Written Answers Nos. 771-784
771. Deputy Denis Naughten asked the Minister for the Environment, Community and Local Government further to Parliamentary Question No. 6 of 11 June 2015, the steps he has taken to engage with the credit institutions, banks and insurance firms that are providing bonds in order to assist local authorities in having estates taken in charge; and if he will make a statement on the matter. [30244/15]
View answerI am aware of the issues faced by some developers who are experiencing difficulties in obtaining the necessary bonds and securities necessarily required by planning conditions to effect the satisfactory completion of public infrastructure in housing developments. Learning from experience with unfinished housing developments, it is very important that effective safeguards are put in place to reassure residents. My Department is engaging with relevant stakeholders, including developers, bond and security providers and local authorities, with a view to exploring solutions to the current difficulties, including clarifying the bonds process and use of standard wordings acceptable across the sector. In relation to taking in charge, this is provided for under section 180 of the Planning and Development Act 2000, as amended. Section 180(1) provides, in relation to estates which have been completed to the satisfaction of the planning authority in accordance with the planning permission, that the planning authority must, if requested to do so by the developer or by the majority of the owners of the houses involved, initiate the procedures for taking the estate in charge.
Where estates which have not been completed to the satisfaction of the planning authority in accordance with the planning permission and enforcement proceedings have not been commenced within seven years of the expiration of the permission authorising the development, section 180(2) provides that the planning authority must, if requested to do so by the majority of the owners of the houses concerned, initiate taking in charge procedures.
My Department is considering whether amendments are required to section 180 to improve the taking in charge process, in particular by the introduction of a time limit.
772. Deputy Ruth Coppinger asked the Minister for the Environment, Community and Local Government his views on the €18 million shortfall for homeless services from this year's budget as announced by Dublin City Council on 6 July 2015; and the reasons behind this shortfall. [30299/15]
View answerI refer to the reply to Question No. 12 today which sets out the position in this matter.
773. Deputy Ruth Coppinger asked the Minister for the Environment, Community and Local Government the number of building condition assessments with damage condition rating 2 received by the Pyrite Resolution Board to date; and the number of houses remediated since the Pyrite Resolution Board began accepting the assessments in August 2013 [30304/15]
View answerThe pyrite remediation scheme, which was first published by the Pyrite Resolution Board in February of 2014, was developed having regard to, inter alia, the recommendations set out in the Report of the Pyrite Panel (July 2012) and the relevant provisions of the Pyrite Resolution Act 2013. The full conditions for eligibility are set out in the scheme, which is available on the Board’s website at www.pyriteboard.ie. It is a condition of eligibility under the scheme that an application to the Board must be accompanied by a Building Condition Assessment, carried out by a competent person in accordance with I.S. 398-1:2013 Reactive pyrite in sub-floor hardcore material – Part 1: Testing and categorisation protocol, indicating a Damage Condition Rating of 2.
As at 30 June 2015, a total of 763 completed applications had been received under the pyrite remediation scheme of which 520 dwellings had been included in the scheme and the applicants notified accordingly; my Department understands that 519 of these dwellings had Damage Condition Ratings of 2. In addition, 117 applications had been validated and referred to the Housing Agency for the Assessment and Verification stage of the process; all of these applications were accompanied by Building Condition Assessments with Damage Condition Ratings of 2. A further 115 applications were at the initial Application and Validation stage of the scheme; given that the initial validation has not been completed on these applications, the number of Building Conditions Assessments with Damage Condition Ratings of 2 has yet to be confirmed.
The remaining 11 applications (of the 763 total) were closed on the grounds that they did not meet the eligibility criteria of the scheme or were duplicate applications etc.
Of the 520 dwellings that had been included in the pyrite remediation scheme as at the end of June 2015: remediation works had been completed on 21 dwellings; remediation works were underway in respect of a further 132 dwellings; and 367 dwellings were at the remedial works planning / tender preparation stages of the process.
On completion of remediation works, each scheme participant receives a signed Certificate of Remediation, in accordance with Annex B of I.S. 398-2: 2013: Reactive pyrite in the sub-floor hardcore material – Part 2: Methodology for remediation works, for the dwelling.
