84 Green roofs

What it takes to build a garden in the sky. Hint: plenty of dosh.

87 Design tips for hot water systems

One of the biggest energy sappers, and contributors to overheating, is the humble pipe that leads from the tap to your hot water system. Here are ways to minimise losses.

88 Should you hire an architect?

The savings to be made, whether you do hire one or don’t.

Selfbuild Journey

90 Overview

An introduction to the first part of Stage 5 of your Selfbuild Journey: On site up to the point of being weathertight.

92 Construction timeline

An overview of the entire process, from start to finish.

95 Floor construction watchpoints

What to look out for when building your foundations, footings, subfloors and pouring your screeds.

98 Wall construction watchpoints

Top tips for making sure it’s built to spec.

102 Roof construction watchpoints

Common mistakes to avoid.

106 Project management tips

Louis Gunnigan explains how he went about managing the trades on his ICF build in Co Dublin.

108 Passive build tips

Patrick McMullen of Co Tyrone shares how he got to the point of being weathertight, with a special focus on insulation and airtightness.

114 DIY painting guide

Tips and tricks to get the perfect finish.

Selfbuild Ireland Ltd

CONTACT info@selfbuild.ie

EDITOR

Astrid Madsen astrid.madsen@selfbuild.ie

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Heather Campbell heather.campbell@selfbuild.ie

DESIGN

Myles McCann myles.mccann@selfbuild.ie

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MARKETING Calum Lennon calum.lennon@selfbuild.ie

Victoria Hunter victoria.hunter@selfbuild.ie

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UPDATES . ANALYSIS . PRODUCTS news

Tipp self-build raises €190k to complete family home

Community rallies to help young Tipperary family complete their home after a life-altering diagnosis.

Afundraiser to help Declan O’Halloran (39) and his family complete their Tipperary self-build after a life-changing diagnosis has raised over €192,000 in just under six months.

Like many young Irish adults, Declan moved to Australia in 2008, where he met his wife, Joanne Kenneally, from Middleton, Co Cork. They got married in 2017 and have two children, Ava (3) and

Levi (3). Together, they always planned to return home to Ireland to live in Declan’s home village of Newcastle, Co Tipperary. In 2021, shortly after the birth of their son Levi, Declan began experiencing troubling symptoms that were initially suspected to be Multiple Sclerosis (MS). Despite his declining health, he and Joanne, a nurse, pressed ahead with their plans to move back to Ireland, secure planning permission and build their family home. But after their return in 2022, Declan’s symptoms worsened.

Eventually, in May 2024, he was diagnosed with Multiple System Atrophy (MSA), a rare and progressive neurological condition that affects movement, balance, speech and other bodily functions. There is

currently no cure, and the life expectancy is typically around 10 years from the onset of symptoms.

As a construction supervisor, Declan initially took on the self-build project with their savings and support from family, but the rapid progression of his illness has made it impossible for him to continue working. With no mortgage available due to his health status and costs rising, the family is facing an uphill battle to complete their home.

Friends and family launched a GoFundMe campaign to help Declan and Joanne finish building their house, with plans to adapt it for Declan’s future care. Time is critical, as they are currently renting accommodation that is no longer suitable for his needs. With support from the community, the family hopes to complete the project and create a safe, accessible home where Declan can be with his loved ones.

The fundraiser aims to cover construction costs, adapt the home to support Declan’s health needs and offset ongoing medical expenses.

If you’d like to donate to the fundraiser, go to the ‘Do It For Declan’ GoFundMe campaign page.

Not enough homes until 2029

Not enough homes will be built to meet ROI’s housing demand until 2029 at the earliest, according to confidential Housing Department documents obtained by the Irish Daily Mail, as reported on extra.ie. The documents state that the 54,000 new builds it will take per year to outpace demand won’t be happen until 2029 at the earliest. Approximately 33,000 new builds were completed in 2023 (5,500 of those were self-builds) and the projection for 2024 is around 36,000.

The ROI government has pledged to build an average of 50,500 units per year until 2030. Ireland is currently short approximately 250,000 homes to meet market demand, a shortfall that’s expected to grow by around 20,000 per year between 2025 and 2040.

Turf house opened by TD

Noel McCarthy, incoming TD for Cork East, has officially marked the opening of farmer John Armstrong’s turf shed. The newly rebuilt shed no longer houses turf, not since the 1950s, but it continues to serve the purpose of storing firewood.

In an op-ed in The Echo, John Armstrong recounts how he asked his friend the newly elected TD to cut the ribbon on his humble steel frame shed.

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Court orders home demolition

The High Court rejected a bid to block a couple’s home demolition.

A couple’s attempt to prevent the demolition of their family home – constructed without planning permission nearly 18 years ago – has been dismissed by the High Court as “frivolous and vexatious”, reports the Irish Times.

Chris Murray, a plumber, and his wife, Rose, brought fresh legal proceedings despite previously agreeing to vacate their 588sqm property in Co Meath, to allow for its demolition in September 2022.

