The Build

Gather round the fire for a very different kind of Christmas story. In this special episode, we hand the microphone over to a weary Santa Claus to narrate the true, exhausted saga of the "Ironborn" site in Dublin. It isn't a story about toys or elves. It's a farce about: Join St. Nick as he walks you through exactly why the Irish planning system is on the Naughty List this year. (Note: This episode features an AI-generated voice performance. If you enjoyed this, please consider donating to Focus Ireland this Christmas.) Send us a text

What if Ireland's cities were planned with the same vision and coherence as Barcelona, Copenhagen, or Helsinki? Tony Reddy, Director of Reddy Architecture and Urbanism, reveals how our planning system has trapped us in a development model where uncertainty reigns supreme and city-building happens in fragmented, piecemeal fashion. Drawing from over four decades of architectural experience across Dublin, New York, and London, Reddy takes us through the stark differences between European urban planning and Ireland's discretionary system. While Helsinki's planners are designing street infrastructure for neighborhoods that don't yet exist—planning crossroads for 2030—Ireland's planners are drowning in 1,200-page text documents that few people ever read completely. This systemic failure has turned development into a high-stakes gamble where projects typically take 2-3 years just to secure planning permission before construction can even begin. Send us a text

Housing shouldn't be a one-size-fits-all proposition. Yet in a decision that stands alone in Europe, Ireland banned an entire category of housing with a ministerial pen stroke. Why? Peter Horgan, co-founder of Lucas Capital and Grayling Properties, takes us inside the world of co-living - professionally managed, community-focused accommodations that serve as landing pads for young professionals relocating to Dublin. With 70% of residents being newcomers to the city, these developments fulfil a critical need in the housing ecosystem, yet they were banned in an act of self-sabotage that is an all too common move by policy makers. Show notes: https://rathmineshouse.com/#buildinghttps://libertieshouse.com/https://www.irishnews.com/news/northern-ireland/approved-communal-housing-plan-for-co-down-will-be-first-of-its-kind-in-ireland-MMAYV7OSEVE4RDOZQDGRILFLI4/https://www.portaferrycohousing.org/https://cohabitas.com/communal-living-in-germany/?utm_sourceSend us a text

Tom Phillips is a town planner and an art history buff. We sat down to discuss his somewhat unusual road to becoming a town planner, why so many planning applications get invalidated, what all the acronyms mean, why Children can lobby local councils, podiatry (yes, really!) and why Ireland had, until recently, more than 80 separate planning authorities. Some notes from the episode: https://acrobat.adobe.com/link/track?uri=urn:aaid:scds:US:1e6b9094-8b42-3e71-abc1-47380d71cc93https://www.irishtimes.com/world/us/2025/01/12/california-governor-suspends-environmental-laws-to-allow-rebuilding-in-fire-zones/https://lichfields.ukhttps://www.easons.com/start-with-why-simon-sinek-9780241958223https://www.artchive.com/artwork/the-incredulity-of-saint-thomas-michelangelo-merisi-da-caravaggio-1601-02/Disclosure: Though Tom is a great guy and extremely knowledgeable, I hadn't until now had the pleasure of meeting him. Neither he, nor his firm, has carried out any work for me or for any of my companies in the past. Send us a text

We speak to Brendan Slattery of McCann FitzGerald LLP about the new Planning & Development Act. Brendan is a partner at McCann in the Environmental and Planning law division. He does an incredible job of breaking down the new law and what its likely effects are. There are a lot of surprises, and not the good kind. I throughly enjoyed the chat with him and would urge anyone who needs advice on the subject to give him a call, as his knowledge on the subject is as in-depth as I've ever come across, and his experience is very broad. Some more details: https://chatgpt.com/share/674ec2db-fea8-8004-aa23-3eee757036e8https://www.irishtimes.com/politics/2024/10/09/mark-ruffalo-lng-green-party-planning-bill-ireland/https://www.bbc.com/future/article/20241113-will-chinas-ultra-high-voltage-grid-pay-off-for-renewable-powerRunning from Office: Confessions of Ambition and Failure in Politicshttps://www.easons.com/running-from-office-eoghan-murphy-9781804189023?srsltid=AfmBOorQV5NHI3fBcJc4wnS6Qp6NpEQIJ_7hNnUaD-Lmcpke8JQMtUFoSend us a text

Send us a text Kate Rhatigan, with her brother and sister, runs Winterbrook, a home builder based in Dublin. In our chat, Kate describes the contribution small builders like Winterbrook make to the supply of housing, describes what it is like working in a male dominated industry and tells a quite incredible story about why her face was on posters around south Dublin (hint: it was to do with planning). More than anything, the discussion highlights the importance of small, family run construction businesses. They make up more than 60% of the housing market and are therefore a vital part of the solution to the housing supply problem. Some items from the episode: https://www.winterbrook.ie/https://www.easons.com/poor-katriona-osullivan-9780241996768https://www.gov.ie/en/publication/f3551-report-of-the-housing-commission/