774. Deputy Michael Ring asked the Minister for the Environment, Community and Local Government his plans to assist persons who find pyrite in the blockwork of their homes; the help he will provide; if he will consider the introduction of a grant scheme to assist them; and if he will make a statement on the matter. [30338/15]
View answer775. Deputy Michael Ring asked the Minister for the Environment, Community and Local Government if he will consider introducing an amendment to the Pyrite Resolution Act 2013 to include those affected with pyrite in their blocks, rather than confining the pyrite remediation scheme only to those who have reactive pyrite in subfloor hardcore material; and if he will make a statement on the matter. [30340/15]
View answerI propose to take Questions Nos. 774 and 775 together.
While I fully appreciate and acknowledge the extremely difficult and distressing situations that householders have to deal with when faced with the consequences of poor workmanship or the use of defective materials, in general, building defects are matters for resolution between contracting parties, i.e. the homeowner, the builder, the supplier and/or their respective insurers.
In the event that the parties cannot reach a settlement by negotiation the option of seeking redress in the Courts can be considered. In this context, I believe that the parties responsible for poor workmanship and / or the supply of defective materials should face up to their responsibilities and take appropriate actions to provide remedies for the affected homeowners.
In March of last year, my Department met with a number of private homeowners from County Mayo whose homes are affected by structural problems. The problems appear to concern approximately 15 private houses and the period of construction for the houses involved was 1997 to 2002. My Department was also made aware of problems associated with the cracking of concrete blocks in a small number of local authority estates in County Mayo involving some 17 dwellings.
Similar to the position in County Mayo, my Department also met with a number of private homeowners from County Donegal in December last year whose homes are also affected by structural problems in the blockwork. In addition, I visited a number of the affected dwellings in Donegal in late February of this year. Test reports on the affected concrete blocks, which had previously been commissioned by a number of the affected homeowners, were made available to my Department in order to provide a more detailed and scientific insight into the problems being faced by the affected homeowners.
Having regard to the information available to my Department, a technical report has been prepared for my consideration; I intend to complete my deliberations in these matters shortly.
The Pyrite Resolution Act 2013 provides the statutory framework for the pyrite remediation scheme and while the Act provides that the scheme can be amended, replaced or revoked, this can only be done in accordance with the scope of the Act. The provisions of the Act apply only to dwellings affected by significant damage attributable to pyritic heave resulting from the presence of reactive pyrite in the subfloor hardcore material and not to damage arising in any other circumstances, such as the presence of contaminants in concrete blocks as appears to be the case in Counties Mayo and Donegal. I have no proposals to amend the Act in this regard.
777. Deputy Brendan Smith asked the Minister for the Environment, Community and Local Government when approval will issue to Cavan County Council in respect of a position (details supplied) in County Cavan; and if he will make a statement on the matter. [30366/15]
View answerThe report Managing the Delivery of Effective Library Services contains detailed arrangements for the planning and implementation of new structures in order to establish stronger, more effective and efficient public libraries and deliver better library services to local communities and citizens. This includes proposals for a new shared services structure for library authorities and a shared services structure for affiliated cities and counties that would result in a single management structure with consequent resource efficiencies. My Department does not currently have an application on file from Cavan County Council for a permanent County Librarian. The establishment of a new post of County Librarian is being considered as part of the new library shared services structures being established for Cavan and Monaghan. I expect this to be progressed once discussions with key stakeholders are concluded and implementation arrangements are finalised.
Under the new model, frontline services will continue to be locally focused, people-centred, with opportunities for enhanced individual and community support services and engagement. The increased capacity resulting from the new structures will increase the scope for developing and enhancing services to the public, providing a broader range of services to the same high standard across the country. This initiative does not involve the closure of libraries and, over time, the shared management structures will increase the scope for developing and enhancing services to the public, providing a broader range of services to the same high standard across the country. Indeed, there will be no decrease in the number of library services or library branches arising from Managing the Delivery of Effective Library Services.