The couple argued that new evidence had emerged, which they claimed warranted setting aside earlier court orders requiring them to leave the property. However, Mr Justice Conor Dignam rejected their case, agreeing

with Meath County Council that it constituted an abuse of process.

The court heard that the Murrays had been refused planning permission for a dormer bungalow in 2006, but proceeded to build a significantly larger house than was initially proposed.

In 2007, the council issued a notice regarding the unauthorised development, prompting the couple to seek retrospective permission.

Both the council and An Bord Pleanála rejected this, as well as a subsequent application to partially demolish and retain parts of the property, over fears it “would establish an undesirable precedent for further development of this kind.”

In 2017, the Supreme Court upheld High Court orders requiring the removal of unauthorised development and instructed the Murrays to vacate within a year, criticising the “deliberate breach of planning laws.” When the couple failed to comply, the council initiated contempt proceedings.

A settlement agreement was reached in 2020, where the couple consented to vacate the property within two years. However, three days before the deadline expired, they launched new proceedings seeking to pause the enforcement orders.

The Murrays claimed that fresh evidence regarding land sterilisation agreements by previous owners invalidated the original planning refusals.

House conversion deemed ‘haphazard development’

They also referred to a recent High Court ruling that they believed supported their case.

Mr Justice Dignam dismissed these arguments, stating that judicial reviews of planning decisions must be brought within eight weeks of the decision unless exceptional circumstances, such as fraud or deliberate concealment, are proven. He said no such evidence was presented.

The judge confirmed that the couple’s claims were “vexatious and frivolous” and noted that Meath County Council had already rejected subsequent planning applications made by the Murrays.

A stone outbuilding that got planning permission for conversion saw the decision overruled by the ROI appeals board.

Laois County Council’s approval for a house in the backyard of a Mountmellick listed building has been overturned by An Bord Pleanála on the grounds that it amounted to ‘haphazard development’ that demolition work did not take into account nearby structures.

In overturning the planning permission, An Bord Pleanála stated that the proposed development would result in “haphazard backland development”, out of character with the area, and contrary to the sustainable development objectives for the locality.

The appeals board also expressed concerns regarding the demolition near protected structures, noting it was “not satisfied” that the impact on these structures had been adequately addressed, nor that the reuse of the outbuilding would conserve or enhance the built heritage.

The cottage is part of a row of Protected Structures.

Local authority planning application

As reported in the Leinster Express, neighbours raised significant concerns at the time of the initial planning

application.

Allistair Pim of Anngrove Stud Farm, who appealed to An Bord Pleanála, had initially objected to Laois County Council, arguing that the new house would be “wholly inappropriate” due to its close proximity to the stud farm’s yards and paddocks, which are used for bloodstock in thoroughbred racing. He also noted a previous agreement with the applicants’ late father, David Pim, which stipulated that no construction would take place on the property.

Anthony Booth, a neighbour residing in the bungalow next

door, also objected on the grounds of loss of privacy, light, right of way and parking issues.

Despite these objections, Laois County Council had granted approval, after the applicants, Martin and Bernadette Nolan, amended their plans significantly. The conversion of the stone outbuilding into a townhouse was agreed upon, with changes including a reduction in size, repositioned windows facing away from neighbours and additional rear parking to accommodate both the existing homes and the new one.

Building defects

Political parties acknowledge the problem of building defects but the government still isn’t fully paying for them. This comes at a time when experts warn homes built with defective blocks require total demolition.

Political parties have mentioned building defects in their General Election 2025 manifestos. For example, Fine Gael wants to bring in an independent Building Standards Regulator to improve construction quality and safety. Sinn Féin, meanwhile, would also improve building controls, and supports 100 per

Redress for Defective Homes. This comes at a time when a TG4 investigation has revealed that full demolition is the only solution for the thousands of homes affected by defective blocks.

The government’s Housing Agency has downgraded many applications under the government’s enhanced Defective Concrete Blocks Grant Scheme, opting for cheaper, less comprehensive repair options instead of total demolition.

Thecostofrebuilding

Under the terms of the government’s scheme, grant amounts vary and are subject to a €420,000 cap. Iniúchadh TG4 tracked down one of the first homeowners to avail of the new scheme, who was awarded €193,333 but after certain costs were deducted, she said she was left with €140,000 to build a new home and ended up spending €90,000 of her own money to bridge the cost.

The enhanced Grant Scheme, aimed at affected homeowners in Clare, Donegal, Limerick, and Mayo could apply to as many as 7,000 homes. However, defective block damage has been found in 13 counties, with fears every county in Ireland is affected.

Dr Andreas Leemann, a scientist from the Swiss

Federal Laboratories for Materials and Science Technology, explained to Iniúchadh TG4 that partial remediation, such as replacing the outer leaf of affected homes, fails to address the underlying damage caused by defective blocks.

According to Dr Leemann, who carried out forensic analysis on blocks from infected homes in Donegal and Mayo as part of international research being managed by Geological Survey Ireland, the mineral pyrrhotite, rather than mica or pyrite, is the true cause of the deterioration and eventual collapse.