Send us a text We talk about our domestic problems a lot, but do we have any worse than other places? This month on The Build I speak with Mathieu Fleury of Leader Lane Developments who tells me all about how difficult it is to get building in Toronto, Canada. Some of their problems will sound very familiar, others are very surprising. Did you know the Canadian government will give developers 95% LTC financing at 50bps? I sure didn't. The episode ventures deep into the evolution of Toronto's real estate scene over the last two decades. Discover how regulatory changes, such as the introduction of a green belt, steered developers towards high-rise condominium projects. Get an insider’s view on the meticulous process of developing a condominium, from zoning hurdles to securing pre-sales for financing. Mathieu and I explore the distinctive zoning dynamics of Toronto, including the challenges posed by the "yellow belt" and the scarcity of mid-density housing options. Mathieu also gives us some insight into mass timber construction, which he is now deploying at a mid rise development in suburban Toronto. Some links from the episode: https://leaderlane.ca/https://condos.ca/toronto/one-bloor-1-bloor-st-ehttps://www.cmhc-schl.gc.ca/https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/multi-unit-insurance/mliselecthttps://www.amazon.co.uk/Nuclear-War-Scenario-compulsive-non-fiction/dp/1911709593

Send us a text Kate English from Deloitte succinctly explains the overwhelming amount of data that exist on the need for housing, along with some upcoming demographic trends that really matter. This episode is a must listen if you care about the future of the housing sector. And of course we talk about Taylor Swift. Some details from the episode: https://www.linkedin.com/posts/kate-english-2a19a9a3_swiftonomics-consumerspending-hospitality-activity-7212476534991765504-LVjR?utm_source=combined_share_message&utm_medium=member_desktophttps://www.esri.ie/housinghttps://www.deloitte.com/ie/en/Industries/financial-services/research/crane-survey.htmlhttps://www.easons.com/the-accomplice-steve-cavanagh-9781409198758?gad_source=1&gclid=CjwKCAjw74e1BhBnEiwAbqOAjNmqRZy9nlQIZxuM92l8jnJXSM2X0BCvLX-M-QvDUXsJp6IVqrsRAhoCYMQQAvD_BwEhttps://www.stevecavanaghauthor.com/

Send us a text Chris Wilson, the chief executive of Fairfield Real Estate Finance, takes us on a remarkable journey through his influential career in our latest episode. From his pivotal role at RBS during the financial crisis to navigating the complexities of the NAMA Project Eagle debacle at Jefferies, Chris brings a wealth of experience that is both insightful and eye-opening. You'll gain a deeper understanding of real estate debt finance and learn how alternative lenders like Fairfield are stepping up where traditional banks have retreated, particularly in the European property finance landscape. Join us as we unravel some of the more controversial aspects of property finance. Chris shares firsthand accounts of notable transactions, such as the acquisition of Malmaison Hotels from RBS and his intricate work with Jefferies Loan Corps Europe post-Project Eagle. The conversation turns riveting as he details his collaboration with Pat Kearney on a significant resolution in Northern Ireland, shedding light on the intricate and often contentious world of finance, including the political fee funneling allegations that surfaced later. We also confront the pressing challenges within Ireland's property development scene. From stringent planning regulations to the debilitating delays caused by Irish Water, these systemic issues are contributing to the housing shortage, impacting developers and young professionals alike.

Send us a text I'm back, and I'm here just to say thanks. Disclosure of conflicts from Season 1:

Send us a text Join me in search of the elusive and fascinating cuckoo. I am joined by a great group of guests including Sean Keyes from the Currency who discusses the media's influence on policy. Pat Farrell for IIP defends his supposed winged members and David Tilson from Cantor Fitzgerald explains why Leo doesn't need to fear the Lettuce just yet. And you thought this was a boring housing policy podcast. Links to items mentioned in this episode: Housing is breaking brains: https://www.theatlantic.com/ideas/archive/2022/11/us-housing-supply-shortage-crisis-2022/672240/

Send us a text Ken MacDonald's illustrious career has shaped the Irish real estate landscape across five decades. Starting with a humble leaflet campaign back in 1967, Ken's journey has seen him play a pivotal role in the emergence of apartment living. Brace yourself for an anecdotal tour through time as Ken unravels the evolution of Irish property and its tryst with the new wave economy. The conversation gets juicier as we dig into the culture of objections to development. We critically examine the political and legal systems and their role in nurturing an 'industry of objection' that has made securing planning consents an uphill battle. Don't believe everything you hear about institutional investors! Our discussion seeks to debunk common misconceptions and emphasizes the importance of a balanced mix of small and large landlords in the rental sector.