779. Deputy Robert Troy asked the Minister for the Environment, Community and Local Government the funding streams in place by which a local authority may make an application to carry out improvements in a town, so as to make the town wheelchair and disability friendly. [30381/15]
View answerIn 2005, the multi-annual Disability Services programme to assist delivery of the National Disability Strategy by my Department, local authorities and bodies under the aegis of my Department was commenced. Funding was allocated annually to local authorities on the basis of priority areas identified by them in implementation plans. The programme was completed in 2009 with one year’s extra funding provided by my Department in 2010. In total, over €77 million was provided to local authorities between 2005 and 2010. The programme has now ceased and there are no plans for a further scheme. Local authorities now work on an on-going basis toward making public spaces, public buildings and services owned and operated by them accessible. In accordance with my Department’s commitments under the National Disability Strategy Implementation Plan, under the Disability Act 2005, local authorities must include accessibility as an objective throughout all new Local Authority corporate plans and development plans. Local Authority Implementation Plans must also commit to bring public areas of local authority buildings up to Buildings Regulations Part M (2000) standard by 2015 and up to Part M (2010) standard by 2022, or as soon as resources allow.
780. Deputy Paul Murphy asked the Minister for the Environment, Community and Local Government if he or his officials have discussed with Irish Water its interaction with the Dunbia meat processing plant in Slane in County Meath regarding waste water from the plant. [30395/15]
View answerSince 1 January 2014 Irish Water has statutory responsibility for all aspects of water services planning, delivery and operation at national, regional and local levels including the delivery of water services capital infrastructure. Neither I nor my officials have had discussions with Irish Water on the matter in question.
Irish Water has established a dedicated team to deal with representations and queries from public representatives. The team can be contacted via email to oireachtasmembers@water.ie or by telephone on a dedicated number, 1890 578 578.
781. Deputy Paul Murphy asked the Minister for the Environment, Community and Local Government if he will provide an estimate of the average current cost per unit of new local authority housing built; and if he will provide a breakdown of the component elements of that cost, for example, land, construction materials and wages. [30396/15]
View answer783. Deputy Paul Murphy asked the Minister for the Environment, Community and Local Government if any research has been undertaken or commissioned by his Department to compare the long-term cost per unit of building local authority housing as opposed to renting or leasing it from private landlords. [30398/15]
View answerI propose to take Questions Nos. 781 and 783 together.
There are significant variations in construction costs across the country and given also the range of variable cost elements, as well as site-specific factors such as location, availability of services and access to infrastructure, it is not possible to give a precise estimate of cost for the range of house types. However, in the case of the 100 social housing construction projects which I approved in May 2015, the overall cost was €312.6 million for 1,740 new social housing units, giving an average unit cost of €180,000. There was a wide range of social housing units included in that announcement, from one-bedroom apartments in multi-storey developments, to four-bedroom semi-detached houses in various locations and with different site conditions. It is also the case that the costs cited are pre-tender estimated costs, which may vary following the formal tender processes.
In relation to rental costs, in 2011 the Housing Agency was commissioned by my Department to undertake a value for money and policy review of the Rental Accommodation Scheme, entitled Comparative Financial Appraisal of Long Term Costs of Social Housing Delivery Mechanisms which is available on the Housing Agency’s website – www.housing.ie. This review included a comparative cost study on the cost of leasing compared to the cost of providing social housing through a range of different delivery mechanisms, including the construction and acquisition of social housing. The report concluded that the social housing leasing model is likely to be more cost-effective than the traditional construction programme. This is without taking account of the wider benefits of having more flexible and graduated supports and the opportunity costs in terms of being able to deliver more housing.
782. Deputy Paul Murphy asked the Minister for the Environment, Community and Local Government if he will provide an estimate, based on the current average annual cost, of the cost per unit of renting social housing for 40 years under the rent supplement scheme, the housing assistance payment, the rental accommodation scheme, and longer-term leasing, for example, the social housing leasing initiative. [30397/15]
View answer784. Deputy Paul Murphy asked the Minister for the Environment, Community and Local Government if he will provide an annual breakdown by scheme of all payments made by his Department to private landlords for the years 2008 to 2014 and to date in 2015. [30399/15]
View answerI propose to take Questions Nos. 782 and 784 together.
The Social Housing Strategy sets a target of providing 110,000 social housing units over the 6 year period of the strategy. This includes the delivery of 35,000 units, through traditional build programmes and through the Social Housing Current Expenditure Programme (SHCEP), while a further 75,000 households will have their needs met through the Housing Assistance Payment (HAP) and Rental Accommodation (RAS) schemes. The operation of the rent supplement scheme is a matter for the Department of Social Protection and questions in relation to that scheme should be directed to my colleague, the Minister for Social Protection.
