A seomra (sometimes called a granny flat) is a detached or attached ancillary dwelling in the garden of an existing property which may be used as a separate secondary dwelling from the main house.

Benefits of seomraí

Homes at scale: Progress Ireland’s modelling suggests that a seomraí policy could deliver up to 350,000 homes. We estimate that 350,00 properties are physically and financially suitable for seomraí across Ireland. Seomraí have delivered affordable homes at scale across many countries. As of 2022, 19% of all housing units produced in California – or nearly one in five homes – was a form of seomra. In Vancouver, 35% of all single-family homes have some form of seomra.

Sustainability: Seomraí can be built to high design and energy standards near jobs and public transport links, driving down emissions from thermal inefficiency and long commutes. The roofs of seomraí can be greened, increasing the biodiversity of gardens.

Ageing in place: Seomraí can be the backbone of a national rightsizing strategy. The government anticipates that around 150,000 rightsizing dwellings will be needed by 2031 to allow for ageing in place. With a high under-occupancy rate, Seomraí offer an efficient way to create smaller, more manageable homes for older adults and those looking to downsize while staying in the communities that they call home.

Support for people with disabilities: Seomraí fit into the National Housing Strategy for Disabled People 2022-2027 by enabling independent living while maintaining proximity to family and carers.

Support for young people: Seomraí provide affordable housing options for young professionals, helping alleviate pressures on the rental market. 

Mortgage helpers: Renting out seomraí can provide homeowners with additional income, helping offset mortgage costs and rising living expenses.

No public investment required: Implementing a seomraí policy requires no public investment, primarily involving regulatory adjustments rather than capital investment.

Eight recommendations to make seomraí a success

Recommendation one: The minister should encourage the development of Seomraí through the planning system.

Using the new ‘national planning statement’ (NPS) instrument, which will come into effect if the Planning and Development Bill (2023) passes, the Minister could set out a comprehensive seomraí policy enabling the construction of small homes across the country. This would enable the minister to enact and shape seomraí policy across all tiers of the planning system 

Recommendation two: The minister should make seomraí a form of exempted development under the Planning and Development Act.  

Due to their size, the government should exempt seomraí from planning. This will make it easier for homeowners to provide homes.

Local authority planners are already overburdened with individual applications, seomraí will allow a pipeline of homes that doesn’t eat into time planners could be using to speed up applications for larger developments.

Recommendation three: Building standards should be upheld for seomraí using the existing system of certificates of compliance.

Existing opt-outs of the building regulations should be removed for seomraí, to ensure high standards and data collection. Mandatory commencement and completion notices would allow policymakers to track the roll-out of the policy and enable its evaluation. 

Recommendation four: Pre-approved template design should be provided by the Department for Housing, Local Government, and Heritage or one of its agencies

Following the successful roll-out of pre-approved plans in Seattle and across California, planning authorities can take the lead with a proactive approach providing building regulations compliant plans for seomraí construction. This could reduce costs, increase certainty, and encourage the highest standards.

Recommendation five: Extend the rent a room scheme.   

This scheme has been successful in encouraging the efficient use of underused space. The scheme should be extended to seomraí.

Recommendation six: Floor space standards specific to seomraí should be set under the exempted development regulations.

Progress Ireland recommends a minimum floor area no greater than 25 square metres for a one bedroom seomraí. Maximum sizes should not exceed the existing scale of development already permitted under the exempted development category. Maximum exempted floor area should not, therefore, exceed 40 square metres. Greater floor-areas should be permitted and encouraged but through the standard development process. 

We believe that the small size of seomraí is their comparative advantage. There are two reasons for this: cost and demand. Seomraí are affordable by design. Their comparatively small size allows for significantly lower construction costs while not compromising on quality. The small size of seomraí enables single people to have a home of their own. Many young people who are currently ‘crammed’ into a small living space with strangers will see an increase in privacy and living space by moving into a seomra of their own. Similarly, young people living with their parents in small homes will see an increase in their privacy and living standards. 

Recommendation seven: The scale of exempted development should remain the same, with existing height and maximum floor area remaining the same.

To protect as much as possible neighbouring amenity, a seomraí policy should not expand the scope of exempted development. 

Recommendation eight: Encourage the use of public transport and reduce congestion by applying no minimum parking requirement.

To avoid congestion, nuisance to neighbours, and support our climate goals, there should be no mandatory parking requirements for those that build a seomra.