Letterkenny campaigner Róise Ní Laifeartaigh from the Mica Action Group, whose own home is infected with defective blocks, told the programme she fears homeowners are being offered lower levels of remediation to save money.

The Housing Agency denied this, stating it engages chartered engineers, who

are members of Engineers Ireland, to provide appropriate remediation option recommendations in accordance with Irish Standard 465:2018 (IS 465).

IS 465 is a testing protocol developed at the request of the government to assess and categorise the damage to dwellings and aid in the selection of an appropriate remedial solution.

Pyrrhotite is not included in IS 465, which is currently under review, but the new enhanced compensation scheme states that the Housing Agency will “in their analysis and deliberations take into consideration the presence of pyrrhotite”.

Until pyrrhotite is formally included into a new revised standard for assessing damaged homes, director general of Engineers Ireland Damien Owens told TG4 that the Housing Agency should only proceed with recommendations for full demolition.

Development levy holiday

Fianna Fáil acknowledged the significant impact of the development levy waivers and the Uisce Éireann connection charge rebate, which together contributed to the commencement of 57,000 new homes in the past year.

Despite this, the Programme for Government, published as Selfbuild went to print, makes no mention of extending the waiver that expired at the end of 2024.

Sinn Féin says it would reform the waiver to target SME developers and urban projects with affordability challenges,

ensuring funding is effective in boosting supply and reducing costs.

Selfbuild has been campaigning to extend these waivers indefinitely for selfbuilders, as they can save cash-strapped families thousands of euros when building their home.

Sign the petition here

Election promises

We gaze into our crystal ball to see what the political parties have in store for self-builders in 2025.

As Selfbuild went to print, the Programme for Government (PfG), the roadmap of what to expect from the new coalition government, stated the First Home Scheme would include secondhand homes, offering up to 30 per cent of the home’s cost.

Sinn Féin says it would end this scheme because it contributes to inflation. Labour would also phase out the First Home Scheme from 2026; it would instead introduce a new state agency to build homes.

Help to Buy

The PfG is committed to the Help to Buy tax-back relief of €30,000 for those buying a new home or building their own. Fine Gael wanted to see an increase to €40k but this did not materialise.

The scheme sees first time buyers and self-builders avail of a tax back (you need to have paid that amount in tax over the past four years) to go towards their mortgage deposit.

Sinn Féin says it’s an inflationary measure and wants to wind down the scheme, cutting the amount in 2026 from €30,000 to €24,000, and continue cutting it by €6,000 annually to 2029. Labour also wants to phase out Help to Buy and replace it by an income-targeted Save to Buy scheme for the purchase of new homes with income limits on the tax refund available.

Existing grants

The PfG pledges to continue the Ready to Build Scheme, which provides serviced sites for individuals to build their own homes, and to further invest in rural water and wastewater infrastructure to support housing development in the countryside.

The PfG also supports the €70,000 derelict property grant (Croí Cónaithe Towns Fund – Vacant Homes Refurbishment Grant); including hiring more Vacant Property Officers, in part to expedite applications.

Fine Gael also wants to introduce the Town Centre Living Grant, a new €100,000 grant for converting “over-the-shop” premises for residential use. Labour supports a similar measure as well as making the Vacant Homes refurbishment grant available in instalments (as do Social

Democrats) along with zero-interest loans for retrofitting measures.

Labour also wants to increase capital grants for the Built Heritage Investment and Historic Structures Fund to support maintenance and regeneration. It also wants to increase the maximum awards under the Housing Adaptation Grant to €60,000 and ensure when work is approved that it is aligned with the SEAI Warmer Homes scheme to deliver energy upgrades at the same time.

Labour also wants to increase the income limits and maximum award for the Housing Aid for Older People Grant in line with inflation so that more older people who require adaptations can remain in their own home.

Stamp Duty and VAT

safety and environmental guidelines, even where they need access to regional roads.

Sinn Féin would introduce a stamp duty exemption for first time buyers on properties valued at €450,000 or less.

Independent Ireland wants to cut VAT on building materials to make construction cheaper. It also suggests offering tax breaks to property owners who renovate and rent or sell vacant homes, or convert unused spaces into living accommodation.

Loosen restrictionsplanning

Sinn Féin believes the main driver to building more homes is a quick and easy planning process. To get planning departments to process applications more quickly and fairly it proposes to increase staffing levels, stating that local authorities are short 500 planning staff and that An Bord Pleanála has a staff deficit of at least 50. It also wants to encourage development through ‘use it or lose it’ planning permission and ensure County Development Plans do not automatically rezone land as residential if no development has taken place.

Independent Ireland proposes easing rural planning rules to make it easier for families to get planning permission for one-off homes in the countryside. It also wants to encourage councils to meet with families in person at pre-planning meetings to help them build homes on their own land, as long as they meet

Independent Ireland also wants to help older people downsize by doubling the size of rear extensions that don’t require planning in areas without enough infrastructure or community housing so they can stay close to family while maintaining their independence.