Send us a text Paul Mitchell, Director and Co-founder of Mitchell McDermott talks about costs, viability, what is happening in other countries along with MMC and Sprawl. Note: There is now an AI-generated transcript with each new episode. Please excuse any errors. I for one am grateful to our new robot overlords and any errors they make in transcription are obviously my fault as a human. 00:00 - Explaining quantity surveying to a 5 year old 00:07 - Apartment viability and why it doesn't exist 00:17 - Planning regulations and the effect on cost 27:30 - Removing kitchens and the travelling box 39:30 - Viability checking new regulations 48:00 - The Germans are also suffering 54:56 - Modern Methods of Construction (MMC) 1:03:48 - The Cost of sprawl Reports and data mentioned in this episode: Residential Construction Cost Study Report: https://www.gov.ie/en/publication/2bf87-residential-construction-cost-study-report/ CORINE Map: https://data.gov.ie/dataset/corine-landcover-2018 World Economic Forum report on the future of Construction: https://www3.weforum.org/docs/Future_Scenarios_Implications_Industry_report_2018.pdf The Cost of Sprawl in Canada: https://institute.smartprosperity.ca/sites/default/files/sp_suburbansprawl_oct2013_opt.pdf Are we repeating the mistakes of the past?: https://mitchellmcdermott.com/apartments-construction-repeating-mistakes/

Send us a text UCD Economist and former member of An Bord Snip (and An Bord Snip Nua!) Colm McCarthy on the mistakes we have made and continue to make. Also, why the ECB was incompetent during the bailout and why the Army are still in Rathmines. As always, please send any suggestions for the show to rick@thebuildpodcast.com Some links on topics from today's episode: https://www.independent.ie/irish-news/just-what-is-an-bord-snip-nua/26551525.html https://researchrepository.ucd.ie/server/api/core/bitstreams/09ac4db6-415e-4a6e-925b-def46ffb4db8/content https://www.farmersjournal.ie/is-greek-compromise-possible-174917

Send us a text Architect John Dobbin talks us through how to go about building a house, from the very beginning and why it can be difficult but rewarding. Also, bungalow bliss, high density but low rise housing and converting offices. Joint Oireachtas recommendatons on Planning: https://data.oireachtas.ie/ie/oireachtas/committee/dail/33/joint_committee_on_housing_local_government_and_heritage/reports/2023/2023-05-04_report-on-the-pre-legislative-scrutiny-of-the-draft-planning-and-development-bill-2022_en.pdf AI image of Kari's House: https://labs.openai.com/s/GNSJXErw7XDs2AnNWwU0PdQn

Send us a text On today's episode: the contributions waiver is explained and we talk to Fidelma McManus, partner and head of housing at Beauchamps LLP about conveyancing, AHB's and how the law touches every part of your life. And obviously we find a way to mention Taylor Swift.

Send us a text John Downey, a town planner with 20 years experience, talks to us about how the planning system is meant to work, why it is completely broken, and what could possibly be done about it. Please note that there is a small bit of colourful language in this episode, just in case you're listening in the presence of younger ears. You can find more information on John and what he does at https://www.dwny.ie/

Send us a text Brian Hanlon is the CEO of California YIMBY, a non-profit whose mission is to make California an affordable place to live, work, and raise a family. As well as being every NIMBY's worst nightmare, he is a committed environmentalist with a long history of advocacy and is a genuinely lovely person to chat with. I highly recommend the report that California YIMBY released on homelessness that Brian mentions: https://cayimby.org/housing-first/ You can read more about California YIMBY on their website: https://cayimby.org. They maintain an excellent catalog of research on Housing policy on their website at: https://cayimby.org/research/

Send us a text A discussion with Brian Moran on how difficult it is for even a well funded, global developer like Hines to develop housing in Ireland. —- The CJEU ruled on the planning application discussed in the episode. Please see links below to more information. Judgement: https://curia.europa.eu/juris/document/document.jsf?text=Ireland&docid=271075&pageIndex=0&doclang=EN&mode=req&dir=&occ=first&part=1&cid=2213426#ctx1 News reports: https://www.irishtimes.com/business/2023/03/10/eus-top-court-paves-way-for-controversial-bailey-gibson-site-plan/ https://www.irishtimes.com/business/2023/03/13/further-hearing-required-in-high-court-case-over-permission-for-south-circular-road-development/

Send us a text Do we really need another podcast?