Why we need to think differently about the new homes Northern Ireland desperately needs

Northern Ireland needs homes and communities that are developed thoughtfully, with our communities and the environment in mind, writes CIH NI's Julie Steele.

Northern Ireland needs more homes — across all tenures. Whether it's social housing, private rental, affordable ownership, or market sale, the pressure is being felt right across the system. Rising rents, limited supply, and affordability challenges are making it increasingly difficult for people to find and keep a suitable home. Young people are struggling to get on the property ladder, families are facing overcrowding, and older people are finding it harder to downsize or access appropriate accommodation.

The housing crisis is not confined to one tenure. It’s a systemic issue that demands a coordinated, cross-tenure response. We need to build more homes, yes, but we also need to make better use of the homes we already have. That includes bringing vacant properties back into use, improving housing conditions, and ensuring that housing supply meets the diverse needs of our population.

Within this broader context, the pressures on social housing are particularly acute. There are currently 49,000 households on the social housing waiting list, nearly 38,000 of whom are in ‘housing stress’ — meaning they are in urgent need of a home.

At CIH NI, we have been advocating for more affordable housing funding and the urgent need to strengthen the infrastructure required to make these desperately needed new homes a reality. Not all homes need to be new; bringing vacant properties back to life, for example, helps. But the reality is that we do need to build more homes.

But solving our housing crisis shouldn’t be about just developing units or properties. We need homes and communities that are developed in a thoughtful way, with our communities and the environment in mind, to make people’s lives better and Northern Ireland prosper.

Loftlines: A glimpse of sustainable city-centre living

Take Loftlines, for example, a major new urban community currently under construction in Belfast's Titanic Quarter, and Northern Ireland’s first major Build to Rent (BTR) scheme. It is a mixed-tenure residential development that will provide 778 new waterfront homes, including 627 BTR apartments, 81 new social homes at Dargan House managed by Clanmil Housing Association, and 70 discounted or private rent homes at Lady Pirrie House.

Construction began in September 2023, and the development is expected to conclude in 2026. The project has been described as a “landmark decision” for Belfast City Council, reflecting the city's ambition to invest in mixed-tenure city-centre living and regenerate brownfield sites.

The rising number of people joining the new social housing waiting list for Belfast city centre sends a clear message: there is a recognised and urgent need for social homes in the heart of the city. This isn’t just about numbers — it’s about real people facing real hardship.

The shortage of affordable homes is having a profound impact. Families are being forced into overcrowded or unsuitable accommodation, young people are struggling to find a place to live near work or study, and vulnerable individuals are left without the stability a secure home provides. The pressure is growing, and the consequences are being felt across health, education, and the economy.

Meeting this demand must be a priority. Belfast’s urban core needs targeted investment in social housing to ensure the city remains inclusive, resilient, and liveable for everyone.

Loftlines is helping to meet this demand, providing a welcome glimpse of the future of sustainable, inclusive city-centre living in Northern Ireland. It reflects a broader shift in thinking, moving away from the idea that social housing should only be built on the outskirts of a city, away from thriving central locations. The social homes have the additional benefit of being promoted as shared through the Department for Communities and Housing Executive’s Housing for All shared housing programme, enabling development of a good relations plan which will contribute to wider community aims across the area.

Thoughtfully designed with residents in mind, the BTR apartments will be owned by Legal & General and will offer professionally managed, high-quality rental homes with access to modern amenities such as co-working spaces, communal lounges, gyms, and rooftop terraces, all of which facilitate and encourage modern, connected living Alongside these, Dargan House will provide much-needed social homes managed by Clanmil Housing Association, ensuring people in housing need can live within the same vibrant community.

Meanwhile, Lady Pirrie House offers 70 homes for discounted or private rent, bridging the gap for those who do not qualify for social housing but cannot afford full market rent.

Far from the typical concerns about limited green space in city centres, the development also sets a new standard. It will create additional green spaces and a revitalised public realm that will bring nature, leisure, and social life together in one place. It’s a place where people can live well, connect easily, and enjoy everything city living has to offer.

Its inclusive approach to housing is truly innovative. By bringing together a mix of tenures — private, social, and affordable — the development reflects the real diversity of households in Belfast. This tenure-blind design ensures that people from different backgrounds, income levels, and life stages can live side by side, helping to foster a more integrated, resilient, and socially sustainable community.

This kind of inclusive housing model is essential for building places where everyone belongs. Whether it’s a young professional, a family, or someone downsizing later in life, this is a home — and a community — for all.

The design champions sustainable living, prioritising people over cars, integrating nature, and fostering a community rooted in low-impact, environmentally conscious choices. City-centre living inherently reduces the need for private cars, and residents will be able to walk, cycle, or use public transport to get to work or shops, which significantly lowers carbon emissions and improves air quality.

Developing on ‘brownfield’ sites, as the Loftlines project is doing, also reclaims previously used industrial land. This prevents urban sprawl and protects valuable green spaces and agricultural land on the city's outskirts, which is a core principle of sustainable planning.

Ultimately, these developments are considered sustainable because they simultaneously address environmental, social, and economic factors, moving beyond just the physical building to create a more efficient and liveable urban environment.

Making housing a strategic priority

The Loftlines development — delivered through the collaboration of Legal & General, Watkin Jones Group, Lacuna Developments, Clanmil Housing Association, and the Housing Executive — is a powerful example of what’s possible when ambition, partnership, and investment align. It’s a welcome and inspiring step forward, showing how affordable homes can be delivered in a way that supports both people and place.

But it’s only the beginning.

Northern Ireland’s housing crisis is deepening. Families are struggling, communities are under pressure, and the need for a range of safe, affordable and high-quality homes continues to grow. Loftlines shows what can be done — but we need to do much more, and we need to do it now.

The Northern Ireland Executive must act. Housing must be recognised as a long-term, cross-party strategic priority. We need a firm commitment to sustained funding, policy support, and delivery at scale. More developments like Loftlines — and many more beyond — are essential if we are to meet the needs of our people and build a better future.

Let Loftlines be the spark — not the exception. The time to invest in housing is now. The time to lead is now. The time to act is now.