Fine Gael says it wants easier regulations for dividing homes into flats, allowing older adults to continue living in familiar surroundings while adapting to changing needs. In general, Independent Ireland wants to speed up planning and make the planning process simpler and quicker to reduce delays and get homes built faster.

Sinn Féin also wants to update planning policies for rural, Gaeltacht and island communities, to encourage self-building.

Labour wants to reduce the validity of planning permission from five to three years, introduce a ‘use it or lose it’ clause, and implement a rule which would extinguish planning permission when selling land that has approval.

Supporting innovation

Fine Gael supports the uptake of efficient home heating (HVO and BIOLPG) for rural properties.

Meanwhile Independent Ireland wants more supports for modular, prefabricated and log cabin housing as a faster, more affordable option for creating new homes.

How self-builders contributed to the housing stock in 2024

As Ireland’s housing market shows signs of recovery, homebuilding efforts are ramping up with ambitious targets for the coming years, but what role have self-builders played in 2024?

Stockbroker Davy’s research is estimating that 34,000 homes will be completed in Ireland in 2024, just a little more than the 32,695 finished in 2023, reports RTÉ.

But the stockbroker is looking ahead with optimism, predicting that we’ll see 42,000 new homes in 2025 and a huge jump to 50,000 in 2026.

This isn’t happening out of nowhere – there’s been a lot of action in housing starts, with over 59,000 homes getting underway in the year up to October 2024.

Many of these are apartments, which naturally take longer to complete, so we’ll likely see the full impact

of these starts in the next couple of years.

The role of selfbuilds

While big developers and social housing schemes often get the headlines, selfbuilders are quietly making a significant mark.

Showing that individual homeowners are playing a role in boosting housing supply is a recent report from the Central Bank of Ireland which revealed that one-off selfbuilds made up about 17 per cent of all housing completions in 2023, which adds up to roughly 5,500 homes.

These were mostly funded through €1.7 billion in private mortgages and savings.

To put that in perspective, private developments accounted for around 19,000 homes and required €5.9 billion in financing, while social housing contributed 8,000 units.

Even with these promising numbers, the housing market is still playing catch-up. The Construction Industry Federation says ROI needs more than 60,000 homes a year to keep up with growing demand, driven by population increases and a long backlog from years of underbuilding.

In 2024, a significant number of self-builds starts

could be attributed to the development levy waiver which is no longer available to self-builders now.

Leading Europe in housing growth

Ireland is leading Europe when it comes to housing completions per capita. According to EYEuroconstruct, Ireland is on track to build 5.9 homes per 1,000 people this year — 80 per cent higher than the European average. And it doesn’t stop there. EY predicts that completions will rise to 38,000 in 2025 and 40,000 in 2026, keeping Ireland well ahead of its peers.

UK’s defunct Green Home Grant scheme oversaw era of mould growth

UK grants scheme oversaw era of mould growth as lenders now refuse to insure homes with spray foam insulation, according to reports.

Homeowners in the UK have been unable to sell or remortgage their homes fitted with spray foam insulation, reports the BBC.

The BBC says a quarter of the UK’s biggest mortgage providers will not lend against homes with spray foam in the roof.

The BBC reports 250,000 homes in the UK have spray foam insulation, with much of it installed under the previous government’s Green Homes

Grant scheme.

Concerns have to do with botched installation: poor fitting leaving moisture trapped and roof timbers at risk of decay.

However, the Insulation Manufacturers Association told the BBC that spray foam can be beneficial if properly installed, and that it was worried homeowners could be needlessly driven to “cowboy” removals companies. Open cell spray foam,

when applied correctly, is considered low risk, according to a report by the Health and Safety Executive entitled ‘Spray foam insulation applied to timber sloped roofs in dwellings’. However it must not be applied directly to roof tiles.

Another report by the BBC from earlier this year shows that since 2008, more than three million homes have had cavity wall insulation fitted under green energy schemes

set up by the government. Energy suppliers were responsible for inspecting 5 per cent of them to check for installation quality, says the BBC report.

Figures compiled by energy watchdog Ofgem seen by the BBC suggest that insulation in hundreds of thousands of these homes could have failed because it was not installed properly. In total 15 million homes have had their cavities filled.

What NI’s Housing Supply Strategy 2024 means for self-builders

NI Housing Supply Strategy 2024 promises more land, easier planning and innovative construction methods for self-builders, but challenges like infrastructure issues and planning delays remain.

The Department for Communities has launched the Housing Supply Strategy, following approval from the Northern Ireland Executive.

With an ambitious target of 100,000 new homes by 2039, the strategy aims to address the region’s pressing housing issues.

The strategy sets several key goals, including increasing housing supply, improving quality and enhancing energy efficiency.

Despite the optimism

Irish building sector. About 19,000 homes are currently stalled because of these infrastructure constraints. However, the increased number of planning applications (up by 23 per cent in the first nine months of 2024) offers hope for recovery in the medium term.