It is not possible to give an accurate costing over 40 years for social housing units provided for under the SHCEP, HAP or RAS programmes. The value of a lease or rental accommodation agreement is calculated over the period of the agreement. Each scheme has differing contractual arrangements, the details of which reflect where responsibility for management and maintenance for the individual unit lies. Furthermore, my Department does not make payments directly to individual landlords in any arrangement within these schemes.
There are currently 6,173 units operational under the Social Housing Current Expenditure Programme (SHCEP), formerly the social housing leasing initiative. Over the course of the Social Housing Strategy it is envisaged that some 11,000 new social housing units will be delivered through this programme. The average cost of an individual unit varies, depending on the manner in which it is provided under SHCEP. For example standard leasing units provided by local authorities or approved housing bodies (i.e. those leased from a private owner including NAMA’s Special Purpose Vehicle) will have a reduction of at least 20% on the market rent while units purchased or constructed by voluntary housing bodies will have a 5% to 8% reduction. Notwithstanding this, at the end of May 2015, the average monthly cost for all SHCEP units (excluding unsold affordable units) was €610, or €7,320 per annum.
Payments made to local authorities under the Social Housing Current Expenditure Programme cover not just the cost of lease agreements made by local authorities and Approved Housing Bodies (AHBs) with private owners, but also the cost of units constructed and purchased by AHBs under the scheme and unsold affordable units made available for social housing use. In addition, administration costs, deposits on newly acquired accommodation and capital advances to AHBs are included in this expenditure.
Since the inception of the Leasing Initiative in 2009, expenditure up to the end of 2014 has totalled €119.4 million. To end June 2015, expenditure in 2015 totals some €7.1m.
The Rental Accommodation Scheme (RAS) has seen some 50,000 households transferring from rent supplement to RAS since it began operation. The following table sets out the annual cost of RAS and transfer numbers achieved to end April 2015:
|
Year |
Annual Expenditure |
Annual No. of Transfers |
|
2008 |
€53,025,430 |
6,915 |
|
2009 |
€83,394,513 |
6,802 |
|
2010 |
€100,076,430 |
6,609 |
|
2011 |
€115,917,365 |
6,337 |
|
2012 |
€125,429,966 |
5,451 |
|
2013 |
€130,886,608 |
4,701 |
|
2014 |
€133,512,889 |
3,846 |
|
2015 (end April) |
€33,157,493 |
1,035 |
Recoupment made to local authorities under RAS covers not only the contracted rents due to private landlords but also payments that are made to Voluntary Housing Bodies, administration costs, deposits on newly acquired accommodation and payments made in respect of additional units supplied under the Social Partnership Agreement Towards 2016.
The implementation of the Housing Assistance Payment (HAP) Scheme is a key Government priority. Under the Social Housing Strategy some 8,400 households are to be supported by HAP by the end of the year, with some 70,000 households to be supported by the scheme at the end of the 6 year strategy period.
Following the enactment of the Housing (Miscellaneous Provisions) Act 2014 in July 2014, HAP commenced initially in 7 pilot local authority areas in September and October 2014. At the end of 2014, 485 households were in receipt of a HAP payment. Expenditure in relation to HAP in 2014 amounted to just under €394,000. These costs related primarily to the cost of HAP payments to landlords, the administration costs of local authorities and the funding of information material on the scheme for dissemination to prospective landlords and tenants.
An Exchequer allocation of €23.2 million has been made for the HAP scheme in 2015 to meet the cost of, primarily, payment to landlords in respect of an additional 8,400 HAP recipients, as well as the on-going funding commitment associated with the 485 households in receipt of HAP at the end of 2014. This allocation will also meet the on-going administration costs of local authorities. The HAP scheme is now available to all categories of households in 13 local authority areas. Dublin City Council is also implementing a HAP pilot for homeless households in the Dublin region on behalf of all 4 Dublin local authorities. There are currently more than 2,600 households being supported by HAP at an average monthly rent of €510. Payments are made directly to landlords by the transactional shared services hub provided by Limerick City and County Council. At the end of June 2015, payments amounting to €3.27 million have been made to landlords on behalf of households supported by HAP.