NI Housing Supply Strategy 2024 and self-builders

For self-builders, the Housing Supply Strategy’s path to reach the 100,000 target

surrounding the strategy, NI’s building sector is facing substantial hurdles, including the continued restriction of new housing developments due to infrastructure limitations, such as wastewater capacity issues.

Ongoing issues have contributed to a forecasted drop in home completions for 2024, with only 5,100 new homes expected to be finished — the lowest in 65 years, according to Construction Information Services (CIS), which tracks activity in the

presents both opportunities and challenges.

• More land to build on: One of the key goals of the strategy is to make land more accessible, especially public land. For self-builders, this could mean more chances to find a good plot of land, particularly in areas where land has been hard to come by or too expensive in the past.

• Tackling infrastructure issues: Problems like limited water and wastewater capacity have held up development

in certain areas for years. The strategy aims to fix these issues, which could open up more places for self-builders to create their homes without running into these barriers.

• Making the process easier: The strategy’s focus on making policies and regulations clearer and simpler is good news for selfbuilders. Less red tape and clearer rules should make it easier to navigate the planning system and get your project off the ground.

• Better access to information: With more open data on housing, land and planning, self-builders will be able to make smarter decisions about where to build, what it’ll cost and whether their project is feasible. This could save time and help avoid costly mistakes.

• Building for the future: As climate change and sustainability become more of a focus, self-builders will need to consider low-carbon building standards in their designs. The strategy supports new, greener ways to build, which could help self-builders make their homes more energy-efficient and futureproof.

• New construction methods: With a push for innovation in construction, self-builders will have access to new materials and building techniques that can help reduce costs and build more efficiently. This could mean shorter timelines and fewer hurdles in getting your home built.

• Faster planning

decisions: The strategy includes improvements to the planning process, so self-builders could see quicker decisions on their applications. This means fewer delays and a smoother experience overall when trying to get your project approved.

• Energy efficiency grants: The strategy highlights the need to deliver a scheme to help cover the costs of adding sustainable features like solar panels or better insulation for people on lower incomes living in private accommodation.

Q2 2024 NI Planning Statistics: a lens on current challenges

The latest NI Planning Statistics highlight challenges that self-builders may face under the Housing Supply Strategy:

• Delays in processing applications: Local applications averaged 18.8 weeks to process, exceeding the 15-week target. Addressing these delays will be crucial for the strategy’s success.

• High approval rates: Encouragingly, 94.9 per cent of applications were approved, offering reassurance to self-builders about the likelihood of securing planning permission.

• Regional disparities: Some councils, such as Mid and East Antrim and Fermanagh and Omagh, are processing applications significantly faster than others, highlighting the need for system-wide consistency.

Self-builds stalled due to capacity constraints

Water and wastewater capacity constraints in both NI and ROI threaten plans to build thousands of new homes.

Water shortages are now threatening the ROI government’s plans to build thousands of new homes, with Uisce Éireann warning that a lack of water capacity could halt construction.

The water utility also stated it needs an additional €1.7 billion in funding to meet its targets. Despite the Government’s pledge to deliver an average of 50,000 new homes annually, Uisce Éireann can currently only supply water to 35,000 new homes a year over the next five years, according to Niall Gleeson, CEO of Uisce Éireann.

The utility has developed a “capacity register” to track available water across the country.

It’s a register of all the towns and cities around the country and what their capacities are. Usice Éireann is encouraging people who want to build “to go into those areas where we’re ‘green’.”

“We have a colour-coding

system, green, amber and red, and where we’re red, we just don’t have capacity. We may have a plan in place. We might be upgrading the plant. It could be three to five years away from going green again.”

Gleeson noted that, despite these measures, Uisce Éireann has had to reject certain areas for development.

“We approved 38,000 units this year and rejected about 200 to 300 — it’s not a huge number,” he said.

According to Uisce Éireann’s capacity register, there are three counties with ‘red’ code settlements: Cork (Castletownbere and Whitechurch), Kerry (Kenmare) and Kilkenny with the largest number (12) of areas currently without capacity for new home connections

If you’re building or planning a home in a rural area not served by Uisce Éireann’s public water supply, the Multiannual Rural Water Programme could provide other ways to access water services (see p18).

In some areas, building a well could be an option but it needs to be well built and maintained to ensure the water is safe to drink.

Wastewater constraints in NI

A recent survey by the Construction Employers Federation (CEF) revealed that wastewater capacity issues are delaying about 8,450 homes, worth nearly £1bn in investment.

When you add in the plans from housing associations and other developers, around 19,000 homes are currently stalled. That number jumps to 37,000 if you include the housing enquiries NI Water has received.

CEF Chief Executive Mark Spence discussed these figures on BBC NI’s Sunday Politics programme in November 2024, saying the crisis in homebuilding stems from “decades of underfunding” of NI Water and the wider

House prices skyrocket in NI

economic impact that this is now having.

Meanwhile the Belfast Telegraph reports that housing completions in NI look set to continue to decline in 2024, or at best maintain pace with completions in 2023 which fell to a 60-year low last year, citing a CIS report.

“Plans for an estimated 19,000 homes are being held up due to restrictions from an underfunded water system. New investment in housing over a number of years, as measured by new developments getting underway, has been erratic,” read the report adding that the “pipeline for housing remains strong” and that “once infrastructural issues are addressed growth in this sector will follow”.

To tackle the issue, in December 2024 the NI government announced £19.5. in water and sewage infrastructure funding to 2,300 new homes across NI.

House price rises in NI were the highest in the UK, a report by Nationwide shows, as stamp duty relief is expiring in April.

NI was the best performing area for the second year running with prices up 7.1 per cent over the year, according to Nationwide Building Society. The NI average house price in 2024 was £197,696, ahead of just Scotland and the North region; the average UK wide was £268,518. The report also highlighted

detached homes have continued to have a slight edge over other property types, most likely due to the ‘race for space’ seen during the pandemic. Since the first quarter of 2020, the price of an average detached property increased by nearly 27 per cent, while flats have only risen around 15 per cent.

UK house prices in general ended 2024 on a strong footing, prices were still just below the all-time high recorded in summer 2022.

Stamp duty hikes for NI First time buyers will have to pay more stamp duty from April 2025 in NI. First time buyers currently benefit

from paying no stamp duty on house valuations up to £425,000.

From March 31, this threshold will shrink back to £300,000, the level it was at two years ago. The change is expected to have an impact on the property market with buyers keen to close sales before the hike kicks in.

Mobility grants now available to self-builders before breaking ground

Changes to mobility grants help self-builders create accessible homes from the start, instead of having to wait midway through the process to apply.

Qualifying self-builders can soon apply for a maximum €20,000 Housing Adaptation Grant once full planning permission is granted, instead of partway through construction. This revision is one of several being introduced by the government following recommendations from the Report on the Review of the Housing Adaptation Grants for Older People and People with a Disability. The new Regulations also provide for increases in the household income thresholds

by 25 per cent.

This change to the grant application timeline for self-builders aims to prevent costly delays in construction and allows accessible design features to be built in from the start, which is much more efficient and cost-effective than retrofitting later.

Originally intended for modifying existing homes, local authorities had offered a work-around for self-builders to apply for the Housing Adaptation Grant at ‘wall plate’ level – when the walls are built, but the roof isn’t in

place.

Some building contractors pause work once they reach wall plate level to wait for the grant decision, which can delay the process further and increase costs for applicants.

The revised grant has been increased from 48.33 per cent to 50 per cent of the cost, with a new maximum of €20,000 for newly built houses.

The grant can be used to improve access by adding: a ramp or other ways to access a home; grab rails; bathroom facilities like an accessible shower or a

Funding opens up water access in rural Ireland

downstairs toilet; a stair lift; space for wheelchair access; an extension (typically for a bedroom and/or bathroom to accommodate a person with a disability).

The revised scheme will take effect on December 1, 2024, and all applications submitted on or after this date will follow the new guidelines. Updated application forms will be available from local authorities starting 1st December.

Self-builders and homeowners to get better water access in rural Ireland, as the ROI government boosts investment in infrastructure where public supply doesn’t reach.

Self-builders in rural Ireland may have new opportunities to tap into water services with funding from the Multi-annual Rural Water Programme. If you’re building or planning a home in a rural area that’s not covered by Uisce Éireann’s public water supply, this could be a way to get a water connection.

The latest cycle of the programme, run by the Department of Housing, Local Government and Heritage, was launched in January 2024. It supports local group water schemes (GWS), which are communityowned and operated with the aim to improve water

infrastructure in rural areas so that communities have a more reliable and efficient water source.

Last year, local authorities teamed up with group water schemes and their main representative body, the National Federation of Group Water Schemes, to apply for funding for different projects.

After a detailed review by an independent Expert Panel, Minister Darragh O’Brien approved around €47.1 million for 256 projects across the country.

This funding will help group water schemes keep improving water quality, supply and reliability in rural

areas.

How this funding can help your selfbuild project

The programme’s Measure A5 is especially useful for self-builders. It’s all about expanding piped water to rural areas that aren’t covered by the public supply. This expansion helps support growth in the areas around rural towns and villages and can happen in two ways:

• the extension of existing group water scheme networks, and

• new standalone group water schemes.

By connecting with a group water scheme in your area, you could find ways to access water that weren’t possible before.

Getting started

If you’re considering a rural self-build, your first step should be to reach out to the local GWS. They can let you know what’s possible under this programme – whether it’s an extension of existing water lines or a brand-new connection. The National Federation of Group Water Schemes has a distribution map of all existing GWS.

Historic home repair grants easier to get

An overview of what local authority grants you can avail of if you own a historic building.

Grants to renovate older buildings used to be hard to get, the good news is that now they’re much more accessible and are worth applying for.

Historic Structures Fund (HSF)

Historic home repair grants of up to €200,000 are available to restore and preserve historic properties in Ireland, and the deadline to apply for funding in 2025 was January 17, 2025.

The scheme provides homeowners of historic properties with grants between €50,000 and €200,000, with larger amounts available for exceptional projects. The HSF typically covers up to 50 per cent of costs, or up to 80 per cent in cases of exceptional need. There might also be tax relief available under Section 482.

Applications for 2025 closed in January but keep an eye out in the autumn for the next round of applications.

Built Heritage Investment Scheme (BHIS)

These repair grants support smaller conservation projects, offering grants of between €2,500 and €50,000. In 2025 the scheme incorporated streams for vernacular buildings and historic shopfronts, which were previously part of the Historic Structures Fund.

The ‘micro’ grant stream introduced in 2020 continues to be available for works of routine maintenance and

minor repairs. Applications for the BHIS 2025 closed in September 2024; keep an eye out this coming July for the next round of funding.

Vacant Property Refurbishment Grant

Under the Croí Cónaithe Towns Fund you can get a grant of €50k to renovate a vacant property or €70k for restoring a derelict one, whether you already own it or are in the process of buying it. The project can also be for renovating a property to rent out — you don’t have to live in it yourself.

GLAS grant

The Traditional Farm Buildings Grant helps farmers in the Green Low-Carbon Agri-Environment Scheme (GLAS) with the conservation and repair of traditional farm buildings and related structures. You can get up to 75 per cent of the cost covered, with a maximum grant of

€30,000. For smaller projects, the grant can be as low as €4,000. Applications typically open in February. Information on how to apply through the Heritage Council.

Historic Thatched Grant and Domestic Lead Remediation Grant Scheme

There is a grant for renovating thatched roofs on owneroccupied houses. You can get two-thirds of the approved cost, up to a maximum of €5k, for homes built before 1970. Applications closed in January.

Older properties often have lead pipes and the €5k grant to replace them is no longer means tested. This funding aims to cover 100 per cent of the remediation costs and there is no closing date for applications.

SEAI grants

Individual grants for various

home energy improvements to existing homes in ROI are available through the Sustainable Energy Authority of Ireland, from insulation (attic or cavity wall insulation ranging from €1.5k to €1.7k for detached houses, dry lining €4.5k, and external wall insulation €8k), to heating systems (heat pumps €6.5k, solar panels up to €2.4k for PV and €1.2k for thermal, and heating controls €700).

There are also deep retrofit grants, known as One Stop Shops, which include windows, doors and ventilation systems, but these require extensive work. For instance, SEAI provides an example of a detached house where homeowners spent €64.5k on the work with a €24.1k grant, leaving them with €40.4k in expenses.

Plus, there are fully funded energy upgrades available for families receiving government supports, including pensioners.

Co Down home wins BBC NI House of the Year

An 1850s house with Parisian flair bags BBC NI’s House of the Year 2024.

Fiona and Jonathan, finalists in the BBC NI’s House of the Year series, have clinched the prestigious award for Melmore House. The couple relocated to Holywood from London when they bought the 1855 detached house in 2020.

Originally from Northern Ireland, Fiona wanted to return home, and while Jonathan needed some persuasion to make the move, purchasing Melmore House helped seal the decision.

The house underwent a major renovation and extension to transform it into a modern family home. Blending traditional features with a contemporary style, it now reflects the family’s personality and taste, with hints of a Parisian apartment in its rich details and flair.

beautiful sea views weren’t lived in at all, so we thought we would bring the living area here because it’s all about the views” Fiona says.

The Holywood home overlooks views of Belfast Lough, which Fiona and Jonathan state was a key reason for buying the property.

“They [the previous owners] lived in the back of the house, and the rooms with all the

Some stand out features about the five-bedroom house include a former servants’ quarters that has been transformed into a kitchen and cinema room.

Five homes made it to the Grand Final of the BBC Northern Ireland series, see

page opposite, presented by design expert and television personality Laurence Llewelyn Bowen. Judges Patricia McGinnis, Jane Larmour and James Fairley had the difficult task of choosing an overall winner.

Patrica McGinnis said “I chose Melmore House because it’s an incredible and aspirational example of how a traditional home can be reimagined for modern family life.”

“The sensitive renovation and extension remain true to the integrity of the original building and maximise the natural light and jaw dropping views. It’s a building that could be intimidating but it’s been given a light-hearted touch with playful colours and lovely architectural details. It’s a dream home.”

Jane Larmour admired the homeowners’ commitment to the old house, retaining its existing character, and at the same time enhancing it with clever adaptations to make it a wonderful family home.

Jane said: ”The quality of

light and volume in both old and new is beautiful, and I enjoyed the personal touches in the organisation of the plan, and the details that very joyfully and colourfully brought the house to life.”

James Fairley described Melmore House as a worthy winner of House of the Year 2024.

James said: “I personally loved the bold interventions that the homeowners had implemented in its design, both in terms of its interiors and its architecture.”

“It demonstrates courage in tackling the issues associated with refurbishing a period property and how it can be done to suit modern family living.”

“The homeowners haven’t been afraid to express their love for good design and colour throughout the home. They have approached the interior sensitively and with great care and consideration but haven’t been afraid to implement their own tastes and ideas throughout the home.”

Photo courtesy of BBC/Elyse Kenn

House of the Year 2024 judges with winning homeowners (Image: Press Eye)

The Finalists

Scott’s Farmhouse

A 1920s farmhouse in Tyrone, this country home has been in the family since owner Scott’s great-uncle lived on the property. The two-storey house blends a modern interior design with its traditional structure – a deliberate choice to honour its original features. Memorabilia from Scott’s travels abroad line the shelves and walls throughout the home.

Hampton House

This historic 1860s mansion in east Belfast, once owned by the family of C.S. Lewis and designed by the renowned architect Thomas Jackson, is steeped in heritage. On the brink of collapse, the Grade II listed building was carefully restored to its former glory by Katie Coulter and her husband, Johnny.

The Art House

Perched high on the hills east of the city, this black-clad home offers sweeping views of Belfast Lough. With a barnlike, understated design, the house is filled with light from wide bay windows and skylights installed by the owner, Heather. The transformation from its derelict state in 2010 took three architects and more than a decade to complete.

Bijou in Belfast

The red brick and white exterior fits right in with the other terraced houses, but inside, this home is full of character. For the last 10 years, Donna, a part-time interior designer, and her husband Alan have called this place home. With the support of their understanding landlord, they’ve been able to make the interior their own, filling it with art and vibrant colours.

Scott’s Farmhouse Hampton House

The Art House Bijou in Belfast

All images courtesy of BBC/Elyse Kennedy.

Better Homes

Energy-efficient insulation solutions for renovation.

Your renovation project gives you one opportunity to get your insulation right, so it is important to consider it carefully.

At Unilin Insulation, our experts will help guide you to the best insulation solutions for your project – for a warmer, more energy-efficient home.

For free one-to-one advice, talk to our technical team on 046 906 6050.

Saint-Gobain buys Kilwaughter Minerals

The company behind K Rend, Kilwaughter Minerals Limited, is to become part of the Saint-Gobain group, which already owns many other manufacturing brands such as Gyproc, Weber and Isover.

The acquisition will close in the first half of 2025 when the Competition and Markets

Authority approves the sale.

company news

Next generation heat pump

Quarry and mineral processor Kilwaughter Minerals Limited was established in 1939. Headquartered on a 187-acre site in Larne, Co Antrim, its distribution centres are located in Glasgow, Cork and St Helens.

Known for leading brands K Rend, K Systems and Kilwaughter Lime, the company generated revenues of circa £50m in FY2024 and has over 200 employees. K Rend is the UK and Ireland’s largest independent silicone render manufacturer.

Saint-Gobain is a global leader in the design and manufacture of solutions for the construction industry and employs 160,000 people across 76 countries.

More about the companies on saint-gobain.com and kilwaughter.com

Concealed finish

Concealed guttering offers the modern look many self-builders are after, but it can often be expensive and pose significant challenges for architects and builders alike. This is because the structure traditionally has to be designed and built to accommodate such systems.

Traditional concealed systems often rely on cumbersome designs, which often make the guttering difficult to access from the exterior. If a leak occurs, identifying and resolving the issue can be both complex and costly, as the structure prevents easy inspection.

Enter Litcore’s Niagara Concealed Guttering system, designed for external accessibility, making it possible to inspect, identify, and fix any issues without incurring a hefty repair bill.

Compared to other concealed systems, the cost is reasonable too; a standard threebedroom bungalow with two straight runs of guttering would cost approximately €1,350 euros plus VAT for the materials, including downpipes.

Both the Half-Round and Square Niagara guttering systems are now available with additional flashings, to provide that soughtafter hidden guttering solution.

The easy-to-install components simplify the process for builders and architects, saving time and effort. The new additional items include guttering fascia, corner covers, soffit panels,

brackets (for both wall plate fixing and roof mounting).

All components are designed for compatibility and ease of installation, ensuring a perfect fit for any project. The components also come with a 30-year warranty.

litcore.ie

Grant has announced the launch of its next-generation air source heat pump, which was designed in Ireland, specifically for the Irish and UK climate.

Innovative and aesthetically pleasing, the Grant Aerona R290 heat pump range is suitable for many types of homes and features five models, ranging from 4kW to 16kW, which are all available to order from Grant merchants now.

Built upon three core pillars –

design, performance and peace of mind – the A+++ energy rated Aerona R290 provides an even more environmentally friendly, low carbon heating solution, as it uses the energy-efficient and natural refrigerant R290, which has an incredibly low Global Warming Potential (GWP) of 3.

When compared to other refrigerants commonly used in heat pumps like R32, which has a GWP index of 657, the new Aerona R290 signals an important advancement in sustainable home heating for new build homes. grant.ie